Document:

Lease Agreement (The Irvine Company LLC)

 Exhibit 10.10 

 
 LEASE 

(SINGLE TENANT) 
 BETWEEN 
 THE IRVINE COMPANY LLC 

AND 

RUCKUS WIRELESS, INC. 
  

 
  

 LEASE 

THIS LEASE is made as of the 17th day of December, 2010, by and between THE IRVINE COMPANY LLC, a Delaware limited liability
company, hereinafter called “Landlord,” and RUCKUS WIRELESS, INC., a Delaware corporation, hereafter called “Tenant.” 
 ARTICLE 1. BASIC LEASE PROVISIONS 
 Each reference in this Lease to the
“Basic Lease Provisions” shall mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease. 

 

	1.	Tenant’s Trade Name: Ruckus Wireless, Inc. 

  

	2.	Premises: The Premises are more particularly described in Section 2.1. 

Address of Building: 650 N. Mary Avenue, Sunnyvale, CA 
 Project Description: TIC—Sunnyvale (as shown on Exhibit Y to this Lease) 
  

	3.	Use of Premises: Office, research and development, light assembly and storage. 

 

	4.	Estimated Commencement Date: March 1, 2011 

  

	5.	Lease Term: 39 months, plus such additional days as may be required to cause this Lease to expire on the final day of the calendar month.

  

	6.	Basic Rent: 

  

									
	 Months of Term

or Period
	  	Monthly Rate Per
Rentable Square Foot	 	  	Monthly Basic Rent (rounded to the
nearest dollar)	 
	 1-15
	  	$	1.20	  	  	$	24,000.00	  
	16-27	  	$	1.25	  	  	$	25,000.00	  
	28-39	  	$	1.30	  	  	$	26,000.00	  

 Notwithstanding the above schedule of Basic Rent to the contrary, as long as Tenant is
not in Default (as defined in Section 14.1) under this Lease, Tenant shall be entitled to an abatement of 3 full calendar months of Basic Rent in the aggregate amount of $72,000.00 (i.e. $24,000.00 per month) (the “Abated Basic
Rent”) for the initial 2nd, 3rd and 4th full calendar months of the Term (the “Abatement Period”). In the event Tenant Defaults at any time
during the Term, all Abated Basic Rent shall immediately become due and payable. The payment by Tenant of the Abated Basic Rent in the event of a Default shall not limit or affect any of Landlord’s other rights, pursuant to this Lease or at law
or in equity. Only Basic Rent shall be abated during the Abatement Period and all other additional rent and other costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this Lease. 

 

	7.	Expense Recovery Period: Every twelve month period during the Term (or portion thereof during the first and last Lease years) ending June 30.

  

	8.	Floor Area of Premises: approximately 20,000 rentable square feet  

 Floor Area of Building: approximately 20,000 rentable square feet 
  

	9.	Security Deposit: $52,000.00 

  

	10.	Broker(s): Irvine Realty Company and CB Richard Ellis (collectively, “Landlord’s Broker”) and Colliers International
(“Tenant’s Broker”) 

  

	11.	Parking: Unreserved vehicle parking spaces in accordance with the provisions set forth in Exhibit F to this Lease.

  
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	12.	Address for Payments and Notices: 

  

			
	 LANDLORD
	 	TENANT
		
	 Payment Address:
	 	
		
	 THE IRVINE COMPANY LLC
 Department #44390
 Los Angeles, CA 90084-44390

Attn:Senior Vice President, Property Operations

        IrvineOffice Properties
	 	 RUCKUS WIRELESS, INC.
 650 N.
Mary Avenue
 Sunnyvale, CA 94085

	 	with a copy of notices to:
		
	 Notice Address:

 
 THE IRVINE COMPANY LLC

550 Newport Center Drive
 Newport Beach, CA 92660
 Attn: Senior Vice President, Property
Operations
         Irvine Office Properties
	 	 RUCKUS WIRELESS, INC.
 880 W. Maude Avenue
 Sunnyvale, CA 94085
 Attn: CFO

	 
		
	 with a copy of notices to:
	 	
		
	 THE IRVINE COMPANY LLC
 550 Newport Center Drive
 Newport Beach, CA 92660

Attn: Vice President Operations
         Irvine Office Properties, Technology Portfolio
	 	

  

	13.	Additional Provisions. The provisions of EXHIBIT G attached hereto are hereby incorporated into and made a part of this Lease. 

LIST OF LEASE EXHIBITS: 
  

			
	Exhibit A	  	Description of Premises
	Exhibit B	  	Operating Expenses
	Exhibit C	  	Utilities and Services
	Exhibit D	  	Tenant’s Insurance
	Exhibit E	  	Rules and Regulations
	Exhibit F	  	Parking
	Exhibit G	  	Additional Provisions
	Exhibit H	  	Landlord’s Disclosures
	Exhibit I	  	[Intentionally Deleted]
	Exhibit J	  	Hazardous Material Survey Form
	Exhibit X	  	Work Letter
	Exhibit Y	  	Project Description

  
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 ARTICLE 2. PREMISES 

2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the Premises shown in Exhibit A (the
“Premises”), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions (the “Floor Area”). The Premises consist of all of the Floor Area of the building identified in Item 2
of the Basic Lease Provisions (the “Building”), which is a portion of the project described in Item 2 (the “Project”). Landlord and Tenant stipulate and agree that the Floor Area of Premises set forth in
Item 8 of the Basic Lease Provisions is correct. 
 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither
Landlord nor any representative of Landlord has made any representation or warranty with respect to the Premises, the Building or the Project or the suitability or fitness of either for any purpose, except as set forth in this Lease. Tenant
acknowledges that the flooring materials which may be installed within portions of the Premises located on the ground floor of the Building may be limited by the moisture content of the Building slab and underlying soils. The taking of possession or
use of the Premises by Tenant for any purpose other than construction shall conclusively establish that the Premises and the Building were in satisfactory condition and in conformity with the provisions of this Lease in all respects, except for
(a) those matters which Tenant shall have brought to Landlord’s attention on a written punch list, and (b) Landlord’s obligations expressly provided in Exhibit G attached hereto. The punch list shall be limited to any
items required to be accomplished by Landlord under the Work Letter attached as Exhibit X, and shall be delivered to Landlord within 30 days after the “Commencement Date” (as defined herein). Nothing contained in this
Section 2.2 shall affect the commencement of the Term or the obligation of Tenant to pay rent. Landlord shall diligently complete all punch list items of which it is notified as provided above. 

ARTICLE 3. TERM 
 3.1. GENERAL. The Term of this Lease (“Term”) shall be for the period shown in Item 5 of the Basic Lease Provisions. The Term shall commence (“Commencement
Date”) on the earlier of (a) the later of (i) Estimated Commencement Date and (ii) the date the Premises are deemed “ready for occupancy” (as hereinafter defined) and possession thereof is delivered to Tenant
(vacant of any third party occupant and clean and free of any debris), or (b) the date Tenant commences its business activities within the Premises. Promptly following request by Landlord, the parties shall memorialize on a form provided by
Landlord (the “Commencement Memorandum”) the actual Commencement Date and the expiration date (“Expiration Date”) of this Lease; should Tenant fail to execute and return the Commencement
Memorandum to Landlord within 5 business days (or provide specific written objections thereto within that period), then Landlord’s determination of the Commencement and Expiration Dates as set forth in the Commencement Memorandum shall be
conclusive. The Premises shall be deemed “ready for occupancy” if and when Landlord, to the extent applicable, (i) has substantially completed all the “Tenant Improvement Work” (as defined in the Work
Letter attached to this Lease) but for minor punch list matters, and has obtained the requisite governmental approvals for Tenant’s occupancy in connection with such work, and (ii) has provided reasonable access to the Premises for Tenant
so that the Premises may be used without unreasonable interference. 
 3.2. DELAY IN POSSESSION.
If Landlord, for any reason whatsoever, cannot deliver possession of the Premises to Tenant on or before the Estimated Commencement Date set forth in Item 4 of the Basic Lease Provisions, this Lease shall not be void or voidable nor
shall Landlord be liable to Tenant for any resulting loss or damage. However, Tenant shall not be liable for any rent until the Commencement Date occurs as provided in Section 3.1 above, except that if Landlord’s failure to substantially
complete all work required of Landlord pursuant to Section 3.1(i) above is attributable to any action or inaction by Tenant (including without limitation any “Tenant Delay” as defined in the Work Letter attached to this Lease), then
the Premises shall be deemed ready for occupancy, and Landlord shall be entitled to full performance by Tenant (including the payment of rent), as of the date Landlord would have been able to substantially complete such work and deliver the Premises
to Tenant but for Tenant’s delay(s). Notwithstanding anything to the contrary contained in this Section 3.2, if for any reason other than “Tenant Delays” (as defined in the Work Letter attached hereto), or other matters beyond
Landlord’s reasonable control, the actual Commencement Date has not occurred by the date that is 60 days following the Estimated Commencement Date (the “Outside Date”), then Tenant may, by written notice to Landlord given at
any time thereafter but prior to the actual occurrence of the Commencement Date, elect to terminate this Lease; provided, however, that if the Commencement Date occurs within 10 days after delivery to Landlord of Tenant’s termination notice,
this Lease shall continue in full force and effect. If the Commencement Date has not occurred within 10 days after the date of delivery of Tenant’s termination notice, then this Lease shall terminate as of the 10th day after delivery of the termination notice, and Landlord shall
promptly return to Tenant any prepaid rent and/or Security Deposit delivered to Landlord. 

  
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Notwithstanding the foregoing, if at any time during the construction period, Landlord reasonably believes that the Commencement Date will not occur on or before the Outside Date, Landlord shall
have the right to notify Tenant in writing of such fact and of a new Outside Date on or before which the Commencement Date will occur (the “New Outside Date”), and Tenant must elect within 10 days of delivery of such notice to
either terminate this Lease or waive its right to terminate this Lease (provided the Commencement Date does occur on or prior to the New Outside Date established by Landlord in such notice to Tenant), Tenant’s failure to elect to terminate this
Lease within such 10 day period shall be deemed Tenant’s waiver of its right to terminate this Lease as provided in this paragraph as to the original Outside Date, but not as to the New Outside Date established by said notice. 

ARTICLE 4. RENT AND OPERATING EXPENSES 
 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset a Basic Rent for the Premises in the total amount shown (including subsequent
adjustments, if any) in Item 6 of the Basic Lease Provisions (the “Basic Rent”). If the Commencement Date is other than the first day of a calendar month, any rental adjustment shown in Item 6 shall be deemed to occur on
the first day of the next calendar month following the specified monthly anniversary of the Commencement Date. The Basic Rent shall be due and payable in advance commencing on the Commencement Date and continuing thereafter on the first day of each
successive calendar month of the Term, as prorated for any partial month. No demand, notice or invoice shall be required. An installment in the amount of 1 full month’s Basic Rent at the initial rate specified in Item 6 of the Basic Lease
Provisions and 1 month’s estimated Tenant’s Share of Operating Expenses shall be delivered to Landlord concurrently with Tenant’s execution of this Lease and shall be applied against the Basic Rent and Operating Expenses first due
hereunder; the next installment of Basic Rent shall be due on the first day of the fifth calendar month of the Term, which installment shall, if applicable, be appropriately prorated to reflect the amount prepaid for that calendar month. 

4.2. OPERATING EXPENSES. Tenant shall pay Tenant’s Share of Operating Expenses in accordance with Exhibit B of this
Lease. 
 4.3. SECURITY DEPOSIT. Concurrently with Tenant’s delivery of this Lease, Tenant shall deposit with
Landlord the sum, if any, stated in Item 9 of the Basic Lease Provisions (the “Security Deposit”), to be held by Landlord as security for the full and faithful performance of Tenant’s obligations under this Lease, to pay
any rental sums, including without limitation such additional rent as may be owing under any provision hereof, and to maintain the Premises as required by Sections 7.1 and 15.3 or any other provision of this Lease. Upon any breach of the foregoing
obligations by Tenant, Landlord may apply all or part of the Security Deposit as full or partial compensation. If any portion of the Security Deposit is so applied, Tenant shall within 5 business days after written demand by Landlord deposit cash
with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep this Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security
Deposit. In no event may Tenant utilize all or any portion of the Security Deposit as a payment toward any rental sum due under this Lease. Any unapplied balance of the Security Deposit shall be returned to Tenant or, at Landlord’s option, to
the last assignee of Tenant’s interest in this Lease within 30 days following the termination of this Lease and Tenant’s vacation of the Premises. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or
any similar or successor laws now or hereafter in effect, in connection with Landlord’s application of the Security Deposit to prospective rent that would have been payable by Tenant but for the early termination due to Tenant’s Default
(as defined herein). 
 In the event that no uncured Default by Tenant has occurred at any time during the
Term hereof, and provided further that: (i) Tenant has not at any time been more than 5 days late more than once with respect to any payments of Basic Rent and Operating Expenses due under the Lease during the immediately preceding 12-month
period, and (ii) Tenant demonstrates by the delivery to Landlord of its certified financial statements that Tenant then maintains cash in the amount of at least Three Million Dollars ($3,000,000.00) and has a current ratio greater than 1:1,
then upon the written request of Tenant, Landlord shall return to Tenant a portion of the Security Deposit, in the form of a credit against the Basic Rent and Operating Expenses next then coming due, in the amount of Twenty Six Thousand Dollars
($26,000.00) upon the expiration of the 18th month of the
Term. 
 ARTICLE 5. USES 
 5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions and for no other use whatsoever. The uses prohibited under this Lease shall
include, without limitation, use of the Premises or a portion thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or
political subdivision thereof; or (iii) schools, temporary 

  
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employment agencies or other training facilities which are not ancillary to corporate, executive or professional office use. Tenant shall not do or permit anything to be done in or about the
Premises which will in any way interfere with the rights or quiet enjoyment of other occupants of the Building or the Project, or use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste
in the Premises or the Project. Tenant shall not perform any work or conduct any business whatsoever in the Project other than inside the Premises. Tenant shall comply at its expense with all present and future laws, ordinances and requirements of
all governmental authorities that pertain to Tenant or its use of the Premises, including without limitation all federal and state occupational health and safety and handicap access requirements, whether or not Tenant’s compliance will
necessitate expenditures or interfere with its use and enjoyment of the Premises, and with all energy usage reporting requirements of Landlord. 
 5.2. SIGNS. Except for Landlord’s standard building entry signage, and except for the exterior monument signage at the entrance of the Building, in each case identifying Tenant’s name
and/or logo, Tenant shall have no right to maintain signs in any location in, on or about the Premises, the Building or the Project and shall not place or erect any signs that are visible from the exterior of the Building. The size, design,
graphics, material, style, color and other physical aspects of any permitted sign shall be subject to Landlord’s written determination, as reasonably determined solely by Landlord, prior to installation, that signage is in compliance with any
covenants, conditions or restrictions encumbering the Premises and Landlord’s signage program for the Project, as in effect from time to time and approved by the City in which the Premises are located (“Signage
Criteria”). Prior to placing or erecting any such signs, Tenant shall obtain and deliver to Landlord a copy of any applicable municipal or other governmental permits and approvals, except to Landlord’s standard suite signage.
Except as otherwise provided in Section II.A of the attached Work Letter, Tenant shall be responsible for all costs of any permitted sign, including, without limitation, the fabrication, installation, maintenance and removal thereof and the cost of
any permits therefor, If Tenant fails to maintain its sign in good condition, or if Tenant fails to remove same upon termination of this Lease and repair and restore any damage caused by the sign or its removal, Landlord may do so at Tenant’s
expense. Landlord shall have the right to temporarily remove any signs in connection with any repairs or maintenance in or upon the Building. The term “sign” as used in this Section shall include all signs, designs, monuments,
displays, advertising materials, logos, banners, projected images, pennants, decals, pictures, notices, lettering, numerals or graphics. 
 5.3 HAZARDOUS MATERIALS. 
 (a) For purposes of this Lease, the term
“Hazardous Materials” means (i) any “hazardous material” as defined in Section 25501 (o) of the California Health and Safety Code, (ii) hydrocarbons, polychlorinated biphenyls or asbestos,
(iii) any toxic or hazardous materials, substances, wastes or materials as defined pursuant to any other applicable state, federal or local law or regulation, and (iv) any other toxic or hazardous substance or matter which may result in
liability to any person or entity as a result of such person’s possession, use, storage, release or distribution of such substance or matter under any statutory or common law theory. 

(b) Tenant shall not cause or permit any Hazardous Materials to be brought upon, stored, used, generated, released or disposed of on,
under, from or about the Premises (including without limitation the soil and groundwater thereunder) without the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole and absolute discretion.
Notwithstanding the foregoing, Tenant shall have the right, without obtaining prior written consent of Landlord, to utilize within the Premises a reasonable quantity of standard office products that may contain Hazardous Materials (such as photocopy
toner, “White Out”, and the like), provided however, that (i) Tenant shall maintain such products in their original retail packaging, shall follow all instructions on such packaging with respect to the storage, use and
disposal of such products, and shall otherwise comply with all applicable laws with respect to such products, and (ii) all of the other terms and provisions of this Section 5.3 shall apply with respect to Tenant’s storage, use and
disposal of all such products. Landlord may, in its sole and absolute discretion, place such conditions as Landlord deems appropriate with respect to Tenant’s use, storage and/or disposal of any Hazardous Materials requiring Landlord’s
consent. Tenant understands that Landlord may utilize an environmental consultant to assist in determining conditions of approval in connection with the storage, use, release, and/or disposal of Hazardous Materials by Tenant on or about the
Premises, and/or to conduct periodic inspections of the storage, generation, use, release and/or disposal of such Hazardous Materials by Tenant on and from the Premises, and Tenant agrees that any costs incurred by Landlord in connection therewith
shall be reimbursed by Tenant to Landlord as additional rent hereunder upon demand. 
 (c) Prior to the execution of this Lease,
Tenant shall complete, execute and deliver to Landlord a Hazardous Material Survey Form (the “Survey Form”) in the form of Exhibit J attached hereto. The completed Survey Form shall be deemed incorporated into
this Lease for 

  
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all purposes, and Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner termination of this
Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period prior thereto, and which
Tenant desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant shall
promptly provide Landlord with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring reports, emergency response
or action plans, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste
generation or disposal, and underground storage tanks for Hazardous Materials; orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation, compliance, cleanup,
remedial and corrective actions, and abatement of Hazardous Materials; and all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant’s storage, generation, use, release and/or disposal of Hazardous
Materials. 
 (d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the
Premises and/or the soil or groundwater thereunder at any time, upon reasonable prior notice except in cases of emergency, to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall
provide Landlord with full access to all facilities, records and personnel related thereto. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under, from or
about the Premises caused or permitted by Tenant, its agents, employees, contractors, licensees, subtenants or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord’s other
rights and remedies under this Lease, to immediately enter upon the Premises without notice and to discharge Tenant’s obligations under this Section 5.3 at Tenant’s expense, including without limitation the taking of emergency or
Long-term remedial action. Landlord and its agents shall endeavor to minimize interference with Tenant’s business in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant’s expense, shall
have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees,
contractors, licensees, subtenants or invitees of Hazardous Materials on, under, from or about the Premises. 
 (e) If the
presence of any Hazardous Materials on, under, from or about the Premises or the Project caused or permitted by Tenant or its agents, employees, contractors, licensees, subtenants, or invitees results in (i) injury to any person,
(ii) injury to or any contamination of the Premises or the Project, or (iii) injury to or contamination of any real or personal property wherever situated, Tenant, at its expense, shall promptly take all actions necessary to return the
Premises and the Project and any other affected real or personal property owned by Landlord to the condition existing prior to the introduction of such Hazardous Materials and to remedy or repair any such injury or contamination, including without
limitation, any cleanup, remediation, removal, disposal, neutralization or other treatment of any such Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without Landlord’s prior written consent, which consent may be given or
withheld in Landlord’s sole and absolute discretion, take any remedial action in response to the presence of any Hazardous Materials on, under, from or about the Premises or the Project or any other affected real or personal property owned by
Landlord or enter into any similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided however, Landlord’s prior written consent shall not be necessary in the
event that the presence of Hazardous Materials on, under, from or about the Premises or the Project or any other affected real or personal property owned by Landlord (i) imposes an immediate threat to the health, safety or welfare of any
individual and (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord’s consent before taking such action. To the fullest extent permitted by law, Tenant shall indemnify, hold
harmless, protect and defend (with attorneys reasonably acceptable to Landlord) Landlord and any successors to all or any portion of Landlord’s interest in the Premises and the Project and any other real or personal property owned by Landlord
from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses (including without limitation attorneys’ fees, court costs and other professional
expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or about the Premises,
the Building or the Project and any other real or personal property owned by Landlord caused or permitted by Tenant, its agents, employees, contractors, licensees, subtenants or invitees. Such indemnity obligation shall specifically include, without
limitation, the cost of any required or necessary repair, restoration, cleanup or detoxification of the Premises, 

  
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the Building and the Project and any other real or personal property owned by Landlord, the preparation of any closure or other required plans, whether such action is required or necessary during
the Term or after the expiration of this Lease and any loss of rental due to the inability to lease the Premises or any portion of the Building or Project as a result of such Hazardous Materials, the remediation thereof or any repair, restoration or
cleanup related thereto. If it is at any time discovered that Tenant or its agents, employees, contractors, licensees, subtenants or invitees may have caused or permitted the release of any Hazardous Materials on, under, from or about the Premises,
the Building or the Project or any other real or personal property owned by Landlord, Tenant shall, at Landlord’s request, immediately prepare and submit to Landlord a comprehensive plan, subject to Landlord’s approval, specifying the
actions to be taken by Tenant to return the Premises, the Building or the Project or any other real or personal property owned by Landlord to the condition existing prior to the introduction of such Hazardous Materials. Upon Landlord’s approval
of such plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement such plan and proceed to cleanup, remediate and/or remove all such Hazardous
Materials in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this Section 5.3(e) shall expressly survive the expiration or sooner termination of this Lease. 

(f) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to Hazardous Materials at the Project
known by Landlord to exist as of the date of this Lease, as more particularly described in Exhibit H attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials facts described in Exhibit
H, nor with respect to any Hazardous Materials which Tenant proves were not caused or knowingly permitted by Tenant, its agents, employees, contractors, licensees, subtenants or invitees. Not by way of limitation of the foregoing (and not
withstanding anything to the contrary contained in the foregoing), Tenant shall have no liability or responsibility with respect to Hazardous Materials (i) present at or about the Premises or Project prior to the Commencement Date,
(ii) that emanate onto the Premises or Project from outside thereof that are not the responsibility of Tenant under the foregoing provisions of this Section 5.3, or (iii) that are introduced to the Premises or Project by Landlord,
Landlord’s agents, contractors, vendors or employees or other tenants of the Project. Notwithstanding the preceding three sentences, Tenant agrees to notify its agents, employees, contractors, licensees, subtenants, and invitees of any exposure
or potential exposure to Hazardous Materials at the Premises that Landlord brings to Tenant’s attention. Tenant hereby acknowledges that this disclosure satisfies any obligation of Landlord to Tenant pursuant to California Health &
Safety Code Section 25359.7, or any amendment or substitute thereto or any other disclosure obligations of Landlord. 

ARTICLE 6. LANDLORD SERVICES 
 6.1. UTILITIES AND SERVICES. Landlord and Tenant shall be responsible to furnish those utilities and services to the Premises to the extent provided in Exhibit C, subject to the
conditions and payment obligations and standards set forth in this Lease. Landlord shall not be liable for any failure to furnish any services or utilities when the failure is the result of any accident or other cause beyond Landlord’s
reasonable control, nor shall Landlord be liable for damages resulting from power surges or any breakdown in telecommunications facilities or services. Landlord’s temporary inability to furnish any services or utilities shall not entitle Tenant
to any damages, relieve Tenant of the obligation to pay rent or constitute a constructive or other eviction of Tenant, except that Landlord shall diligently attempt to restore the service or utility promptly. However, if the Premises, or a material
portion of the Premises, are made untenantable for a period in excess of 5 consecutive business days as a result of a service interruption that is reasonably within the control of Landlord to correct and through no fault of Tenant and for reasons
other than as contemplated in Article 11, then Tenant, as its sole remedy, shall be entitled to receive an abatement of rent payable hereunder during the period beginning on the 6th consecutive business day of the service interruption and ending on the day the service has been restored. Tenant shall
comply with all rules and regulations which Landlord may reasonably establish for the provision of services and utilities, and shall cooperate with all reasonable conservation practices established by Landlord. Subject to the notice provisions of
Section 7.5 below, Landlord shall at all reasonable times have free access to all electrical and mechanical installations of Landlord. 
 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term, Landlord shall operate all Common Areas within the Building and the Project. The term “Common
Areas” shall mean all areas within the Building and other buildings in the Project which are not held for exclusive use by persons entitled to occupy space, and all other appurtenant areas and improvements provided by Landlord for
the common use of Landlord and tenants and their respective employees and invitees, including without limitation parking areas and structures, driveways, sidewalks, landscaped and planted areas, hallways and interior stairwells not located within
the premises of any tenant, common electrical rooms, entrances and lobbies, elevators, and restrooms not located within the premises of any tenant. 

  
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 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the
use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with Rules and Regulations described in Article 17 below. Landlord shall
at all times during the Term have exclusive control of the Common Areas, and may restrain or permit any use or occupancy, except as otherwise provided in this Lease or in Landlord’s rules and regulations. Tenant shall keep the Common Areas
clear of any obstruction or unauthorized use related to Tenant’s operations. Landlord may temporarily close any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of
prescriptive rights, or for any other reasonable purpose. Landlord’s temporary closure of any portion of the Common Areas for such purposes shall not deprive Tenant of reasonable access to the Premises. 

6.4. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make alterations or additions to the Building or the
Project or to the attendant fixtures, equipment and Common Areas, and such change shall not entitle Tenant to any abatement of rent or other claim against Landlord. No such change shall deprive Tenant of reasonable access to or use of the Premises.

 ARTICLE 7. REPAIRS AND MAINTENANCE 
 7.1. TENANT’S MAINTENANCE AND REPAIR. Subject to Articles 11 and 12, Tenant at its sole expense shall make all repairs necessary to keep the Premises and all improvements and fixtures therein
in good condition and repair, excepting ordinary wear and tear. Notwithstanding Section 7.2 below, Tenant’s maintenance obligation shall include without limitation all appliances, interior glass, doors, door closures, hardware, fixtures,
electrical, plumbing, fire extinguisher equipment and other equipment installed in the Premises and all Alterations constructed by Tenant pursuant to Section 7.3 below, together with any supplemental HVAC equipment servicing only the Premises.
All repairs and other work performed by Tenant or its contractors shall be subject to the terms of Sections 7.3 and 7.4 below. Alternatively, should Landlord or its management agent agree to make a repair on behalf of Tenant and at Tenant’s
request, Tenant shall promptly reimburse Landlord as additional rent for all reasonable costs incurred (including the standard supervision fee) upon submission of an invoice. 
 7.2. LANDLORD’S MAINTENANCE AND REPAIR. Subject to Articles 11 and 12, Landlord shall provide service, maintenance and repair with respect to the heating, ventilating and air conditioning
(“HVAC”) equipment of the Building (exclusive of any supplemental HVAC equipment servicing only the Premises) and shall maintain in good repair the Common Areas, roof, foundations, footings, the exterior surfaces of the exterior
walls of the Building (including exterior glass), and the structural, electrical, mechanical and plumbing systems of the Building (including elevators, if any, serving the Building), except to the extent provided in Section 7.1 above. Landlord
shall have the right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlord’s affiliates or divisions, to perform any service, repair or maintenance function. Landlord need not make
any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section 7.2 shall limit Landlord’s right to reimbursement from Tenant for maintenance, repair costs and replacement costs as
provided elsewhere in this Lease. Notwithstanding any provision of the California Civil Code or any similar or successor laws to the contrary, Tenant understands that it shall not make repairs at Landlord’s expense or by rental offset. Except
as provided in Section 11.1 and Article 12 below, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or
improvements to any portion of the Building, including repairs to the Premises, nor shall any related activity by Landlord constitute an actual or constructive eviction; provided, however, that in making repairs, alterations or improvements,
Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the Premises. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of
the California Civil Code, or any similar or successor laws now or hereafter in effect. All costs of any maintenance, repairs and replacements on the part of Landlord provided hereunder shall be considered part of Project Costs. 

7.3. ALTERATIONS. Except for cosmetic alterations and projects that do not exceed $20,000.00 during any calendar year of the Term,
and that satisfy the criteria in the next following sentence (which cosmetic work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to
as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the structural, electrical
or mechanical components or systems of the Building, are not visible from 

  
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the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord
may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work exceeding the amount of $100,000.00 be covered by a lien and
completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical
contractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant
shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to
Landlord, and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. In no event shall Tenant prosecute any work that results in picketing or labor
demonstrations in or about the Building or Project. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause
its architect to review Tenant’s architectural plans, and the reasonable cost of that review (not to exceed $2,500,00 per review) shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the
floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a
quality reasonably approved by Landlord, and Tenant shall ensure that no Alteration impairs any Building system or Landlord’s ability to perform its obligations hereunder. Unless Landlord otherwise agrees in writing, all Alterations affixed to
the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord
and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this
Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace
any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a
Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. Notwithstanding the foregoing, all telephone and data cabling
installed by Tenant shall in all events be considered as Required Removables hereunder. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected
area to its pre-existing condition, reasonable wear and tear excepted. 
 7.4. MECHANIC’S LIENS. Tenant shall keep
the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in accordance
with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within 15 days following the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord
shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it deems proper, including payment of or defense against the claim giving rise to the lien. All expenses so incurred by Landlord,
including Landlord’s attorneys’ fees, shall be reimbursed by Tenant promptly following Landlord’s demand, together with interest from the date of payment by Landlord at the maximum rate permitted by law until paid. Tenant shall give
Landlord no less than 20 days’ prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of nonresponsibility on the Premises. 

7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times have the right to enter the Premises to inspect them, to supply
services in accordance with this Lease, to make repairs and renovations as reasonably deemed necessary by Landlord, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the final nine (9) months of
the Term or when an uncured Default exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. If reasonably necessary, Landlord may
temporarily close all or a portion of the Premises to perform repairs, alterations and additions, but for no longer than 2 consecutive business days at any one time. Except in emergencies or to provide Building services, Landlord shall provide
Tenant with reasonable prior verbal notice of entry and shall use reasonable efforts to minimize any interference with Tenant’s use of the Premises. 

  
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 ARTICLE 8. [INTENTIONALLY DELETED] 

ARTICLE 9. ASSIGNMENT AND SUBLETTING 
 9.1. RIGHTS OF PARTIES. 
 (a) Except as otherwise specifically provided in
this Article 9, Tenant may not, either voluntarily or by operation of law, assign, sublet, encumber, or otherwise transfer all or any part of Tenant’s interest in this Lease, or permit the Premises to be occupied by anyone other than Tenant
(each, a “Transfer”), without Landlord’s prior written consent, which consent shall not unreasonably be withheld in accordance with the provisions of Section 9.1(b). For purposes of this Lease, references to any
subletting, sublease or variation thereof shall be deemed to apply not only to a sublease effected directly by Tenant, but also to a sub-subletting or an assignment of subtenancy by a subtenant at any level. Except as otherwise specifically provided
in this Article 9, no Transfer (whether voluntary, involuntary or by operation of law) shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election, such a Transfer shall constitute a material default of
this Lease. Landlord shall not be deemed to have given its consent to any Transfer by any other course of action, including its acceptance of any name for listing in the Building directory. 

(b) Except as otherwise specifically provided in this Article 9, if Tenant or any subtenant hereunder desires to transfer an interest in
this Lease, Tenant shall first notify Landlord in writing and shall request Landlord’s consent thereto. Tenant shall also submit to Landlord in writing: (i) the name and address of the proposed transferee; (ii) the nature of any
proposed subtenant’s or assignee’s business to be carried on in the Premises; (iii) the terms and provisions of any proposed sublease or assignment (including without limitation the rent and other economic provisions, term,
improvement obligations and commencement date); (iv) evidence that the proposed assignee or subtenant will comply with the requirements of Exhibit D to this Lease; and (v) any other information requested by Landlord and reasonably
related to the Transfer. Landlord shall not unreasonably withhold its consent, provided: (1) the use of the Premises will be consistent with the provisions of this Lease and with Landlord’s commitment to other tenants of the Building and
Project; (2) any proposed subtenant or assignee demonstrates that it is financially responsible by submission to Landlord of all reasonable information as Landlord may request concerning the proposed subtenant or assignee, including, but not
limited to, a balance sheet of the proposed subtenant or assignee as of a date within 90 days of the request for Landlord’s consent and statements of income or profit and loss of the proposed subtenant or assignee for the two-year period
preceding the request for Landlord’s consent; (3) the proposed assignee or subtenant is neither an existing tenant or occupant of the Building or Project nor a prospective tenant with whom Landlord or Landlord’s affiliate has been
actively negotiating to become a tenant at the Building or Project; and (4) the proposed transferee is not an SDN (as defined below) and will not impose additional burdens or security risks on Landlord. If Landlord consents to the proposed
Transfer, then the Transfer may be effected within 90 days after the date of the consent upon the terms described in the information furnished to Landlord; provided that any material change in the terms shall be subject to Landlord’s consent as
set forth in this Section 9.1(b). Landlord shall approve or disapprove any requested Transfer within 15 business days following receipt of Tenant’s written notice and the information set forth above. Except in connection with a Permitted
Transfer (as defined below), if Landlord approves the Transfer Tenant shall pay a transfer fee of $1,000.00 to Landlord concurrently with Tenant’s execution of a Transfer consent prepared by Landlord. 

(c) Notwithstanding the provisions of Subsection (b) above, and except in connection with a “Permitted Transfer”
(as defined below), in lieu of consenting to a proposed assignment or subletting, Landlord may elect to terminate this Lease in its entirety in the event of an assignment, or terminate this Lease as to the portion of the Premises proposed to be
subleased with a proportionate abatement in the rent payable under this Lease, such termination to be effective on the date that the proposed sublease or assignment would have commenced, and upon such termination, neither Landlord nor Tenant shall
have any further rights, duties or obligations under this Lease, except for: (a) any rent or other charges owed by Tenant, or other obligations required of Tenant, as are set forth in the Lease from and after the date of this Lease through the
effective termination date, and (b) any indemnity or hold harmless agreement set forth in this Lease. Landlord may thereafter, at its option, assign or re-let any space so recaptured to any third party, including without limitation the proposed
transferee identified by Tenant. 
 (d) Should any Transfer occur, Tenant shall, except in connection with a Permitted Transfer,
promptly pay or cause to be paid to Landlord, as additional rent, 50% of any amounts paid by the assignee or subtenant, however described and whether funded during or after the Lease Term, to the extent such amounts are in excess of the sum of
(i) the scheduled Basic Rent payable by Tenant hereunder (or, in the event of a subletting of only a portion of the Premises, 

  
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the Basic Rent allocable to such portion as reasonably determined by Landlord) and (ii) the direct out-of-pocket costs, as evidenced by third party invoices provided to Landlord, incurred by
Tenant to effect the Transfer, which costs shall be amortized over the remaining Term of this Lease or, if shorter, over the term of the sublease. 
 (e) The sale of all or substantially all of the assets of Tenant (other than bulk sales in the ordinary course of business), the merger or consolidation of Tenant, the sale of a majority of the voting
interest of Tenant’s capital stock, or any other direct or indirect change of control of Tenant, (where control means a majority of the voting interest of Tenant), shall be deemed a Transfer within the meaning and provisions of this Article.
Notwithstanding the foregoing, Tenant may assign this Lease to a successor to Tenant by merger, consolidation or the purchase of substantially all of Tenant’s assets, or assign this Lease or sublet all or a portion of the Premises to an
Affiliate (defined below), and/or may conduct a sale or transfer of the memberships, interests or stock of Tenant if (x) such sale or transfer occurs in connection with any bona fide financing or capitalization for the benefit of Tenant, or
(y) Tenant is, or in connection with the proposed transfer becomes a publicly traded entity, each without the consent of Landlord but subject to the provisions of Section 9.2, provided that all of the following conditions are satisfied (a
“Permitted Transfer”): (i) Tenant is not then in Default hereunder; (ii) Tenant gives Landlord written notice at least 10 business days before such Permitted Transfer; and (iii) any resulting successor entity has a
net worth (computed in accordance with generally accepted accounting principles, except that intangible assets such as goodwill, patents, copyrights, and trademarks shall be excluded in the calculation (“Net Worth”)) at the time of
the Permitted Transfer that is at least equal to the Net Worth of Tenant immediately before the Permitted Transfer. Tenant’s notice to Landlord shall include reasonable information and documentation evidencing the Permitted Transfer and showing
that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign and deliver to Landlord a commercially reasonable form of assumption agreement. “Affiliate” shall mean an entity
controlled by, controlling or under common control with Tenant. 
 9.2. EFFECT OF TRANSFER. No subletting or assignment,
even with the consent of Landlord, shall relieve Tenant, or any successor-in-interest to Tenant hereunder, of its obligation to pay rent and to perform all its other obligations under this Lease, including without limitation, its obligations under
Section 10.3 of this Lease with regard to such assignee or subtenant. Each assignee, other than Landlord, shall be deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment
of all rent, and for the due performance of all of Tenant’s obligations, under this Lease. Such joint and several liability shall not be discharged or impaired by any subsequent modification or extension of this Lease. No transfer shall be
binding on Landlord unless any document memorializing the transfer is delivered to Landlord, both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the
requirements of this Article, and the assignee/subtenant independently complies with all of the insurance requirements of Tenant as set forth in Exhibit D and evidence thereof is delivered to Landlord. The acceptance by Landlord of any
payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a waiver or
estoppel to the future enforcement by Landlord of its rights under this Lease. In addition to the foregoing, no change in the status of Tenant or any party jointly and severally liable with Tenant as aforesaid (e.g., by conversion to a limited
liability company or partnership) shall serve to abrogate the liability of any person or entity for the obligations of Tenant, including any obligations that may be incurred by Tenant after the status change by exercise of a pre-existing right in
this Lease. 
 9.3. SUBLEASE REQUIREMENTS. Any sublease, license, concession or other occupancy agreement entered
into by Tenant shall be subordinate and subject to the provisions of this Lease, and if this Lease is terminated during the term of any such agreement, Landlord shall have the right to: (i) treat such agreement as cancelled and repossess the
subject space by any lawful means, or (ii) require that such transferee attorn to and recognize Landlord as its landlord (or licensor, as applicable) under such agreement. Landlord shall not, by reason of such attornment or the collection of
sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant’s obligations under the sublease. If Tenant is in Default (hereinafter defined), Landlord is irrevocably authorized to direct any transferee under any such
agreement to make all payments under such agreement directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such Default is cured. Tenant hereby irrevocably authorizes and directs any transferee,
upon receipt of a written notice from Landlord stating that a Default exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. No collection or acceptance of
rent by Landlord from any transferee shall be deemed a waiver of any provision of Article 9 of this Lease, an approval of any transferee, or a release of Tenant from any obligation under this Lease, whenever accruing. In no event shall
Landlord’s enforcement of any provision of this Lease against any transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. 

  
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 ARTICLE 10. INSURANCE AND INDEMNITY 

10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described
in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date. 
 10.2.
LANDLORD’S INSURANCE. Landlord shall provide the following types of insurance, with or without deductible and in amounts and coverages as may be determined by Landlord in its discretion: property insurance, subject to standard exclusions
(such as, but not limited to, earthquake and flood exclusions), covering the Building or Project. In addition, Landlord may, at its election, obtain insurance coverages for such other risks as Landlord or its Mortgagees may from time to time deem
appropriate, including earthquake and commercial general liability coverage. Landlord shall not be required to carry insurance of any kind on any tenant improvements or Alterations in the Premises installed by Tenant or its contractors or otherwise
removable by Tenant (collectively, “Tenant Installations”), or on any trade fixtures, furnishings, equipment, interior plate glass, signs or items of personal property in the Premises, and Landlord shall not be obligated to repair
or replace any of the foregoing items should damage occur. All proceeds of insurance maintained by Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs.

 10.3. TENANT’S INDEMNITY. To the fullest extent permitted by law, but subject to Section 10.5 below, Tenant
shall defend, indemnify and hold harmless Landlord, its agents, lenders, and any and all affiliates of Landlord, from and against any and all claims, liabilities, costs or expenses arising either before (during Tenant’s early access period) or
after the Commencement Date from Tenant’s use or occupancy of the Premises, the Building or the Common Areas, or from the conduct of Tenant’s business, or from any activity, work, or thing done, permitted or suffered by Tenant or its
agents, employees, subtenants, vendors, contractors, invitees or licensees in or about the Premises, the Building or the Common Areas, or from any Default in the performance of any obligation on Tenant’s part to be performed under this Lease,
or from any act or negligence of Tenant or its agents, employees, subtenants, vendors, contractors, invitees or licensees. Landlord may, at its option, require Tenant to assume Landlord’s defense in any action covered by this Section 10.3
through counsel reasonably satisfactory to Landlord. Notwithstanding the foregoing, Tenant shall not be obligated to indemnify Landlord against any liability or expense to the extent it is ultimately determined that the same was caused by the sole
negligence or willful misconduct of Landlord, its agents, contractors, vendors or employees. 
 10.4. LANDLORD’S
NONLIABILITY. Landlord shall not be liable to Tenant, its employees, agents and invitees, and Tenant hereby waives all claims against Landlord, its employees and agents for loss of or damage to any property, or any injury to any person,
resulting from any condition including, but not limited to, acts or omissions (criminal or otherwise) of third parties and/or other tenants of the Project, or their agents, employees or invitees, fire, explosion, falling plaster, steam, gas,
electricity, water or rain which may leak or flow from or into any part of the Premises or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other
fixtures in the Building, whether the damage or injury results from conditions arising in the Premises or in other portions of the Building, except to the extent of the gross negligence or willful misconduct of Landlord, its agents or any and all
affiliates of Landlord in connection with the foregoing (but subject to Section 10.5 below). It is understood that any such condition may require the temporary evacuation or closure of all or a portion of the Building. Should Tenant elect to
receive any service from a concessionaire, licensee or third party tenant of Landlord, Tenant shall not seek recourse against Landlord for any breach or liability of that service provider. Notwithstanding anything to the contrary contained in this
Lease, in no event shall Landlord be liable for Tenant’s loss or interruption of business or income (including without limitation, Tenant’s consequential damages, lost profits or opportunity costs), or for interference with light or other
similar intangible interests. Tenant shall immediately notify Landlord in case of fire or accident in the Premises, the Building or the Project and of defects in any improvements or equipment. 

10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives all rights of recovery against the other on account of loss
and damage occasioned to the property of such waiving party to the extent that the waiving party is entitled to proceeds for such loss and damage under any property insurance policies carried or otherwise required to be carried by this Lease;
provided however, that the foregoing waiver shall not apply to the extent of Tenant’s obligation to pay deductibles under any such policies and this Lease. By this waiver it is the intent of the parties that neither Landlord nor Tenant shall be
liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against under any property insurance policies, even though such loss or damage might be occasioned by the negligence of such
party, its agents, employees, contractors or invitees. The foregoing waiver by Tenant shall also inure to the benefit of Landlord’s management agent for the Building. 

  
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 ARTICLE 11. DAMAGE OR DESTRUCTION 

11.1. RESTORATION. 
 (a) If the Building of which the Premises are a part is damaged as the result of an event of casualty, then subject to the provisions below, Landlord shall repair that damage as soon as reasonably
possible unless Landlord reasonably determines that: (i) the Premises have been materially damaged and there is less than 1 year of the Term remaining on the date of the casualty; (ii) any Mortgagee (defined in Section 13.1) requires
that the insurance proceeds be applied to the payment of the mortgage debt; or (iii) proceeds necessary to pay the full cost of the repair are not available from Landlord’s insurance, including without limitation earthquake insurance.
Should Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in the “Casualty Notice” (as defined below), and this Lease shall terminate as of the date of delivery of that notice.

 (b) As soon as reasonably practicable following the casualty event but not later than 60 days thereafter, Landlord shall
notify Tenant in writing (“Casualty Notice”) of Landlord’s election, if applicable, to terminate this Lease. If this Lease is not so terminated, the Casualty Notice shall set forth the anticipated period for
repairing the casualty damage. If the anticipated repair period exceeds 270 days and if the damage is so extensive as to reasonably prevent Tenant’s substantial use and enjoyment of the Premises, then either party may elect to terminate this
Lease by written notice to the other within 10 days following delivery of the Casualty Notice. 
 (c) In the event that neither
Landlord nor Tenant terminates this Lease pursuant to Section 11.1(b), Landlord shall repair all material damage to the Premises or the Building as soon as reasonably possible and this Lease shall continue in effect for the remainder of the
Term. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s insurance with respect to any Tenant Installations;
provided if the estimated cost to repair such Tenant Installations exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to
Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs to such Tenant Installations. 

(d) From and after the date of occurrence of the casualty event, the rental to be paid under this Lease shall be abated in the same
proportion that the Floor Area of the Premises that is rendered unusable by the damage from time to time bears to the total Floor Area of the Premises. 
 (e) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section 11.1, but subject to Section 10.5, the cost of any repairs shall be borne by Tenant, and Tenant shall
not be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, contractors, invitees or representatives. In addition, the provisions of this Section 11.1(e) shall
not be deemed to require Landlord to repair any Tenant Installations, fixtures and other items that Tenant is obligated to insure pursuant to Exhibit D or under any other provision of this Lease. 

11.2. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation Section 11.1, shall govern
any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 
 ARTICLE 12. EMINENT DOMAIN

 Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or
quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Project which would
have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days after it first receives notice of the
Taking. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this Lease is not terminated, Basic Rent and Tenant’s Share of Operating Expenses
shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord and the right to receive compensation or proceeds in connection
with a Taking are expressly waived by Tenant; provided, however, Tenant may file a separate claim for Tenant’s personal property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of
Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition
immediately prior to the Taking. Tenant agrees that the provisions of this Lease shall govern any Taking and shall accordingly supersede any contrary statute or rule of law. 

  
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 ARTICLE 13. SUBORDINATION; ESTOPPEL CERTIFICATE 

13.1. SUBORDINATION. Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or
other lien(s) now or subsequently arising upon the Premises, the Building or the Project, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit
of a Mortgage shall be referred to as a “Mortgagee”. This clause shall be self-operative, but upon request from either Tenant or the Mortgagee under such subsequently arising Mortgage, the parties shall execute a commercially
reasonable subordination and attornment agreement in favor of the Mortgagee, provided such agreement provides a non-disturbance covenant benefiting Tenant. Alternatively, a Mortgagee shall have the right at any time to subordinate its Mortgage to
this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease in the event of a foreclosure of any mortgage. Tenant agrees that any purchaser at a foreclosure sale or lender taking title
under a deed in lieu of foreclosure shall not be responsible for any act or omission of a prior landlord, shall not be subject to any offsets or defenses Tenant may have against a prior landlord, and shall not be liable for the return of the
Security Deposit not actually recovered by such purchaser nor bound by any rent paid in advance of the calendar month in which the transfer of title occurred; provided that the foregoing shall not release the applicable prior landlord from any
liability for those obligations. Tenant acknowledges that Landlord’s Mortgagees and their successors-in-interest are intended third party beneficiaries of this Section 13.1. Nothing contained in the foregoing provisions of this
Section 13.1, however, shall relieve any Mortgagee from responsibility for those obligations of “Landlord” under this Lease which are to be performed subsequent to such Mortgagee taking title to or possession of the Premises, provided
that Tenant shall give a “new” notice of default to such Mortgagee in connection with any default of such obligations, and such Mortgagee shall be thereafter afforded the benefit of the applicable “cure” rights pursuant to
Section 14.5 of this Lease. 
 13.2. ESTOPPEL CERTIFICATE. Tenant shall, within 10 business days after receipt of a
written request from Landlord, execute and deliver a commercially reasonable estoppel certificate in favor of those parties as are reasonably requested by Landlord (including a Mortgagee or a prospective purchaser of the Building or the Project).
Without limitation, such estoppel certificate may include a certification as to the status of this Lease, the existence of any Defaults and the amount of rent that is due and payable. 

ARTICLE 14. DEFAULTS AND REMEDIES 
 14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or more of the following events shall constitute a “Default” by
Tenant: 
 (a) The failure by Tenant to make any payment of rent required to be made by Tenant, as and when due, where the
failure continues for a period of 3 days after written notice from Landlord to Tenant. For purposes of these default and remedies provisions, the term “additional rent” shall be deemed to include all amounts of any
type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease. 
 (b) The assignment, sublease,
encumbrance or other Transfer of the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord unless otherwise
authorized in Article 9 of this Lease. 
 (c) The discovery by Landlord that any financial statement provided by Tenant, or by
any affiliate, successor or guarantor of Tenant, was materially false. 
 (d) Except where a specific time period is otherwise
set forth for Tenant’s performance in this Lease (in which event the failure to perform by Tenant within such time period shall be a Default), the failure or inability by Tenant to observe or perform any of the covenants or provisions of this
Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section 14.1(d), where the failure continues for a period of 30 days after written notice from Landlord to Tenant. However, if the nature of
the failure is such that more than 30 days are reasonably required for its cure, then Tenant shall not be deemed to be in Default if Tenant commences the cure within 30 days, and thereafter diligently pursues the cure to completion. 

  
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 (e) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes
an assignment for the benefit of creditors, admits in writing its inability to pay its debts when due or forfeits or loses its right to conduct business. 
 The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law, and Landlord shall not be required to give any additional notice under California Code of
Civil Procedure Section 1161, or any successor statute, in order to be entitled to commence an unlawful detainer proceeding. 
 14.2. LANDLORD’S REMEDIES. 
 (a) Upon the occurrence of any Default by
Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies: 
 (i)
Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect
any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant: 

(1) The worth at the time of award of the unpaid Rent which had been earned at the time of termination; 

(2) The worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time
of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided; 
 (3) 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 the amount of such loss that Tenant proves could be reasonably avoided; 

(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 of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering possession of the Premises, commissions and other expenses of
reletting, including necessary repair, renovation, improvement and alteration of the Premises for a new tenant, reasonable attorneys’ fees, and any other reasonable costs; and 

(5) At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. The term
“Rent” as used in this Lease shall be deemed to mean the Basic Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease, including without limitation any sums that may be
owing from Tenant pursuant to Section 4.3 of this Lease. Any sum, other than Basic Rent, shall be computed on the basis of the average monthly amount accruing during the 24 month period immediately prior to Default, except that if it becomes
necessary to compute such rental before the 24 month period has occurred, then the computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at
the time of award” shall be computed by allowing interest at the rate of 10% per annum. As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of
the Federal Reserve Bank of San Francisco at the time of award plus 1%. 
 (ii) Landlord may elect not to terminate
Tenant’s right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain,
preserve or relet the Premises, or the appointment of a receiver to protect the Landlord’s interests under this Lease, shall not constitute a termination of the Tenant’s right to possession of the Premises. In the event that Landlord
elects to avail itself of the remedy provided by this subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord’s consent as are
contained in this Lease. 
 (b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be
cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of its rights and remedies at the same time. No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right
or remedy or of any breach or Default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or Default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular
rent accepted, regardless of Landlord’s knowledge of the preceding breach or Default at the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise 

  
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any remedy available to Landlord by virtue of the breach or Default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of
Tenant or Tenant’s estate shall not waive or cure a Default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on
account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the
balance of the rent or pursue any other remedy available to it. Tenant hereby waives any right of redemption or relief from forfeiture under California Code of Civil Procedure Section 1174 or 1179, or under any successor statute, in the event
this Lease is terminated by reason of any Default by Tenant. No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be
valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall
not operate as a termination of the Lease or a surrender of the Premises. 
 14.3. LATE PAYMENTS. 

(a) Any Rent due under this Lease that is not paid to Landlord within 5 days of the date when due shall bear interest at the maximum rate
permitted by law from the date due until fully paid. The payment of interest shall not cure any Default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which
may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord’s designee within 5 days after the date due, then
Tenant shall pay to Landlord, in addition to the interest provided above, a late charge for each delinquent payment equal to the greater of (i) 5% of that delinquent payment or (ii) $100.00. Acceptance of a late charge by Landlord shall
not constitute a waiver of Tenant’s Default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies. 
 (b) Following each second consecutive installment of Basic Rent that is not paid within 5 days following notice of nonpayment from Landlord, Landlord shall have the option to require that beginning with
the first payment of Basic Rent next due, Basic Rent shall no longer be paid in monthly installments but shall be payable quarterly 3 months in advance. Should Tenant deliver to Landlord, at any time during the Term, 2 or more insufficient checks,
the Landlord may require that all monies then and thereafter due from Tenant be paid to Landlord by cashier’s check. 

14.4. RIGHT OF LANDLORD TO PERFORM. If Tenant is in Default of any of its obligations under the Lease, Landlord shall have
the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work performed by Landlord. 

14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease
unless and until it has failed to perform the obligation within 30 days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord’s
obligation is such that more than 30 days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the 30 day period and thereafter diligently pursues the cure to completion. Tenant
hereby waives any right to terminate or rescind this Lease as a result of any default by Landlord hereunder or any breach by Landlord of any promise or inducement relating hereto, and Tenant agrees that its remedies shall be limited to a suit for
actual damages and/or injunction and shall in no event include any consequential damages, lost profits or opportunity costs. 
 14.6. EXPENSES AND LEGAL FEES. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its
reasonable attorneys’ fees, and all other reasonable costs. The prevailing party for the purpose of this paragraph shall be determined by the trier of the facts. 
 14.7. WAIVER OF JURY TRIAL/JUDICIAL REFERENCE. 
 (a) LANDLORD AND TENANT
EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,

  
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PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. 
 (b) In the event that the jury waiver provisions of Section 14.7(a) are not enforceable under California law, then the provisions of this Section 14.7(b) shall apply. It is the desire and
intention of the parties to agree upon a mechanism and procedure under which controversies and disputes arising out of this lease or related to the Premises will be resolved in a prompt and expeditious manner. Accordingly, except with respect to
actions for unlawful or forcible detainer or with respect to the prejudgment remedy of attachment, any action, proceeding or counterclaim brought by either party hereto against the other (and/or against its officers, directors, employees, agents or
subsidiary or affiliated entities) on any matters whatsoever arising out of or in any way connected with this Lease, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, shall be heard and resolved by a referee under
the provisions of the California Code of Civil Procedure, Sections 638—645.1, inclusive (as same may be amended, or any successor statute(s) thereto) (the “Referee Sections”). Any fee to initiate the judicial reference
proceedings shall be paid by the party initiating such procedure; provided however, that the costs and fees, including any initiation fee, of such proceeding shall ultimately be borne in accordance with Section 14.6 above. The venue of the
proceedings shall be in the county in which the Premises are located. Within 10 days of receipt by any party of a written request to resolve any dispute or controversy pursuant to this Section 14.7(b), the parties shall agree upon a single
referee who shall try all issues, whether of fact or law, and report a finding and judgment on such issues as required by the Referee Sections. If the parties are unable to agree upon a referee within such 10 day period, then any party may
thereafter file a lawsuit in the county in which the Premises are located for the purpose of appointment of a referee under California Code of Civil Procedure Sections 639 and 640, as same may be amended or any successor statute(s) thereto. If the
referee is appointed by the court, the referee shall be a neutral and impartial retired judge with substantial experience in the relevant matters to be determined, from Jams/Endispute, Inc., the American Arbitration Association or similar
mediation/arbitration entity. The proposed referee may be challenged by any party for any of the grounds listed in Section 641 of the California Code of Civil Procedure, as same may be amended or any successor statute(s) thereto. The referee
shall have the power to decide all issues of fact and law and report his or her decision on such issues, and to issue all recognized remedies available at law or in equity for any cause of action that is before the referee, including an award of
attorneys’ fees and costs in accordance with California law. The referee shall not, however, have the power to award punitive damages, nor any other damages which are not permitted by the express provisions of this lease, and the parties hereby
waive any right to recover any such damages. The referee shall oversee discovery and may enforce all discovery orders in the same manner as any trial court judge, with rights to regulate discovery and to issue and enforce subpoenas, protective
orders and other limitations on discovery available under California law; provided, however, that the referee shall limit discovery to that which is essential to the effective prosecution or defense of the action, and in no event shall discovery by
either party include more than one non-expert witness deposition unless both parties otherwise agree. The reference proceeding shall be conducted in accordance with California law (including the rules of evidence), and in all regards, the referee
shall follow California law applicable at the time of the reference proceeding. In accordance with Section 644 of the California Code of Civil procedure, the decision of the referee upon the whole issue must stand as the decision of the court,
and upon the filing of the statement of decision with the clerk of the court, or with the judge if there is no clerk, judgment may be entered thereon in the same manner as if the action had been tried by the court. The parties shall promptly and
diligently cooperate with one another and the referee, and shall perform such acts as may be necessary to obtain a prompt and expeditious resolution of the dispute or controversy in accordance with the terms of this Section 14.7(b). To the
extent that no pending lawsuit has been filed to obtain the appointment of a referee, any party, after the issuance of the decision of the referee, may apply to the court of the county in which the Premises are located for confirmation by the court
of the decision of the referee in the same manner as a petition for confirmation of an arbitration award pursuant to Code of Civil Procedure Section 1285 et seq. (as same may be amended or any successor statute(s) thereto). 

14.8 SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual partners,
trustees, directors, officers, members or shareholders of Landlord or its constituent partners or members. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only from the interest of Landlord in the Project
and out of the rent or other income from such property receivable by Landlord or out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord’s right, title or interest in the Project, and no
action for any deficiency may be sought or obtained by Tenant. 

  
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 ARTICLE 15. END OF TERM 

15.1. HOLDING OVER. if Tenant holds over for any period after the Expiration Date (or earlier termination of
the Term) without the prior written consent of Landlord, such tenancy shall constitute a tenancy at sufferance only and a Default by Tenant; such holding over with the prior written consent of Landlord shall constitute a month-to-month tenancy
commencing on the 1st day following the termination of
this Lease and terminating 30 days following delivery of written notice of termination by either Landlord or Tenant to the other. In either of such events, possession shall be subject to all of the terms of this Lease, except that the monthly rental
shall be 150% of the total monthly rental for the month immediately preceding the date of termination, subject to Landlord’s right to modify same upon 30 days notice to Tenant. The acceptance by Landlord of monthly hold-over rental in a lesser
amount shall not constitute a waiver of Landlord’s right to recover the full amount due unless otherwise agreed in writing by Landlord. If Tenant fails to surrender the Premises upon the expiration of this Lease despite demand to do so by
Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or liability, including without limitation, any claims made by any succeeding tenant relating to such failure to surrender. The foregoing provisions of this Section 15.1
are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord under this Lease or at law. 
 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its
option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises. 
 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in
as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord’s obligation excepted, and shall, at Tenant’s election, remove or fund to
Landlord the cost of removing all wallpapering and voice and/or data transmission cabling installed by or for Tenant, together with all personal property and debris, and shall perform all of the work to remove the Required Removables to the extent
required under Section 7.3 of this Lease and/or removal work required under the Work Letter (if any ) attached hereto, except for any items that Landlord may by written authorization allow to remain. Tenant shall repair all damage to the
Premises resulting from the removal and restore the affected area to its pre-existing condition, reasonable wear and tear excepted, provided that Landlord may instead elect to repair any structural damage at Tenant’s expense. If Tenant shall
fail to comply with the provisions of this Section 15.3, Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional rent payable by Tenant upon demand. If requested by Landlord, Tenant shall execute,
acknowledge and deliver to Landlord an instrument in writing releasing and quitclaiming to Landlord all right, title and interest of Tenant in the Premises. 
 ARTICLE 16. PAYMENTS AND NOTICES 
 All sums payable by Tenant to Landlord
shall be paid, without deduction or offset, in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease
expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments shall be due and payable within 5 days after demand. All payments requiring proration shall be prorated on the basis of the number of days
in the pertinent calendar month or year, as applicable. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered to the other party, at the
address set forth in Item 12 of the Basic Lease Provisions, by personal service or electronic facsimile transmission, or by any courier or “overnight” express mailing service. Either party may, by written notice to the other, served
in the manner provided in this Article, designate a different address. The refusal to accept delivery of a notice, or the inability to deliver the notice (whether due to a change of address for which notice was not duly given or other good reason),
shall be deemed delivery and receipt of the notice as of the date of attempted delivery. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them.

 ARTICLE 17. RULES AND REGULATIONS 
 Tenant agrees to comply with the Rules and Regulations attached as Exhibit E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by
written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Project and/or Common Areas. Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the
breach of any covenant or condition in any lease or any other act or conduct by any other tenant, and the same shall not constitute a constructive eviction hereunder. One or more waivers by Landlord of any breach of

  
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the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Tenant’s failure to keep and observe the Rules and
Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling. 
 ARTICLE 18. BROKER’S COMMISSION 
 The parties recognize as the
broker(s) who negotiated this Lease the firm(s) whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) unless otherwise
provided in this Lease. It is understood that Landlord’s Broker represents only Landlord in this transaction and Tenant’s Broker (if any) represents only Tenant. Each party warrants that it has had no dealings with any other real estate
broker or agent in connection with the negotiation of this Lease, and agrees to indemnify and hold the other party harmless from any cost, expense or liability (including reasonable attorneys’ fees) for any compensation, commissions or charges
claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by the indemnifying party in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this
Lease. 
 ARTICLE 19. TRANSFER OF LANDLORD’S INTEREST 

In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be automatically relieved of all
obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that Tenant is duly notified of the transfer. Any funds held by the transferor in which Tenant has an interest, including without
limitation, the Security Deposit, shall be turned over, subject to that interest, to the transferee. No Mortgagee to which this Lease is or may be subordinate shall be responsible in connection with the Security Deposit unless the Mortgagee actually
receives the Security Deposit. It is intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their
respective successive periods of ownership. 
 ARTICLE 20. INTERPRETATION 

20.1. NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall include the
plural as well as the singular. 
 20.2. HEADINGS. The captions and headings of the articles and sections of this Lease
are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation. 

20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall
be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal,
extension, termination or modification of this Lease. 
 20.4. SUCCESSORS. Subject to Sections 13.1 and 22.3 and to
Articles 9 and 19 of this Lease, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section 20.4
is intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease. 
 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 

20.6. CONTROLLING LAW/VENUE. This Lease shall be governed by and interpreted in accordance with the laws of the State of
California. Should any litigation be commenced between the parties in connection with this Lease, such action shall be prosecuted in the applicable State Court of California in the county in which the Building is located. 

20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any
material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this
Lease shall be valid and enforceable to the fullest extent permitted by law. 
 20.8. WAIVER. One or more waivers by
Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall

  
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not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No breach of this Lease shall be deemed to have been waived unless the waiver is in a writing
signed by the waiving party. 
 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered
in or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the
period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section 20.9 shall not operate to excuse Tenant from the prompt payment of Rent. 

20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind
between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant
waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom
to the contrary notwithstanding. 
 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants,
terms and conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises for the Term without hindrance or interruption by
Landlord or any other person claiming by or through Landlord. 
 20.12. SURVIVAL. All covenants of Landlord or Tenant
which reasonably would be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns. 
 ARTICLE 21. EXECUTION AND RECORDING 

21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of
which shall be one and the same agreement. 
 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. Each of Landlord and Tenant
represents and warrants that each individual executing this Lease on behalf of such entity is duly authorized to execute and deliver this Lease and that this Lease is binding upon such corporation, limited liability company or partnership in
accordance with its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its organizational documents or an appropriate certificate authorizing or evidencing the execution of this Lease. 

21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and
shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and
delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant. 

21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant, upon the request of
Landlord, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
 21.5.
AMENDMENTS. No amendment or mutual termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal
arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect. 
 21.6. ATTACHMENTS. All exhibits, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease. 

ARTICLE 22. MISCELLANEOUS 
 22.1. [INTENTIONALLY DELETED] 
 22.2. TENANT’S
FINANCIAL STATEMENTS. The application, financial statements and tax returns, if any, submitted and certified to by Tenant as an accurate representation of its financial condition have been prepared, certified and submitted to Landlord as an
inducement and consideration to Landlord to enter into this Lease. The application and statements are 

  
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represented and warranted by Tenant to be correct and to accurately and fully reflect Tenant’s true financial condition as of the date of execution of this Lease by Tenant. Tenant shall
during the Term furnish Landlord with current annual financial statements accurately reflecting Tenant’s financial condition upon written request from Landlord within 10 business days following Landlord’s request; provided, however, that
so long as Tenant is a publicly traded corporation on a nationally recognized stock exchange, the foregoing obligation to deliver the statements shall be waived. 
 22.3. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result
in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any Mortgagee of a Mortgage covering the Building whose address has been furnished to Tenant and (b) such Mortgagee is afforded a
reasonable opportunity to cure the default by Landlord (which shall in no event be less than 60 days), including, if necessary to effect the cure, time to obtain possession of the Building by power of sale or judicial foreclosure provided that such
foreclosure remedy is diligently pursued. Tenant shall comply with any written directions by any Mortgagee to pay Rent due hereunder directly to such Mortgagee without determining whether a default exists under such Mortgagee’s Mortgage.

 22.4. SDN LIST. Tenant hereby represents and warrants that neither Tenant nor any officer, director, employee,
partner, member or other principal of Tenant (collectively, “Tenant Parties”) is listed as a Specially Designated National and Blocked Person (“SDN”) on the list of such persons and entities issued by the U.S.
Treasury Office of Foreign Assets Control (OFAC). In the event Tenant or any Tenant Party is or becomes listed as an SDN, Tenant shall be deemed in breach of this Lease and Landlord shall have the right to terminate this Lease immediately upon
written notice to Tenant. 
  

									
	LANDLORD:	 		 	TENANT:	 	
			
	 THE IRVINE COMPANY LLC,
 a Delaware limited liability company
	 		 	 RUCKUS WIRELESS, INC.,
 a Delaware corporation

					
	By:	 	 /s/ Steven M. Case
	 		 	By:	 	 /s/ Seamus Hennessy

		 	 Steven M. Case

Executive Vice President,
 Office
Properties
	 		 	  
 Printed Name
	 	 Seamus Hennessy

	 	 		 	Title	 	 CFO

					
	 By:
	 	 /s/ Holly McManus
	 		 	By: 	 	 /s/ William Kish

		 	 Holly McManus
 Vice
President, Operations,
 Office Properties
	 		 	Printed Name	 	 William Kish

	 	 		 	Title 	 	 CTO

  
 

 

  
 21 

  
 

 
 EXHIBIT A 

 EXHIBIT B 
 Operating Expenses 
 (Net) 

(a) From and after the Commencement Date, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of all Operating
Expenses, as defined in Section (f) below, incurred by Landlord in the operation of the Building and the Project. The term “Tenant’s Share” means 100% of the Operating Expenses determined by Landlord to benefit or relate
substantially to the Building, plus that portion of any Operating Expenses determined by multiplying the cost of such item by a fraction, the numerator of which is the Floor Area and the denominator of which is the total rentable square footage, as
determined from time to time by Landlord, of all or some of the buildings in the Project, for expenses determined by Landlord to benefit or relate substantially to all or some of the buildings in the Project rather than any specific building. In the
event that Landlord determines that the Premises or the Building incur a non-proportional benefit from any expense, or is the non-proportional cause of any such expense, Landlord may allocate a greater percentage of such Operating Expense to the
Premises or the Building. In the event that any management and/or overhead fee payable or imposed by Landlord for the management of Tenant’s Premises is calculated as a percentage of the rent payable by Tenant and other tenants of Landlord,
then the full amount of such management and/or overhead fee which is attributable to the rent paid by Tenant shall be additional rent payable by Tenant, in full, provided, however, that Landlord may elect to include such full amount as part of
Tenant’s Share of Operating Expenses. 
 (b) Commencing prior to the start of the first full “Expense
Recovery Period” of the Lease (as defined in Item 7 of the Basic Lease Provisions), and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount
of Tenant’s Share of Operating Expenses for the applicable Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, concurrently with payments of Basic Rent. If Landlord has not
furnished its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay monthly the estimated Tenant’s Share of Operating Expenses in effect during the prior Expense Recovery Period; provided
that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued estimated Tenant’s Share of Operating Expenses based upon the new estimate. Landlord may from time to time change the Expense
Recovery Period to reflect a calendar year or a new fiscal year of Landlord, as applicable, in which event Tenant’s Share of Operating Expenses shall be equitably prorated for any partial year. 

(c) Within 180 days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement (a
“Reconciliation Statement”) showing in reasonable detail the actual or prorated Tenant’s Share of Operating Expenses incurred by Landlord during such Expense Recovery Period, and the parties shall within 30 days
thereafter make any payment or allowance necessary to adjust Tenant’s estimated payments of Tenant’s Share of Operating Expenses, if any, to the actual Tenant’s Share of Operating Expenses as shown by the Reconciliation Statement. Any
delay or failure by Landlord in delivering any Reconciliation Statement shall not constitute a waiver of Landlord’s right to require Tenant to pay Tenant’s Share of Operating Expenses pursuant hereto; provided that Landlord shall not be
entitled to collect any Operating Expenses from Tenant which were not billed to Tenant within the earlier to occur of: (i) 2 years following the end of the Expense Recovery Period during which such Operating Expenses were incurred, or
(ii) 180 days following the end of the Expense Recovery Period in which this Lease expires or is earlier terminated. Any amount due Tenant shall be credited against installments next coming due under this Exhibit B, and any deficiency
shall be paid by Tenant together with the next installment. Should Tenant fail to object in writing to Landlord’s determination of Tenant’s Share of Operating Expenses, or fail to give written notice of its intent to audit Landlord’s
Operating Expenses pursuant to the provisions of the next succeeding paragraph, within 60 days following delivery of Landlord’s Reconciliation Statement, Landlord’s determination of Tenant’s Share of Operating Expenses for the
applicable Expense Recovery Period shall be conclusive and binding on Tenant for all purposes and any future claims by Tenant to the contrary shall be barred. 
 Provided no Default has occurred, Tenant shall have the right to cause a certified public accountant, engaged on a non-contingency fee basis, to audit Operating Expenses by inspecting Landlord’s
general ledger of expenses not more than once during any Expense Recovery Period. However, to the extent that insurance premiums or any other component of Operating Expenses is determined by Landlord on the basis of an internal allocation of costs
utilizing information Landlord in good faith deems proprietary, such expense component shall not be subject to audit so long as it does not exceed the amount per square foot typically imposed by landlords of other first class business parks in the
County of Santa Clara. Tenant 

  
 1 

 
shall give notice to Landlord of Tenant’s intent to audit within 60 days after delivery of Landlord’s Reconciliation Statement which sets forth Tenant’s Share of Landlord’s
actual Operating Expenses to Tenant. Such audit shall be conducted at a mutually agreeable time during normal business hours at the office of Landlord or its management agent where such accounts are maintained. If Tenant’s audit determines that
actual Operating Expenses have been overstated by more than 5%, then subject to Landlord’s right to review and/or contest the audit results, Landlord shall reimburse Tenant for the reasonable out-of-pocket costs of such audit. Tenant’s
rent shall be appropriately adjusted to reflect any overstatement in Operating Expenses. All of the information obtained by Tenant and/or its auditor in connection with such audit, as well as any compromise, settlement, or adjustment reached between
Landlord and Tenant as a result thereof, shall be held in strict confidence and, except as may be required pursuant to litigation, shall not be disclosed to any third party, directly or indirectly, by Tenant or its auditor or any of their officers,
agents or employees. Landlord may require Tenant’s auditor to execute a separate confidentiality agreement affirming the foregoing as a condition precedent to any audit. 
 (d) Even though this Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Operating Expenses for the Expense Recovery Period in
which this Lease terminates, Tenant shall within 30 days of written notice pay the entire increase over the estimated Tenant’s Share of Operating Expenses already paid. Conversely, any overpayment by Tenant shall be rebated by Landlord to
Tenant not later than 30 days after such final determination. However, in lieu thereof, Landlord may deliver a reasonable estimate of the anticipated reconciliation amount to Tenant prior to the Expiration Date of the Term, in which event the
appropriate party shall fund the amount by the Expiration Date. 
 (e) If, at any time during any Expense Recovery Period, any
one or more of the Operating Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated Tenant’s Share of Operating Expenses for the year, then the estimate of Tenant’s Share of
Operating Expenses may be increased by written notice from Landlord for the month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to the estimated amount of Tenant’s Share of the increase.
Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, Tenant’s Share thereof and the months for which the payments are due. Tenant shall pay the
increase to Landlord as part of the Tenant’s monthly payments of estimated expenses as provided in paragraph (b) above, commencing with the month in which effective. 
 (f) The term “Operating Expenses” shall mean and include all Project Costs, as defined in Section (g) below, and Property Taxes, as defined in Section (h) below.

 (g) The term “Project Costs” shall mean all expenses of operation, management, repair,
replacement and maintenance of the Building and the Project, including without limitation all appurtenant Common Areas (as defined in Section 6.2 of the Lease), and shall include the following charges by way of illustration but not limitation:
water and sewer charges; insurance premiums, deductibles, or reasonable premium equivalents or deductible equivalents should Landlord elect to self insure any risk that Landlord is authorized to insure hereunder; license, permit, and inspection
fees; light; power; window washing; trash pickup; janitorial services to any interior Common Areas; heating, ventilating and air conditioning; supplies; materials; equipment; tools; reasonable fees for consulting services; access control/security
costs, inclusive of the reasonable cost of improvements made to enhance access control systems and procedures; establishment of reasonable reserves for replacements and/or repairs; costs incurred in connection with compliance with any laws or
changes in laws applicable to the Building or the Project; the cost of any capital improvements or replacements (other than tenant improvements for specific tenants) to the extent of the amortized amount thereof over the useful life of such capital
improvements or replacements (or, if such capital improvements or replacements are anticipated to achieve a cost savings as to the Operating Expenses, any shorter estimated period of time over which the cost of the capital improvements or
replacements would be recovered from the estimated cost savings) calculated at a market cost of funds, all as determined by Landlord, for each year of useful life or shorter recovery period of such capital expenditure whether such capital
expenditure occurs during or prior to the Term; costs associated with the maintenance of an air conditioning, heating and ventilation service agreement, and maintenance of any communications or networked data transmission equipment, conduit,
cabling, wiring and related telecommunications facilitating automation and control systems, remote telecommunication or data transmission infrastructure within the Building and/or the Project, and any other maintenance, repair and replacement costs
associated with such infrastructure; capital costs associated with a requirement related to demands on utilities by Project tenants, including without limitation the cost to obtain additional voice, data and modem connections; labor; reasonably
allocated wages and salaries, fringe 

  
 2 

 
benefits, and payroll taxes for administrative and other personnel directly applicable to the Building and/or Project, including both Landlord’s personnel and outside personnel; any expense
incurred pursuant to Sections 6.1, 6.2, 7.2, 10.2, and Exhibits C and F of the Lease; and reasonable and market-competitive overhead and/or management fees for the professional operation of the Project. It is understood and agreed that
Project Costs may include competitive charges for direct services (including, without limitation, management and/or operations services) provided by any subsidiary, division or affiliate of Landlord. Reimbursement of any deductible by Tenant in the
event of a casualty shall be spread over the then-remainder of the Term of this Lease in equal installments (together with interest thereupon at a market cost of funds), and such spreading shall be further extended in the event that Tenant shall
thereafter exercise its option to extend the Term (as provided in Exhibit G attached to this Lease). 
 (h) The term
“Property Taxes” as used herein shall include any form of federal, state, county or local government or municipal taxes, fees, charges or other impositions of every kind (whether general, special, ordinary or
extraordinary) related to the ownership, leasing or operation of the Premises, Building or Project, including without limitation, the following: (i) all real estate taxes or personal property taxes levied against the Premises, the Building or
Project, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with respect to this Lease or to the Building and/or the Project, and any improvements, fixtures and equipment
and other property of Landlord located in the Building and/or the Project, (iii) all assessments and fees for public improvements, services, and facilities and impacts thereon, including without limitation arising out of any Community
Facilities Districts, “Mello Roos” districts, similar assessment districts, and any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or assessment which shall be levied in addition to or in lieu of real estate or
personal property taxes, and (v) taxes based on the receipt of rent (including gross receipts or sales taxes applicable to the receipt of rent), and (vi) costs and expenses incurred in contesting the amount or validity of any Property Tax
by appropriate proceedings. Notwithstanding the foregoing, general net income, franchise, capital gains, stock, documentary transfer, succession, gift, inheritance or estate taxes imposed against Landlord shall be excluded. 

(i) Project Costs shall exclude the following: (i) the original construction costs of the Project; (ii) interest, principal
payments of any mortgage on the Building or Project, debts of Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured; (iii) depreciation of the Project (except as provided in Section
(g) above or elsewhere in this Lease); (iv) advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants for the Project, including any free rent and
construction allowances for tenants; (v) legal and other expenses incurred in the negotiation or enforcement of leases; (vi) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or
performs for other tenants within their premises, and costs of correcting defects in such work; (vii) costs which are actually reimbursed by other tenants of the Project or Property Taxes paid directly by Tenant or other tenants of the Project,
except by way of “pass-through” provisions similar to these provisions; (viii) salaries, wages, benefits and other compensation paid to Landlord’s executives and other officers and employees of Landlord who are not assigned in
whole or in part to the operation, management, maintenance or repair of the Project; (ix) general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or
other entity, including general corporate, legal and accounting expenses; (x) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes with tenants, other
occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Project;
(xi) costs incurred by Landlord due to the violation by Landlord, its employees, agents or contractors of any requirements of applicable law; (xii) penalties, fines or interest incurred as a result of Landlord’s inability or failure
to make payment of Property Taxes and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of Property Taxes required to be made by Landlord hereunder before delinquency; (xiii) overhead and
profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a
competitive basis; (xiv) costs of Landlord’s charitable or political contributions, or of the acquisition or installation of fine art maintained at the Project; (xv) costs in connection with services (including electricity), items or
other benefits of a type which are not standard for the Project and which are not provided to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant
is specifically charged therefor by Landlord; (xvi) costs incurred in the sale or refinancing of the Project (but exclusive of any resulting increased Property Taxes); (xvii) any expense as to which Landlord is otherwise reimbursed by any
third party, or insurance or condemnation proceeds; (xviii) the cost to remediate, remove or otherwise comply with legal requirements relating to Hazardous Materials, to the extent Landlord breached any

  
 3 

 
representations in this Lease related thereto, and to the extent Hazardous Materials were present upon, in or about the Premises, Building or Project prior to the Commencement Date or were
subsequently brought onto the Premises, Building or Project by Landlord or any agent, contractor or vendor thereof; (xix) the cost to restore or repair the Premises, Building or Project following a casualty or condemnation to the extent
resulting from Landlord’s failure to maintain the type and levels of insurance required under this Lease; and (xx) reimbursement of any deductibles under any insurance policies maintained by Landlord which exceed $100,000.00 for any
earthquake casualty or $50,000.00 for any other event of casualty. 

  
 4 

 EXHIBIT C 
 UTILITIES AND SERVICE 
 Tenant shall be responsible for and shall pay
promptly, directly to the appropriate supplier, all charges for electricity metered to the Premises, telephone, telecommunications service, janitorial service, interior landscape maintenance and all other utilities, materials and services furnished
directly to Tenant or the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon. 

  
 1 

 EXHIBIT D 
 TENANT’S INSURANCE 
 The following requirements for Tenant’s
insurance shall be in effect at the Building, and Tenant shall also cause any subtenant to comply with the requirements. Landlord reserves the right to adopt reasonable nondiscriminatory modifications and additions to these requirements. Tenant
agrees to obtain and present evidence to Landlord that it has fully complied with the insurance requirements. 
 1. Tenant
shall, at its sole cost and expense, commencing on the date Tenant is given access to the Premises for any purpose and during the entire Term, procure, pay for and keep in full force and effect: (i) commercial general liability insurance with
respect to the Premises and the operations of or on behalf of Tenant in, on or about the Premises, including but not limited to coverage for personal injury, contractual liability, independent contractors, broad form property damage, fire legal
liability, products liability (if a product is sold from the Premises), and liquor law liability (if alcoholic beverages are sold, served or consumed within the Premises), which policy(ies) shall be written on an “occurrence” basis and for
not less than $2,000,000 combined single limit (with a $50,000 minimum limit on fire legal liability) per occurrence for bodily injury, death, and property damage liability, or the current limit of liability carried by Tenant, whichever is greater,
and subject to such increases in amounts as Landlord may determine from time to time; (ii) workers’ compensation insurance coverage as required by law, together with employers’ liability insurance coverage of at least $1,000,000;
(iii) with respect to improvements, alterations, and the like required or permitted to be made by Tenant under this Lease, builder’s risk insurance, in an amount equal to the replacement cost of the work; (iv) insurance against fire,
vandalism, malicious mischief and such other additional perils as may be included in a standard “special form” policy, insuring all Tenant Installations, trade fixtures, furnishings, equipment and items of personal property in the
Premises, in an amount equal to not less than 90% of their actual replacement cost (with replacement cost endorsement), which policy shall also include business interruption coverage in an amount sufficient to cover 1 year of loss. In no event shall
the limits of any policy be considered as limiting the liability of Tenant under this Lease. 
 2. All policies of insurance
required to be carried by Tenant pursuant to this Exhibit D shall be written by responsible insurance companies authorized to do business in the State of California and with a general policyholder rating of not less than “A-” and
financial rating of not less than “VIII” in the most current Best’s Insurance Report. The deductible or other retained limit under any policy carried by Tenant shall be commercially reasonable, and Tenant shall be responsible for
payment of such retained limit with full waiver of subrogation in favor of Landlord. Any insurance required of Tenant may be furnished by Tenant under any blanket policy carried by it or under a separate policy. A certificate of insurance,
certifying that the policy has been issued, provides the coverage required by this Exhibit and contains the required provisions, together with endorsements acceptable to Landlord evidencing the waiver of subrogation and additional insured provisions
required below, shall be delivered to Landlord prior to the date Tenant is given the right of possession of the Premises. Proper evidence of the renewal of any insurance coverage shall also be delivered to Landlord not less than thirty
(30) days prior to the expiration of the coverage. In the event of a loss covered by any policy under which Landlord is an additional insured, Landlord shall be entitled to review a copy of such policy. 

3. Each policy evidencing insurance required to be carried by Tenant pursuant to this Exhibit shall contain the following provisions
and/or clauses satisfactory to Landlord: (i) with respect to Tenant’s commercial general liability insurance, a provision that the policy and the coverage provided shall be primary and that any coverage carried by Landlord shall be excess
of and noncontributory with any policies carried by Tenant, together with a provision including Landlord and any other parties in interest designated by Landlord as additional insureds; (ii) except with respect to Tenant’s commercial
general liability insurance, a waiver by the insurer of any right to subrogation against Landlord, its agents, employees, contractors and representatives which arises or might arise by reason of any payment under the policy or by reason of any act
or omission of Landlord, its agents, employees, contractors or representatives; and (iii) a provision that the insurer will endeavor to provide Landlord 30 days prior written notice before cancelling the coverage provided by the policy.

 4. In the event that Tenant fails to procure, maintain and/or pay for, at the times and for the durations specified in this
Exhibit D, any insurance required by this Exhibit D, or fails to carry insurance required by any governmental authority, Landlord may at its election procure that insurance and pay the premiums, in which event Tenant shall repay
Landlord all sums paid by Landlord, together with interest at the maximum rate permitted by law and any related costs or expenses incurred by Landlord, within 10 business days following Landlord’s written demand to Tenant. 

  
 1 

 NOTICE TO TENANT: IN ACCORDANCE WITH THE TERMS OF THIS LEASE, TENANT MUST PROVIDE EVIDENCE OF THE
REQUIRED INSURANCE TO LANDLORD’S MANAGEMENT AGENT PRIOR TO BEING AFFORDED ACCESS TO THE PREMISES. 

  
 2 

 EXHIBIT E 
 RULES AND REGULATIONS 
 This Exhibit sets forth the rules and regulations
governing Tenant’s use of the Premises leased to Tenant pursuant to the terms, covenants and conditions of the Lease to which this Exhibit is attached and therein made part thereof. In the event of any conflict or inconsistency between this
Exhibit and the Lease, the Lease shall control. 
 1. Tenant shall not place anything or allow anything to be placed near the
glass of any window, door, partition or wall, which may appear unsightly from outside the Premises. 
 2. The walls, walkways,
sidewalks, entrance passages, elevators, stairwells, courts and vestibules shall not be obstructed or used for any purpose other than ingress and egress of pedestrian travel to and from the Premises, and shall not be used for smoking, loitering or
gathering, or to display, store or place any merchandise, equipment or devices, or for any other purpose. The walkways, sidewalks, entrance passageways, courts, vestibules and roof are not for the use of the general public and Landlord shall in all
cases retain the right to control and prevent access thereto by all persons whose presence in the judgment of the Landlord shall be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing
herein contained shall be construed to prevent such access to persons with whom Tenant normally deals in the ordinary course of Tenant’s business unless such persons are engaged in illegal activities. Smoking is permitted outside the building
and within the Project only in areas designated by Landlord. Neither Tenant nor its employees, agents, contractors, invitees or licensees shall bring any firearm, whether loaded or unloaded, into the Project at any time. Except as provided in
Exhibit G, No tenant or employee or invitee or agent of any tenant shall be permitted upon the roof of the Building without prior written approval from Landlord. 
 3. No awnings or other projection shall be attached to the outside walls of the Building. No security bars or gates, curtains, blinds, shades or screens shall be attached to or hung in, or used in
connection with, any window or door of the Premises without the prior written consent of Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without the express written consent of Landlord. 

4. Tenant shall not mark, nail, paint, drill into, or in any way deface any part of the Premises or the Building except to affix standard
pictures or other wall hangings on the interior walls of the premises so long as they are not visible from the exterior of the building. Tenant shall not lay linoleum, tile, carpet or other similar floor covering so that the same shall be affixed to
the floor of the Premises in any manner except as approved by Landlord in writing. The expense of repairing any damage resulting from a violation of this rule or removal of any floor covering shall be borne by Tenant. 

5. The toilet rooms, urinals, wash bowls and other plumbing apparatus shall not be used for any purpose other than that for which they
were constructed and no foreign substance of any kind whatsoever shall be thrown therein. Any pipes or tubing used by Tenant to transmit water to an appliance or device in the Premises must be made of copper or stainless steel, and in no event shall
plastic tubing be used for that purpose. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, caused it. 

6. Landlord shall direct electricians as to the manner and location of any future telephone wiring. No boring or cutting for wires will
be allowed without the prior consent of Landlord. The locations of the telephones, call boxes and other office equipment affixed to the Premises shall be subject to the prior written approval of Landlord. 

7. The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the
permitted use of the Premises. No exterior storage shall be allowed at any time without the prior written approval of Landlord. The Premises shall not be used for cooking or washing clothes without the prior written consent of Landlord, or for
lodging or sleeping or for any immoral or illegal purposes. 
 8. Tenant shall not make, or permit to be made, any unseemly or
disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, noise, or otherwise. Tenant shall not use,
keep or permit to be used, or kept, any foul or obnoxious gas or substance in the Premises or permit or suffer the Premises to be used or occupied in any manner offensive or objectionable to Landlord or other occupants of this or neighboring
buildings or premises by reason of any odors, fumes or gases. 

  
 1 

 9. No animals, except for seeing eye dogs, shall be permitted at any time within the
Premises. 
 10. Tenant shall not use the name of the Building or the Project in connection with or in promoting or advertising
the business of Tenant, except as Tenant’s address, without the written consent of Landlord. Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s reasonable opinion, tends to impair the reputation of
the Project or its desirability for its intended uses, and upon written notice from Landlord any Tenant shall refrain from or discontinue such advertising. 
 11. Canvassing, soliciting, peddling, parading, picketing, demonstrating or otherwise engaging in any conduct that unreasonably impairs the value or use of the Premises or the Project are prohibited and
each Tenant shall cooperate to prevent the same. Landlord shall have full and absolute authority to regulate or prohibit the entrance to the Premises of any vendor, supplier, purveyor, petitioner, proselytizer or other similar person if, in the good
faith judgment of Landlord, such person will be involved in general solicitation activities, or the proselytizing, petitioning, or disturbance of other tenants or their customers or invitees, or engaged or likely to engage in conduct which may in
Landlord’s opinion distract from the use of the Premises for its intended purpose. Notwithstanding the foregoing, Landlord reserves the absolute right and discretion to limit or prevent access to the Buildings by any food or beverage vendor,
whether or not invited by Tenant, and Landlord may condition such access upon the vendor’s execution of an entry permit agreement which may contain provisions for insurance coverage and/or the payment of a fee to Landlord. 

12. No equipment of any type shall be placed on the Premises which in Landlord’s opinion exceeds the load limits of the floor or
otherwise threatens the soundness of the structure or improvements of the Building. 
 13. [Intentionally Omitted] 

14. The entire Premises, including vestibules, entrances, parking areas, doors, fixtures, windows and plate glass, shall at all times be
maintained in a safe, neat and clean condition by Tenant. All trash, refuse and waste materials shall be regularly removed from the Premises by Tenant and placed in the containers at the locations designated by Landlord for refuse collection. All
cardboard boxes must be “broken down” prior to being placed in the trash container. All styrofoam chips must be bagged or otherwise contained prior to placement in the trash container, so as not to constitute a nuisance. Pallets must be
immediately disposed of by tenant and may not be disposed of in the Landlord provided trash container or enclosures. Pallets may be neatly stacked in an exterior location on a temporary basis (no longer than 5 days) so long as Landlord has provided
prior written approval. The burning of trash, refuse or waste materials is prohibited. 
 15. Tenant shall use at Tenant’s
cost such pest extermination contractor as Landlord may direct and at such intervals as Landlord may require. 
 16. Landlord
shall re-key the Premises prior to delivering same to Tenant. All keys for the Premises shall be provided to Tenant by Landlord and Tenant shall return to Landlord any of such keys so provided upon the termination of the Lease. Tenant shall not
change locks or install other locks on doors of the Premises, without the prior written consent of Landlord. In the event of loss of any keys furnished by Landlord for Tenant, Tenant shall pay to Landlord the costs thereof. Upon the termination of
its tenancy, Tenant shall deliver to Landlord all the keys to lobby(s), suite(s) and telephone & electrical room(s) which have been furnished to Tenant or which Tenant shall have had made. 

17. No person shall enter or remain within the Project while intoxicated or under the influence of liquor or drugs. Landlord shall have
the right to exclude or expel from the Project any person who, in the absolute discretion of Landlord, is under the influence of liquor or drugs. 
 18. [Intentionally Omitted] 
 19. [Intentionally Omitted] 

20. Landlord may from time to time grant other tenants of the Project individual and temporary variances from these Rules, provided that
any variance does not have a material adverse effect on the use and enjoyment of the Premises by Tenant. 
 21. Landlord
reserves the right to amend or supplement the foregoing Rules and Regulations and to adopt and promulgate additional rules and regulations applicable to the Premises. Notice of such rules and regulations and amendments and supplements thereto, if
any, shall be given to the Tenant. 

  
 2 

 EXHIBIT F 
 PARKING 
 Tenant shall be entitled to Tenant’s Share of the vehicle
parking spaces on those portions of the Common Areas designated by Landlord, which spaces shall be unreserved and unassigned. Tenant shall not use more parking spaces than such number. All parking spaces shall be used only for parking of vehicles no
larger than full size passenger automobiles, sport utility vehicles or pickup trucks. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees to
be loaded, unloaded or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described above, then Landlord shall have the right, without notice, in addition to such
other rights and remedies that Landlord may have, to remove or tow away the vehicle involved and charge the costs to Tenant. Parking within the Common Areas shall be limited to striped parking stalls, and no parking shall be permitted in any
driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no parking of any vehicles for longer than a forty-eight (48) hour period unless otherwise authorized by
Landlord, and vehicles which have been abandoned or parked in violation of the terms hereof may be towed away at the owner’s expense. Nothing contained in this Lease shall be deemed to create liability upon Landlord for any damage to motor
vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees, unless ultimately determined to be caused by the sole negligence or willful misconduct of Landlord.
Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations (including the designation of areas for employee parking) that Landlord may deem necessary and advisable
for the proper and efficient operation and maintenance of parking within the Common Areas. Landlord shall have the right to construct, maintain and operate lighting facilities within the parking areas; to change the area, level, location and
arrangement of the parking areas and improvements therein; to restrict parking by tenants, their officers, agents and employees to employee parking areas; to enforce parking charges (by operation of meters or otherwise); and to do and perform such
other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable. Any person using the parking area shall observe all directional signs and arrows and any posted speed
limits. In no event shall Tenant interfere with the use and enjoyment of the parking area by other tenants of the Project or their employees or invitees. Parking areas shall be used only for parking vehicles. Washing, waxing, cleaning or servicing
of vehicles, or the storage of vehicles for longer than 48-hours, is prohibited unless otherwise authorized by Landlord. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant’s employees, suppliers, shippers,
customers or invitees, including without limitation damage from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas. 

  
 1 

 EXHIBIT G 
 ADDITIONAL PROVISIONS 
 The following additional provisions shall be
binding on Landlord and Tenant: 
 1. LANDLORD’S RESPONSIBILITIES. 

(a) Landlord warrants to Tenant that the roof, fire sprinkler system, heating, ventilation and air conditioning system and all
mechanical, plumbing and electrical systems (including ballasts) serving the Building and the Premises (collectively, the “Building Systems”), shall be in good operating condition and repair as of the Commencement Date of this
Lease. Tenant shall have the right to inspect that same prior to and/or after the Commencement Date. Provided that Tenant shall notify Landlord that the Building Systems are not in good operating condition within 60 days following the Commencement
Date, then Landlord shall, except as otherwise provided in this Lease, promptly after receipt of such notice from Tenant setting forth the nature and extent of such noncompliance, rectify same at Landlord’s sole cost and expense and not as part
of the Operating Expenses described in Exhibit B of this Lease. 
 (b) Landlord shall correct, repair and/or replace any
non-compliance of the Building and/or the Common Areas with all building permits and codes in effect and applicable as of the execution of this Lease, including without limitation, the provisions of Title III of the Americans With Disabilities Act
(“ADA”). Said costs of compliance shall be Landlord’s sole cost and expense and shall not be part of the Operating Expenses described in Exhibit B of this Lease; provided that any cost of ADA compliance triggered by the
permitting and/or construction of the Tenant Improvements shall be included as part of the “Completion Cost” of the Tenant Improvement Work (as defined in the Work Letter). Landlord shall correct, repair or replace any non-compliance of
the Building and the Common Areas with any revisions or amendments to applicable building codes, including the ADA, becoming effective after the execution of this Lease, provided that the amortized cost of such repairs or replacements (amortized
over the useful life thereof) shall be included as Project Costs payable by Tenant. All other ADA compliance issues which pertain to the Premises, including without limitation, in connection with Tenant’s construction of any Alterations or
other improvements in the Premises (and any resulting ADA compliance requirements in the Common Areas if Landlord shall consent to same as more particularly provided in Section 7.3 of this Lease) and the operation of Tenant’s business and
employment practices in the Premises, shall be the responsibility of Tenant at its sole cost and expense. The repairs, corrections or replacements required of Landlord or of Tenant under the foregoing provisions of this Section shall be made
promptly following notice of non-compliance from any applicable governmental agency. 
 2. RIGHT TO EXTEND THIS LEASE.
Provided that no uncured Default exists under any provision of this Lease, either at the time of exercise of the extension right granted herein or at the time of the commencement of such extension, and provided further that Tenant is occupying the
entire Premises and has not assigned or sublet any of its interest in this Lease (other than to a Permitted Transferee), then Tenant may extend the Term of this Lease for one (1) extension period of 36 months. Tenant shall exercise its right to
extend the Term by and only by delivering to Landlord, not less than 9 months or more than 12 months prior to the Expiration Date of the Term, Tenant’s irrevocable written notice of its commitment to extend (the “Commitment
Notice”). The Basic Rent payable under the Lease during any extension of the Term shall be the prevailing market rental rate for a 36-month renewal of comparable space in the City of Sunnyvale, determined as provided in the following
provisions. 
 If Landlord and Tenant are not able to mutually agree upon the Basic Rent for the extension of the Term within 30
days of delivery of Tenant’s Commitment Notice, then not less than 30 days after the expiration of such 30 day period, Landlord shall notify Tenant in writing of Landlord’s determination of the Basic Rent that would reflect the prevailing
market rental rate for a 36-month renewal of comparable space in the City of Sunnyvale (together with any increases thereof during the extension period) as of the commencement of the extension period (“Landlord’s
Determination”). Should Tenant disagree with the Landlord’s Determination, then Tenant shall, not later than 30 days thereafter, notify Landlord in writing of Tenant’s determination of those rental terms (“Tenant’s
Determination”). In no event, however, shall Landlord’s Determination or Tenant’s Determination be less than the Basic Rent payable by Tenant during the then-scheduled final month of the initial Term. Within 10 days following
delivery of the Tenant’s Determination, the parties shall attempt to agree on an appraiser to determine the fair market rental. If the parties are unable to agree in that time, then each party shall designate an appraiser within 10 days
thereafter. Should either party fail to so designate an appraiser within that time, then the appraiser designated by the other party shall determine the fair market rental. Should each of the parties timely designate an appraiser, then the two

  
 1 

 
appraisers so designated shall appoint a third appraiser who shall, acting alone, determine the fair market rental for the Premises. Any appraiser designated hereunder shall have an MAI
certification with not less than 5 years experience in the valuation of commercial industrial buildings in the vicinity of the Project. 
 Within 30 days following the selection of the appraiser and such appraiser’s receipt of the Landlord’s Determination and the Tenant’s Determination, the appraiser shall determine whether
the rental rate determined by Landlord or by Tenant more accurately reflects the fair market rental rate for the 36-month renewal of the Lease for the Premises, as reasonably extrapolated to the commencement of the extension period. Accordingly,
either the Landlord’s Determination or the Tenant’s Determination shall be selected by the appraiser as the fair market rental rate for the extension period. In making such determination, the appraiser shall consider rental comparables for
the Project and rental comparables for similarly improved space in the City of Sunnyvale with appropriate adjustment for location and quality of project, but the appraiser shall not attribute any factor for brokerage commissions in making its
determination of the fair market rental rate. At any time before the decision of the appraiser is rendered, either party may, by written notice to the other party, accept the rental terms submitted by the other party, in which event such terms shall
be deemed adopted as the agreed fair market rental. The fees of the appraiser(s) shall be borne by the party who appoint such appraisal, or, if only one appraiser is appointed, then equally by both parties. 

Within 20 days after the determination of the fair market rental, Landlord shall prepare an appropriate amendment to this Lease for the
extension period, and Tenant shall execute and return same to Landlord within 10 days after Tenant’s receipt of same. Should the fair market rental not be established by the commencement of the extension period, then Tenant shall continue
paying rent at the rate in effect during the last month of the initial Term, and a lump sum adjustment shall be made promptly upon the determination of such new rental. 
 If Tenant fails to timely exercise the extension right granted herein within the time period expressly set forth for exercise by Tenant in the initial paragraph of this Section, Tenant’s right to
extend the Term shall be extinguished and the Lease shall automatically terminate as of the expiration date of the Term, without any extension and without any liability to Landlord. Tenant’s rights under this Section shall belong solely to
Ruckus Wireless, Inc., a Delaware corporation, or a Permitted Transferee thereof, and any attempted assignment or transfer of such rights, other than pursuant to a Permitted Transfer, shall be void and of no force and effect. Tenant shall have no
other right to extend the Term beyond the single 36 month extension period created by this Section. Unless agreed to in a writing signed by Landlord and Tenant, any extension of the Term, whether created by an amendment to this Lease or by a
holdover of the Premises by Tenant, or otherwise, shall be deemed a part of, and not in addition to, any duly exercised extension period permitted by this Section. 
 3. COMMUNICATIONS EQUIPMENT. Landlord hereby grants to Tenant a nonexclusive license (the “License”) to install, maintain and operate on the roof of the Building an outdoor Wi-Fi
access point and bridge (the “WAPs”) in accordance with and subject to the terms and conditions set forth below. The WAPs shall be installed at a location (the “Licensed Area”) that allows Tenant to wirelessly
connect with its other premises at 880 West Maude Avenue, subject to the terms and conditions of the memorandum dated December 6, 2010 attached as Exhibit G-1 hereto. The Licensed Area shall be considered to be a part of the Premises for
all purposes under the Lease, and except as otherwise expressly provided in this Section all provisions applicable to the use of the Premises under the Lease shall apply to the Licensed Area and its use by Tenant. 

(1) The Term of the License shall be coterminous with this Lease; 

(2) Tenant shall not be obligated to pay any license fee for the use of the Licensed Area pursuant to this Section during the Term of
this Lease. 
 (3) Tenant shall use the Licensed Area only for the installation, operation, repair, replacement and maintenance
of the WAPs and the necessary mechanical and electrical equipment to service said WAPs and for no other use or purpose. The installation of the WAPs and all equipment and facilities related thereto, including any required conduit from the Premises
to the WAPs, shall be deemed to constitute an Alteration subject to the provisions of Section 7.3 of the Lease, provided that Landlord shall not unreasonably withhold its approval of the same. The WAPs shall be installed and labeled in
accordance with the terms and conditions of Exhibit G-2 attached to this Lease. Tenant may have access to the Licensed Area for such uses during normal business hours and at times upon reasonably prior notice to Landlord and shall
reimburse Landlord for any reasonably out-of-pocket expenses incurred by Landlord in connection therewith; 

  
 2 

 (4) The WAPs shall be used only for transmitting and/or receiving data, audio and/or video
signals to and from Tenant’s facilities within the Premises for Tenant’s use, and shall not be used or permitted to be used by Tenant for purposes of broadcasting signals to the public or to provide telecommunications or other
communications transmitting or receiving services to any third parties; 
 (5) Landlord reserves the right upon reasonable prior
written notice to Tenant to require the relocation of all equipment installed by Tenant to another location on the roof of the Building reasonably designated by Landlord; provided, however, that such new location continues to allow Tenant to
wirelessly connect with its other premises at 880 West Maude Avenue; 
 (6) Tenant shall require its employees, when using the
Licensed Area, to stay within the immediate vicinity thereof. In addition, in the event any communications system or broadcast or receiving facilities are operating in the area, Tenant shall at all times during the term of the License conduct its
operations so as to ensure that such system or facilities shall not be subjected to harmful interference as a result of such operations by Tenant. Upon notification from Landlord of any such interference, Tenant agrees to immediately take the
necessary steps to correct such situation, and Tenant’s failure to do so shall be deemed a default under the terms of this Lease. 
 (7) During the term of the License, Tenant shall comply with any standards promulgated by applicable governmental authorities or otherwise reasonably established by Landlord regarding the generation of
electromagnetic fields. Not by way of limitation of the foregoing, Tenant shall cause the WAPs to comply with all applicable FCC regulations. Any claim or liability resulting from the use of the WAPs or the Licensed Area shall be subject to the
indemnification provisions of this Lease applicable to Tenant’s use of the Premises; 
 (8) During the term of the License,
Tenant shall pay all taxes attributable to the WAPs and other equipment owned and installed by Tenant, and Tenant shall assure and provide Landlord with evidence that the Licensed Area and Tenant’s use thereof are subject to the insurance
coverages otherwise required to be maintained by Tenant as to the Premises pursuant to Exhibit D; and 
 (9) Upon the
expiration or sooner termination of the Lease, Tenant shall remove the WAPs and all related equipment and facilities, including any conduit from the Premises to the WAPs, from the Licensed Area and any other portions of the Building within or upon
which the same may be installed, and shall restore the Licensed Area and all other areas affected by such removal to their original condition, reasonable wear and tear excepted, all at its sole cost and expense. 

  
 3 

 EXHIBIT G-1 
 MEMORANDUM 
  
 

 

  
 1 

 EXHIBIT G-2 

 
 

 
 Outline Specifications 
 Satellite Antenna, Dish, Transmitter, Transformer Installation Roof Requirements 
  

	•	 	 Satellite antenna, dish, transmitter, transformer installations shall be located in such a manner that it does not block access hatches, equipment
hatches or any other service areas and is not within 4 feet of any other piece of equipment installed on the roof. They shall not be directly attached to roof, penthouse wall, or any other structure or equipment, without prior written permission of
the Property Manager. On wood or steel decks the equipment is to be centered over a building support beam (glu-laminated beam, steel beam, purlin, truss support, column, girder, interior wall), not over a subpurlin. 

 

	•	 	 It is preferred that a non-penetrating mount be used. 

 

	•	 	 Antenna’s/dishes shall be attached to a galvanized or painted steel, aluminum or composite plastic frame. It shall be weighed down by cinder
blocks. Bags of cement, sand, gravel or any other method of anchorage cannot be used. 

  

	•	 	 Antenna’s/dishes and equipment shall be placed in such a manner that it may not be seen from the street level (i.e., behind and below equipment
screen and below parapet wall). If necessity dictates other than the prescribed locations, a plot plan must be developed and submitted to the Property Manager for written approval. 

 

	•	 	 Transmitter/transformer boxes for satellite antenna/dish installations shall be mounted on platforms per detail #6. Transmitter/transformer boxes may
be attached to existing equipment screen supports providing the equipment screen support can hold the weight of the transmitter; its installation does not interfere with the maintenance and operation of any existing equipment and is a minimum of
12” off of the roof. 

  

	•	 	 The antenna/dish (including the mount and concrete blocks) may be installed without providing additional supports above or below the roof structure
providing the square foot area, in which the antenna/dish is installed, does not exceed the designed weight of the deck minus the weight of the dead load components already imposed on the deck. 

Example: A mount measuring 4’ x 4’ or less, containing no more than 8 (6”) or 6 (8”) concrete blocks
(masonry units weighing 25-30 Ibs. respectively) is acceptable, with the following exception. 
 If an antenna/dish is heavier
than the above example or the added weight will compromise the roof deck structural capacity the following is required: 
 A
structural engineer must verify and provide a letter indicating that the roof deck can hold the weight of the antenna/dish. This includes any anchors and safety cables, required by the manufacturer, are capable of withstanding all loads applied by
the antenna/dish system under extreme wind conditions to prevent sliding and overturning. 
 If the roof deck cannot withstand
the weight of the antenna/dish the tenant must: a) employ the structural engineer to design the appropriate support modifications to the building, b) employ a general contractor to install the modifications, AND c) submit and receive written
approval from the owner regarding the modifications. 
  

	•	 	 Cabling and wiring for satellite antenna/dish, transmitter/transformer box installations shall be enclosed in conduits. The conduits shall be supported
above the roof surface onto wood blocks per detail #13. 

  

	•	 	 All roof-related additions (platforms, penetrations, and flashings) are installed as described below and on the attached drawings.

 Although lightweight objects probably do not pose a problem, the exact remaining load capacity of each roof deck must be
calculated on an individual basis. This is the responsibility of the tenant or contractor installing the antenna/dish and not the owner. ROOF RELATED PROCEDURES 

  
 1 

	A.	Use a 1/2” thick rubber protection material over the roof and beneath the mount (see detail #7). Even if the manufacturer indicates this as an option, the Irvine
Company still requires it. 

  

	B.	It is preferred that no roof penetrations be made. If the roof is penetrated then a proper conduit and pipe flashing must be used to seal the penetration and hold the
cable in place. A ‘Service Entrance Head’ is to be used at the top of the conduit. 

 Enclosed is detail
drawing #18 that should be used for this installation. A roofing contractor must be employed to make sure the roof penetration for the cable is flashed into the roof properly. The roof may carry a warranty. The roofing contractor who has provided
the Irvine Company with the warranty must be employed to flash in any penetrations. If no warranty is in place then any of the Irvine Company approved roofing contractors may be employed. Contact property management for this information. 

The lead pipe flashing needs to be flashed to the roof matching the roof system components. For hot asphalt type roofs use two plies of
felt and surfaced with a cap sheet membrane or gravel surfacing installed in hot asphalt. Roof cement such as Henry’s 504 applied with a trowel may be used in lieu of hot asphalt (Henry’s 204 can also be used providing it is ‘Asbestos
Free’). 
 Seal the top of the lead pipe flashing, where the cable extends through it, as shown in the enclosed drawing
using a stainless steel hose clamp and caulking. If caulking is not used at the very least use a three-coursing of reinforcement fabric embedded into and covered over with flashing grade roof cement. 

 

	C.	Use the specified amount of weight to hold the satellite in place as recommended by the structural engineer and the manufacturer. 

 

	D.	If the structural engineer and/or the manufacturer recommend tethering of the satellite to the building then this also has to be secured and sealed to the roof
properly. If tethering means anchoring wires to the roof then they must be installed on a flashed wood blocking. Enclosed is detail drawing #19 that should be used and installed by a roofer. 

 

	E.	The Irvine Company requires a platform to be installed, if the satellite antenna/dish is to be secured to a horizontal surface, whether required by the structural
engineer/equipment manufacturer or not. Enclosed is detail drawing #6 showing the proper roof flashing to be installed by a roofer. 

  

	F.	Cabling/wiring required for satellite antenna/dish, transmitter/transformer installations are to be enclosed cast iron, copper or plastic conduits and supported by wood
blocking per detail #13. 

  

	G.	If cabling/wiring is to be installed into existing roof flashings or conduits it will be the contractors responsibility to make sure the cabling/wiring is made
watertight. 

  

	Enc.:         Detail	drawing #6 Platform 

 Detail drawing #7 Roof Protection For Antenna/Satellite Dish 

Detail drawing #13 Wood Block Conduit Pipe Support 

Detail drawing #18 Cable Pipe Flashing 
 Detail drawing #19 4” X 4” Flashed Sleeper 

  
 2 

 Irvine Company Office Properties 

Telecommunications Systems Labeling Standards 
 Effective September 23, 2010 
 SERVICE PROVIDER/LICENSEE
REQUIREMENTS 
 All Telecommunications equipment, antennas, cable and riser distribution shall be labeled in accordance with
the following labeling standards: 
  

	I	Labeling Standards 

  

	 	A.	 All labels shall be created using the Brother PT -1600 laminated label machine, or equivalent laminated label machine, using black lettering on white
label tape (TZS231 Black on White 1/2” Extra Strength Adhesive or TZFX231 Black on White  1/2” Flexible ID), for any antenna, mounts, equipment, conduit or cable. 

Label will note name of service provider, suite(s) number served or name of service provider only if an amenity installation with multiple
users e.g. Cox. See sample labeling matrix for more details. 
  

	 	B.	All labels shall be affixed to the antenna, mounts, equipment, cable or conduit as noted below, or affixed to a tag to be secured to cabling distribution as noted
below. 

  

	 	C.	Exterior equipment labeling to be weather proofed. 

  

	II	Required Label Locations—Office/Coordinate with Riser Management Company 

A. Minimum Point of Entry (MPOE) 
  

	 	1.	Label all Installed equipment cabinets, racks, etc with the name of provider, area served (Floor/Suite) and piece of licensed equipment (1 of 3).

  

	 	2.	Label all provider rigid conduit distribution with the provider name. 

  

	 	3.	Tag all provider cable distribution with the provider name. 

 B. Other Telecom Provider Room Locations 
  

	 	1.	Label cabinets, racks and other equipment with provider name, area served (Floor/Suite) and piece of licensed equipment (1 of 3). 

 

	 	2.	Label all distribution rigid conduits with provider name 

  

	 	3.	Tag all distribution cable with provider name and area served 

 C. Interconnect & Inter-building Conduits 
  

	 	Label	all utilized sleeves with the appropriate provider name and area served 

 D. Telco Riser Rooms/Closets 
  

	 	1.	Label all provider equipment in rooms with provider name, area served (Floor/Suite)and piece of licensed equipment (1of 3) 

 

	 	2.	Label or Tag all provider distribution cable with provider name and area served (Floor/Suite) 

 

	 	3.	Label any rigid conduit distribution, or sleeves as appropriate 

 E. Penthouse 
  

	 	1.	Label all provider equipment in area with provider name, piece of licensed equipment (1 of 3) and area served (Floor/Suite) 

 

	 	2.	Label or Tag all provider distribution with name of provider and area served (Floor/Suite) 

 

	 	3.	Label all rigid conduit distribution as appropriate 

 F. Roof 
  

	 	1.	Label all provider equipment on roof with provider name, piece of license equipment (1 of 3) and area served (Floor/Suite) 

 

	 	2.	Label all distribution cables with name of provider and area served (Floor/Suite) 

 

	 	3.	Label all rigid conduit, chases, etc. 

  
 3 

 Ill. Required Label Maintenance 
 All labeling shall be kept current, with updates occurring during routine maintenance, approved modifications and lease/license renewals or more frequently as appropriate due to changes in
telecommunications equipment, distribution and services. 
  
  

To Access Riser Conduit/Teleco Closets/Roof Top Cabling, contact either of the following: 

A Campus Office Property 

Contact:    Customer Resource Center (pka Property Management Office) 

        and RedRock Cabling (949) 900-3460 

An Office Property 

Contact:    Riser Management Company 
         Horizon Communications Technologies 
         1-866-361-3232 

        Then 
         Customer Resource Center (pka Property Management Office) 

  
 4 

 EXHIBIT H 
 LANDLORD’S DISCLOSURES 
 Portions of the structures on the Premises
may contain asbestos-containing materials. Accordingly, Tenant agrees that it will not make any repairs or alterations to the structures on the Premises: (a) without inquiring from Landlord whether Tenant’s planned repairs or alterations
are likely to disturb asbestos-containing materials in the structures, and (b) if, in Landlord’s judgment, the planned repairs or alterations will disturb the asbestos-containing materials, not to proceed with such planned repairs or
alterations without securing Landlord’s written prior consent. 

  
 1 

 EXHIBIT J 

THE IRVINE COMPANY – INVESTMENT PROPERTIES GROUP 
 HAZARDOUS MATERIAL SURVEY FORM 
 The purpose of this form is to obtain information
regarding the use of hazardous substances on Investment Properties Group (“IPG”) property. Prospective tenants and contractors should answer the questions in light of their proposed activities on the premises. Existing tenants and
contractors should answer the questions as they relate to ongoing activities on the premises and should update any information previously submitted. 
 If additional space is needed to answer the questions, you may attach separate sheets of paper to this form. When completed, the form should be sent to the following address: 

THE IRVINE COMPANY MANAGEMENT OFFICE 
 690 N. McCarthy Blvd., Suite 100 
 Milpitas, CA 95035 

Your cooperation in this matter is appreciated. If you have any questions, please call your property manager at (949) 720-4400 for
assistance. 
  

	1.	GENERAL INFORMATION. 

  

													
	 Name of Responding Company: Ruckus Wireless, Inc.
	 		 				 		 			
	 Check all that apply:
	 	Tenant	 	 	(X	) 	 	Contractor	 	 	(    	) 
		 	Prospective	 	 	(    	) 	 	Existing	 	 	(    	) 

 Mailing Address: 880 West Maude Avenue, Sunnyvale, CA 94085 

Contact person & Title: Seamus Hennessy, CFO 
 Telephone Number: (650) 265-4200 
 Current TIC Tenant(s): 

Address of Lease Premises:             
                                         
                                         
                                         
                                         
                   

Length of Lease or Contract Term:          
                                         
                                         
                                         
                                         
        
 Prospective TIC Tenant(s): 

Address of Leased Premises:            
                                         
                                         
                                         
                                         
                 

Address of Current Operations:            
                                         
                                         
                                         
                                         
            
 Describe the proposed operations to take place on the
property, including principal products manufactured or services to be conducted. Existing tenants and contractors should describe any proposed changes to ongoing operations. General office, product storage and research and development of smart wi-fi
products 
  
  

 

	2.	HAZARDOUS MATERIALS. For the purposes of this Survey Form, the term “hazardous material” means any raw material, product or agent considered hazardous
under any state or federal law. The term does not include wastes which are intended to be discarded. 

  

	 	2.1	Will any hazardous materials be used or stored on site? 

  

																							
	 Chemical Products
	  	 	Yes	  	  	 	(    	) 	 	 	No	  	  	 	(X	) 	 		  		  	
	 Biological Hazards/
Infectious Wastes
	  	 	Yes	  	  	 	(    	) 	 	 	No	  	  	 	(X	) 	 		  		  	
	 Radioactive Materials
	  	 	Yes	  	  	 	(    	) 	 	 	No	  	  	 	(X	) 	 		  		  	
	 Petroleum Products
	  	 	Yes	  	  	 	(    	) 	 	 	No	  	  	 	(X	) 	 		  		  	

  
 1 

	 	2.2	List any hazardous materials to be used or stored, the quantities that will be on-site at any given time, and the location and method of storage (e.g., bottles in
storage closet on the premises). 

  

											
	 Hazardous Materials
	 	  	  	 Location and Method

of Storage
	 	  	  	 Quantity

						
	 None
	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 

	 	

	 	2.3	Is any underground storage of hazardous materials proposed or currently conducted on the premises? Yes (    ) No (X ) 

If yes, describe the materials to be stored, and the size and construction of the tank. Attach copies of any permits obtained for the
underground storage of such substances. 
  

			
	  
	   

	
	 
		
	 	  	

  

	3.	HAZARDOUS WASTE. For the purposes of this Survey Form, the term “hazardous waste” means any waste (including biological, infectious or radioactive
waste) considered hazardous under any state or federal law, and which is intended to be discarded. 

  

	 	3.1	List any hazardous waste generated or to be generated on the premises, and indicate the quantity generated on a monthly basis. 

 

											
	 Hazardous Materials
	 	  	  	 Location and Method

of Storage
	 	  	  	 Quantity

						
	 None
	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 

  

	 	3.2	Describe the method(s) of disposal (including recycling) for each waste. Indicate where and how often disposal will take place. 

 

											
	 Hazardous Materials
	 	  	  	 Location and Method

of Storage
	 	  	  	 Disposal Method

						
	 None
	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 
	 	 	 	 		  	 	 		  	 

  

	 	3.3	Is any treatment or processing of hazardous, infectious or radioactive wastes currently conducted or proposed to be conducted on the premise? Yes
(    ) No (X) 

 If yes, please describe any existing or proposed treatment methods.

  

			
	  
	   

	
	 
		
	 	  	

  

	 	3.4	Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations on the premises. N/A 

 

	4.	SPILLS 

  

	 	4.1	During the past year, have any spills or releases of hazardous materials occurred on the premises? Yes (    ) No (X ) 

  
 2 

 If so, please describe the spill and attach the results of any testing
conducted to determine the extent of such spills. 
  

	
	  

	  

	  

  

	 	4.2	Were any agencies notified in connection with such spills? Yes (    ) No (    ) N/A 

If so, attach copies of any spill reports or other correspondence with regulatory agencies. 

 

	 	4.3	Were any clean-up actions undertaken in connection with the spills? N/A Yes (    ) No (    ) 

If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies
involved and the results of any final soil or groundwater sampling done upon completion of the clean-up work. 
  

	
	  

	  

	  

  

	5.	WASTEWATER TREATMENT/DISCHARGE 

  

	 	5.1	Do you discharge industrial wastewater to: N/A 

  

			
	             storm drain?
	 	            sewer?
	             surface water?
	 	            no industrial discharge

  

	 	5.2	Is your industrial wastewater treated before discharge? Yes (    ) No (    ) 

If yes, describe the type of treatment conducted. 

 

	
	  

	  

	  

  

	 	5.3	Attach copies of any wastewater discharge permits issued to your company with respect to its operations on the premises. 

 

	6.	AIR DISCHARGES. 

  

	 	6.1	Do you have any air filtration systems or stacks that discharge into the air? Yes (    ) No (X) 

 

	 	6.2	Do you operate any equipment that requires air emissions permits? Yes (    ) No (X ) 

 

	 	6.3	Attach copies of any air discharge permits pertaining to these operations. 

 

	7.	HAZARDOUS MATERIALS DISCLOSURES. 

  

	 	7.1	Does your company handle an aggregate of at least 500 pounds, 55 gallons or 200 cubic feet of hazardous material at any given time? Yes (    ) No (
X ) 

  

	 	7.2	Has your company prepared a Hazardous Materials Disclosure—Chemical Inventory and Business Emergency Plan or similar disclosure document pursuant to state or
county requirements? Yes (    ) No (    ) N/A 

 If so,
attach a copy. 
  

	 	7.3	Are any of the chemicals used in your operations regulated under Proposition 65? N/A 

If so, describe the procedures followed to comply with these requirements. 

 

	
	  

	  

	  

  
 3 

	 	7.4	Is your company subject to OSHA Hazard Communication Standard Requirements? Yes (    ) No (X) 

If so, describe the procedures followed to comply with these requirements. 

 

	
	  

	  

	  

  

	8.	ANIMAL TESTING. 

  

	 	8.1	Does your company bring or intend to bring live animals onto the premises for research or development purposes? 

	 	Yes	(    ) No ( X ) 

 If so, describe the activity. 
  

	
	  

	  

	  

  

	 	8.2	Does your company bring or intend to bring animal body parts or bodily fluids onto the premises for research or development purposes? Yes (    ) No
(X) 

 If so, describe the activity. 

 

	
	  

	  

	  

  

	9.	ENFORCEMENT ACTIONS, COMPLAINTS. 

  

	 	9.1	Has your company ever been subject to any agency enforcement actions, administrative orders, lawsuits, or consent orders/decrees regarding environmental compliance or
health and safety? Yes (    ) No ( X ) 

 If so, describe the actions and any
continuing obligations imposed as a result of these actions. 
  

	
	  

	  

	  

  

	 	9.2	Has your company ever received any request for information, notice of violation or demand letter, complaint, or inquiry regarding environmental compliance or health and
safety? Yes (    ) No ( X ) 

  

	 	9.3	Has an environmental audit ever been conducted which concerned operations or activities on premises occupied by you? Yes (    ) No (X)

  

	 	9.4	If you answered “yes” to any questions in this section, describe the environmental action or complaint and any continuing compliance obligation imposed as a
result of the same. 

  

	
	  

	  

	  

	  

	  

  

			
	
	  

	  

		
	By:	 	 /s/ Seamus Hennessy

	Name:  Seamus Hennessy
	Title:  CFO
	Date:	 	 12/10/10

  
 4 

 EXHIBIT X 
 WORK LETTER 
 BUILD TO SUIT 

(Landlord’s Contribution) 
 The tenant improvement work (the “Tenant Improvements” and the “Tenant Improvement Work”) shall consist of the work, including work in place
as of the date hereof, required to complete the improvements to the Premises as shown in the space plan (the “Plan”) prepared by Gensler, dated October 1, 2010, and the cost estimate (the “Cost Estimate”)
prepared by Jonathan Walters, dated October 16, 2010. The Tenant Improvement Work shall be performed by a contractor selected by Landlord and in accordance with the requirements and procedures set forth below. 

 

	I.	ARCHITECTURAL AND CONSTRUCTION PROCEDURES. 

 A. Landlord shall pay up to the amount of the “Landlord’s Contribution” (as defined below) towards the cost of the Tenant Improvement Work. Any additional cost of the Tenant Improvement
Work, including additional costs resulting from “Changes” (as hereinafter defined) requested by Tenant, shall be borne solely by Tenant and paid to Landlord as hereinafter provided. Unless otherwise specified in the Plan or Cost Estimate,
all materials, specifications and finishes utilized in constructing the Tenant Improvements shall be Landlord’s building standard tenant improvements, materials and specifications for the Project as set forth in Schedule I attached
hereto (“Standard Improvements”). Should Landlord submit any additional plans, equipment specification sheets, or other matters to Tenant for approval or completion in connection with the Tenant Improvement Work, Tenant shall
respond in writing, as appropriate, within 5 days unless a shorter period is provided herein. Tenant shall not unreasonably withhold its approval of any matter, and any disapproval shall be limited to items not previously approved by Tenant in the
Plan or otherwise. 
 B. In the event that Tenant requests in writing a revision to the Plan (“Change”), and
Landlord so approves such Change as provided in Section 1.C below, Landlord shall advise Tenant by written change order as soon as is practical of any increase in the cost to complete the Tenant Improvement Work that such Change would cause.
Such cost of the Change shall include an administrative/supervision fee to be paid to Landlord or to Landlord’s management agent in the amount of 5% of the cost of such Change. Tenant shall approve or disapprove such change order in writing
within 2 days following Tenant’s receipt of such change order. If Tenant approves any such change order, Landlord, at its election, may either (i) require as a condition to the effectiveness of such change order that Tenant pay the
increase in the cost to complete attributable to such change order concurrently with delivery of Tenant’s approval of the change order, or (ii) defer Tenant’s payment of such increase until the date 10 days after delivery of invoices
for same. If Tenant disapproves any such change order, Tenant shall nonetheless be responsible for the reasonable architectural and/or planning fees incurred in preparing such change order. Landlord shall have no obligation to interrupt or modify
the Tenant Improvement Work pending Tenant’s approval of a change order, but if Tenant fails to timely approve a change order, Landlord may (but shall not be required to) suspend the applicable Tenant Improvement Work. 

C. Landlord may consent in writing, in its sole and absolute discretion, to Tenant’s request for a Change, including any
modification of a Standard Improvement in the Plan to a non- standard improvement (“Non-Standard Improvement”), if requested in writing by Tenant. In addition, Landlord agrees that it shall not unreasonably withhold its consent to
Tenant’s requested Changes to previously approved Non-Standard Improvements, unless Landlord determines, in its sole and absolute discretion, that such requested Change to the Non-Standard Improvements (i) is of a lesser quality than the
Non-Standard Improvements previously approved by Landlord, (ii) fails to conform to applicable governmental requirements, (iii) would result in the Premises requiring building services beyond the level normally provided to other tenants,
(iv) interferes in any manner with the proper functioning of, or Landlord’s access to, any mechanical, electrical, plumbing or HVAC systems, facilities or equipment in or serving the Building, or (v) would have an adverse aesthetic
impact to the Premises or cause additional expenses to Landlord in reletting the Premises. The cost to complete any Non-Standard Improvements shall be borne by Tenant. All Standard Improvements and Non-Standard Improvements shall become the property
of Landlord and shall be surrendered with the Premises at the end of the Term; except that Landlord may, by notice to Tenant given at the time of Landlord’s approval of a Change, require Tenant either to remove all or any of the Non-Standard
Improvements and all or any of the Tenant Improvements approved by way of such Change requested by Tenant, to repair any damage to the Premises or the Common Area arising from such removal, and to replace such Non-Standard Improvements with the
applicable Standard Improvement, or to reimburse Landlord for the reasonable cost of any such removal, repair and replacement upon demand. Any such removals, repairs and replacements by Tenant shall be completed by the Expiration Date, or sooner
termination of this Lease, or within 10 days following notice to Tenant if such notice is given following the Expiration Date or sooner termination. 

  
 1 

 D. Notwithstanding any provision in the Lease to the contrary, and not by way of limitation
of any other rights or remedies of Landlord, if Tenant fails to comply with any of the time periods specified in this Work Letter, fails otherwise to approve or reasonably disapprove any submittal within the time period specified herein for such
response (or if no time period is so specified, within 5 days following Tenant’s receipt thereof), requests any Changes, furnishes inaccurate or erroneous specifications or other information, or otherwise delays in any manner the completion of
the Tenant Improvements (including without limitation by specifying materials that are not readily available) or the issuance of an occupancy certificate (any of the foregoing being referred to in this Lease as a “Tenant
Delay”), then Tenant shall bear any resulting additional construction cost or other expenses, and the Commencement Date of this Lease shall be deemed to have occurred for all purposes, including without limitation Tenant’s obligation
to pay rent, as of the date Landlord reasonably determines that it would have been able to deliver the Premises to Tenant but for the collective Tenant Delays. Should Landlord determine that the Commencement Date should be advanced in accordance
with the foregoing, it shall so notify Tenant in writing. Landlord’s determination shall be conclusive unless Tenant notifies Landlord in writing, within 5 days thereafter, of Tenant’s election to contest same by arbitration pursuant to
the provisions of Section Ill below. Pending the outcome of such arbitration proceedings, Tenant shall make timely payment of all rent due under this Lease based upon the Commencement Date set forth in the aforesaid notice from Landlord. 

E. Landlord shall permit Tenant and its agents to enter the Premises 3 weeks prior to the Commencement Date of the Lease in order that
Tenant may install fixtures, furniture and cabling through Tenant’s own contractors prior to the Commencement Date. In addition, Tenant may utilize the loading dock and parking area during such time. Any such work shall be subject to
Landlord’s prior written approval, and shall be performed in a manner and upon terms and conditions and at times satisfactory to Landlord’s representative. The foregoing license to enter the Premises prior to the Commencement Date is,
however, conditioned upon Tenant’s contractors and their subcontractors and employees working in harmony and not interfering with the work being performed by Landlord as determined by Landlord in Landlord’s sole and absolute discretion. If
at any time that entry shall cause disharmony or interfere with the work being performed by Landlord as defined by Landlord in Landlord’s sole and absolute discretion, this license may be withdrawn by Landlord upon 24 hours written notice to
Tenant. That license is further conditioned upon the compliance by Tenant’s contractors with all requirements imposed by Landlord on third party contractors, including without limitation the maintenance by Tenant and its contractors and
subcontractors of workers’ compensation and public liability and property damage insurance in amounts and with companies and on forms satisfactory to Landlord, with certificates of such insurance being furnished to Landlord prior to proceeding
with any such entry. The entry shall be deemed to be under all of the provisions of the Lease except as to the covenants to pay rent. Not by way of limitation, Landlord shall not be liable in any way for any personal injury, and/or loss or damage of
property which may occur in connection with such entry by Tenant or in connection with such work being performed by Tenant, the same being solely at Tenant’s risk. In no event shall the failure of Tenant’s contractors to complete any work
in the Premises extend the Commencement Date of this Lease. 
 F. Tenant hereby designates Seamus Hennessy (Tenant’s
Construction Representative”), Telephone No. (650) 265-4200, as its representative, agent and attorney-in-fact for all matters related to the Tenant Improvement Work, including but not by way of limitation, for purposes of receiving
notices, approving submittals and issuing requests for Changes, and Landlord shall be entitled to rely upon authorizations and directives of such person(s) as if given directly by Tenant. The foregoing authorization is intended to provide assurance
to Landlord that it may rely upon the directives and decision making of the Tenant’s Construction Representative with respect to the Tenant Improvement Work and is not intended to limit or reduce Landlord’s right to reasonably rely
upon any decisions or directives given by other officers or representatives of Tenant. Tenant may amend the designation of its Tenant’s Construction Representative(s) at any time upon delivery of written notice to Landlord. 

 

	II.	COST OF THE TENANT IMPROVEMENTS WORK 

 A. Landlord shall provide an allowance towards the “Completion Cost” (as defined below) of constructing the Tenant Improvement Work in the amount of One Hundred Eighty Thousand Dollars
($180,000.00) (the “Landlord’s Contribution”), based on $9.00 per usable square foot of the Premises, with any excess cost of the Tenant Improvements Work to be borne solely by Tenant If the actual cost of completion of the Tenant
Improvements is less than the maximum amount provided for the Landlord’s Contribution, such savings shall inure to the benefit of Landlord and Tenant shall not be entitled to any credit or payment. Notwithstanding the foregoing, if any portion
of the Landlord’s Contribution remains unused after construction of the Tenant Improvements, Tenant may utilize such portion of the Landlord’s Contribution, but not to exceed the amount of Thirty Thousand Dollars ($30,000.00), based on
$1.50 per usable square foot of the Premises, towards Tenant’s cost of cabling, furniture, fixtures, equipment, signage, and related moving expenses for Tenant’s move to the Premises. Landlord shall reimburse Tenant for such expenses
within thirty (30) days following the Commencement Date and receipt from Tenant of invoices or other reasonably detailed evidence of Tenant’s expenditure of such expenses; provided however, in order to be eligible for reimbursement, Tenant
shall submit any such invoice(s) or other reasonably detailed evidence of expenditure or such expenses or charges, if at all, not later than ninety (90) days following the Commencement Date of this Lease. 

  
 2 

 B. Tenant shall pay all additional Completion Costs attributable to any Changes requested by
the Tenant, any costs attributable to Tenant Delays and the amount, if any, by which aggregate Completion Cost of the Tenant Improvements Work exceeds the Landlord’s Contribution. The amounts to be paid by Tenant for the Tenant improvements
pursuant to this Section are sometimes cumulatively referred to herein as the “Tenant’s Contribution”. 
 C. The “Completion Cost” shall mean all costs of Landlord in completing the Tenant Improvements Work, including but not limited to the following: (i) payments made to architects,
engineers, contractors, subcontractors and other third party consultants in the performance of the Work, (ii) permit fees and other sums paid to governmental agencies, and (iii) costs of all materials incorporated into the Work or used in
connection with the Work. The Completion Cost shall also include an administrative/supervision fee in the amount of 5% of the Completion Cost to be paid to Landlord or to Landlord’s management agent from the Landlord’s Contribution. Unless
expressly authorized in writing by Landlord, the Completion Cost shall not include (and no portion of the Landlord Contribution shall be paid for) any costs incurred by Tenant, including without limitation, any costs for space planners, managers,
advisors or consultants retained by Tenant in connection with the Tenant Improvements. 
 D. Prior to start of construction of
the Tenant Improvements, Tenant shall pay to Landlord in full the amount of the Tenant’s Contribution, if any, set forth in the approved Cost Estimate. Following completion of the Tenant improvements Work, Tenant shall pay (or be refunded) any
difference between the estimated and the actual amount of the Tenant’s Contribution towards the Completion Cost. The balance of all sums due and owing and not otherwise paid by Tenant shall be due and payable on or before the Commencement Date
of this Lease. If Tenant defaults in the payment of any sums due under this Work Letter, Landlord shall (in addition to all other remedies) have the same rights as in the case of Tenant’s failure to pay rent under the Lease, including, without
limitation, the right to terminate this Lease and recover damages from Tenant and/or to charge a late payment fee and to collect interest on delinquent payments, and Landlord may (but shall not be required to) suspend the Tenant improvement Work
following such default, in which event any delays because of such suspension shall constitute Tenant Delays hereunder. 
  

	III.	DISPUTE RESOLUTION 

 A. All
claims or disputes between Landlord and Tenant arising out of, or relating to, this Work Letter shall be decided by the JAMS/ENDISPUTE (“JAMS”), or its successor, with such arbitration to be held in San Jose, California, unless the
parties mutually agree otherwise. Within 10 business days following submission to JAMS, JAMS shall designate three arbitrators and each party may, within 5 business days thereafter, veto one of the three persons so designated. If two different
designated arbitrators have been vetoed, the third arbitrator shall hear and decide the matter. If less than 2 arbitrators are timely vetoed, JAMS shall select a single arbitrator from the non-vetoed arbitrators originally designated by JAMS, who
shall hear and decide the matter. Any arbitration pursuant to this section shall be decided within 30 days of submission to JAMS. The decision of the arbitrator shall be final and binding on the parties. All costs associated with the arbitration
shall be awarded to the prevailing party as determined by the arbitrator. 
 B. Notice of the demand for arbitration by either
party to the Work Letter shall be filed in writing with the other party to the Work Letter and with JAMS and shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrator shall be final, and judgment may
be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no arbitration arising out of or relating to this Work Letter shall include, by
consolidation, joinder or in any other manner, any person or entity not a party to the Work Letter unless (1) such person or entity is substantially involved in a common question of fact or law, (2) the presence of such person or entity is
required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in the matter is not insubstantial. 
 C. The agreement herein among the parties to arbitrate shall be specifically enforceable under prevailing law. The agreement to arbitrate hereunder shall apply only to disputes arising out of, or relating
to, this Work Letter, and shall not apply to other matters of dispute under the Lease except as may be expressly provided in the Lease. 

  
 3 

 Tenant Improvement/Interior Construction Outline Specifications 

(By Tenant/Tenant Allowance) 
  

					
	TENANT STANDARD GENERAL	 		 	
	OFFICE:	 	CARPET	 	
		 	Direct glue, from one of the following options:	 	
		 	Designweave—Z6354 Tempest Esq.:	 	Designweave—Z6356 Techno:
		 	a) 553 Steel Wool	 	a) 336 Lido
		 	b) 773 Melba Toast	 	b) 252 Topaz
		 	c) 575 Silver Smoke	 	c) 518 Night Sky
		 	d) 535 Dolphin	 	d) 997 Silver Plum
		 	e) 454 Denim	 	e) 496 Galactic
			
		 	VINYL COMPOSITION TILE (VCT)	 	
		 	12x12 VCT Armstrong Standard Excelon, from the following options:
		 	a) 51803 Pearl White	 	c) 51908 Pewter
		 	b) 51899 Cool White	 	d) 51899 Cool White
			
		 	PAINT/WALLS	 	
		 	5/8” gypsum drywall on 2-1/2” x 25 ga. metal studs, floor to ceiling construction, no walls shall penetrate the grid unless required by code. All wails shall
be straight, and parallel to building perimeter walls. All offices and rooms shall be constructed of a standard size and tangent to a building shell or core wall. Paint finish, one standard color to be Benjamin Moore AC-40, Glacier White, flat
finish.
			
		 	BASE	 	
		 	2-1/2”Burke rubber base color: Pearl 137P, straight at cut pile carpet, coved at resilient flooring and loop carpet.
			
		 	RUBBER TRANSITION STRIP	 	
		 	Transition strip between carpet and resilient flooring to be Burke #150, color: to match adjacent V.C.T.
			
		 	PLASTIC LAMINATE	 	
		 	Plastic laminate color at millwork to be Nevamar “Smoky White”, Textured #S-7-27T.
			
		 	CEILING	 	
		 	2x4 USG Radar Illusions #2842 grid and scored tile on 9/16” T-bar grid. Continuous grid throughout.
			
		 	PERIMETER WALLS	 	
		 	Furring, 25 ga, metal studs with 5/8” gypsum drywall, with batt insulation.
			
		 	LIGHTING	 	
		 	2X4 fluorescent, 3-lamp energy saving ballast, 18-cell parabolic lens fixture.
			
		 	DOORS	 	
		 	1-3/4” solid core, 3”-0” x 8’-10”, plain sliced white oak, Western Integrated clear anodized aluminum frames, Schlage “D” series
“Sparta” latchset hardware, dull chrome finish.
			
		 	OFFICE SIDELITES	 	
		 	All interior offices to have sidelite glazing adjacent to office entry door. 2’ wide x door height, Western Integrated clear anodized aluminum frame integral to
door frame with clear tempered glass.

 Schedule I 

  
 1 

 Tenant Improvement / Interior Construction Outline Specifications 

(Continued) 
  

			
	TENANT STANDARD GENERAL OFFICE (CONTINUED):	  	WINDOW COVERINGS
		  	Vertical blinds; Mariak Industries PVC blinds at building perimeter windows, Model M-3000, Color: Light Grey.
		
	TENANT STANDARD MECHANICAL:	  	HVAC
		  	Interior and Exterior zone VAV boxes shall be connected to the main supply air loop, Exterior zone VAV boxes shall be provided with single-row hot water reheat
coil.
		
		  	Air distribution downstream of VAV boxes shall be provided complete with ductwork, 2’x2’ perforated face ceiling diffusers, 2’x2’ perforated return air
grilles and air balance.
		
		  	Pneumatic thermostats with blank white cover shall be provided for each zone. Thermostats shall be located adjacent to light switch at 48” above finished
floor.
		
		  	Exterior corner spaces with more than one exposure shall be provided with a separate zone.
		
		  	Conference Room (or Training Room) 20’x13’ or larger shall be provided with a separate zone.
		
		  	Exterior zone shall be limited to a single exposure and a maximum of 750 to 1000 square feet.
		
		  	Interior zone shall be limited to a maximum of 2000 square feet.
		
		  	FIRE PROTECTION
		  	Pendant satin chrome plated, recessed heads, adjustable canopies, minimum K factor to be 5,62, located at center of scored ceiling tile. Ceiling drops from shell supply
loop.
		
	TENANT STANDARD ELECTRICAL:	  	ELECTRICAL SYSTEM
		  	277/480 volt, three phase, four wire metered distribution section added to main service at Main Electrical Room.
		
		  	Electrical tenant distribution capacity suitable for 22 watts per s.f. to accommodate HVAC, lighting, data processing, computer loads and convenience outlets.
		
		  	Tenant Electrical Room, located within the lease space, to include 270/480 volt and 120/208 volt panets, transformer, lighting control panel, as required.
		
		  	LIGHTING
		  	Double switch per Title 24, paired in double gang box, Leviton “Decora” white plastic coverplate, 42” AFF to switch centerline. Provide occupancy sensors as
required by code. 2x4 fluorescent light fixtures, 3-lamp energy saving ballast, 18-cell parabolic lens fixture based upon one (1) fixture per 80 square feet.
		
		  	Exit signs: Internally illuminated, white sign face with green text.

  
 2 

 Tenant Improvement / Interior Construction Outline Specifications 

(Continued) 
  

 TENANT STANDARD

	 ELECTRICAL (CONTINUED): 
	OUTLETS 

	 	Power: 15-amp 125-volt specification grade duplex receptacle mounted vertically, 18” AFF to centerline, white plastic coverplate. Feeds to systems furniture by Tenant to be via walls,
furred columns or ceiling J-box. Power poles and furniture by Tenant. Ratio of one (1) feed per eight (8) workstations. Assumes four (4) circuits, eight (8) wire configuration of systems furniture. 

 

	 	Telephone/Data: Single gang box with mud ring and pull string, mounted vertically, 18” AFF to centerline, Cover plate by telephone and/or cabling company. Teflon cable by tenant.

  

	 	One (1) empty 2” conduit to be routed from Tenant’s Server Room, 4x8 backboard to building main telephone backboard. 

TENANT STANDARD 

WAREHOUSE/SHIPPING AND 

	 RECEIVING: 
	FLOORS 

	 	Sealed concrete. 

  

	 	WALLS 

	 	5/8” gypsum wallboard standard partition. Paint to match Benjamin Moore AC-40 Glacier White; rated partition at occupancy separation as required by code. 

 

	 	CEILING 

	 	Exposed structure, non-painted. 

  

	 	WINDOWS 

	 	None 

  

	 	ACCESS 

	 	7’-6” H x 7’-6” W glazed service doors. Glazing is bronze reflective glass. 

  

	 	HVAC 

	 	None 

  

	 	PLUMBING 

	 	Single accommodation restroom, if required 

  

	 	Sheet vinyl flooring to be Armstrong Classic Corlon “Seagate” #86526 Oyster, with Smooth White FRP panel wainscot to 48” high, Painted wails and ceiling to be Benjamin Moore AC-40
Glacier White, semi-gloss finish. 

  

	 	LIGHTING 

	 	Chain hung florescent strip fixtures. 

  

	 	OTHER ELECTRICAL 

	 	Convenience outlets; surface mounted at exposed concrete walls. 

  

	 	SECURITY 

	 	Lockable doors. 

  
 3 

  
 

 
 EXHIBIT Y 

  
 1<![CDATA[Lease Agreement (Sequoia M&P, LLC)]]>

 Exhibit 10.11 
 LEASE AGREEMENT 
 (NNN R&D TENANT
IMPROVEMENTS) 
 BASIC LEASE INFORMATION 

 

	 Lease Date: 
	October 31, 2011 

  

	 Landlord: 
	Sequoia M&P, LLC 

  

	 Landlord’s Address: 
	c/o JP DINAPOLI COMPANIES, INC. 

	 	99 Almaden Boulevard, Suite 565 

	 	San Jose, California 95113 

  

	 Tenant: 
	Ruckus Wireless, Inc., a Delaware corporation 

  

	 Tenant’s Address: 
	After the Commencement Date: 

  

	 	Ruckus Wireless, Inc. 

	 	685 West Maude Avenue 

	 	Sunnyvale, California 94085 

  

	 	With a Copy To: 

  

	 	Ruckus Wireless, Inc. 

	 	880 West Maude Avenue, Suite 100 

	 	Sunnyvale, California 94085 

  

	 Premises: 
	Approximately 9,800 rentable square feet as shown on Exhibit A. 

  

	 Premises Address: 
	685 West Maude Avenue 

	 	Sunnyvale, California 94085 

  

					
		 	Building:	 	            Approximately 20,000 rentable square feet
		 	Lot:	 	            APN 165-42-008
		 	Park:	 	            Approximately 40,000 rentable square feet

  

	 Term: 
	Eighteen (18) months (See Article 2) 

  

	 Base Rent (¶3): 
	Six Thousand, Five Hundred Sixty-Six and no/100ths Dollars ($6,566.00) per month. 

  

	 Advance Rent (¶3): 
	Six Thousand, Five Hundred Sixty-Six and no/100ths Dollars ($6,566.00) 

  

	 Security Deposit (¶4): 
	Six Thousand, Five Hundred Sixty-Six and no/100ths Dollars ($6,566.00) 

  

			
	 •        Tenant’s Share of Operating Expenses (¶6.1):
	  	49.0%/24.5% of the Building/Park.
	 •        Tenant’s Share of Tax Expenses (¶6.2):
	  	49.0% of the Lot.
	 •        Tenant’s Share of Common Area Utility Costs
(¶7.2):
	  	24.5% of the Park.
	 •        Tenant’s Share of Utility Expenses (¶7.1):
	  	49.0% of the Building.

  

	 Permitted Uses (¶9): 
	General office, research and development, sales, storage and other related uses, but only to the extent permitted by the City of Sunnyvale and all agencies and governmental authorities having
jurisdiction thereof 

  

	 Broker (¶33): 
	Cornish & Carey Commercial for Landlord and James Abarta/Colliers International for Tenant 

  

	 Exhibits: 
	Exhibit A -     Premises, Building, Lot and/or Park 

	 	Exhibit B -     Tenant Improvements 

	 	Exhibit C -     Rules and Regulations 

	 	Exhibit D -     Landlord’s FF&E 

	 	Exhibit E -     Intentionally Stricken 

	 	Exhibit F -     Change of Commencement Date – Example 

	 	Exhibit G -     Sign Criteria 

	 	Exhibit H -     Hazardous Materials Disclosure Certificate 

  
 1 

 Table Of Contents 

 

							
	 SECTION
	  	PAGE
	 
	 1.
	  	Premises	  	 	3	  
	 2.
	  	Occupancy; Adjustment of Commencement Date	  	 	3	  
	 3.
	  	Rent	  	 	3	  
	 4.
	  	Security Deposit	  	 	3	  
	 5.
	  	Condition of Premises; Tenant Improvements	  	 	4	  
	 6.
	  	Additional Rent	  	 	4	  
	 7.
	  	Utilities and Services	  	 	7	  
	 8.
	  	Late Charges	  	 	8	  
	 9.
	  	Use of Premises	  	 	8	  
	 10.
	  	Alterations; and Surrender of Premises	  	 	9	  
	 11.
	  	Repairs and Maintenance	  	 	10	  
	 12.
	  	Insurance	  	 	11	  
	 13.
	  	Limitation of Liability and Indemnity	  	 	12	  
	 14.
	  	Assignment and Subleasing	  	 	13	  
	 15.
	  	Subordination	  	 	14	  
	 16.
	  	Right of Entry	  	 	15	  
	 17.
	  	Estoppel Certificate	  	 	15	  
	 18.
	  	Tenant’s Default	  	 	15	  
	 19.
	  	Remedies for Tenant’s Default and Chronic Default	  	 	16	  
	 20.
	  	Holding Over	  	 	17	  
	 21.
	  	Landlord’s Default	  	 	17	  
	 22.
	  	Parking	  	 	17	  
	 23.
	  	Transfer of Landlord’s Interest	  	 	18	  
	 24.
	  	Waiver	  	 	18	  
	 25.
	  	Casualty Damage	  	 	18	  
	 26.
	  	Condemnation	  	 	19	  
	 27.
	  	Environmental Matters/Hazardous Materials	  	 	20	  
	 28.
	  	Financial Statements	  	 	22	  
	 29.
	  	General Provision:	  	 	22	  
	 30.
	  	Signs	  	 	23	  
	 31.
	  	Mortgagee Protection	  	 	24	  
	 32.
	  	Warranties of Tenant	  	 	24	  
	 33.
	  	Brokerage Commission	  	 	24	  
	 34.
	  	Quiet Enjoyment	  	 	24	  
	 35.
	  	Landlord Right to Terminate	  	 	25	  

  
 2 

 NNN R&D TENANT IMPROVEMENTS 

LEASE AGREEMENT 
 The Basic Lease Information set forth on Page 1 and this Lease-is-and shall be construed as a single instrument 
  

	1.	PREMISES 

 Landlord hereby leases the Premises to Tenant upon the terms and conditions contained herein. Tenant shall have the right to use, on a non-exclusive basis, parking areas and ancillary facilities located
within the Common Areas of the Park, subject to the terms of this Lease. Landlord and Tenant hereby agree that for purposes of this Lease, as of the Lease Date, the rentable square footage area of each of the Premises, the Building and the Park
shall be deemed to be the number of rentable square feet as set forth in the Basic Lease Information. Tenant hereby acknowledges that the rentable square footage of the Premises may include a proportionate share of certain areas used in common by
all occupants of the Building and/or the Park (by way of example only, corridors, common restrooms, and an electrical room and/or telephone room). The term “Project” as used herein shall mean and collectively refer to the Building, the
Common Areas, the Lot and the Park. 
  

	2.	OCCUPANCY; ADJUSTMENT OF COMMENCEMENT DATE

 2.1 Landlord and Tenant shall execute a written amendment to this Lease, substantially in
the form of Exhibit F hereto, wherein the parties shall specify the actual commencement date, expiration date and the date on which Tenant is to commence paying Rent. The parties agree that (i) the Commencement Date of this Lease shall be the
date (the “Commencement Date”) that is the later of October 15, 2011, or (unless waived by Tenant in writing) the date by which all of the following have occurred: (a) Landlord has Substantially Completed (as defined in
Exhibit B) the Tenant Improvements in accordance with the Lease, and (b) Landlord has delivered possession of the Premises to Tenant; (ii) any delays in completing the Tenant Improvements which result from changes to the final
approved Tenant Improvement plans requested by Tenant (unless as a result of Landlord’s noncompliance or variance from any plans previously-agreed upon by the parties) shall not affect or otherwise extend the Commencement Date; (iii) any
delays resulting from Tenant’s pre-Commencement Date occupancy installation, and/or interference with the installation of the Tenant Improvements shall not affect or otherwise extend the Commencement Date; and (iv) Landlord is solely and
wholly responsible for the construction, cost and completion of the Tenant Improvements as defined in Exhibit B hereto. If the Lease Term has not commenced, as set forth in this Section 2.1, by November 15, 2011, then Tenant shall
have the right to terminate this Lease, and upon such termination, Landlord shall return to Tenant the Advance Rent and Security Deposit; and the parties shall be released from any additional liability hereunder. The Term shall expire on the day
immediately preceding the 18th month anniversary of the
Commencement Date (the “Expiration Date”). The word “Term” whenever used herein refers to the initial term of this Lease and any valid extension(s) thereof. 

2.2 Landlord shall permit Tenant to occupy the Premises after Tenant’s execution and delivery of this Lease and prior to the actual
Commencement Date, for purposes of planning and work related to construction of the Tenant Improvements, as well as for purposes of installing in, on or about the Premises, Tenant’s personal property, equipment, fixtures, furnishings and any
improvements not included in the definition of Tenant Improvements. Such pre-Commencement Date occupancy shall be at Tenant’s sole risk and subject to all the provisions of this Lease other than the payment of Rent, including, but not limited
to requirements to provide a Certificate of insurance. Additionally, Landlord shall have the right to-impose additional reasonable conditions on Tenant’s early occupancy upon-reasonable advance written notice to Tenant. 

 

	3.	Rent 

 On the date that Tenant executes
this Lease, Tenant shall deliver to Landlord the original executed Lease, the Advance Rent (which shall be applied against the Rent payable for the first month(s) Tenant is required to pay Rent), and the Security Deposit. On or prior to the
Commencement Date or any early occupancy pursuant to the terms of the Lease, Tenant shall deliver to Landlord all insurance certificates evidencing the insurance required to be obtained by Tenant under Section 12 of this Lease. Tenant agrees to
pay Landlord the Base Rent, without prior notice or demand, abatement, offset; deduction or claim, in advance at Landlord’s Address on the Commencement Date (except to the extent covered by the Advance Rent) and thereafter on the first
(1st) day of each month throughout the balance of the Term of the Lease. In addition to the Base Rent, Tenant shall pay Landlord, as Additional Rent, Tenant’s Share of Operating Expenses, Tax Expenses, Common Area Utility Costs, and
Utility Expenses. The term “Rent” whenever used herein refers to the aggregate of all these amounts. The Rent for any fractional part of a calendar month at the commencement or expiration or termination of the Lease Term shall be a
prorated amount of the Rent for a full calendar month based upon a thirty (30) day month. The prorated Rent shall be paid on the Commencement Date (except to the extent covered by the Advance Rent) and the first day of the calendar month in
which the date of expiration or termination occurs. 
  

	4.	SECURITY DEPOSIT 

 Simultaneously with Tenant’s execution and delivery of this Lease, Tenant shall deliver to Landlord, as a Security Deposit for the faithful performance by Tenant of its obligations under this Lease,
the amount specified in the Basic Lease Information. If Tenant is in default hereunder beyond applicable notice and cure periods, if any, Landlord 

  
 3 

 
may, but without obligation to do so, use all or any portion of the Security Deposit to the extent necessary to cure the default or to compensate Landlord for all damages sustained by Landlord in
connection therewith. Tenant shall, immediately on demand, pay to Landlord a sum equal to the portion of the Security Deposit so applied or used to replenish the amount of the Security Deposit held to increase such deposit to the amount initially
deposited with Landlord. At any time after Tenant has become in Chronic Default hereunder, Landlord may require an-increase in the amount of the Security Deposit required hereunder for the then balance of the Term and Tenant shall, immediately on
demand, pay to Landlord such additional sums. As soon as practicable after the expiration or termination of this Lease, Landlord shall return the Security Deposit to Tenant, less such amounts as are reasonably necessary, as determined by Landlord,
to remedy Tenant’s default(s) hereunder or to otherwise restore the Premises to the condition required by the Lease, reasonable wear and tear excepted. If the cost to restore the Premises to the condition required by the Lease exceeds the
amount of the Security Deposit, Tenant shall promptly deliver to Landlord any and all of such excess sums. Landlord shall not be required to keep the Security Deposit separate from other funds, and, unless otherwise required by law, Tenant shall not
be entitled to interest on the Security Deposit. In no event or circumstance shall Tenant have the right to any use of the Security Deposit and, specifically, Tenant may not use the Security Deposit as a credit or to otherwise offset any payments
required hereunder. 
  

	5.	CONDITION OF PREMISES; TENANT IMPROVEMENTS. 

Tenant agrees to accept the Premises on the Commencement Date as then being suitable for Tenant’s intended use and in good operating order, condition
and repair in its then existing “AS IS” condition, provided the same is broom clean and free of debris and except as otherwise set forth in the Lease and Exhibit B hereto. Tenant shall have use of the existing furniture, fixtures
and equipment located within the Premises and listed on Exhibit D. including, but not limited to cubicles, chairs, private office furniture, kitchen furniture, server racks, wiring and all other fixtures in the Premises
(“FF&E”), at no additional charge or rent to Tenant. Tenant may reconfigure the cubicles, without obligation to restore them to their original location at the end of the term, but Tenant may not dispose or otherwise discard of excess
FF&E not in use, or parts thereof. Tenant agrees to return Landlord’s FF&E at the end of the term in the same condition as when received, except that Tenant may cause of the height of cubicle walls to be reduced by a professional firm,
and subject to normal wear and tear and casualty, unless such casualty is caused by Tenant or any of Tenant’s Indemnitees (as defined in Section 13 below). The Tenant Improvements (defined in Exhibit B) shall be installed in
accordance with the terms, conditions, criteria and provisions set forth in Exhibit B. By taking possession of the Premises, Tenant shall be deemed to have accepted the Premises in good condition and state of repair, subject to punch list
items, latent defects and Landlord’s obligations in the last sentence of this Section 5. Tenant expressly acknowledges and agrees that neither Landlord nor any of Landlord’s agents, representatives or employees has made any
representations as to the suitability, fitness or condition of the Premises for the conduct of Tenant’s business or for any other purpose, including without limitation, any storage incidental thereto. Any Tenant Improvements to be constructed
hereunder shall be in compliance with the requirements of the ADA (defined below), and all costs incurred for purposes of compliance therewith shall be a part of and included in the costs of the Tenant Improvements. During the first three
(3) months of the Lease, Landlord shall, within a reasonable time after receipt of notice from Tenant, remedy any failure of the Building or Premises to comply with the following at Landlord’s sole cost and expense: (i) the lighting,
electrical, mechanical, HVAC, plumbing, sewer, elevator and other systems serving the Premises and the Building will be in good operating condition and repair, (iii) the landscaping and parking lot will be in good condition and repair, and
(iii) the roof of the Building will be in good condition and watertight. 
  

	6.	ADDITIONAL RENT 

 It is intended by Landlord and Tenant that this Lease be a “triple net lease.” The costs and expenses described in this Section 6 and all other sums, charges, costs and expenses specified
in this Lease other than Base Rent are to be paid by Tenant to Landlord as additional rent (collectively, “Additional Rent”). 
 6.1 Operating Expenses: Tenant shall pay to Landlord Tenant’s Share of all Operating Expenses as Additional Rent. The term “Operating Expenses” as used herein shall mean the total
amounts paid or payable by Landlord in connection with the ownership, management, maintenance, repair and operation of the Premises and the other portions of the Project. These Operating Expenses may include, but are not limited to, Landlord’s
cost of: 
 6.1.1 repairs to, and maintenance of, the roof membrane, the non-structural portions of the roof and the
non-structural elements of the perimeter exterior walls of the Building; 
 6.1.2 maintaining the outside paved area,
landscaping and other common areas of the Park. The term “Common Areas” shall mean au areas and facilities within the Park exclusive of the Premises and the other portions of the Park leasable exclusively to other tenants. The Common Areas
include, but are not limited to, interior lobbies, mezzanines, parking areas, access and perimeter roads, sidewalks, and landscaped areas; 
 6.1.3 annual insurance premium(s) insuring against personal injury and property damage (including, if Landlord elects, “all risk” or “special purpose” coverage) and all other
insurance, including, but not limited to, earthquake (not to exceed an amount equal to two times the amount of “all risk” premiums) and flood for the Project, rental value insurance against loss of Rent for a period of at least twelve
(12) months commencing on the date of loss, and subject to the provisions of Section 25 below, any deductible; 

  
 4 

 6.1.4 (i) modifications and/or new improvements to any portion of the Project
occasioned by any rules, laws or regulations effective subsequent to the Lease Date; (ii) reasonably necessary replacement improvements to any portion of the Project after the Commencement Date; and (iii) new improvements to the Project
that reduce operating costs or improve life/safety conditions, all of the foregoing as reasonably determined by Landlord, in its sole but reasonable discretion, provided however, if any of the foregoing are in the nature of capital improvements,
then the cost of such capital improvements shall be amortized on a straight-line basis over a reasonable period, which shall not be less than the lesser of fifteen (15) years or the reasonably estimated useful life of such modifications, new
improvements or replacement improvements in question (at an interest rate as reasonably determined by Landlord), and Tenant shall pay Tenant’s Share of the monthly amortized portion of such costs (including interest charges) as part of the
Operating Expenses herein; 
 6.1.5 the management and administration of any and all portions of the Project, including, without
limitation, a property management fee (not to exceed three percent (3%) of the gross rents of the Project), accounting, auditing, billing, postage, salaries and benefits for clerical and supervisory employees, whether located on the Project or
off-site, payroll taxes and legal and accounting costs and all fees, licenses and permits related to the ownership, operation and management of the Project; 
 6.1.6 preventative maintenance and repair contracts including, but not limited to, contracts for elevator systems (if any) and heating, ventilation and air conditioning systems, lifts for disabled
persons, if Landlord elects to so procure; 
 6.1.7 security and fire protection systems and services for any portion of the
Project, if and to the extent, in Landlord’s sole discretion, such services are provided, 
 6.1.8 the creation and
modification of any licenses, easements or other similar undertakings with respect to the Project; 
 6.1.9 supplies, materials,
equipment, rental equipment and other similar items used in the operation and/or maintenance of the Project; 
 6.1.10 any
barrier removal work or other required improvements, alterations or work to any portion of the Project generally required under the ADA (defined below) (the “ADA Work”); provided, to the extent that such ADA Work is required under the ADA
due to Tenant’s particular use of the Premises or any Alteration (defined below) made to the Premises by or on behalf of Tenant, then the cost of such ADA Work shall be borne by Tenant and shall not be included as part of the Operating
Expenses; and 
 6.1.11 the repairs and maintenance items set forth in Section 11.2 below. 

Notwithstanding anything in this Section 6.1 to the contrary, the term “Operating Expense” shall not include any of the following and none
of the following items shall be payable in whole or in part by or in any way charged to Tenant: 
 (i) Interest
or penalties resulting from late payment of any Operating Expense by Landlord; provided, that Tenant timely pays Tenant’s Share of Operating Expenses and Tax Expenses to Landlord when due as set forth herein; 

(ii) Costs associated with the investigation and/or remediation of Hazardous Materials (hereinafter defined) present in,
on or about the Premises or the Park, unless such costs and expenses are the responsibility of Tenant as provided in Section 27 of this Lease, in which event such costs and expenses shall be paid solely by Tenant in accordance with the
provisions of Section 27 of this Lease; 
 (iii) Any cost or expense which is actually reimbursed to
Landlord through insurance, warranties, condemnation proceeds or otherwise; 
 (iv) Costs attributable to seeking
and obtaining new tenants in the Park as well as retaining existing tenants in the Park (other than Tenant), such as advertising, brokerage commissions, architectural, engineering and attorneys’ fees and costs for renovations and improvements
to buildings in the Park other than the Premises; 
 (v) Any items for which Landlord is actually reimbursed by
any other tenant of the Park; 
 (vi) Real estate brokers’ leasing commissions; 

(vii) Other than any interest charges for capital improvements referred to in Section 6.1.4 hereinabove, any fees,
interest or payments on any financing for the Building or the Park, rent and other payments under any ground lease of the Building, and any bad debt loss, rent loss or reserves for same; 

  
 5 

 (viii) Any costs, fines or penalties incurred solely and directly resulting
from actual violations by Landlord of any governmental rule or authority for which Landlord is responsible hereunder; 
 (ix) Costs associated with the operation of the business of the entity which constitutes Landlord or Landlord’s property manager, as the same are distinguished from the cost of operation of the
Building or the Park, including partnership or corporate accounting and legal matters, costs of defending any lawsuits with any tenants, mortgagee or lender, costs of selling, syndicating, financing, mortgaging or hypothecating any of
Landlord’s interest in the Park or the Building, disputes of Landlord with the property management company managing the Park, to the extent any of the aforementioned costs are not, in any way, attributable to the use being made of the Premises
by Tenant and Tenant’s Representatives or otherwise attributable to the acts or omissions of Tenant and/or any of Tenant’s Representatives; 
 (x) Overhead and profit paid to subsidiaries or affiliates of Landlord for management services to the extent that the cost of those items would not have been paid had the services been provided by
unaffiliated parties on a competitive basis; 
 (xi) charitable or political contributions or fees paid to trade
associations; and 
 (xii) costs for sculpture, paintings or other objects of art (and insurance thereon or
extraordinary security in connection therewith) 
 In addition to the foregoing, notwithstanding anything in this Section 6.1 to the
contrary, “Operating Expenses” shall not include and Tenant shall in no event have any obligation to perform or to pay directly, or to reimburse Landlord for, all or any portion of the following repairs, maintenance, improvements,
replacements, premiums, claims, losses, fees, charges, costs and expenses (collectively, “Costs”): (a) Costs occasioned by the negligence or willful misconduct or violation of any Law by Landlord; (b) Costs occasioned by fire,
acts of God, or other casualties or by the exercise of the power of eminent domain, to the extent of proceeds actually received by Landlord (Landlord covenants to use commercially reasonable efforts to collect the same); (c) Costs to correct any
construction defect in the Premises or the Building (except those resulting from Alterations and improvements made by Tenant) or to comply with any covenant, condition, restriction, underwriter’s requirement or law applicable to the Premises,
the Building or the Project on the Commencement Date; (d) Costs of any renovation, improvement, painting or redecorating of any portion of the Building or the Project not made available for Tenant’s use; (e) Costs incurred in
connection with marketing or advertising the Project, or the violation by Landlord or any occupant of the Project (other than Tenant) of the terms and conditions of any lease or other agreement; (f) Costs for insurance coverage or limits of
liability not then customarily required for similar types of buildings within the general vicinity of the Project, increases in insurance Costs caused by the activities of another occupant of the Project; earthquake insurance premiums in excess of
an amount equal to two times “all risk” premiums; insurance deductibles in excess of $10,000, and co-insurance payments; (g) Costs incurred in connection with the presence of any Hazardous Material, except to the extent caused by the
release or emission of the Hazardous Material in question by Tenant; (h) Costs in the nature of depreciation, amortization or other expense reserves except as expressly otherwise provided in this Lease; (i) Costs to repair, replace,
restore or maintain the structural portions of the Building (including roofs); (j) compensation for any officer of Landlord or for any employee not stationed at the Project on a full-time basis or any compensation retained by Landlord or its
affiliates for management and administration of the Project in excess of the management fee charged by Landlord calculated as three percent (3%) of the Base Rent, (k) subject to Section 17 hereof; Costs to repair, replace, restore or
maintain, or otherwise associated with, the elevator in the Building (unless and until Tenant may expand or move into the second floor of the Building); (l) Costs for any capital improvement or expenditure for or related to the roof, the
mechanical systems serving the Premises and Building; (m) subject to subsection 6.1(1), any other Costs which could properly be capitalized under generally accepted accounting principles, except to the extent amortized on a straight-line basis
over a reasonable period, which shall not be less than the lesser of fifteen (15) years or the reasonably estimated useful life of such modifications, new improvements or replacement improvements in question (at an interest rate as reasonably
determined by Landlord). 
 6.2 Tax Expenses: Tenant shall pay to Landlord Tenant’s Share of all real property taxes
applicable to the Project. Prior to delinquency, Tenant shall pay any and all taxes and assessments levied upon Tenant’s Property (defined below in Section 10) located or installed in or about the Premises by, or on behalf of Tenant. To
the extent any such taxes or assessments are not separately assessed or billed to Tenant, then Tenant shall pay the amount thereof as invoiced by Landlord. Tenant shall also reimburse and pay Landlord, as Additional Rent, within thirty
(30) days after demand therefor, one hundred percent (100%) of (i) any increase in real property taxes attributable to any and all Alterations (defined below in Section 10), Tenant Improvements, fixtures, equipment or other
improvements of any kind whatsoever placed in, on or about the Premises for the benefit of, at the request of, or by Tenant, and (ii) taxes and assessments levied or assessed upon or with respect to the possession, operation, use or occupancy
by Tenant of the Premises or any other portion of the Project. The term “Tax Expenses” shall mean and include, without limitation, any form of tax and assessment (general, special, supplemental, ordinary or extraordinary), commercial
rental tax, payments under any improvement bond or bonds, license fees, license tax, business license fee, rental tax, transaction tax or levy imposed by any authority having the direct or indirect power of tax (including any city, county, state or
federal government, or any school, agricultural, lighting, drainage or other improvement district thereof) as against any legal or equitable interest of Landlord in the Premises or any other portion of the Project or any other tax, fee, or excise,
however described, including, but not limited to, any 

  
 6 

 
value added tax, or any tax imposed in substitution (partially or totally) of any tax previously included within the definition of real property taxes, or any additional tax the nature of which
was previously included within the definition of real property taxes. The term “Tax Expenses” shall not include and Tenant shall not be required to pay any tax or assessment expense or any increase therein (i) levied on
Landlord’s rental income, unless such tax or assessment expense is imposed in lieu of real-property taxes; (ii) imposed on land and improvements other than the Project; (iii) resulting from the improvement of any of the Building or
the Project for the sole use of other occupants; (iv) franchise, estate, inheritance, net income, or excess profits tax imposed upon Landlord, or (v) a penalty fee imposed as a result of Landlord’s failure to pay Tax Expenses when
due. Landlord acknowledges that it is currently contesting and appealing the county’s appraised value of the Lot on which the Building is located and the related real property tax and agrees that it will use commercially reasonable efforts to
diligently continue such contest/appeal to get the issue resolved to its satisfaction, in Landlord’s sole, absolute and subjective discretion. If the Tax Expenses on the Lot are lowered at any time after Tenant has paid its Share of Tax
Expenses, Landlord shall credit Tenant in the amount of that portion of Tenant’s Share of Tax Expenses actually paid by Tenant and which would not have been required to have been paid had such Tenant’s Share of Tax Expenses been calculated
based on the appraised value of the Lot after the resolution of the contest/appeal, such credit to be applied against the installment(s) of Tenant’s Share of Tax Expenses next due from Tenant until such time as the entire overpayment has been
credited. 
 6.3 Payment of Expenses: Landlord shall estimate Tenant’s Share of the Operating Expenses and Tax
Expenses for the calendar year in which the Lease commences. Commencing on the Commencement Date, one-twelfth (1/12th) of this estimated amount shall be paid by Tenant to Landlord, as Additional Rent, and thereafter on the first (1st) day
of each month throughout the remaining months of such calendar year. Thereafter, Landlord may estimate such expenses for each calendar year during the Term of this Lease and Tenant shall pay one-twelfth (1/12th) of such estimated amount as
Additional Rent hereunder on the first (1st) day of each month during such calendar year and for each ensuing calendar year throughout the Term of this Lease. Tenant’s obligation to pay Tenant’s Share of Operating Expenses and Tax
Expenses shall survive the expiration or earlier termination of this Lease. 
 6.4 Annual Reconciliation: By
June 30th of each calendar year, or as soon thereafter as reasonably possible (but in no event more than three (3) months thereafter, Landlord shall furnish Tenant with an accounting of actual and accrued Operating Expenses and Tax
Expenses. Within thirty (30) days of Landlord’s delivery of such accounting, Tenant shall pay to Landlord the amount of any underpayment Failure by Landlord to give such accounting by such date shall constitute a waiver by Landlord of its
right to collect any underpayment by Tenant at any time. Landlord shall credit the amount of any overpayment by Tenant toward the next estimated monthly installment(s) falling due, or where the Term of the Lease has expired, refund the amount of
overpayment to Tenant as soon as possible thereafter. If the Term of the Lease expires prior to the annual reconciliation of expenses Landlord shall have the right to reasonably estimate Tenant’s Share of such expenses, and if Landlord
determines that there has been an underpayment, Landlord may deduct such underpayment from Tenant’s Security Deposit Failure by Landlord to accurately estimate Tenant’s Share of such expenses or to otherwise perform such reconciliation of
expenses shall not constitute a waiver of Landlord’s right to collect any of Tenant’s underpayment at any time during the Term of the Lease or at any time after the expiration or earlier termination of this Lease, except as stated above.
Any Operating Expense or Tax Expense statement provided by Landlord hereunder shall include detailed schedule of Operating Expenses and Tax Expenses and, upon request by Tenant, copies of invoices will be provided. 

 

	7.	UTILITIES AND SERVICES 

 Tenant shall pay to Landlord the cost of all (i) water, sewer use, sewer discharge fees and sewer connection fees, gas, electricity, telephone, telecommunications, cabling and other utilities billed
or metered separately to the Premises and (ii) refuse pickup and janitorial service to the Premises. Utility Expenses, Common Area Utility Costs and all other sums and charges set forth in this Section 7 are considered part of Additional
Rent 
 7.1 Utility Expenses: For any such utility fees, use charges, or similar services that are not billed or metered
separately to Tenant, including without limitation, water and sewer charges, and garbage and waste disposal (collectively, “Utility Expenses”), Tenant shall pay to Landlord Tenant’s Share of Utility Expenses. If Landlord reasonably
determines that Tenant’s Share of Utility Expenses is not commensurate with Tenant’s use of such services, Tenant shall pay to Landlord the amount which is attributable to Tenant’s use of the utilities or similar services, as
reasonably estimated and determined by Landlord, based upon factors such as size of the Premises and intensity of use of such utilities by Tenant such that Tenant shall pay the portion of such charges reasonably consistent with Tenant’s use of
such utilities and similar services. If Tenant disputes any such estimate or determination, then Tenant shall either pay the estimated amount or cause the Premises to be separately metered at Tenant’s sole expense. Tenant shall also pay
Tenant’s Share of any assessments, charges, and fees included within any tax bill for the Lot on which the Premises are situated, including without limitation, entitlement fees, allocation unit fees, sewer use fees, and any other similar fees
or charges. In the event the building is less than 95% occupied, for a period greater than 30 days, Landlord will adjust the actual utility expenses to reflect 95% occupancy (Gross-up Utility Expense) and the Tenant’s share shall be applied to
the Gross-up Utility Expense. 
 7.2 Common Area Utility Costs: Tenant shall pay to Landlord
Tenant’s Share of any Common Area utility costs, fees, charges and expenses (collectively, “Common Area Utility Costs”). Tenant shall pay to Landlord one-twelfth (1/12th) of the estimated amount of Tenant’s Share of the Common Area Utility Costs on the Commencement Date and
thereafter on the first (1st) day of each month throughout
the balance of the Term of this Lease. Any reconciliation thereof shall be in the same manner as set forth in Section 6.4 above. 

  
 7 

 7.3 Miscellaneous: Tenant acknowledges that the Premises may become subject to the
rationing of utility services or restrictions on utility use as required by a public utility company, governmental agency or other similar entity having jurisdiction thereof. Tenant agrees that its tenancy and occupancy hereunder shall be subject to
such rationing restrictions as may be imposed by public utility company, governmental agency or other similar entity having jurisdiction thereof upon Landlord, Tenant, the Premises, or other portions of the Project, and Tenant shall in no event be
excused or relieved from any covenant or obligation to be kept or performed by Tenant by reason of any such rationing or restrictions. If permitted by applicable Laws, Landlord shall have the right at any time and from time to time during the Term
of this Lease to either contract for service from a different company or companies (each such company referred to as an “Alternate Service Provider”) other than the company or companies presently providing electricity service for the
Project (the “Electric Service Provider”) or continue to contract for service from the Electric Service Provider, at Landlord’s sole discretion. Tenant agrees to cooperate with Landlord, the Electric Service Provider, and any
Alternate Service Provider at all times and, as reasonably necessary, shall allow Landlord, the Electric Service Provider, and any Alternate Service Provider reasonable access to the Building’s electric lines, feeders, risers, wiring, and any
other machinery within the Premises. If electrical power or HVAC is interrupted due to the gross negligence or willful misconduct of Landlord or its employees or agents (a “Utility Interruption”), and Tenant is unable to carry on
its business in a reasonably normal manner due to the failure of any of such utilities and services, and therefore vacates all or the affected portion of the Premises for a period in excess of five (5) consecutive days, the minimum monthly rent
and direct expenses payable under this Lease shall be abated retroactively from the, first day of the Utility Interruption (in proportion to the area of the Premises un-useable by Tenant by reason of such failure, if less than all of the Premises is
affected) and for as long as such inability to carry on Tenant’s business continues, until such time as the service is restored. In the event of any curtailment, diminution, or failure with respect to utilities and services in the Building or
the Premises, Landlord agrees to use due diligence to restore full service. 
  

	8.	LATE CHARGES 

 Any and all sums or charges set forth in this Section 8 are considered part of Additional Rent. Tenant acknowledges that late payment, defined as payment after the fifth day of each month or any time
thereafter (“Late Payment”), by Tenant to Landlord of Rent and all other sums due hereunder, will cause Landlord to incur costs not contemplated by this Lease. Such costs may include, without limitation, processing and accounting charges,
and late charges that may be imposed on Landlord by the terms of any note secured by any encumbrance against the Premises, and late charges and penalties due to the late payment of real property taxes on the Premises. Therefore, if any installment
of Rent or any other sum payable by Tenant is not received by Landlord within five (5) days of when due, Tenant shall promptly pay to Landlord a late charge, as liquidated damages, in an amount equal to five percent (5%) of such delinquent
amount. If Late Payment continues beyond the 30th of the month in which due, interest on such delinquent amount shall be due at the rate equal to the prime rate most recently published in the Wall Street Journal plus two percent (2%) for every
month or portion thereof that such sums remain unpaid. If Tenant delivers to Landlord a check for which there are not sufficient funds, Landlord may require Tenant to replace such check with a cashier’s check for the amount of such check and
all other charges payable hereunder. The parties agree that this late charge and the other charges referenced above represent a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant, excluding
attorneys’ fees and costs. Acceptance of any late charge or other charges shall not constitute a waiver by Landlord of Tenant’s default with respect to the delinquent amount, nor prevent Landlord from exercising any of the other rights and
remedies available to Landlord for any other breach of Tenant under this Lease. Notwithstanding the foregoing, Landlord shall not impose a late charge on Tenant pursuant to this section the first time Tenant is late in making any payment in any
twelve (12) month period, provided that Landlord may impose a late charge even for such instances if the payment has not been received by Landlord by the tenth (10th) of the month. 

 

	9.	USE OF PREMISES 

9.1 Compliance with Laws, Recorded Matters, and Rules and Regulations: The Premises are to be used solely for the purposes and uses
specified in the Basic Lease Information and for no other uses or purposes without Landlord’s prior written consent. Landlord’s consent shall not be unreasonably withheld or delayed so long as the proposed use (i) does not involve the
use of Hazardous Materials other than as expressly permitted under the provisions of Section 29 below, (ii) does not require any additional parking spaces, and (iii) is compatible and consistent with the other uses then being made in
the Park and in other similar types of buildings in the vicinity of the Park, as reasonably determined by Landlord. The use of the Premises by Tenant and its employees, representatives, agents, invitees, licensees, subtenants, customers or
contractors (collectively, “Tenant’s Representatives”) shall be subject to, and at all times in compliance with, (a) any and all applicable laws, rules, codes, ordinances, statutes, orders and regulations as same exist from time
to time throughout the Term of this Lease (collectively, the “Laws”), including without limitation, the requirements of the Americans with Disabilities Act, a federal law codified at 42 U.S.C. 12101 et seq., including, but not limited to
Title III thereof, all regulations and guidelines related thereto and all requirements of Title 24 of the State of California (collectively, the “ADA”), (b) any and all documents, instruments, licenses, restrictions, easements or
similar instruments, conveyances or encumbrances which are at any time, and from time to time, required to be made by or given by Landlord in any manner relating to the initial development of the Project and/or the construction from time to time of
any additional buildings or other improvements in the Project, including without limitation any Tenant Improvements 

  
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(collectively, the “Development Documents”), (c) any and all documents, easements, covenants, conditions and restrictions, and similar instruments, together with any and all
amendments and supplements thereto made from time to time each of which has-been or hereafter is recorded in any official or public records with respect to the Premises or any other portion of the Project (collectively, the “Recorded
Matters”), and (d) any and all rules and regulations-set forth in Exhibit-C hereto, any other reasonable rules and regulations promulgated by Landlord now or hereafter enacted relating to parking and the operation of the Premises
and/or any other part of the Project and any and all rules, restrictions and/or regulations imposed by any applicable owners association or similar entity or body (collectively, the “Rules and Regulations”). Tenant agrees to, and does
hereby, assume full and complete responsibility to ensure that the Premises, including without limitation, the Tenant Improvements, are in compliance with all applicable Laws throughout the Term of this Lease, except as otherwise expressly provided
in this Lease; provided, however, that the cost of Tenant’s obligation to ensure that the Premises (exclusive of any Alterations that Tenant may elect to make) are in compliance with all applicable Laws throughout the Term of this Lease shall
not exceed an amount equal to Fifty Thousand and no/l00ths Dollars ($50,000.00). Additionally, Tenant shall be solely responsible for the payment of all costs, fees and expenses associated with any modifications, improvements or other Alterations to
the Premises and/or any other portion of the Project occasioned by the enactment of or changes to, any Laws arising from Tenant’s particular use of the Premises or Alterations or other improvements made to the Premises regardless of when such
Laws became effective. Tenant shall not initiate, submit an application for, or otherwise request, any land use approvals or entitlements with respect to the Premises or any other portion of the Project, including without limitation, any variance,
conditional use permit or rezoning, without first obtaining Landlord’s prior written consent thereto, which consent may be given or withheld in Landlord’s sole discretion. Tenant shall not be required to make any alterations to cause the
Premises to comply with any Laws except to the extent such compliance is necessitated due to Tenant’s particular use of the Premises. Tenant shall not be required to comply with any Building or Project rule or regulation unless the same applies
non-discriminatorily to all occupants of the Building or Project, does not unreasonably interfere with Tenant’s use of access to or parking at the Premises, and does not materially increase the obligations or decrease the rights of Tenant under
the Lease. 
 9.2 Prohibition on Use: Tenant shall not use the Premises or permit anything to be done in or about the
Premises nor keep or bring anything therein which will 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. No auctions
may be held or otherwise conducted in, on or about any portion of the Premises or the Project without Landlord’s prior written consent thereto. Tenant shall not do or permit anything to be done in or about the Premises which will in any way
obstruct or interfere with the rights of Landlord or other tenants or occupants of any portion of the Project. The Premises shall not be used for any unlawful purpose. Tenant shall not cause, maintain or permit any private or public nuisance in, on
or about any portion of the Premises or the Project, including, but not limited to, any offensive odors, noises, fumes or vibrations. Tenant shall not damage or deface or otherwise commit or suffer to be committed any waste in, upon or about the
Premises or any other portion of the Project Tenant shall not place or store, nor permit any other person or entity to place or store, any property, equipment, materials, supplies, personal property or any other items or goods outside of the
Premises for any period of time. Tenant shall not permit any animals, including, but not limited to, any household pets, to be brought or kept in or about the Premises, except that assistance animals for disabled persons may be brought (but not
kept) in and about the Premises. Tenant shall not install any radio or television antenna, satellite dish, microwave, loudspeaker or other device on the roof or exterior walls of the Building or any other portion of the Project Tenant shall not
interfere with radio, telecommunication, or television broadcasting or reception from or in the Building or elsewhere. Tenant shall place no loads upon the floors, walls, or ceilings in excess of the maximum designed load permitted by the applicable
Uniform Building Code or which may damage the Building or outside areas within the Project. Tenant shall not place any harmful liquids in the drainage systems or dump or store waste materials, refuse or other such materials, or allow such materials
to remain outside the Building area, except for any non-hazardous or non-harmful materials which may be stored in refuse dumpsters. 
  

	10.	ALTERATIONS; AND SURRENDER OF PREMISES 

10.1 Alterations: Tenant shall not install any signs, fixtures, improvements, nor make or permit any other alterations or additions
(individually, an “Alteration”, and collectively, the “Alterations”) to the Premises, in excess of $25,000 per installation or $25,000 in any twelve month period, without the prior written consent of Landlord. If any such
Alteration is expressly permitted by Landlord, Tenant shall deliver at least ten (10) days prior notice to Landlord, from the date Tenant intends to commence construction, sufficient to enable Landlord to post a Notice of Non-Responsibility. In
all events, Tenant shall obtain all permits or other governmental approvals prior to commencing any of such work and deliver a copy of same to Landlord. All Alterations shall be at Tenant’s sole cost and expense, and shall be installed by a
licensed contractor (reasonably approved by Landlord) in compliance with all applicable Laws (including, but not limited to, the ADA), Development Documents, Recorded Matters, and Rules and Regulations. Tenant shall keep the Premises and the
property on which the Premises are situated free from any liens arising out of any work performed, materials furnished or obligations incurred by or on behalf of Tenant. Tenant shall, prior to construction of any and all Alterations, provide
additional insurance as reasonably required, and also such assurances to Landlord, including without limitation, waivers of lien, surety company performance bonds as Landlord shall reasonably require to assure payment of the costs thereof to protect
Landlord and the Project from and against any loss from any mechanic’s, materialmen’s or other liens. 
 10.2
Surrender of Premises: At the expiration of the Term or earlier termination of this Lease, Tenant shall surrender the Premises to Landlord (a) in good condition and repair (damage by acts of God, casualty, Landlord’s obligations
hereunder and normal wear and tear excepted), but with all interior walls cleaned, any 

  
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carpets cleaned, all floors cleaned and waxed, all non-working light bulbs and ballasts replaced and all roll-up doors and plumbing fixtures in good condition and working order, and (b) in
accordance with the provisions of Section 27 hereof. Normal wear and tear shall not include any damage or deterioration that would have been prevented by proper maintenance by Tenant, or Tenant otherwise performing all of its obligations under this
Lease. On or before the expiration or earlier termination of this Lease, (i) Tenant shall remove all of Tenant’s Property (as hereinafter defined) and Tenant’s signage from the Premises and the other portions of the Project, and
(ii) Landlord may, by notice to Tenant given at the time of its consent thereto, require Tenant, at Tenant’s expense, to remove any or all Alterations not installed as part of the initial Tenant Improvements and Tenant shall remove such
requested Alterations from the Premises. Tenant shall repair any damage caused by such removal of the Tenant’s Property or the requested Alterations. For purposes hereof, the term “Tenant’s Property” shall mean and refer to all
equipment, trade fixtures, computer wiring and cabling, furnishings, inventories, goods and personal property of Tenant located in the Premises, but not the Landlord’s FF&E or computer or telecommunication wiring and cabling existing as of
the date hereof. Tenant’s Property shall at all times be and remain Tenant’s property and at any time Tenant may remove Tenant’s Property from the Premises, provided that Tenant repairs all damage caused by such removal. Any of
Tenant’s Property not so removed by Tenant as required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting
from Landlord’s retention and disposition of such property; provided, however, Tenant shall remain liable to Landlord for all costs incurred in storing and disposing of such abandoned property of Tenant. All Tenant Improvements and Alterations
except those which Landlord requires Tenant to remove in accordance with the terms of the Lease shall remain in the Premises as the property of Landlord. If the Premises are not surrendered at the expiration of the Term or earlier termination of
this Lease, and in accordance with the provisions of this Section 10 and Section 27 below, Tenant shall continue to be responsible for the payment of Rent (as the same may be increased pursuant to Section 20 below) until the Premises
are so surrendered in accordance with said provisions; Tenant shall indemnify, defend and hold the Indemnitees (hereafter defined) harmless from and against any and all damages, expenses, costs, losses or liabilities arising from any delay by Tenant
in so surrendering the Premises including, without limitation, any damages, expenses, costs, losses or liabilities arising from any claim against Landlord made by any succeeding tenant or prospective tenant founded on or resulting from such delay
and losses and damages suffered by Landlord due to lost opportunities to lease any portion of the Premises to any such succeeding tenant or prospective tenant, together with, in each case, actual attorneys’ fees and costs. 

 

	11.	REPAIRS AND MAINTENANCE 

 11.1 Tenant’s Repairs and Maintenance Obligations: Except for those portions of the Building to be maintained by Landlord, as provided in Sections 11.2 and 11.3 below, Tenant shall, at its
sole cost and expense, keep and maintain all interior parts of the Premises and such interior portions of the Building and improvements as are within the exclusive control of Tenant in good, clean and safe condition and repair, promptly making all
necessary repairs and replacements, whether ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original thereof, all of the foregoing to the reasonable satisfaction of Landlord including, but not
limited to, repairing any damage caused by Tenant or any of Tenant’s Representatives and replacing any property so damaged by Tenant or any of Tenant’s Representatives. Without limiting the generality of the foregoing, Tenant shall be
solely responsible for promptly maintaining, repairing and replacing (a) all mechanical systems, heating, ventilation and air conditioning systems exclusively serving the Premises, unless maintained by Landlord, (b) all plumbing work and
fixtures exclusively serving the Premises, (c) electrical wiring systems, fixtures and equipment exclusively serving the Premises, (d) all interior lighting (including, without limitation, light bulbs and/or ballasts) and exterior lighting
exclusively serving the Premises or adjacent to the Premises, (e) all glass, windows, window frames, window casements, skylights, interior and exterior doors, door frames and door closers, (f) all roll-up doors, ramps and dock equipment,
including without limitation, dock bumpers, dock plates, dock seals, dock levelers and- dock lights, (g) all tenant signage, (h)lifts for disabled persons serving the Premises, and (i) all partitions, fixtures, equipment, interior
painting, interior walls and floors, and floor coverings of the Premises and every part thereof (including, without limitation, any demising walls contiguous to any portion of the Premises). Additionally, Tenant shall be solely responsible for
performance of the regular removal of trash and debris. Tenant shall have no right of access to or right to install any device on the roof of the Building or make any penetrations of the roof of the Building without the express prior written consent
of Landlord. 
 11.2 Maintenance by Landlord: Subject to the provisions of Section 11.1, and further subject to
Tenant’s obligation under Section 6 to reimburse Landlord, in the form of Additional Rent, for Tenant’s Share of the cost and expense of the following described items, Landlord agrees to repair and maintain the following items: fire
protection services; the roof and roof coverings (provided that Tenant installs no additional air conditioning or other equipment on the roof that damages the roof coverings, in which event Tenant shall pay all costs relating to the presence of such
additional equipment); the plumbing and mechanical systems serving the Building, excluding the plumbing, mechanical and electrical systems exclusively serving the Premises; any rail spur and rail crossing; exterior painting of the Building; the
parking areas, pavement, landscaping, sprinkler systems, sidewalks, driveways, curbs, and lighting systems in the Common Areas; and any repair, maintenance or improvements (a) necessitated by the negligence or willful misconduct of Landlord or
any other occupant of the Building, or their respective agents, employees or contractors, (b) required as a consequence of any violation of any Laws or construction defects in the Premises, the Building or the Project as of the Commencement Date,
(c) for which Landlord is actually reimbursed by others, (d) to the heating, ventilating, air conditioning, electrical, water, sewer, and plumbing systems serving the Premises, the Building and the Project except to the extent damaged by
the gross negligence or willful misconduct of Tenant or Tenant’s Indemnitees, (e) to any portion of the Building or the Project outside of the demising walls of the Premises except to the extent damaged by the gross negligence or willful

  
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misconduct of Tenant or Tenant’s Indemnitees; and (f) which could be treated as a “capital expenditure” under generally accepted accounting principles (including those such
capital expenditures to or for the roof, mechanical systems in the Premises and Building). Notwithstanding anything in this Section 11 to the contrary, Landlord-shall have-the right, acting in accordance with the terms of the Lease, to either
repair or to require Tenant to repair any damage to any portion of the Premises and any other portion of the Project caused by or created due to any act; omission, negligence or willful misconduct of Tenant or any of Tenant Representatives and to
restore the Premises and the other affected portions of the Project, as applicable, to the condition existing prior to the occurrence of such damage. If Landlord elects to perform such repair and restoration work, Tenant shall reimburse Landlord
upon demand for all costs and expenses incurred by Landlord in connection therewith. Tenant shall promptly report, in writing, to Landlord any defective condition known to it which Landlord is required to repair, and failure to so report any such
defect shall make Tenant responsible to Landlord for any liability incurred by Landlord by reason of such condition. Notwithstanding anything in this Lease to the contrary, under no circumstances shall Tenant at any time be responsible to make or
for any payment relating to or in connection with any capital expenditure for replacement of the roof, any mechanical (including without limitation HVAC) systems and/or the elevator (unless and until Tenant may expand or move into the second floor
of the Building) in the Building; such capital replacements shall be made by Landlord at Landlord’s sole cost and expense. 

11.3 Landlord’s Repairs and Maintenance Obligations: Subject to the provisions of Sections 11.1, 11.2, 25 and 26, and except
for repairs rendered necessary by the gross negligence or willful misconduct of Tenant or any of Tenant’s Representatives, Landlord agrees, at Landlord’s sole cost and expense, to (a) keep in good repair the structural portions of the
floors, foundations and exterior perimeter walls of the Building (exclusive of glass, loading docks and dock doors), and (b) keep in good repair, and if required in Landlord’s sole judgment, replace the structural portions of the roof of the
Building (excluding the roof membrane). 
 11.4 Tenant’s Failure to Perform Repairs and Maintenance Obligations: If
Tenant refuses or neglects to repair and maintain the Premises and the other areas properly as required herein in accordance with the terms of the Lease, Landlord may, but without obligation to do so, after written notice to Tenant and an
opportunity to cure (except in the event of a threat of imminent damage to property or danger to persons), at any time make such repairs or maintenance without Landlord having any liability to Tenant for any loss or damage that may accrue to
Tenant’s Property or to Tenant’s business by reason thereof, except to the extent any damage is caused by the willful misconduct or gross negligence of Landlord or its authorized agents and representatives. If Landlord makes such repairs
or maintenance, upon completion thereof Tenant shall pay to Landlord, as Additional Rent, Landlord’s costs and expenses incurred therefor. The obligations of Tenant hereunder shall survive the expiration of the Term of this Lease or the earlier
termination thereof. Tenant hereby waives any right to repair at the expense of Landlord under any applicable Laws now or hereafter in effect with respect to the Premises. 

 

	12.	INSURANCE 

12.1 Types of Insurance: Tenant shall maintain in full force and effect at all times during the Term of this Lease, at
Tenant’s sole cost and expense, for the protection of Tenant and Landlord (as an additional insured), as their interests may appear, policies of insurance issued by a carrier or carriers reasonably acceptable to Landlord and its lender which
afford the following coverages: (i) worker’s compensation and employer’s liability, as required by law; (ii) commercial general liability insurance (occurrence form) providing coverage against any and all claims for bodily injury and
property damage occurring in, on or about the Premises arising out of Tenant’s and Tenant’s Representatives’ use or occupancy of the Premises. Such insurance shall include coverage for blanket contractual liability, fire damage,
premises, personal injury, completed operations and products liability. Such insurance shall have a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence with a Two Million Dollar ($2,000,000) aggregate limit and
excess/umbrella insurance in the amount of One Million Dollars ($1,000,000). If Tenant has other locations which it owns or leases, the policy shall include an aggregate limit per location; endorsement, (iii) comprehensive automobile liability
insurance with a combined single limit of at least $2,000,000 per occurrence for claims arising out of any company owned automobiles; (iv) “all risk” or “special purpose” property insurance, including without limitation,
covering damage to or loss of any of Tenant’s Property any tenant improvements (other than the Tenant Improvements defined in Exhibit B) located in, on or about the Premises, and in addition, coverage for business interruption of Tenant,
together with, if the property of any of Tenant’s invitees, vendors or customers is to be kept in the Premises, warehouser’s legal liability or bailee customers insurance for the full replacement cost of the property belonging to such
parties and located in the Premises. Such insurance shall be written on a replacement cost basis (without deduction for depreciation) in an amount equal to one hundred percent (100%) of the full replacement value of the aggregate of the items
referred to in this clause (iv); and (v) such other insurance or higher limits of liability as may be reasonably required by any of Landlord’s lenders. 
 12.2 Insurance Policies: Insurance required to be maintained by Tenant shall be written by companies (i) licensed to do business in the State of California, (ii) domiciled in the United
States of America, and (iii) having a “General Policyholders Rating” of at least A:X (or such higher rating as may be required by a lender having a lien on the Premises) as set forth in the most current issue of “A.M. Best’s
Rating Guides.” Tenant shall deliver to Landlord certificates of insurance and true and complete copies of any and all endorsements required herein for all insurance required to be maintained by Tenant hereunder at the time of execution of this
Lease by Tenant. Tenant shall, at least fifteen (15) days prior to expiration of each policy, furnish Landlord with certificates of renewal or “binders” thereof. Each certificate shall expressly provide that such policies shall not be
cancelable or otherwise subject to material modification except after thirty (30) days prior written notice to the parties named as additional 

  
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insureds as required in this Lease (except for cancellation for nonpayment of premium, in which event cancellation shall not take effect until at least ten (10) days’ notice has been
given to Landlord). Tenant shall have the right to provide insurance coverage which it is obligated to carry pursuant to the terms of this Lease under a blanket insurance policy, provided such blanket policy expressly affords coverage for the
Premises and for Landlord as required by this Lease. 
 12.3 Additional Insureds and Coverage: Each of Landlord,
Landlord’s property management company or agent, and Landlord’s lender(s) having a lien against the Premises or any other portion of the Project shall be named as additional insureds or loss payees (as applicable) under all of the policies
required in Section 12.1(ii) and, with respect to the Tenant Improvements, in Section 12.1(iv) hereof. Additionally, all of such policies shall provide for severability of interest. All insurance to be maintained by Tenant shall, except
for workers’ compensation and employer’s liability insurance, be primary, without right of contribution from insurance maintained by Landlord. Any umbrella/excess liability policy (which shall be in “following form”) shall
provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance. The limits of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. It is the parties’ intention
that the insurance to be procured and maintained by Tenant as required herein shall provide coverage for any and all damage or injury arising from or related to Tenant’s operations of its business and/or Tenant’s or Tenant’s
Representatives’ use of the Premises and any of the areas within the Project. Notwithstanding anything to the contrary contained herein, to the extent Landlord’s cost of maintaining insurance with respect to the Building and/or any other
buildings within the Project is increased as a result of Tenant’s acts, omissions, Alterations, improvements, use or occupancy of the Premises, Tenant shall pay one hundred percent (100%) of; and for, each such increase as Additional Rent.

 12.4 Failure of Tenant to Purchase and Maintain Insurance: If Tenant fails to obtain and maintain the insurance
required herein throughout the Term of this Lease, Landlord may, but without obligation to do so, after ten (100 day written notice to Tenant, purchase the necessary insurance and pay the premiums therefor. If Landlord so elects to purchase such
insurance, Tenant shall promptly pay to Landlord as Additional Rent, the amount so paid by Landlord, upon Landlord’s demand therefor. In addition, Landlord may recover from Tenant and Tenant agrees to pay, as Additional Rent, any and all
losses, damages, expenses and costs which Landlord may sustain or incur by reason of Tenant’s failure to obtain and maintain such insurance. 
 12.5 Waiver of Subrogation: Notwithstanding anything in the Lease to the contrary, Landlord and Tenant hereby release each other and their respective agents, employees, successors, assignees and
sublessees from all liability for injury to any person or damage to any property that is caused by or results from a risk which is actually insured against, which is required to be insured against under the Lease, or which would normally be covered
by “all risk” property insurance, without regard to the negligence or willful misconduct of the person or entity so released. All of Landlord’s and Tenant’s repair and indemnity obligations under the Lease shall be subject to the
waiver and release contained in this paragraph. Each party shall cause each insurance policy it obtains to provide that the insurer thereunder waives all recovery by way of subrogation as required herein in connection with any injury or damage
covered by such policy and shall obtain any special endorsements, if required by its insurer, whereby the insurer waives its rights of subrogation against the other party. This provision is intended to waive fully, and for the benefit of the parties
hereto, any rights and/or claims which might give rise to a right of subrogation in favor of any insurance carrier. 
 12.6
Landlord’s Insurance: Landlord shall maintain “all risk” property insurance insuring against risk of loss or damage to the Building and the Project for at least 90% of the full replacement cost thereof. 

 

	13.	LIMITATION OF LIABILITY AND INDEMNITY 

Except to the extent of damage resulting from the gross negligence or willful misconduct of Landlord or its authorized representatives or as otherwise
expressly set forth herein, Tenant agrees to protect, defend (with counsel reasonably acceptable to Landlord) and hold Landlord and Landlord’s lenders, partners, members, property management company (if other than Landlord), agents, directors,
officers, employees, representatives, contractors, successors and assigns and each of their respective partners, members, directors, heirs, employees, representatives, agents, contractors, heirs, successors and assigns (collectively, the
“Indemnitees”) harmless and indemnify the Indemnitees from and against all liabilities, damages, demands, penalties, costs, claims, losses, judgments, charges and expenses (including reasonable attorneys’ fees, costs of court and
expenses necessary in the prosecution or defense of any litigation including the enforcement of this provision) (collectively, “Claims”) arising from or in any way related to, directly or indirectly, (i) Tenant’s or Tenant’s
Representatives’ use of the Premises and other portions of the Project, (ii) the conduct of Tenant’s business, (iii) from any activity, work or thing done, permitted or suffered by Tenant in or about the Premises, (iv) in
any way connected with the Premises, the Alterations or with the Tenant’s Property therein, including, but not limited to, any liability for injury to person or property of Tenant, Tenant’s Representatives or third parry persons, and/or
(v) Tenant’s failure to perform any covenant or obligation of Tenant under this Lease. Notwithstanding anything to the contrary contained in the Lease, Landlord shall not be released or indemnified from Claims arising from, directly or
indirectly, the gross negligence or willful misconduct of Landlord or Landlord’s Indemnitees, Landlord’s or Landlord’s Indemnitees’ violation of any Law, order or regulation, or a breach of Landlord’s obligations under the
Lease. Tenant agrees that the obligations of Tenant herein shall survive the expiration or earlier termination of this Lease. 
 Except to the
extent of damage resulting from the gross negligence or willful misconduct of Landlord or its authorized representatives, to the fullest extent permitted by law, Tenant agrees that neither Landlord nor any of the Indemnitees

  
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shall at any time or to any extent whatsoever be liable, responsible or in any way accountable for any loss, liability, injury, death or damage to persons or property which at any time may be
suffered or sustained by Tenant or by any person(s) whomsoever who may at any time be using, occupying or visiting the Premises or any other portion of the Project, including, but not limited to, any acts, errors or omissions of any other tenants or
occupants of the Project. Tenant shall not, in any event or circumstance, be permitted to offset or otherwise credit against any payments of Rent required herein for matters for which Landlord may be liable hereunder. Landlord and its authorized
representatives shall not be liable for any interference with light or air, or for any latent defect in the Premises or the Building except to the extent expressly set forth in the Lease. 

 

	14.	ASSIGNMENT AND SUBLEASING 

 14.1 Prohibition: Tenant shall not, without the prior written consent of Landlord, assign, mortgage, hypothecate, encumber, grant any license or concession, pledge or otherwise transfer this Lease
or any interest herein, permit any assignment or other such transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and
Tenant’s Representatives (all of the foregoing are sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought-to be made is sometimes referred to as a “Transferee”). No consent to
any Transfer shall constitute a waiver of the provisions of this Section 14, and all subsequent Transfers may be made only with the prior written consent of Landlord, which consent shall not be unreasonably withheld, but which consent shall be
subject to the provisions of this Section 14. 
 14.2 Request for Consent: If Tenant seeks to make a Transfer,
Tenant shall notify Landlord, in writing, and deliver to Landlord at least thirty (30) days (but not more than one hundred eighty (180) days) prior to the proposed commencement date of the Transfer (the “Proposed Effective Date”)
the following information and documents (the “Tenant’s Notice”): (i) a description of the portion of the Premises to be transferred (the “Subject Space”); (ii) all of the terms of the proposed Transfer including
without limitation, the Proposed Effective Date, the name and address of the proposed Transferee, and a copy of the existing or proposed assignment, sublease or other agreement governing the proposed Transfer; (iii) current financial statements
of the proposed Transferee certified by an officer, member, partner or owner thereof, and any such other information as Landlord may then reasonably require, including without limitation, audited financial statements for the previous three
(3) most recent consecutive fiscal years, if the proposed Transferee was in operation for that period of time; (iv) the Plans and Specifications (defined below), if any; and (v) such other information as Landlord may then reasonably
require. Tenant shall give Landlord the Tenant’s Notice by registered or certified mail addressed to Landlord at Landlord’s Address specified in the Basic Lease Information. Within ten (10) business days after Landlord’s receipt
of the Tenant’s Notice (the “Landlord Response Period”) Landlord shall notify Tenant, in writing, of its determination with respect to such requested proposed Transfer. If Landlord does consent to the requested proposed Transfer,
Tenant may thereafter assign its interests in and to this Lease or sublease all or a portion of the Premises to the same party and on the same terms as set forth in the Tenant’s Notice. If Landlord fails to respond to Tenant’s Notice
within Landlord’s Response Period, then the proposed Transfer shall then be deemed approved by Landlord. 
 14.3
Criteria for Consent: Tenant acknowledges and agrees that, among other circumstances for which Landlord could reasonably withhold consent to a proposed Transfer, it shall be reasonable for Landlord to withhold its consent where (a) Tenant
is in Default or Chronic Default at the time of request for consent to a proposed Transfer or at the time that the proposed Transfer would be effective, (b) the use to be made of the Premises by the proposed Transferee is prohibited under this
Lease or differs from the uses permitted under this Lease, (c) the proposed Transferee or its business is subject to compliance with additional requirements of the ADA beyond those requirements which are applicable to Tenant, unless the
proposed Transferee shall (1) first deliver plans and specifications for complying with such additional requirements (the “Plans and Specifications”) and obtain Landlord’s written consent thereto, and (2) comply with all
Landlord’s conditions contained in such consent, (d) Landlord reasonably disapproves of the proposed Transferee’s creditworthiness or the character of the business to be conducted by the proposed Transferee at the Premises,
(e) the proposed Transfer would violate any “exclusive” rights of any occupants in the Project or cause Landlord to violate another agreement or obligation to which Landlord is a party or otherwise subject, or (f) the proposed
Transferee will use, store or handle Hazardous Materials (defined below) in or about the Premises of a type, nature or quantity not then acceptable to Landlord, in its sole and absolute discretion. 

14.4 Effectiveness of Transfer and Continuing Obligations: Prior to the date on which any permitted Transfer becomes effective,
Tenant shall deliver to Landlord (i) a counterpart of the fully executed Transfer document, and (ii) Landlord’s standard form of Consent to Assignment or Consent to Sublease, as applicable, executed by Tenant (in a form reasonably
acceptable to Tenant) and the Transferee in which each of Tenant and the Transferee confirms its obligations pursuant to this Lease. Failure or refusal of a Transferee to execute any such consent instrument shall not release or discharge the
Transferee from its obligation to do so or from any liability as provided herein. The voluntary, involuntary or other surrender of this Lease by Tenant, or a mutual cancellation by Landlord and Tenant, shall not work a merger, and any such surrender
or cancellation shall, at the option of Landlord, either terminate all or any existing subleases or operate as an assignment to Landlord of any or all of such subleases. Each permitted Transferee shall assume and be deemed to assume this Lease and
shall be and remain liable jointly and severally with Tenant for payment of Rent and for the due performance of, and compliance with all the terms, covenants, conditions and agreements herein contained on Tenant’s part to be performed or
complied with, for the Term of this Lease. No Transfer shall affect the continuing primary liability of Tenant (which, following assignment, shall be joint and several with the assignee), and Tenant shall not be released from

  
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performing any of the terms, covenants and conditions of this Lease. An assignee of Tenant shall become directly liable to Landlord for all obligations of Tenant hereunder, but no Transfer by
Tenant shall relieve Tenant of any obligations or liability under this Lease whether occurring before or after such consent, assignment, subletting or other Transfer. The acceptance of any or all of the Rent by Landlord from any other person
(whether or not such person is an occupant of the Premises) shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. Any and all options, first rights of refusal, tenant improvement allowances
and other similar rights granted to Tenant in this Lease, if any, shall not be assignable by Tenant unless expressly authorized in writing by Landlord. Any transfer made without Landlord’s prior written consent, shall, at Landlord’s
option, be null, void and of no effect, and shall, at Landlord’s option, constitute a material default by Tenant of this Lease. As Additional Rent hereunder, Tenant shall pay to Landlord, a fee in the amount of five hundred dollars ($500)
plus Tenant shall promptly reimburse Landlord for reasonable legal and other expenses incurred by Landlord in connection with any actual or proposed Transfer not to exceed $1,500. 

14.5 Recapture: Intentionally Deleted. 
 14.6 Transfer Premium: If Landlord consents to a Transfer, as a condition thereto which the Tenant hereby agrees is reasonable, Tenant shall pay to Landlord, as Additional Rent any “Transfer
Premium” received by Tenant from such Transferee. The term “Transfer Premium” shall mean all rent, additional rent and other consideration payable by such Transferee which either initially or over the term of the Transfer exceeds the
Rent or pro rata portion of the Rent, as the case may be, for such space reserved in the Lease. Tenant shall pay the Landlord monthly, as Additional Rent, at the same time as the monthly installments of Rent are payable hereunder, fifty percent
(50%) of the Transfer Premium- after Tenant has deducted and recovered any reasonable costs incurred in connection with the Transfer including, without limitation any brokerage fees, attorneys’ fees, and remodeling or tenant improvement costs.

 14.7 Waiver: Notwithstanding any Transfer, or any indulgences, waivers or extensions of time granted by Landlord to
any Transferee, or failure by Landlord to take action against any Transferee, Tenant agrees that Landlord may, at its option, proceed against Tenant without having taken action against or joined such Transferee, except that Tenant shall have the
benefit of any indulgences, waivers and extensions of time granted to any such Transferee. 
 14.8 Permitted
Transactions: Notwithstanding anything elsewhere in this Section 14 to the contrary, Tenant may, without Landlord’s prior written consent, without any right of recapture and without payment of any amount to Landlord, sublet the
Premises or assign the Lease to (a) a subsidiary, affiliate, division or corporation controlling, controlled by or under common control with Tenant, (b) a successor corporation related to Tenant by merger, consolidation, or nonbankruptcy
reorganization, or (c) a purchaser of a controlling interest in Tenant or substantially all of Tenant’s assets located in the Premises (collectively, “Permitted Transactions”). Neither the sale or transfer of Tenant’s capital
stock, including, without limitation, a transfer in connection with the merger, consolidation or nonbankruptcy reorganization of Tenant and any sale through any private or public offering, nor the pledge of or grant of a security interest in any of
the Tenant’s capital stock shall be deemed an assignment, subletting or other transfer of the Lease or the Premises. 
  

	15.	SUBORDINATION 

 To the fullest extent permitted by law, this Lease, the rights of Tenant under this Lease and Tenant’s leasehold interest shall be subject and subordinate at all times to: (i) all ground leases
or underlying leases which may now exist or hereafter be executed affecting the Building, the Lot, or any other portion of the Project, and (ii) the lien of any mortgage or deed of trust which may now or hereafter exist for which the Building,
the Lot, ground. leases or underlying leases, any other portion of the Project or Landlord’s interest or estate in any of said items is specified as security. Notwithstanding the foregoing, Landlord or any such ground lessor, mortgagee, or any
beneficiary shall have the right to require this Lease-be superior to any such ground leases or underlying leases or any such liens, mortgage or deed of trust. If any ground lease or underlying lease terminates for any reason or any mortgage or deed
of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall attorn to and become the Tenant of the successor in interest to Landlord, provided such successor in interest will not disturb Tenant’s use,
occupancy or quiet enjoyment of the Premises if Tenant is not in material default of the terms and provisions of this Lease beyond any applicable notice and cure period. The successor in interest to Landlord following foreclosure, sale or deed in
lieu thereof shall not be: (a) liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership (except for maintenance and repair obligations of a continuing nature); (b) subject to
any offsets or defenses which Tenant might have against any prior lessor, (c) bound by prepayment of more than one (1) month’s Rent, except if actually received or in those instances when Tenant pays Rent quarterly in advance pursuant
to Section 8 hereof; then not more than three months’ Rent, or (d) liable to Tenant for any Security Deposit not actually received by such successor in interest to the extent any portion or all of such Security Deposit has not already
been forfeited by, or refunded to, Tenant. Landlord shall be liable to Tenant for all or any portion of the Security Deposit not forfeited by, or refunded to Tenant, until and unless Landlord transfers such Security Deposit to the successor in
interest. Tenant covenants and agrees to execute (and acknowledge if required by Landlord, any lender or ground lessor) and deliver, within ten (10) business days of a demand or request by Landlord and in any commercially reasonable form
requested by Landlord, ground lessor, mortgagee or beneficiary, any additional documents evidencing the priority or subordination of this Lease with respect to any such ground leases or underlying leases or the lien of any such mortgage or deed of
trust, provided that such form and/or documents contain a commercially reasonable non-disturbance agreement for the benefit of Tenant. 

  
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	16.	RIGHT OF ENTRY 

 Landlord and its agents shall have the right to enter the Premises at all reasonable times, upon reasonable prior notice, for purposes of inspection, exhibition, posting of notices, investigation,
replacements, repair, maintenance and alteration. It is further agreed that Landlord shall have the right to use any and all means Landlord deems necessary to enter the Premises in an emergency. Landlord shall have the right to place “for
rent” or “for lease’’ signs on the outside of the Premises, the Building and in the Common Areas during the last six (6) months of the Term. Landlord shall also have the right to place “for sale” signs on the
outside of the Building and in the Common Areas. Tenant hereby waives any Claim from damages or for any injury or inconvenience to or interference with Tenant’s business, or any other loss occasioned thereby except for any Claim for any of the
foregoing arising out of the sole active gross negligence or willful misconduct of Landlord or its authorized representatives. Landlord and its agents, except in the case of emergency or to provide regular services, shall provide Tenant with at
lease one (1) business day notice prior to entry of the Premises. Any entry by Landlord and its agents shall not impair Tenant’s operations more than reasonably necessary, and shall comply with Tenant’s reasonable security measures.

  

	17.	ESTOPPEL CERTIFICATE 

 Tenant shall execute (and acknowledge if required by any lender or ground lessor) and deliver to Landlord, within ten (10) business days after Landlord provides such to Tenant, a statement in writing
and in a commercially reasonable form certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such -modification), the date to which the Rent and other charges are paid in advance, if any,
acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder or specifying such defaults as are claimed, and such other matters as Landlord may reasonably require. Any such statement may be
conclusively relied upon by Landlord and any prospective purchaser or encumbrancer of the Building or other portions of the Project. Tenant’s failure to deliver such statement within such time shall be conclusive upon the Tenant that
(a) this Lease is in full force and effect, without modification except as may be represented by Landlord; (b) there are no uncured defaults in Landlord’s performance; and (c) not more than one month’s Rent has been paid in
advance, except in those instances when Tenant pays Rent quarterly in advance pursuant to Section 8 hereof; then not more than three months’ Rent has been paid in advance. 

 

	18.	TENANT’S DEFAULT 

 The occurrence of any one or more of the following events, and the continuance thereof beyond any applicable notice and cure period, shall, at Landlord’s option, constitute a material default by
Tenant of the provisions of this Lease: 
 18.1 The abandonment of the Premises by Tenant within the meaning of California Civil
Code Section 1951.3; 
 18.2 The failure by Tenant to make any payment of Rent, Additional Rent or any other payment
required hereunder on the date said payment is due and such failure is not cured within five (5) days of the date on which Landlord delivers written notice of such failure to Tenant. Tenant agrees that any such written notice delivered by
Landlord shall, to the fullest extent permitted by law, serve as the statutorily required notice under applicable law, provided that any such notice conforms-with the requirements of applicable law; 

18.3 The failure by Tenant to observe, perform or comply with any of the conditions, covenants or provisions of this Lease (except
failure to make any payment of Rent and/or Additional Rent) and such failure is not cured within (i) thirty (30) days of the date on which Landlord delivers written notice of such failure to Tenant for all failures other than with respect
to (a) Hazardous Materials (defined in Section 27 hereof), (b) Tenant making the repairs, maintenance and replacements required under the provisions of Section 11.1 hereof (where such failure results in a threat of imminent harm
to persons or property), or (c) the timely delivery by Tenant of a subordination, non-disturbance and attornment agreement (an “SNDA”), a counterpart of a fully executed Transfer document and a consent thereto (collectively, the
“Transfer Documents”), an estoppel certificate and insurance certificates, (ii) ten (10) business days of the date on which Landlord delivers written notice of such failure to Tenant for all failures in any way related to
Hazardous Materials or Tenant failing to timely make the repairs, maintenance or replacements required by Section 11.1 (where such failure results in a threat of imminent harm to persons or property), and (iii) the time period, if any,
specified in the applicable sections of this Lease with respect to subordination, assignment and sublease, estoppel certificates and insurance. However, Tenant shall not be in default of its obligations hereunder if such failure (other than any
failure of Tenant to timely and properly make the repairs, maintenance, or replacements required by Section 11.1 (where such failure results in a threat of imminent harm to persons or property), or timely deliver an SNDA, the Transfer
Documents, an estoppel certificate or insurance certificates, for which no additional cure period shall be given to Tenant) cannot reasonably be cured within such thirty (30) or ten (10) business day period, as applicable, and Tenant
promptly commences, and thereafter diligently proceeds with same to completion, all actions necessary to cure such failure as soon as is reasonably possible, but in no event shall the completion of such cure be later than ninety (90) days after
the date on which Landlord delivers to Tenant written notice of such failure, unless Landlord, acting reasonably and in good faith, otherwise expressly agrees in writing to a longer period of time based upon the circumstances relating to such
failure as well as the nature of the failure and the nature of the actions necessary to cure such failure;; or 

  
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 18.4. The making of a general assignment by Tenant for the benefit of creditors, the filing
of a voluntary petition by Tenant or the filing of an-involuntary petition by any of Tenant’s creditors seeking the rehabilitation, liquidation, or reorganization of Tenant under any law relating to bankruptcy, insolvency or other relief of
debtors and, in the case of an involuntary action, the failure to remove or discharge the same within sixty (60) days of such filing, the appointment of a receiver or other custodian to take possession of substantially all of Tenant’s
assets or this leasehold, Tenant’s insolvency or inability to pay Tenant’s debts or failure generally to pay Tenant’s debts when due, any court entering a decree or order directing the winding up or liquidation of Tenant or of
substantially all of Tenant’s assets, Tenant taking any action toward the dissolution or winding up of Tenant’s affairs, or the attachment, execution or other judicial seizure of substantially all of Tenant’s assets or this leasehold.

  

	19.	REMEDIES FOR TENANT’S DEFAULT AND CHRONIC
DEFAULT 

 19.1 Landlord’s Rights: In the event of Tenant’s
material default under this Lease beyond applicable notice and cure periods, if any, Landlord may terminate Tenant’s right to possession of the Premises by any lawful means in which case upon delivery of written notice by Landlord this Lease
shall terminate on the date specified by Landlord in such notice and Tenant shall immediately surrender possession of the Premises to Landlord. In addition, the Landlord shall have the immediate right of re-entry whether or not this Lease is
terminated, and if this right of re-entry is exercised following abandonment of the Premises by Tenant, Landlord may consider any of Tenant’s Property and left on the Premises to also have been abandoned. No re-entry or taking possession of the
Premises by Landlord pursuant to this Section 19 shall be construed as an election to terminate this Lease unless a written notice of such intention is given to Tenant. If Landlord terminates the Lease and subsequently relets the Premises or
any portion thereof, Tenant shall be liable immediately to Landlord for all costs Landlord incurs in reletting the Premises or any part thereof including, without limitation, broker’s commissions, expenses of cleaning, redecorating, and further
improving the Premises and other similar costs (collectively, the “Reletting Costs”). Any and all of the Reletting Costs shall be fully chargeable to Tenant and shall not be prorated or otherwise amortized in relation to any new lease for
the Premises or any portion thereof. Reletting may be for a period shorter or longer than the remaining term of this Lease. In no event shall Tenant be entitled to any excess rent received by Landlord. No act by Landlord other than giving written
notice to Tenant shall terminate this Lease. Acts of maintenance, efforts to relet the Premises or the appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of
Tenant’s right to possession. So long as this Lease is not terminated, Landlord shall have the right to remedy any default of Tenant, to maintain or improve the Premises, to cause a receiver to be appointed to administer the Premises and new or
existing subleases and to add to the Rent payable hereunder all of Landlord’s reasonable costs in so doing, with interest at the maximum rate permitted by law from the date of such expenditure. Landlord shall have no security interest or lien
on any item of Tenant’s Property. 
 19.2 Damages Recoverable: If Tenant breaches this Lease beyond applicable
notice and cure periods, if any, and abandons the Premises before the end of the Term, or if Tenant’s right to possession is terminated by Landlord because of a breach or default under this Lease beyond applicable notice and cure, if any, then
in either such case, Landlord may recover from Tenant all damages suffered by Landlord as a result of Tenant’s failure to perform its obligations hereunder, including but not without limitation, the unamortized cost of any Tenant Improvements
constructed by or on behalf of Tenant pursuant to Exhibit B hereto to the extent Landlord has paid for such improvements, the unamortized portion of any broker’s or leasing agent’s commission incurred with respect to the leasing of
the Premises to Tenant for the balance of the Term of the Lease remaining after the date on which Tenant is in default of its obligations hereunder, and all Reletting Costs, and the worth at the time of the award (computed in accordance with
paragraph (3) of Subdivision (a) of Section 1951.2 of the California Civil Code) of the amount by which the Rent then unpaid hereunder for the balance of the Lease Term exceeds the amount of such loss of Rent for the same period which
Tenant proves could be reasonably avoided by Landlord and in such case, Landlord prior to the award, may relet the Premises for the purpose of mitigating damages suffered by Landlord because of Tenant’s failure to perform its obligations
hereunder; provided, however, that even though Tenant has abandoned the Premises following such breach, this Lease shall nevertheless continue in full force and effect for as long as Landlord does not terminate Tenant’s right of possession, and
until such termination, Landlord shall have the remedy described in Section 1951.4 of the California Civil Code (Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes due, if Tenant
has the right to sublet or assign, subject only to reasonable limitations) and may enforce all its rights and remedies under this Lease, including the right to recover the Rent from Tenant as it becomes due hereunder. The “worth at the time of
the award” within the meaning of Subparagraphs (a)(l) and (a)(2) of Section 1951.2 of the California Civil Code shall be computed by allowing interest at the rate of ten percent (10%) per annum. Tenant waives redemption or relief from
forfeiture under California Code of Civil Procedure Sections 1174 and 1179, or under any other present or future law, in the event Tenant is evicted or Landlord takes possession of the Premises by reason of any default of Tenant hereunder.

 19.3 Rights and Remedies Cumulative: The foregoing rights and remedies of Landlord are not exclusive; they are
cumulative in addition to any rights and remedies now or hereafter existing at law, in equity by statute or otherwise, or to any equitable remedies Landlord may have, and to any remedies Landlord may have under bankruptcy laws or laws affecting
creditors’ rights generally. In addition to all remedies set forth above, if Tenant is in Chronic Default under this Lease at a time set for exercise of an option or at the time that such option would take effect, all options granted to Tenant
hereunder shall automatically terminate, unless otherwise expressly agreed to in writing by Landlord. 

  
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 19.4 Chronic Default: The term “Chronic Default” as used in this Lease
shall mean that Tenant is in default in the performance of any of its obligations under this Lease beyond-applicable notice and cure periods, if any, for more than two (2) times in any twelve (12) month period, regardless of whether or not
Tenant cures any such default. If Tenant once becomes in Chronic Default, Tenant may become out of Chronic Default if no default by Tenant in the performance of any of its obligations under this Lease beyond applicable notice and cure periods, if
any, occurs in the following twelve (12) month period. 
  

	20.	HOLDING OVER 

 If Tenant holds over after the expiration of the Lease Term hereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a
renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this
Lease. Such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Landlord hereby expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this
Lease upon the expiration or other termination of this Lease. The provisions of this Section 20 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to
surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all Claims resulting from such
failure, including but not limited to, any Claims made by any succeeding tenant founded upon such failure to surrender, and any-lost profits to Landlord resulting therefrom. 

 

	21.	LANDLORD’S DEFAULT 

 Landlord shall not be considered in default of this Lease unless Landlord fails within a reasonable time to perform an obligation required to be performed by Landlord hereunder. For purposes hereof, a
reasonable time shall not be less than fifteen (15) days after receipt by Landlord of written notice specifying the nature of the obligation Landlord has not performed; provided, however, that if the nature of Landlord’s obligation is such
that more than fifteen (15) days, after receipt of written notice, is reasonably necessary for its performance, then Landlord shall not be in default of this Lease if performance of such obligation is commenced within such fifteen (15) day
period and thereafter diligently pursued to completion. 
  

	22.	PARKING 

Tenant may use thirty-four (34) of the non-designated and non-exclusive parking spaces located within the Project. In no event shall Tenant or any of
Tenant’s Representatives park or permit any parking of vehicles overnight 
  

	23.	TRANSFER OF LANDLORD’S INTEREST 

If there is any sale or other transfer of the Premises or any other portion of the Project by Landlord or any of Landlord’s interest therein and the
assumption of Landlord’s obligations by such purchaser, Landlord shall automatically be entirely released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations
hereunder after the date of such transfer. A ground lease or similar long term lease by Landlord of the entire Building or Lot, of which the Premises are a part, shall be deemed a sale within the meaning of this Section 23. Tenant agrees to
attom to such new owner provided such new owner does not disturb Tenant’s use, occupancy or quiet enjoyment of the Premises so long as Tenant is not in material default of any of the provisions of this Lease beyond applicable notice and cure
periods, if any. 
  

	24.	WAIVER 

 No
delay or omission in the exercise of any right or remedy of either party on any default by the other party shall impair such a right or remedy or be construed as a waiver. The subsequent acceptance of Rent by Landlord after default by Tenant of this
Lease shall not be deemed a waiver of such default, other than a waiver of timely payment for the particular Rent payment involved, and shall not prevent Landlord from maintaining an unlawful detainer or other action based on such breach. No payment
by Tenant or receipt by Landlord of a lesser amount than the monthly Rent and other sums due hereunder shall be deemed to be other than on account of the earliest Rent or other sums due, nor shall any endorsement or statement on any check or
accompanying any check or payment be deemed an accord and satisfaction; and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or other sum or pursue any other remedy provided in
this Lease. No failure, partial exercise or delay on the part of the Landlord in exercising any right, power or privilege hereunder shall operate as a waiver thereof. 
  

	25.	CASUALTY DAMAGE 

 25.1 Casualty. If the Premises or any part shall be damaged or destroyed by fire or other casualty, Tenant shall give immediate written notice thereof to Landlord. Within sixty (60) days after
receipt by Landlord of such notice, Landlord shall notify Tenant, in writing, (i) whether the necessary repairs can reasonably be made, as 

  
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reasonably determined by Landlord’s architect or contractor; (a) within ninety (90) days; (b) in more than ninety (90) days but in less than one hundred eighty
(180) days; or (c) in more than one hundred eighty (180) days, from the date of such notice and (ii) if Landlord has the option to repair or terminate, whether Landlord elects to repair the damage or terminate the Lease.

 25.1.1 Minor Insured Damage. If the Premises [excluding any of Tenant’s Property, any Tenant Improvements and any
Alterations installed by or for the benefit of Tenant (collectively, the “Tenants FF&E”)] are damaged only to such extent that repairs, rebuilding and/or restoration can be reasonably completed within ninety (90) days, this Lease shall
not terminate and, provided that insurance proceeds are available and paid to Landlord to fully repair the damage and/or Tenant otherwise contributes any shortfall thereof to Landlord, Landlord shall repair the Premises to substantially the same
condition that existed prior to the occurrence of such casualty, except Landlord shall not be required to rebuild, repair, or replace any of Tenant’s FF&E. The Rent payable hereunder shall be abated proportionately from the date of the
casualty until any and all repairs required herein to be made by Landlord are substantially completed but such abatement shall only be to the extent (i) of the portion of the Premises which is actually rendered unusable and unfit for occupancy and
only during the time Tenant is not actually using same. 
 25.1.2 Insured Damage Requiring More Than 90 Days To Repair.
If the Premises (other than the Tenant’s FF&E) are damaged only to such extent that repairs, rebuilding and/or restoration can be reasonably completed, as reasonably determined by Landlord, in more than ninety (90) days but in less
than one hundred eighty (180) days, then Landlord shall have the option of (a) terminating the Lease effective upon making the determination of the extent of such damage, in which event the Rent shall be abated from the date of the
occurrence of such damage, provided Tenant diligently proceeds to and expeditiously vacates the Premises (but, in all events Tenant must vacate and surrender the Premises Landlord by no later than ten (10) business days thereafter or there
shall not be any abatement of Rent until Tenant so vacates the Premises); or (b) electing to repair the Premises to substantially the same condition that existed prior to the occurrence of such casualty, provided insurance proceeds are
available and paid to Landlord and Tenant otherwise contributes any shortfall thereof to Landlord to fully repair the damage (except that Landlord shall not be required to rebuild, repair, or replace any of Tenants FF&E). The Rent payable
hereunder shall be abated proportionately from the date of the casualty until any and all repairs required herein to be made by Landlord are substantially completed but such abatement shall only be to the extent (i) of the portion of the Premises
which is actually rendered unusable and unfit for occupancy and only during the time Tenant is not actually using same. If Landlord fails to substantially complete such repairs within one hundred eighty (180) days after the date on which
Landlord is notified by Tenant of the occurrence of such casualty (such 180-day period to be extended for delays caused by Tenant or any of Tenant’s Representatives (“Tenant Delays”) or any force majeure events, which events shall
include, but not be limited to, acts or events beyond Landlord’s and/or its contractors’ control, acts of God, earthquakes, strikes lockouts, riots, boycotts, casualties not caused by Landlord or Tenant, discontinuance of any utility or
other service required for performance of the work, moratoriums, governmental delays in issuing permits, governmental agencies and weather, and the lack of availability or shortage of materials (“Force Majeure Delays”)), Tenant may within
ten (10) business days after expiration of such one hundred eighty (180) day period (as same may be extended), terminate this Lease by delivering written notice to Landlord as Tenant’s exclusive remedy, whereupon all rights of Tenant
hereunder shall cease and terminate ten (10) business days after Landlord’s receipt of such notice and Tenant shall immediately vacate the Premises and surrender possession thereof to Landlord 

25.1.3 Major Insured Damage. If the Premises (other than the Tenant’s FF&E) are damaged to such extent that repairs,
rebuilding and/or restoration cannot be reasonably completed, as reasonably determined by Landlord, within one hundred eighty (180) days, then either Landlord or Tenant may terminate this Lease by giving written notice within twenty
(20) days after notice from Landlord regarding the time period of repair. If either party notifies the other of its intention to so terminate the Lease, then this Lease shall terminate and the Rent shall be-abated from the dale of the casualty.
If neither party elects to terminate this Lease, Landlord shall promptly commence and diligently prosecute to completion the repairs to the Premises, provided insurance proceeds are available and paid to Landlord to fully repair the damage or Tenant
contributes any shortfall thereof to Landlord (except that Landlord shall not be required to rebuild, repair, or replace any of Tenant’s FF&.E). During the time when Landlord is prosecuting such repairs to substantial completion, the Rent
payable hereunder shall be abated proportionately from the date of the casualty until any and all repairs required herein to be made by Landlord are substantially completed but such abatement shall only be to the extent(i) of the portion of the
Premises which is actually rendered unusable and unfit for occupancy and only during the time Tenant is not actually using same. 
 25.1.4 Damage Near End of Term. Notwithstanding anything to the contrary contained in this Lease except for the provisions of Section 25.3 below, if the Premises are substantially damaged or
destroyed during the last year of then applicable term of this Lease, either Landlord or Tenant may, at their option, cancel and terminate this Lease by giving written notice to the other party of its election to do so within thirty (30) days
after receipt by Landlord of notice from Tenant of the occurrence of such casualty. If either party so elects to terminate this Lease, all rights of Tenant hereunder shall cease and terminate ten (10) days after Tenant’s receipt or
delivery of such notice, as applicable, and Tenant shall immediately vacate the Premises and surrender possession thereof to Landlord. 
 25.2 Deductible and Uninsured Casualty. To the extent permissible under Section 6.1, Tenant shall be responsible for and shall pay to Landlord, as Additional Rent, the deductible amounts under
the insurance policies obtained by Landlord (in any event, not to exceed $10,000) if the proceeds of which are used to repair the Premises as contemplated in this Section 25. Notwithstanding the foregoing, if other portions of the Building are
also damaged by said casualty and insurance proceeds are payable therefor, then Tenant shall only pay its proportionate share of the deductible (as permitted under Section 6.1) as reasonably determined by Landlord. If any portion of the
Premises is damaged and is not fully covered by the aggregate of insurance proceeds received by Landlord and any applicable deductible, and Tenant does not contribute any shortfall thereof to Landlord, or if the holder of any indebtedness

  
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secured by the Premises requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of
termination to Tenant within thirty (30) days after the dale of notice to Tenant of any such event, whereupon all rights and obligations of Tenant shall cease and terminate hereunder, except for those obligations expressly provided for in this
Lease to survive such termination of the Lease. 
 25.3 Tenant’s Fault and Lender’s Rights. Notwithstanding
anything to the contrary contained herein, if the Premises (other than Tenant’s FF&E) or any other portion of the Building be damaged by fire or other casualty resulting from the gross negligence or willful misconduct of Tenant or any of
Tenant’s Representatives, (1) the Rent shall not be diminished during the repair of such damage and (ii) Tenant shall not have any right to terminate this Lease due to the occurrence of such casualty or damage. 

25.4 Tenant’s Waiver. Landlord shall not be liable for any inconvenience or annoyance to Tenant, injury to the business of
Tenant, loss of use of any part of the Premises by Tenant or loss of Tenant’s Property, resulting in any way from such damage, destruction or the repair thereof; except as specifically provided in the Lease. With respect to any damage or
destruction which Landlord is obligated to repair or may elect to repair, Tenant hereby waives all rights to terminate this Lease or offset any amounts against Rent pursuant to rights accorded Tenant by any law currently existing or hereafter
enacted, including but not limited to, all rights pursuant to the provisions of Sections 1932(2.), 1933(4.), 1941 and 1942 of the California Civil Code, as the same may be amended or supplemented from time to time. 

 

	26.	CONDEMNATION 

If twenty-five percent (25%) or more of the Premises is condemned by eminent domain, inversely condemned or sold in lieu of condemnation for any
public or quasi-public use or purpose (“Condemned”), then Tenant or Landlord may terminate this Lease as of the date when physical possession of the Premises is taken and title vests in such condemning authority, and Rent shall be adjusted
to the date of termination. Tenant shall not because of such condemnation assert any claim against Landlord or the condemning authority for any compensation because of such condemnation, and Landlord shall be entitled to receive the entire amount of
any award without deduction for any estate of interest or other interest of Tenant; provided, however, the foregoing provisions shall not preclude Tenant, at Tenant’s sole cost and expense, from obtaining any separate award to Tenant for loss
of or damage to Tenant’s Property or for damages for cessation or interruption of Tenant’s business provided such award is separate from Landlord’s award and provided further such separate award does not diminish nor otherwise impair
the award otherwise payable to Landlord. In addition to the foregoing, Tenant shall be entitled to seek compensation for the relocation costs recoverable by Tenant pursuant to the provisions of California Government Code Section 7262, loss of
business goodwill and the unamortized cost of any improvements made at Tenant’s expense. If neither party elects to terminate this Lease, Landlord shall, if necessary, promptly proceed to restore the Premises or the Building, as applicable, to
substantially its same condition prior to such partial condemnation, allowing for the reasonable effects of such partial condemnation, and a proportionate allowance shall be made to Tenant, as solely determined by Landlord, for the Rent
corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of such partial condemnation and restoration. Landlord shall not be required to spend funds for restoration in excess of the amount
received by Landlord as compensation awarded. 
  

	27.	ENVIRONMENTAL MATTERS/HAZARDOUS MATERIALS 

27.1 Hazardous Materials Disclosure Certificate: Prior to executing this Lease, Tenant has delivered to Landlord Tenant’s
executed initial Hazardous Materials Disclosure Certificate (the “Initial HazMat Certificate”), a copy of which is attached hereto as Exhibit H. Tenant covenants, represents and warrants to Landlord that the information in the
Initial HazMat Certificate is true and correct and accurately describes the use(s) of Hazardous Materials which will be made and/or used on the Premises by Tenant. Tenant shall, commencing with the date which is one year from the Commencement Date
and continuing every year thereafter, deliver to Landlord, an executed Hazardous Materials Disclosure Certificate (the-“HazMat Certificate”) describing Tenant’s then present use of Hazardous Materials on the Premises, and any other
reasonably necessary documents as requested by Landlord. The HazMat Certificates required hereunder shall be in substantially the form attached hereto as Exhibit H. 
 27.2 Definition of Hazardous Materials: As used in this Lease, the term Hazardous Materials shall mean and include (a) any hazardous or toxic wastes, materials or substances, and other
pollutants or contaminants, which are or become regulated by any Environmental Laws; (b) petroleum, petroleum by products, gasoline, diesel fuel, crude oil or any fraction thereof; (c) asbestos and asbestos containing material, in any
form, whether friable or non-friable; (d) polychlorinated biphenyls; (e) radioactive materials; (f) lead and lead-containing materials; (g) any other material, waste or substance displaying toxic, reactive, ignitable or corrosive
characteristics, as all such terms are used in their broadest sense, and are defined or become defined by any Environmental Law (defined below); or (h) any materials which cause or threatens to cause a nuisance upon or waste to any portion of
the Project or any surrounding property. For purposes of this Lease, the term “Hazardous Materials” shall not include nominal amounts of ordinary household cleaners, office supplies and janitorial supplies which are maintained in
compliance with Environmental Laws. 
 27.3 Prohibition; Environmental Laws: Tenant shall not be entitled to use or store
any Hazardous Materials on, in, or about any portion of the Premises and the Project. This is an absolute prohibition and is made in light of the presence of the Existing Toxics (as defined in Section 27.7) on the Lot. If notwithstanding such
prohibition 

  
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Tenant uses or stores any Hazardous Materials on, in, or about any portion of the Premises or the Project, such usage and storage roust at all times be in full compliance with any and all local,
state and federal environmental, health and/or safety-related laws, statutes, orders, standards, courts’ decisions, ordinances, rules and regulations (as interpreted by judicial and administrative decisions), decrees, directives, guidelines,.
permits or permit conditions, currently existing and as amended, enacted, issued or adopted in the future which are or become applicable to Tenant. or all or any portion of the Premises (collectively, the “Environmental Laws”). Tenant
shall not be entitled nor permitted to install any tanks under, on or about the Premises for the storage of Hazardous Materials without the express written consent of Landlord, which may be given or withheld in Landlord’s sole discretion.
Landlord shall have the right at all times during the Term of this Lease to (i) inspect the Premises, (ii) conduct tests and investigations to determine whether Tenant is in compliance with the provisions of this Section 27 or to
determine if Hazardous Materials are present in, on or about the Project, and (iii) request lists of all Hazardous Materials used, stored or otherwise located on, under or about any portion of the Premises and/or the Common Areas, provided that
Landlord shall use commercially reasonable efforts to minimize any disruption to Tenant’s operations in the Premises in performing such inspections, tests or investigations. The cost of all such inspections, tests and investigations shall be
borne by Tenant, if Landlord reasonably determines that Tenant or any of Tenants Representatives are responsible in any manner for any contamination revealed by such inspections, tests and investigations. The aforementioned tights granted herein to
Landlord and its representatives shall not create (a) a duty on Landlord’s part to inspect, test, investigate, monitor or otherwise observe the Premises or the activities of Tenant and Tenant’s Representatives with respect to
Hazardous Materials, including without limitation, Tenant’s operation, use and any remediation related thereto, or (b) liability on the part of Landlord and its representatives for Tenant’s use, storage, disposal or remediation of
Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 

27.4 Tenant’s Environmental Obligations: Tenant shall give to Landlord immediate verbal and follow-up written notice of any
spills, releases, discharges, disposals, emissions, migrations, removals or transportation of Hazardous Materials on, under or about any portion of the Premises or in any Common Areas; provided that Tenant has actual knowledge of such event(s).
Tenant, at its sole cost and expense, covenants and warrants to promptly investigate, clean up, remove, restore and otherwise remediate (including, without limitation, preparation of any feasibility studies or reports and the performance of any and
all closures) any spill, release, discharge, disposal, emission, migration or transportation of Hazardous Materials in violation of any Environmental Law arising from or related to the intentional or negligent acts or omissions of Tenant or
Tenant’s Representatives such that the affected portions of the Project and any adjacent property are returned to the condition existing prior to the appearance of such Hazardous Materials, such that the “Tenant Contamination” (as
defined below) is reduced at least to non-actionable levels in accordance with each governmental or quasi-governmental agency with jurisdiction there over and so as to enable Landlord to make full economic use of the Premises and the other portions
of the Project after the satisfactory completion of such work. Any such investigation, clean up, removal, restoration and other remediation shall only be performed after Tenant has obtained Landlord’s prior written consent, which consent shall
not be unreasonably withheld so long as such actions would not potentially have a material adverse long-term or short-term effect on any portion of the Project. Notwithstanding the foregoing, Tenant shall be entitled to respond immediately to an
emergency without first obtaining Landlord’s prior written consent Tenant, at its sole cost and expense, shall conduct and perform, or cause to be conducted and performed, all closures as required by any Environmental Laws or any agencies or
other governmental authorities having jurisdiction thereof If Tenant fails to so promptly investigate, clean up, remove, restore, provide closure or otherwise so remediate, Landlord may, but without obligation to do so, take any and all steps
necessary to rectify’ the same and Tenant shall promptly reimburse Landlord, upon demand, for all reasonable costs and expenses to Landlord of performing investigation, clean up, removal, restoration, closure and remediation work. 

27.5 Environmental Indemnity by Tenant: In addition to Tenant’s obligations as set forth hereinabove, Tenant agrees to, and
shall, protect, indemnify, defend (with counsel acceptable to Landlord) and hold Landlord and the other Indemnitees harmless from and against any and all Claims (including, without limitation, diminution in value of any portion of the Premises or
the Project, damages for the loss of or restriction on the use of rentable or usable space, and from any adverse impact of Landlord’s marketing of any space within the Project) arising at any time during or after the Term of this Lease in
connection with or related to, directly or indirectly, the use, presence, transportation, storage, disposal, migration, removal, spill, release or discharge of Hazardous Materials on, in or about any portion of the Project as a result (directly or
indirectly) of the intentional or negligent acts or omissions of Tenant or any of Tenant’s Representatives, including without limitation if any of Tenant’s Representatives allows or permits persons over which Tenant or any of Tenant’s
Representatives has control, and/or for which Tenant or any of Tenant’s Representatives are legally responsible, to cause such Hazardous Materials to be present in, on, under, through or about any portion of the Premises or the Project, or
Tenant and/or any of Tenant’s Representatives does not take all reasonably appropriate actions to prevent such persons over which Tenant or any of Tenant’s Representatives has control and/or for which Tenant or any of Tenant’s
Representatives are legally responsible from causing the presence of Hazardous Materials in, on, under, through or about any portion of the Premises or the Project (collectively, “Tenant Contamination”). Neither the written consent of
Landlord to the presence, use or storage of Hazardous Materials in, on, under or about any portion of the Project nor the strict compliance by Tenant with all Environmental Laws shall excuse Tenant from its obligations of indemnification pursuant
hereto. Tenant shall not be relieved of its indemnification obligations under the provisions of this Section 27.5 due to Landlord’s status as either an “owner” or “operator” under any Environmental Laws. 

27.6 Survival: Tenant’s obligations and liabilities pursuant to the provisions of this Section 27 shall survive the
expiration or earlier termination of this Lease. If it is determined by Landlord that the condition of all or 

  
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any portion of the Project is not in compliance with the provisions of this Lease with respect to Hazardous Materials due to Tenant’s use of Hazardous Materials or Tenant Contamination,
including without limitation, all Environmental Laws at the expiration or earlier termination of this Lease, then Landlord may require Tenant to hold over possession of the Premises until Tenant can surrender the Premises to Landlord in the
condition in which the Premises existed as of the Commencement Date, with such Hazardous Materials reduced at least-to non-actionable levels in accordance with. each governmental or quasi-governmental agency with jurisdiction thereover and so as to
enable Landlord to make full economic use of the Premises and the other portions of the Project after the satisfactory completion of such work, including without limitation, the conduct or performance of any closures as required by any Environmental
Laws, and except for reasonable wear and tear. For purposes hereof, the term “reasonable wear and tear” shall not include any deterioration in the condition or diminution of the value of any portion of the Project in any manner whatsoever
related to directly, or indirectly, Hazardous Materials. Any such holdover by Tenant will be with Landlord’s consent, will not be terminable by Tenant until such surrender obligations have been met (unless Tenant is prevented from complying
with its surrender obligation by a governmental authority, Law or something beyond their control) and will otherwise be subject to the provisions of Section 20 of this Lease. 

27.7 Exculpation of Tenant: Notwithstanding anything in this Lease to the contrary, Tenant shall not be liable to Landlord for nor
otherwise obligated to Landlord under any provision of the Lease with respect to the following: (i) any claim, remediation, obligation, investigation, liability, cause of action, attorney’s fees, consultants’ cost, expense or damage
resulting directly or indirectly from any Hazardous Materials present in, on or about the Premises or the Building to the extent not caused or otherwise permitted, directly or indirectly, by Tenant or Tenant’s Representatives; or (ii) the
removal, investigation, monitoring or remediation of any Hazardous Material present in, on or about the Premises or the Building directly or indirectly caused by any source, including third parties, other than Tenant or Tenant’s
Representatives; provided, however, Tenant shall be fully liable for and otherwise obligated to Landlord under the provisions of this Lease for all liabilities, costs, damages, penalties, claims, judgments, expenses (including without limitation,
attorneys’ and experts’ fees and costs) and losses to the extent (a) Tenant or any of Tenant’s Representatives contributes to the presence of such Hazardous Materials, or Tenant’s and/or any of Tenant’s
Representatives’ acts or omissions exacerbate the conditions caused by such Hazardous Materials, or (b) resulting from any Tenant Contamination. 
 27.8 Restrictions on Tenant: Without in each instance first obtaining Landlord’s prior written consent thereto (which consent maybe given or withheld in Landlord’s sole discretion),
Tenant hereby covenants and agrees that it shall not initiate, undertake or perform or otherwise permit or allow any of Tenant’s Representatives or any other persons over which Tenant or any of Tenant’s Representatives has control and/or
for which Tenant or any of Tenant’s Representatives are legally responsible, to initiate, undertake or perform any construction work or activities in, on or about the Project which in any manner may impact, disturb or otherwise affect the
surface or subsurface portions of the Lot, the existing groundwater wells, and/or any additional groundwater wells of which Landlord has notified Tenant from time to time during the Term of this Lease. 

 

	28.	FINANCIAL STATEMENTS 

 Tenant and any permitted Transferee, for the reliance of Landlord, any lender holding or anticipated to acquire alien upon any portion of the Project or any prospective purchaser of any portion of the
Project within ten (10) days after Landlord’s request therefor, but not more often than twice annually so long as Tenant is not in material default of this Lease beyond applicable notice and cure periods, if any, shall deliver to Landlord
the then current audited financial statements of Tenant (including interim periods following the end of the last fiscal year for which annual statements are available), if Tenant has been in operation during such period. If audited financial
statements have not been prepared, Tenant and any permitted Transferee shall provide Landlord with unaudited financial statements and such other information, the type and form of which are acceptable to Landlord in Landlord’s reasonable
discretion, which reflects the financial condition of Tenant and any permitted Transferee. 
  

	29.	GENERAL PROVISIONS: 

 29.1 Time. Time is of the essence in this Lease and with respect to each and all of its provisions in which performance is a factor. 

29.2 Successors and Assigns. The covenants and conditions herein contained, subject to the provisions as to assignment, apply to
and bind the heirs, successors, executors, administrators and assigns of the parties hereto. 
 29.3 Recordation. Tenant
shall not record this Lease or a short form memorandum hereof. 
 29.4 Landlord Exculpation. The liability of Landlord to
Tenant for any default by Landlord under the terms of this Lease shall be limited to the actual interest of Landlord and its present or future partners or members in the Building and the Project, and Tenant agrees to look solely to Landlord’s
interest in the Building and the Project (including without limitation insurance proceeds therefor and proceeds from any sale thereof) for satisfaction of any liability and shall not look to other assets of Landlord nor seek any recourse against the
assets of the individual partners, members, directors, officers, shareholders, agents or employees of Landlord, including without limitation, any property management company of Landlord (collectively, the “Landlord Parties”). It is the
parties’ intention that Landlord and the Landlord Parties shall not in any event or circumstance be personally liable, in any manner whatsoever, for any judgment or deficiency hereunder or with respect to this Lease. The liability of Landlord
under this Lease is limited to its actual period of ownership of title to the Building. 

  
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 29.5 Severability and Governing Law. Any provisions of this Lease which shall prove
to be invalid, void-or illegal shall in no way affect, impair or invalidate any other provisions hereof and such other provision shall remain in full force and effect. This Lease shall be governed by, and construed in accordance with, the laws of
the State of California. 
 29.6 Attorneys’ Fees. In the event any dispute between the parties results in litigation
or other proceeding, the prevailing party shall be reimbursed by the party not prevailing for all reasonable costs and expenses, including, without limitation, reasonable attorneys’ and experts’ fees and costs incurred by the prevailing
party in connection with such litigation or other proceeding, and any appeal thereof. Such costs, expenses and fees shall be included in and made a part of the judgment recovered by the prevailing party, if any. 

29.7 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting
this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter
thereof, and none thereof shall be used to interpret or construe this Lease. This Lease and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith contain all of the terms,
covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their representatives and agents,
and none of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. All negotiations and oral agreements acceptable to both parties have been merged into and
are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based totally upon the representations and agreements contained in this Lease. 

29.8 Warranty of Authority. On the date that Tenant executes this Lease, Tenant shall deliver to Landlord an original certificate
of status for Tenant issued by the California Secretary of State or statement of partnership for Tenant recorded in the county in which the Premises are located, as applicable, and such other documents as Landlord may reasonably request with regard
to the lawful existence of Tenant. Each person executing this Lease on behalf of a party represents and warrants that (1) such person is duly and validly authorized to do so on behalf of the entity it purports to so bind, and (2) if such
party is a partnership, corporation or trustee, that such partnership, corporation or trustee has full right and authority to enter into this Lease and perform all of its obligations hereunder. Tenant hereby warrants that this Lease is legal, valid
and binding upon Tenant and enforceable against Tenant in accordance with its terms. 
 29.9 Notices. All notices,
demands, statements or communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return
receipt requested, or by personal delivery (i) to Tenant at the Tenant’s Address set forth in the Basic Lease Information, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at
Landlord’s Address set forth in the Basic Lease Information, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed received, if properly addressed and sent,
three (3) business days after any such notice is mailed as provided in this Section 29.9 or upon the date personal delivery is accepted or rejected, if properly addressed and sent by personal delivery. 

29.10 Joint and Several; Covenants and Conditions. If Tenant consists of more than one person or entity, the obligations of all
such persons or entities shall be joint and several. Each provision to be performed by Tenant hereunder shall be deemed to be both a covenant and a condition. 
 29.11 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep and maintain such confidential information
strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s employees, agents, lenders, investors and financial, legal and space planning consultants or in connection with any
financing, Permitted Transaction (as defined hereinbelow) or Transfer. 
 29.12 Landlord Renovations. Tenant acknowledges
that Landlord may from time to time, at Landlord’s sole option, renovate, improve, develop, alter, or modify (collectively, the “Renovations”) portions of the Building, Premises, Common Areas and the Project, including without
limitation, systems and equipment, roof, and structural portions of the same. In connection with such Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to
portions of the Project, including portions of the Common Areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection
with such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility, or for any reason be liable to Tenant, for any direct or indirect injury to or
interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s Property, Alterations
or improvements resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions in connection with such Renovations.
Landiord shall use commercially reasonable efforts to minimize any disruption to Tenant’s operations in the Premises in performing such Renovations. 

  
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	30.	SIGNS 

Tenant, at Tenant’s sole cost and expense, shall be entitled to the prorata use of the monument sign that currently is in the landscaping along Maude
Avenue. In the event Tenant, at Tenant’s sole cost and expense, elects to secure from the City of Sunnyvale permits to install exterior building signage, Landlord agrees to use best efforts to assist Tenant’s efforts, but in no event shall
signage be allowed on more than one exterior building location. All signs and graphics of every kind visible in or from public view or corridors or the exterior of the Premises shall be subject to Landlord’s prior written approval and shall be
subject to and in compliance with all applicable Laws, Development Documents, Recorded Matters, Rules and Regulations, and Landlord’s sign criteria as same may exist from time to time or as set forth in Exhibit G hereto. Tenant shall
remove all such signs and graphics on or prior to the expiration or earlier termination of this Lease. Such installations and removals shall be made in a manner as to avoid damage or defacement of the Premises. Tenant shall repair any damage or
defacement, including without limitation, discoloration caused by such installation or removal. Landlord shall have the right, at its option, to deduct from the Security Deposit such sums as are reasonably necessary to remove such signs and make any
repairs necessitated by such removal. Notwithstanding the foregoing, in no event shall any sign(s) which are likely to interfere with the visibility of any sign, canopy, advertising matter, or decoration of any kind of any other business or occupant
of the Building or the other portions of the Project be permitted hereunder. Tenant further agrees to maintain each such sign and graphics, as may be approved, in good condition and repair at all times. 

 

	31.	MORTGAGEE PROTECTION 

 Upon any default on the part of Landlord, Tenant will give written Notice by registered or certified mail to any beneficiary of a deed of trust or mortgagee of a mortgage covering the Premises who has
provided Tenant with notice of their interest together with an address for receiving Notice, and shall offer such beneficiary or mortgagee a reasonable opportunity to cure the default, including time to obtain possession of the Premises by power of
sale or a judicial foreclosure, if such should prove necessary to effect a cure. If such default cannot be cured within such time period, then such additional time as may be necessary will be given to such beneficiary or mortgagee to effect such
cure so long as such beneficiary or mortgagee has commenced the cure within the original time period and thereafter diligently pursues such cure to completion, in which event this Lease shall not be terminated while such cure is being diligently
pursued. Tenant agrees that each lender to whom this Lease has been assigned by Landlord is an express third party beneficiary hereof. Tenant shall not make any prepayment of Rent more than one (1) month in advance without the prior written
consent of each such lender, except if Tenant is required to make quarterly payments of Rent in advance pursuant to the provisions of Section 8 above. Tenant waives the collection of any deposit from such lender(s) or any purchaser at a
foreclosure sale of such lender(s)’ deed of trust unless the lender(s) or such purchaser shall have actually received and not refunded the deposit. Tenant agrees to make all payments under this Lease to the lender with the most senior
encumbrance upon receiving a direction, in uniting, to pay said amounts to such lender. Tenant shall comply with such written direction to pay without determining whether an event of default exists under such lender’s loan to Landlord. If, in
connection with obtaining financing for the Premises or any other portion of the Project, Landlord’s lender shall request reasonable modification(s) to this Lease as a condition to such financing, Tenant shall not unreasonably withhold, delay
or defer its consent thereto, provided such modifications do not materially and adversely affect Tenant’s rights or obligations hereunder or the use, occupancy or quiet enjoyment of Tenant hereunder. 

 

	32.	WARRANTIES OF TENANT 

 Tenant hereby warrants and represents to Landlord, for the express benefit of Landlord, that Tenant has undertaken a complete and independent evaluation of the risks inherent in the execution of this
Lease and the operation of the Premises for the use permitted hereby, and that, based upon said independent evaluation, Tenant has elected to enter into this Lease and hereby assumes the risks inherent in the execution of this Lease and the
operation of the Premises for the use permitted hereby (except as expressly otherwise set forth in this Lease). Tenant hereby further warrants and represents to Landlord, for the express benefit of Landlord, that in entering into this Lease, Tenant
has not relied upon any statement, fact, promise or representation (whether express or implied, written or oral) not specifically set forth herein in writing and that any statement, fact, promise or representation (whether express or implied,
written or oral) made at any time to Tenant, which is not expressly incorporated herein in writing, is hereby waived by Tenant. 
  

	33.	BROKERAGE COMMISSION 

 Landlord and Tenant each represents and wan-ants for the benefit of the other that it has had no dealings with any real estate broker, agent or finder in connection with the Premises and/or the
negotiation of this Lease, except for the Broker(s) specified in the Basic Lease Information, and that it knows of no other real estate broker, agent or finder who is or might be entitled to a real estate brokerage commission or finder’s fee in
connection with this Lease or otherwise based upon contacts between the claimant and Tenant Each party shall indemnify and hold harmless the other from and against any and all liabilities or expenses arising out of claims made for a fee or
commission by any real estate broker, agent or finder in connection with the Premises and this Lease other than Broker(s), if any, resulting from the actions of the indemnifying party. Unless expressly agreed to in writing by Landlord and Broker(s),
no real estate brokerage commission or finder’s fee shall be owed to, or otherwise payable to, the Broker(s) for any renewals or other extensions of the initial Term of this Lease or for any additional space leased by

  
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Tenant other than the Premises as same exists as of the Lease Dale. Tenant further represents and warrants to Landlord that Tenant will not receive (i) any portion of any brokerage
commission or finder’s fee payable to the Broker(s) in connection with this Lease or (ii) any other form of compensation or incentive from the Broker(s) with respect to this Lease. Landlord shall be responsible for payment of any brokerage
commission pursuant to a separate agreement with the Brokers. 
  

	34.	QUIET ENJOYMENT 

 Landlord covenants with Tenant, upon the paying of Rent and observing and keeping the covenants, agreements and conditions of this Lease on its part to be kept, and during the periods that Tenant is not
otherwise in default of any of the terms or provisions of this Lease, and subject to the rights of any of Landlord’s lenders, (i) that Tenant shall and may peaceably and quietly have, hold, occupy and enjoy the Premises and the Common
Areas during the Term of this Lease, and (ii) neither Landlord, nor any successor or assign of Landlord, shall disturb Tenant’s occupancy or enjoyment of the Premises and the Common Areas. The foregoing covenant is in lieu of any other
covenant express or implied. 
  

	36.	OPTION TO TERMINATE 

 Landlord shall be granted the right to terminate the Lease any time after the last day of the l4th month of the Lease Term by providing Tenant with a written notice to tefminate ninety (90) days prior to the
termination date. Landlord agrees to reimburse Tenant the unamortized portion of tenant improvements such as cubicle wiring and electrifying. 
 IN WITNESS WREREOF, this Lease is executed by the parties as of the Lease Date referenced on Page 1 of this Lease. 
  

											
	LANDLORD:	 		 	TENANT:
			
	 SEQUOIA M&P, LLC,
	 		 	Ruckus Wireless, Inc,
	 a California limited liability company
	 		 	a Delaware corporation
					
		 		 		 		 	
	 By:
	 	JP DINAPOLI COMPANIES, INC.,	 		 	By:	 	 /s/ Seamus Hennessy

		 	a California corporation, Manager	 		 	Its:	 	 CFO

						
		 	By:	 	 /s/ John B. DiNapoli
	 		 		 	
		 		 	John B. DiNapoli,	 		 	By:	 	  

		 		 	Vice President	 		 	Its:	 	  

  

If Tenant is a Partnership,one or more General Partners must sign on behalf of the partnership and
indicate the capacity in which they are signing. If General Partner is a corporation, then the corporation must provide a corporate resolution authorizing this Lease. 

  
 24 

 

 

  
 Exhibit A

 EXHIBIT B TO LEASE AGREEMENT

 TENANT IMPROVEMENTS 
 This exhibit, entitled “Tenant Improvements”, is and shall constitute EXHIBIT B to that certain Lease Agreement dated as of October 31, 2011 (the “Lease”), by and between
Sequoia M&P, LLC (“Landlord”), and Ruckus Wireless, Inc. (“Tenant”), for the leasing of certain premises located at 685 West Maude Avenue, Sunnyvale, California (the “Premises”). The terms, conditions and provisions
of this EXHIBIT B are hereby incorporated into and are made a part of the Lease. Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease. 

1. Tenant Improvements. Subject to the conditions set forth below, Landlord agrees to construct and install those certain improvements
(“Tenant Improvements”) described herein as: (i) removal of 4 walls indicated on the attached Space Plan ,(ii) patch carpet where walls were removed, (iii) clean all carpets, and (iv) perform or cause to be performed the
HVAC unit repairs identified on that certain proposal, dated October 10, 2011, made by Performance Air Service, Inc.. 
 2.
Definition. “Tenant Improvements” as used in this Lease shall include only those interior improvements to be made to the Premises as specified in Section 1 above. “Tenant Improvements” shall specifically not
include (i) any alterations, additions or improvements installed or constructed by Tenant, or (ii) any of Tenant’s trade fixtures, racking, security equipment, equipment, furniture, furnishings, telephone and/or data equipment,
telephone and/or data lines or other personal property (collectively, “Tenant’s Installations”). 
 3. The Work. Landlord
has agreed to perform the Tenant Improvements in the Premises and to pay the cost thereof. Neither the approval by Landlord of the Work or any other plans, specifications, drawings or other items associated with the Work, nor Landlord’s
performance, supervision or monitoring of the Work, shall constitute any warranty or covenant by Landlord to Tenant of the adequacy of the design for Tenant’s intended use of the Premises. Tenant agrees to, and does hereby, assume full and
complete responsibility to ensure that the Work is adequate to fully meet the needs and requirements of Tenant’s intended operations of its business within the Premises and Tenant’s use of the Premises. 

4. Performance of Work. Subject to the satisfaction of all conditions precedent and subsequent to its obligations under this EXHIBIT B, and
further subject to the provisions of Section 8 hereof, the Tenant Improvements will be commenced. The Tenant Improvements shall be constructed by a general contractor selected by Landlord (the “General Contractor”) which Landlord
acknowledges will be the contractor only of Landlord and Tenant shall have no liability to the General Contractor on the construction contract. 

5. Substantial Completion. Landlord shall cause the General Contractor to Substantially Complete (defined below) the Tenant Improvements by
October 15, 2011 (the “Completion Date”), subject to delays due to (a) acts or events beyond its control including, but not limited to, acts of God, earthquakes, strikes, lockouts, boycotts, casualties, discontinuance of any
utility or other service required for performance of the Work, moratoriums, governmental agencies, delays on the part of governmental agencies and weather, (b) the lack of availability or shortage of specialized materials used in the
construction of the Tenant Improvements, and/or (c) any matters beyond the control of Landlord, the General Contractor or any subcontractors (the events and matters set forth in Subsections (a), (b) and (c) are collectively referred
to as “Force Majeure Delays”; such Force Majeure Delays shall not exceed thirty (30) days), or (d) any Tenant Delays (defined in Section 7 below). The Tenant Improvements shall be deemed substantially complete on the date
that (i) the General Contractor has certified to Landlord that the Premises have been constructed and are substantially complete, (ii) all incomplete or defective construction, which interferes with Tenant’s use of the Premises, has
been remedied and repaired; and (iii) Landlord has offered to deliver possession of the Premises to Tenant (“Substantial Completion”, or “Substantially Completed”, or “Substantially Complete”). If the Work is not
deemed to be Substantially Completed on or before the scheduled Completion Date, (i) Landlord agrees to use reasonable efforts to Substantially Complete the Work as soon as practicable thereafter, (ii) the Lease shall remain in full force
and effect subject to the terms thereof and unless terminated by Tenant in accordance with its rights under Section 2.1 thereof, (iii) Landlord shall not be deemed to be in breach or default of the Lease or this EXHIBIT B as a
result thereof and Landlord shall have no liability to Tenant as a result of any delay in occupancy (whether for damages, abatement of all or any portion of the Rent, or otherwise) except as expressly set forth in the Lease, and (iv) except in
the event of any Tenant Delays, which will not affect the Commencement Date but will extend the Completion Date without any penalty or liability to Landlord, and notwithstanding anything to the contrary contained in the Lease, the Commencement Date
and the Expiration Date of the term of the Lease (as defined in Section 2 of the Lease) shall be extended commensurately by the amount of time attributable to such Force Majeure Delays, and Landlord and Tenant shall execute a written amendment
to the Lease evidencing such extensions of time, substantially in the form of Exhibit F to the Lease. Subject to the provisions of Section 10.2 of the Lease, the Tenant Improvements shall belong to Landlord and shall be deemed to be
incorporated into the Premises for all purposes of the Lease, and Tenant shall not be required to remove the Tenant Improvements at the expiration or earlier termination of the Lease. 
 6. Tenant Delays. There shall be no extension of the scheduled Commencement Date or Expiration Date of the term of the Lease (as otherwise permissibly extended in accordance with the provisions of
Section 6 above) if the Work has not been Substantially Completed by the scheduled Commencement Date due to any delay attributable to Tenant and/or any of Tenant’s Representatives (collectively, “Tenant Delays”), including, but
not limited to, any of the following described events or occurrences: (a) delays related to changes made or requested by Tenant to the Tenant 

  
 B-2

 
Improvements; (b) the failure of Tenant-to timely furnish all or any plans, drawings, specifications, finish details or other information required, such as locations of outlets, switches and
fixtures, in the time period required; (c) the failure of Tenant to comply with the requirements of Section 8 below; (d) Tenant’s requirements for special work or materials, finishes, or installations other than the Building
Standards or Tenant’s requirements for special construction or phasing not reflected in the Tenant Improvements; (e) the completion of any work associated with Tenant’s Installations, including without limitation, Tenant’s
racking systems, and work related to any requirements of governmental and regulatory agencies with respect to any of Tenant’s Installations; (f) the performance of any additional work pursuant to a Change Request that is requested by
Tenant; (g) the performance of work in or about the Premises by any person, firm or corporation employed by or on behalf of Tenant, including, without limitation, any failure to complete or any delay in the completion of such work; and/or
(h) any and all delays caused by or arising from acts or omissions of Tenant and/or Tenant’s Representatives. Any delays in the construction of the Tenant Improvements due to any of the events described above, shall in no way extend or
affect the date on which Tenant is required to commence paying Rent under the terms of the Lease. It is the intention of the parties that all of such delays will be considered Tenant Delays for which Tenant shall be wholly and completely responsible
for any and all consequences related to such delays, including, without limitation, any costs and expenses attributable to increases in labor or materials. 
 7. Tenant Improvement Costs. Landlord shall be responsible for, at its sole cost and expense, all of the costs associated with the Tenant Improvements (the “Tenant Improvement Costs”)
which shall include any and all costs and expenses of the Work, including, without limitation, all of the following: 
 (a) all
costs of interior design and finish schedule plans and specifications; 
 (b) All direct and indirect costs of procuring,
constructing and installing the Tenant Improvements in the Premises, including, but not limited to, the cost of all on-site supervisory and administrative staff, office, equipment and temporary services rendered by Landlord’s consultants and
the General Contractor in connection with construction of the Tenant Improvements, and all labor (including overtime) and materials constituting the Work; 
 8. Excess Tenant Improvement Costs. The term “Excess Tenant Improvement Costs” as used herein shall include the aggregate of (i) all costs related to any and all Change
Requests/Change Orders requested by Tenant and (ii) all costs related to any of the Tenant Improvements in excess of the Landlord’s Work, subject to the remaining provisions of this Section 8. Tenant shall pay to Landlord the Excess
Tenant Improvement Costs within ten (10) days of Landlord’s delivery to Tenant of a written demand therefore together with a reconciliation of such costs. No Work shall be commenced until Tenant has fully complied with the preceding
provisions of this Section 8. If Tenant fails to remit the sums so demanded by Landlord pursuant to this Section 8 within the time periods required, and such failure continues after prior notice thereof, Landlord may, at its option,
declare Tenant in default under the Lease. Tenant shall not be responsible for or obligated to pay, and Landlord shall be responsible for at its sole cost and expense, any Excess Tenant Improvement Costs unless Tenant approved such cost in advance
in writing. 
 9. Change Requests. No changes or revisions to the Tenant Improvements shall be made by either Landlord or Tenant unless
approved in writing by both parties. Upon Tenant’s request and submission by Tenant (at Tenant’s sole cost and expense) of the necessary information and/or plans and specifications for any changes or revisions to the Tenant Improvements
and the approval by Landlord of such Change Request(s), which approval Landlord agrees shall not be unreasonably withheld, Landlord shall perform the additional work associated with the approved Change Request(s), at Tenant’s sole cost and
expense, subject, however, to the following provisions of this Section 9. Prior to commencing any additional work related to the approved Change Request(s), Landlord shall submit to-Tenant a written statement of the cost of such additional work
and a proposed tenant change order therefor (“Change Order”) in the-standard form then in use by Landlord. If Tenant approves the cost, Tenant shall execute and deliver to Landlord such Change Order and shall pay the entire cost of such
additional work in the following described manner. Tenant also has the option of withdrawing its request for a change or submitting further changes to reduce the cost, unless such Change Request(s) were approved by Tenant in the field and already
installed. Any costs related to such approved Change Request(s), Change Order and any delays associated therewith, shall be added to the Tenant Improvement Costs and shall be paid for by Tenant as and with any Excess Tenant Improvement Costs as set
forth in Section 8 above. The billing for such additional costs to Tenant shall be accompanied by evidence of the amounts billed as is customarily used in the business. Costs related to approved Change Requests and Change Orders shall include
without limitation, any architectural or design fees and the General Contractor’s price for effecting the change. If Tenant fails to respond as described above, then Landlord shall not be obligated to do any additional work related to such
approved Change Request(s) and/or Change Orders, and Landlord may proceed to perform only the Work, as specified in Section 1 above. 
 10.
Termination. Subject to the provisions of Section 10.2 of the Lease, upon the expiration or earlier termination of the Lease, Tenant shall not be required to remove the Tenant Improvements it being the intention of the parties that the
Tenant Improvements are to be considered incorporated into the Building. 
 11. Intentionally Deleted. 

  
 B-3

 12. Lease Provisions; Conflict. The terms and provisions of the Lease, insofar as they are
applicable, in whole or in part, to this EXHIBIT B, are hereby incorporated herein by reference, and specifically including all of the provisions of Section 31 of the Lease. In the event of any conflict between the terms of the Lease and
this EXHIBIT B, the terms of this EXHIBIT B shall prevail. Any amounts payable by Tenant to Landlord hereunder shall be deemed to be Additional Rent under the Lease and, upon any default in the payment of same, Landlord shall have all
rights and remedies available to it as provided for in the Lease. 

  
 B-4

 EXHIBIT C 
 RULES AND REGULATIONS 
 1. Tenant shall not place anything, or allow anything to be placed
near the glass of any window, door, partition or wall which may, in Landlord’s judgment, appear unsightly from outside of the Project. 

2. The sidewalks, passages, exits, and entrances shall not be obstructed by Tenant or used by Tenant for any purposes other than for ingress to and
egress from the Premises. Tenant shall lend its full cooperation to keep such areas free from all obstruction and in a clean and sightly condition and shall move all supplies, furniture and equipment as soon as received directly to the Premises and
move all such items and waste being taken from the Premises (other than waste customarily removed by employees of the Building) 
 3. The toilet
rooms, urinals, wash bowls and other apparatuses shall not be used for any purposes other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein, and to the extent caused by Tenant or its
employees or invitees, the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by Tenant. 
 4.
Tenant shall not use the Premises for housing, lodging or sleeping purposes; or permit preparation or warming of food in the Premises (warming of coffee and individual meals with employees and guests excepted). 

5. Tenant shall not bring upon, use or keep in the Premises or the Project any kerosene, gasoline or inflammable or combustible fluid or material, or any
other articles deemed hazardous to persons or property, or use any method of heating or air conditioning other than that supplied by Landlord. Tenant shall not do anything in the Premises, or bring or keep anything therein, which will in any way
increase or tend to increase the risk of fire or the rate of fire insurance or which shall conflict with the regulations of the Fire Department or the law or with any insurance policy on the Premises or any part thereof. 

6. Tenant shall cooperate fully with Landlord to assure the most effective operation of the Premises’ or the Project’s heating and air
conditioning. 
 7. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage, which may arise from a
cause other than Landlord’s negligence, which includes keeping doors locked and other means of entry to the Premises closed and secured. 

8. Tenant shall not advertise the business, profession or activities of Tenant conducted in the Project in any manner which violates the letter or spirit
of any code of ethics adopted by any recognized association or organization pertaining to such business, profession or activities. 
 9. Except
with the express written permission of Landlord, no bicycle (except in those areas which may be designated for bicycles by Landlord) or other vehicle and no animals or pets shall be allowed in the Premises, halls, freight docks, or any other parts
of the Building except that blind persons may be accompanied by “seeing eye” dogs. Tenant shall not make or permit any noise, vibration or odor to emanate from the Premises, or do anything therein tending to create, or maintain a nuisance,
or do any act tending to injure the reputation of the Building. 
 10. Tenant shall not disturb the quiet enjoyment of any other tenant in the
Park. 
 11. No equipment, mechanical ventilators, awnings, special shades or other forms of window covering shall be permitted either inside or
outside the windows of the Premises without the prior written consent of Landlord, and then only at the expense and risk of Tenant, and they shall be of such shape, color, material, quality, design and make as may be approved by Landlord.

 12. Tenant shall not do or permit the manufacture, sale, purchase, use or gift of any fermented, intoxicating or alcoholic beverages without
obtaining written consent of Landlord. 
 13. Whenever Landlord’s consent, approval or satisfaction is required under these Rules, then
unless otherwise stated, any such consent, approval or satisfaction must be obtained in advance, such consent or approval may be granted or withheld in Landlord’s sole discretion, and Landlord’s satisfaction shall be determined in its sole
judgment. 
 14. Landlord reserves the right at any time to change or rescind any one or more of these rules or regulations or to make such
other and further reasonable rules and regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, and for the preservation of good order therein, as well as for the
convenience of other occupants and tenants of the Project Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of the rules and regulations by any other tenant or other person. Tenant shall be deemed
to have read these rules and to have agreed to abide by them as a condition to its occupancy of the space herein leased. 

  
 G-1

 EXHIBIT D 

FURNITURE & FIXTURES 
 21 TEKNION CUBICLES INSTALLED IN THE PREMISES. CUBICLE COMPONENTS
WILL INCLUDE THE FOLLOWING UNITS: 
 1 CORNER
WORK SURFACE 
 2 SIDE WORK SURFACES 

1 UNDER DESK SET OF DRAWERS 

1 TASK CHAIR 
 1
OVERHEAD BIN 
 1 TASK LIGHT 

  
 G-1

 EXHIBIT F 

CHANGE OF COMMENCEMENT DATE - EXAMPLE 
 FIRST AMENDMENT TO LEASE AGREEMENT 
 This First Amendment to Lease Agreement (the
“First Amendment”) is made as of            , 2011 by and between Sequoia M & P LLC (“Landlord”), and Ruckus Wireless, Inc., a Delaware corporation
(“Tenant”), with reference to that certain Lease Agreement (the “Lease”), dated October     , 2011, by and between Landlord and Tenant for the leasing of certain premises (the “Premises”) located at
685 Maude Avenue, Sunnyvale, California, as more particularly described in the Lease. 
 NOW, THEREFORE, in consideration of the
mutual promises and covenants contained herein and in the Lease and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Tenant and Tenant hereby agree as follows: 

1. The Commencement Dale shall be            , 2011. 

2. The Expiration Date of the initial term of the Lease shall be
            ,        . 
 3. All capitalized
terms used in this First Amendment shall have the same meanings and definitions as set forth in the Lease. 
 4. Landlord and Tenant hereby
further agree that the Lease is in full force and effect, and that the terms and provisions of the Lease shall remain unchanged except as modified in this First Amendment. 
 5. In the event of any conflict or inconsistency between the terms and provisions of this First Amendment, the terms and provisions of this First Amendment shall prevail. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment as of the date and year first written above in this
First Amendment. 
  

													
	LANDLORD:	 		 	TENANT:
			
	 Sequoia M & P LLC
 a California limited liability company
	 		 	 Ruckus Wireless, Inc.
 a Delaware corporation

						
	 By:
	 		 	 JP DINAPOLI COMPANIES, INC.,
	 		 		 	
		 		 	 A California corporation, manager
	 		 	By:	 	  

		 		 		 		 		 	Its:	 	  

							
		 		 	 By:
	 	  
	 		 		 	
		 		 		 	John B. DiNapoli,	 		 	By:	 	  

		 		 		 	Vice President	 		 		 	

  
 G-1

 EXHIBIT G 
 Sign Criteria 
 All signs or decorations placed by Tenant or permitted by Tenant to be
place on the land or exterior of the Building shall comply with all applicable municipal and county ordinances, and be subject to the Landlord’s consent, which consent shall not be unreasonable withheld. Subject to the foregoing conditions,
Landlord hereby grants to Tenant the exclusive right to place Tenant’s sign or logo on the exterior of the Building and place or permit to be placed Tenant’s name and/or logo, address and hours of operation at the entrance to the Premises.
Tenant shall not place or permit to be placed any sign or decoration on the land or the exterior of the Building without the proper written consent of Landlord. Tenant, upon written notice by Landlord, shall immediately remove any sign or decoration
that Tenant has placed or permitted to be placed on the land or the exterior of the Building without the prior written consent of Landlord, and if Tenant fails to so remove such sign or decoration within five (5) days after Landlord’s
written notice, Landlord may enter upon the Premises and remove said sign or decoration and Tenant agrees to pay Landlord, as additional rent upon demand, the cost of such removal. At the termination of this Lease, Tenant shall remove any sign which
it has placed on the Parcel or Building, and shall repair any damage caused by the installation or removal of such sign. 
 Subject to the
foregoing, the following criteria shall apply: 
 MONUMENT SIGNAGE: 

 

	1.	Tenant will submit to Landlord for Landlord’s approval two (2) sets of detailed drawings not less than two weeks prior to the fabrication and installation of
any sign. 

  

	2.	Tenant and/or Tenant’s sign company will be responsible for obtaining all necessary city permits, and providing copies thereof to Landlord at Landlord’s
request, before any signs are fabricated and installed. 

 FRONT ENTRANCE SIGNAGE (ON GLASS DOOR): 

 

	1.	Tenant’s name shall be in 3” vinyl copy. Tenants with a registered trademark or logo and letter style will be allowed to use their trademark or logo and
letter style, subject to the prior approval of Landlord and city authorities. 

  

	2.	Additional information such as hours and days of operation shall be in 7/8” vinyl copy. 

 

	3.	Width of signage on front door shall not exceed thirty inches (30”). 

 

					
		 	
Landlord:                 

		
		 	
Tenant:                     

  
 G-1

 EXHIBIT H 

HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE -
EXAMPLE 
 Your cooperation in this matter is appreciated. Initially, the information provided by you in
this Hazardous Materials Disclosure Certificate is necessary for the Landlord (identified below) to evaluate and finalize a lease agreement with you as Tenant. After a lease agreement is signed by you and the Landlord (the “Lease
Agreement”), on an annual basis in accordance with the provisions of Section 27 of the signed Lease Agreement, you are to provide an update to the information initially provided by you in this certificate. The information contained in the
initial Hazardous Materials Disclosure Certificate and each annual certificate provided by you thereafter will be maintained in confidentiality by Landlord subject to release and disclosure as required by (i) any lenders and owners and their
respective environmental consultants, (ii) any prospective purchaser(s) of all or any portion of the property on which the Premises are located, (iii) Landlord to defend itself or its lenders, partners or representatives against any claim
or demand, and (iv) any laws, rules, regulations, orders, decrees, or ordinances, including, without limitation, court orders or subpoenas. Any and all capitalized terms used herein, which are not otherwise defined herein, shall have the same
meaning ascribed to such term in the signed Lease Agreement. Any questions regarding this certificate should be directed to, and when completed, the certificate should be delivered to: 

 

			
	Landlord:	 	Sequoia M & P LLC
		 	c/o JP DINAPOLI COMPANIES, INC.
		 	99 Almaden Boulevard, Suite 565
		 	San Jose, California 95113
		 	Attn: _____________________________
		 	Phone: (408) 998-2404

 Name of (Prospective) Tenant: Ruckus Wireless, Inc. 
 Mailing Address: ________________________________________________________________________________________ 
 _______________________________________________________________________________________________________ 
 Contact Person, Title and Telephone Number(s): ________________________________________________________________ 
 Contact Person for Hazardous Waste Materials Management and Manifests and Telephone Number(s): 

_______________________________________________________________________________________________________ 

_______________________________________________________________________________________________________ 

Address of (Prospective) Premises: _________________________________________________________________________ 

Length of (Prospective) Initial Term: _________________________________________________________________________ 

_______________________________________________________________________________________________________ 

 

	1.	General Information: 

 Describe
the initial proposed operations to take place in, on,- or about the Premises, including, without limitation, principal products processed, manufactured or assembled services and activities to be provided or otherwise conducted. Existing Tenants
should describe any proposed changes to on-going operations. 
  

	
	  
 
	  

  

	2.	Use, Storage and Disposal of Hazardous Materials 

 2.1 Will any Hazardous Materials be used, generated, stored or disposed of in, on or about the Premises? Existing Tenants should describe any Hazardous Materials which continue to be used, generated,
stored or disposed of in, on or about the Premises. 
  

					
	Wastes	  	Yes  ̈	  	No  ̈
	Chemical Products	  	Yes  ̈	  	No  ̈
	Other	  	Yes  ̈	  	No  ̈
	
	If Yes is marked, please explain: _________________________________________________
	
	___________________________________________________________________________
	
	___________________________________________________________________________

 2.2 If Yes is marked in Section 2.1, attach a list of any Hazardous Materials to be used, generated,
stored or disposed of in, on or about the Premises, including the applicable hazard class and an estimate of the quantities of such Hazardous Materials at any given time; estimated annual throughput; the proposed location(s) and method of storage
(excluding nominal amounts of ordinary household cleaners and janitorial supplies which are not regulated by any Environmental Laws); and the proposed location(s) and method of disposal for each Hazardous 

  
 G-1

 Material, including, the estimated frequency, and the proposed contractors or subcontractors. Existing
Tenants should attach a list setting forth the information requested above and such list should include actual data from on-going operations and the identification of any variations in such information from the prior year’s certificate.

  

	3.	Storage Tanks and Sumps 

 3.1 Is
any above or below ground storage of gasoline, diesel, petroleum, or other Hazardous Materials in tanks or sumps proposed in, on or about the Premises? Existing Tenants should describe any such actual or proposed activities. 

 

			
	Yes  ̈	  	No  ̈

 If yes, please explain:
                                         
                                         
                                         
               

                      
                                         
                                         
                                         
                              

                      
                                         
                                         
                                         
                              

 

	4.	Waste Management 

 4.1 Has your
company been issued an EPA Hazardous Waste Generator I.D. Number? Existing Tenants should describe any additional identification numbers issued since the previous certificate. 

 

					
	Yes  ̈	  	No  ̈	  	

 4.2 Has your company filed a biennial or quarterly reports as a hazardous waste generator? Existing
Tenants should describe any new reports filed. 
  

			
	Yes  ̈	  	No  ̈

 If yes, attach a copy of the most recent report filed. 

 

	5.	Wastewater Treatment and Discharge 

 5.1 Will your company discharge wastewater or other wastes to: 
  

			
	             storm drain?	  	             sewer?
	             surface water?	  	             no wastewater or other wastes discharged.

 Existing Tenants should indicate any actual discharges. If so, describe the nature of any proposed or
actual discharge(s). 

                      
                                         
                                         
                                         
                              

                      
                                         
                                         
                                         
                              

5.2 Will any such wastewater or waste be treated before discharge? 

 

			
	Yes  ̈	  	No  ̈

 If yes, describe the type of treatment proposed to be conducted. Existing Tenants should describe the
actual treatment conducted. 

                      
                                         
                                         
                                         
                              

                      
                                         
                                         
                                         
                              

 

	6.	Air Discharges 

 6.1 Do you plan
for any air filtration systems or stacks to be used in your company’s operations in, on or about the Premises that will discharge into the air, and will such air emissions be monitored? Existing Tenants should indicate whether or not there are
any such air filtration systems or stacks in use in, on or about the Premises which discharge into the air and whether such air emissions are being monitored. 
  

			
	Yes  ̈	  	No  ̈

 If yes, please describe:
                                         
                                         
                                         
              

                      
                                         
                                         
                                         
                              

                      
                                         
                                         
                                         
                              

6.2 Do you propose to operate any of the following types of equipment, or any other equipment requiring an air emissions permit? Existing
Tenants should specify any such equipment being operated in, on or about the Premises. 
  

			
	             Spray booth(s)	  	             Incinerator(s)
	             Dip tank(s)	  	             Other (Please describe)

  
 G-1

			
	              Drying oven(s)
	  	             No Equipment Requiring Air Permits

  

	
	If yes, please describe:
                                         
                                         
                                         
                     
	                             
                                         
                                         
                                         
                                
	                             
                                         
                                         
                                         
                                

  

	7.	Hazardous Materials Disclosures 

7.1 Has your company prepared or will it be required to prepare a Hazardous Materials management plan (“Management Plan”)
pursuant to Fire Department or other governmental or regulatory agencies’ requirements? Existing Tenants should indicate whether or not a Management Plan is required and has been prepared. 

 

			
	 Yes  ̈
	  	No  ̈

 If yes, attach a copy of the Management Plan. Existing Tenants should attach a copy of any required
updates to the Management Plan. 
 7.2 Are any of the Hazardous Materials, and in particular chemicals, proposed to be used in
your operations in, on or about the Premises regulated under Proposition 65? Existing Tenants should indicate whether or not there are any new Hazardous Materials being so used which are regulated under Proposition 65. 

 

			
	 Yes  ̈
	  	No  ̈

  

	
	If yes, please explain:
                                         
                                         
                                         
                     
	                             
                                         
                                         
                                         
                                
	                             
                                         
                                         
                                         
                                

  

	8.	Enforcement Actions and Complaints 

 8.1 With respect to Hazardous Materials or Environmental Laws, has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees or has your company received
requests for information, notice or demand letters, or any other inquiries regarding its operations? Existing Tenants should indicate whether or not any such actions, orders or decrees have been, or are in the process of being, undertaken or if any
such requests have been received. 
  

			
	 Yes  ̈
	  	No  ̈

 If yes, describe the actions, orders or decrees and any continuing compliance obligations imposed as a
result of these actions, orders or decrees and also describe any requests, notices or demands, and attach a copy of all such documents. Existing Tenants should describe and attach a copy of any new actions, orders, decrees, requests, notices or
demands not already delivered to Landlord pursuant to the provisions of Section 27 of the signed Lease Agreement. 
  

	
	                             
                                        
                                         
                                         
                              
	                             
                                         
                                         
                                         
                             
	                             
                                         
                                         
                                         
                             

 8.2 Have there ever been, or are there now pending, any lawsuits against your company regarding any
environmental or health and safety concerns? 
  

			
	 Yes  ̈
	  	No  ̈

 If yes, describe any such lawsuits and attach copies of the complaint(s), cross-complaint(s), pleadings
and all other documents related thereto as requested by Landlord. Existing Tenants should describe and attach a copy of any new complaint(s), cross-complaint(s), pleadings and other related documents not already delivered to Landlord pursuant to the
provisions of Section 27 of the signed Lease Agreement. 
  

	
	                             
                                        
                                         
                                         
                              
	                             
                                         
                                         
                                         
                             
	                             
                                         
                                         
                                         
                             

 8.3 Have there been any problems or complaints from adjacent Tenants, owners or other neighbors at your
company’s current facility with regard to environmental or health and safety concerns? Existing Tenants should indicate whether or not there have been any such problems or complaints from adjacent Tenants, owners or other neighbors at, about or
near the Premises. 
  

			
	 Yes  ̈
	  	No  ̈

 If yes, please describe. Existing Tenants should describe any such problems or complaints not already
disclosed to Landlord under the provisions of the signed Lease Agreement. 
  

	
	                             
                                         
                                         
                                         
                             
	                             
                                         
                                         
                                         
                             

  
 G-1

	9.	Permits and Licenses 

 9.1 Attach
copies of all Hazardous Materials permits and licenses including a Transporter Permit number issued to your company with respect to its proposed operations in, on or about the Premises, including, without limitation, any wastewater discharge
permits, air emissions permits, and use permits or approvals. Existing Tenants should attach copies of any new permits and licenses as well as any renewals of permits or licenses previously issued. 

The undersigned hereby acknowledges and agrees that (A) this Hazardous Materials Disclosure Certificate is being delivered in connection with, and
as required by, Landlord in connection with the evaluation and finalization of a Lease Agreement and will be attached thereto as an exhibit; (B) that this Hazardous Materials Disclosure Certificate is being delivered in accordance with, and as
required by, the provisions of Section 27 of the Lease Agreement; and (C) that Tenant shall have and retain full and complete responsibility and liability with respect to any of the Hazardous Materials disclosed in the HazMat Certificate
in accordance with Section 27 of the Lease, notwithstanding Landlord’s/Tenant’s receipt and/or approval of such certificate. Tenant further agrees that none of the following described acts or events shall be construed or otherwise
interpreted as either (a) excusing, diminishing or otherwise limiting Tenant from the requirement to fully and faithfully perform its obligations under the Lease with respect to Hazardous Materials, including, without limitation, Tenant’s
indemnification of the Indemnitees and compliance with all Environmental Laws, or (b) imposing upon Landlord, directly or indirectly, any duty or liability with respect to any such Hazardous Materials, including, without limitation, any duty on
Landlord to investigate or otherwise verify the accuracy of the representations and statements made therein or to ensure that Tenant is in compliance with all Environmental Laws; (i) the delivery of such certificate to Landlord and/or
Landlord’s acceptance of such certificate, (ii) Landlord’s review and approval of such certificate, (iii) Landlord’s failure to obtain such certificate from Tenant at any time, or (iv) Landlord’s actual or
constructive knowledge of the types and quantities of Hazardous Materials being used, stored, generated, disposed of or transported on or about the Premises by Tenant or Tenant’s Representatives. Notwithstanding the foregoing or anything to the
contrary contained herein, the undersigned acknowledges and agrees that Landlord and its partners, lenders and representatives may, and will, rely upon the statements, representations, warranties, and certifications made herein and the truthfulness
thereof in entering into the Lease Agreement and the continuance thereof throughout the term, and any renewals thereof, of the Lease Agreement. 

I (print name)
                                        , acting
with full authority to bind the (proposed) Tenant and on behalf of the (proposed) Tenant, certify, represent and warrant that the information contained in this certificate is true and correct. 

(Prospective) Tenant: 
  

			
	By:	 	  

	Title:	 	  

	Date:	 	  

  
 G-1

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