Document:

Exhibit 10.11 

   

   

   

  
     

    
      
 

  

   

  Section B - Supplies or Services and Prices

   

  	ITEM NO	SUPPLIES/SERVICES	QUANTITY	UNIT	UNIT PRICE	AMOUNT
	0001	 	1	Lot	$184,576,636.62	$184,576,636.62
	 	
          Industrial Expansion (FFP)FFP

          INDUSTRIAL EXPANSION IN ACCORDANCE WITH AWARD

              SPECIFICATIONS

          FOB: Origin (Shipping Point)

          PURCHASE REQUEST NUMBER: 0011560601

          PSC CD: AN14

        	 
	 	 	 
	 	NET AMT	$184,576,636.62
	 	ACRN AA	 
	 	CIN: GFEBS001156060100001	$184,576,636.62

   

  	ITEM NO	SUPPLIES/SERVICES	QUANTITY	UNIT	UNIT PRICE	AMOUNT
	0002	 	6,000,000	Each	$[**]	$[**]
	 	
          Test Cartridges (FFP)FFP

          COVID-19 TEST CARTRIDGES AS SPECIFIED IN AWARD NARRATIVE

          FOB: Orgin (Shipping Point)

          PURCHASE REQUEST NUMBER: 0011560601

          PSC CD: AN14

        	 
	 	 	 
	 	NET AMT	$[**]
	 	ACRN AA	 
	 	CIN: GFEBS001156060100002	$[**]

   

  
     

    
      
 

  

   

  	ITEM NO	SUPPLIES/SERVICES	QUANTITY	UNIT	UNIT PRICE	AMOUNT
	0003	 	30,000	Each	$[**]	$[**]
	 	
          Monitoring Systems (FFP)FFP

          MONITORING SYSTEMS AS SPECIFIED IN AWARD NARRATIVE

          FOB: Origin (Shipping Point)

          PURCHASE REQUEST NUMBER: 0011560601

          PSC CD: AN14

        	 
	 	 	 
	 	NET AMT	$[**]
	 	ACRN AA	 
	 	CIN: GFEBS001156060100003	$[**]
	 	 	 

  	ITEM NO	SUPPLIES/SERVICES	QUANTITY	UNIT	UNIT PRICE	AMOUNT
	0004	 	60,000	Each	$[**]	$[**]
	 	
          Swab Packs (FFP)FFP

          SWAB PACKS AS SPECIFIED IN AWARD NARRATIVE

          FOB: Origin (Shipping Point)

          PURCHASE REQUEST NUMBER: 0011560601

          PSC CD: AN14

        	 
	 	 	 
	 	NET AMT	$[**]
	 	ACRN AA	 
	 	CIN: GFEBS001156060100004	$[**]

   

  
     

    
      
 

  

   

  Section C - Descriptions and Specifications

   

  OTHER TRANSACTION AGREEMENT

   

  OTHER TRANSACTION AUTHORITY FOR PROTOTYPE

      AGREEMENT

      BETWEEN

   

  Cue Health, Inc. (Awardee)

      And

      Army Contracting Command - Aberdeen Proving Ground - Research Triangle Park, NC DIVISION

      (Government)

      800 Park Office Drive Research Triangle Park, NC 27529

   

  Effective Date: October 13, 2020

   

  Agreement No.: W911NF-21-9-0001

   

  Total Amount of the Agreement: $480,916,636

   

  	Awardee

            Signature	 	Government

            Signature
	
           

          Ayub Khattak

        	 	
	
          Printed Name

           

          CEO

        	 	
          Printed Name

           

          Agreements Officer

        

   

  
     

    
      
 

  

   

  TABLE OF CONTENTS

   

  ARTICLE 1: BACKGROUND, DEFINITIONS AND SCOPE OF THE AGREEMENT

  ARTICLE 2: TERM AND TERMINATION

  ARTICLE 3: PROJECT MANAGEMENT AND MODIFICATIONS

  ARTICLE 4: MANAGEMENT OF THE PROJECT

  ARTICLE 5: “PREP ACT” COVERAGE

  ARTICLE 6: FINANCIAL MATTERS

  ARTICLE 7: DISPUTES

  ARTICLE 8: CONFIDENTIAL INFORMATION

  ARTICLE 9: INTELLECTUAL PROPERTY RIGHTS

  ARTICLE 10: DATA RIGHTS

  ARTICLE 11: REGULATORY RIGHTS

  ARTICLE 12: FOREIGN ACCESS TO DATA

  ARTICLE 13: SCIENTIFIC PUBLICATIONS AND PRESS RELEASES

  ARTICLE 14: ENSURING SUFFICIENT SUPPLY OF THE PRODUCT

  ARTICLE 15: INSPECTION AND ACCEPTANCE

  ARTICLE 16: REPORTING REQUIREMENTS

  ARTICLE 17: MISCELLANEOUS CLAUSES

  ARTICLE 18: PROHIBITION ON THE USE OF CERTAIN TELECOMMUNICATIONS AND VIDEO SURVEILLANCE SERVICES OR EQUIPMENT

  APPENDIX A: STATEMENT OF WORK

  APPENDIX B: PROJECT SCHEDULE/MILESTONE PAYMENT SCHEDULE

  APPENDIX C: KEY PERSONNEL

  APPENDIX D: GOVERNMENT PROPERTY

   

  
     

    
      
 

  

   

  OTHER TRANSACTION AUTHORITY FOR PROTOTYPE

      AGREEMENT

   

  This Other Transaction Authority for Prototype Agreement is entered into between the United States of
      America, hereinafter called the “Government”, pursuant to and under U.S. Federal law and Cue Health Inc., a small business and non-traditional defense contractor, hereinafter called the “Awardee”. The United States of America and Awardee are
      sometimes referred to herein individually as a “Party” and collectively as the “Parties.”

   

  WHEREAS, the Awardee is eligible for an Other Transaction Authority for Prototype Agreement in
      accordance with 10 USC § 2371b(d)(1)(A) as amended by the National Defense Authorization Act for Fiscal Year 2018 as they are non-traditional defense contractor, attesting to “An entity that is not currently performing and has not performed, for at
      least the one-year period preceding the solicitation of sources by the Department of Defense for the procurement or transaction, any contract or subcontract for the Department of Defense that is subject to the full coverage under the cost accounting
      standards prescribed pursuant to Section 1502 of title 41 and the regulations implementing such section”;

   

  WHEREAS, the DoD currently has authority under 10 U.S.C. § 2371b to award “other transactions” (OTs) in
      certain circumstances for prototype projects that are directly relevant to enhancing the mission effectiveness of military personnel and the supporting platforms, systems, components, or materials proposed to be acquired or developed by the DoD, or
      to improve platforms, systems, components, or materials in use by the Armed Forces;

   

  WHEREAS, a prototype can generally be described as a physical or virtual model used to evaluate the
      technical or manufacturing feasibility or military utility of a particular technology or process, concept, end item, or system;

   

  WHEREAS, this Agreement meets the criteria for a prototype project;

   

  NOW THEREFORE, the Parties have agreed as follows:

   

  ARTICLE 1:   BACKGROUND, DEFINITIONS AND SCOPE OF THE AGREEMENT

   

  		A.	Background

   

  The Department of Health and Human Services through DoD requires the ability to procure reliable point of care
      testing assays and devices in sufficient quantities to meet the demand to respond to the on-going COVID-19 Pandemic. The unprecedented demand for rapid and accurate molecular diagnostic testing continues to exceed national testing capacity. Awardee,
      through funding provided by HHS, has already developed and received Emergency Use Authorization (EUA) from the U.S. Food and Drug Administration (FDA) for a rapid, portable, point of care COVID-19 test capable of detecting SARS-CoV-2, the virus that
      causes COVID-19. The ability to deploy substantial quantities of the Cue POC COVID-19 test will not only increase national test capacity, but significantly reduce the time to inform patients of their result. The Cue Health test is anticipated to be
      used primarily in particular settings of concern, such as nursing homes, long term care facilities and schools. It will also be beneficial to the armed services and the US population at large, at other locations where a laboratory capability is not
      readily accessible. The Cue COVID-19 Test consists of: 1.) the Cue COVID-19 Test Cartridge pack which includes a single use test cartridge and a single use Sample Wand (swab); 2.) The Cue Health Monitoring System (reader); The Cue COVID-19 External
      Control Swabs Pack. Hereafter, the components of the test as necessary for a single use are collectively referred to as a “COVID-19 Test”.

   

  
     

    
      
 

  

   

  		B.	Definitions

   

  Agreement Invention: Any invention conceived or first actually reduced to practice in the performance of
      the Prototype Project under this Agreement.

   

  Agreements Officer or AO: Warranted contracting officer authorized to sign the final OTA for the
      Government.

   

  Agreement’s Officer’s Representative or AOR: The individual designated by the Government to monitor all
      technical aspects and assist in agreement administration of the Prototype Project. The AOR shall only assist in agreement administration of the Prototype Project to the extent delegated such administration authority in writing in the AOR delegation
      letter by the responsible Agreements Officer.

   

  Background Invention: Background Invention means any Invention, or improvement to any Invention, other
      than an Agreement Invention, that was conceived, designed, developed, produced, and/or reduced to practice prior to performance of this Agreement, or outside the scope of work performed under this Agreement.

   

  Cause: An event or issue that has been discovered that the Government believes may impact successful
      performance of the OTA.

   

  Date of Completion: The date on which all work is completed or the date on which the period of
      performance ends.

   

  		●	Deliverable(s): Any documentation (e.g. report, Executive Summary, Letter) given to the Government by the Awardee
            as described in the second column of Table 1 in Article I, Section C.7 under the heading “Deliverable.”

   

  		●	Effective Date: The date of execution of this Agreement by the Parties.

   

  		●	Field: COVID-19 Diagnostic testing.

   

  		●	Government: The United States of America, as represented by The Department of Defense and the Department of
            Health and Human Services.

   

  		●	Government Purpose Rights: As defined in DFARS 252.227-7013(a)(13).

   

  
     

    
      
 

  

   

  		●	Invention: Any invention or discovery which is or may be patentable or otherwise protectable under Title 35 of
            the United States Code.

   

  		●	Know-How: Information, practical knowledge, techniques, and skill development by Awardee in the performance of
            the Prototype Project and which is necessary for the Practical Application of an Agreement Invention within the Field.

   

  		●	Limited Rights: As defined in DFARS 252.227-7013(a)(14).

   

  		●	Party: Each of the Government and Awardee. (collectively, “Parties”).

   

  		●	Practical Application: With respect to an Agreement Invention, to manufacture, in the case of a composition of
            product; to practice, in the case of a process or method, or to operate, in the case of a machine or system; and, in each case, under such conditions so as to establish that the Agreement Invention is capable of being utilized.

   

  		●	Program: Prototype efforts being conducted by the Parties pursuant to this Agreement.

   

  		●	Prototype Project: Has the meaning given in Article 1.C.

   

  		●	Project Coordination Team or PCT: Agreements Officer, Agreements Officer’s Representative, Subject Matter Experts
            and Team Leader(s) acting in support of Operation Warp Speed and responsible for periodic and ad-hoc reporting to Operation Warp Speed Leadership.

   

  		●	Property: Any tangible personal property other than property actually consumed during the execution of work under
            this Agreement.

   

  		●	Under this Agreement: When used, for example but without limitation, in the definitions of Data, Know-How,
            Property, and Agreement Inventions, means activities conducted pursuant to this Agreement that are Government funded.

   

  Scope of the Agreement

   

  		1.	Prototype Project: The prototype project under this Agreement is the demonstration by Awardee of the rapid, large
            scale supply and logistics capability to manufacture and deliver to the Government within 5 months of the effective date of this Agreement 6 million Cue COVID-19 Assay Cartridges, 60,000 COVID-19 Control Swab Packs, and 30,000 Monitoring
            Systems by achieving a sustained average per day production rate of at least 100,000 EUA or 510(k) cleared Cue COVID-19 Assay Cartridges over the last 7 days of the 5 month delivery period. The expansion of Awardee’s manufacturing capability
            will likely entail several actions. The company will increase their overall output of assay cartridges by installing additional high capacity automated lines. Additionally the Awardee will upgrade their bio production capability to ensure
            enough reagent materials are available to meet end-state test cartridge manufacturing goals. In addition Awardee will perform activities required to onshore Monitoring System manufacturing to be performed either in-house, with a US-based
            contract manufacturing organization or both. The demonstrated manufacturing capability will be in compliance with ISO 13485 standards as well as the Quality System Regulations at 21 CFR Part 820.

   

  
     

    
      
 

  

   

  In order to ensure the successful and expeditious completion of this prototype project, Awardee agrees
      and represents that, commencing on the effective date of this Agreement, the Government will be the exclusive purchaser of the entire production of Awardee’s COVID-19 Test until the prototype project has been successfully completed. This exclusive
      purchaser condition is waived under the following circumstances: 1) Awardee may honor contractual commitments executed before the effective date of this Agreement and 2) Awardee may request a waiver from the Government to respond to other than U.S.
      Federal Government urgent diagnostic testing requirements and 3) Awardee may use a reasonable number of tests for internal workforce testing and diagnostic purposes and for marketing, demonstration and evaluation and business development. The
      prototype project will be successfully completed when Awardee has achieved a sustained average per day production rate of at least 100,000 EUA or 510(k) cleared COVID-19 Assay Cartridges over a 7 day period, and has delivered a total of 6 million Cue
      COVID-19 Assay Cartridges, 30,000 monitoring systems, and 60,000 control swab packs.

   

  		2.	Associated Production: It is the intention of the Parties to enter into a separate, but associated, sole-source
            FAR-based contract for the continued production of COVID-19 Tests. Subject to applicable law and regulation, the Parties shall take all steps necessary to negotiate and enter into such a FAR-based contract in good faith with the intent of
            promptly signing such FAR-based contract as soon as possible after this Agreement. Follow- on production pursuant to 10 USC 2371b is not anticipated for this project. In recognition of, and in consideration for, the Government’s significant
            funding for the development of Awardee’s enhanced manufacturing capability, the U.S. Government shall be entitled to purchase Awardee’s EUA or 510(k) cleared COVID-19 Test under a future FAR-based contract, in quantities not to exceed [**]
            percent ([**]%), measured on a quarterly basis, of Awardee’s COVID-19 Tests produced from the capacity as provided hereunder, at pricing that shall not exceed [**] percent ([**]%) below the lowest price then offered by Awardee to a commercial
            customer as of the date of the relevant order, for the same products, for equivalent quantities and under comparable delivery schedules and other terms of sale, provided, however, that Awardee shall have no obligation to accept any such
            discounted price less than $[**] per COVID-19 Test. Additionally, Awardee shall grant the Government the right to place such orders as Priority Orders (as defined below) for which Government purchase orders will be prioritized by Awardee as if
            they were “rated orders” subject to 15 CFR § 700.14, subject to the priority afforded to orders that are expressly identified as HRPAS or DPAS rated orders.

   

  		3.	Manufacturing Equipment Purchased With Government Funds: In recognition of, and in consideration for, the
            Government’s significant funding for the development of Awardee’s enhanced manufacturing capability, the Awardee agrees to never re-locate outside of the United States or its Territories any of the Automated Assembly Line equipment purchased
            with Government funds under this Agreement.

   

  		4.	Performance by Affiliates: The Government acknowledges and agrees that Awardee may perform its obligations under
            this Agreement through one or more of its affiliates and/or subcontractors, provided that Awardee will be responsible for the full and timely performance as and when due under, and observance of, all the covenants, terms, conditions and
            agreements set forth in this Agreement by its affiliates and/or subcontractors.

   

  
     

    
      
 

  

   

  		5.	Audits: Until such time as all tests, Monitoring Systems and control packs have been delivered under this
            Agreement, and in no event after expiration of the Period of Performance, audits under this Prototype Agreement may include Government Quality Assurance audits - periodic, ad hoc or for cause - of Awardee’s or sub-agreement holders’
            facilities included in the supply chain. The Government will provide notification of a periodic or ad hoc audit at least [**] prior to the intended audit date and both parties will work in good faith to accommodate the audit and
            determine scheduling. In all audits, the Government will comply with the Person in Plant requirements set forth in Article 1.C.7.

   

  		6.	Person in Plant: The Government may request to have a government representative in place at Awardee’s facility,
            with no fewer than [**] advance notice of the desired date for that person to be in place. The name, role, scope and duration will be mutually agreed between the Parties in writing in advance. The Government representative will adhere to the
            agreed scope and to the Awardee’s policies, procedures and instructions at all times. As determined by federal law, no Government representative shall publish, divulge, disclose, or make known in any manner, or to any extent not authorized by
            law, any information coming to him in the course of employment or official duties, while stationed in a Awardee plant.

   

  If considered for cause, the Government may place representatives in place at Awardee’s facility, with
      no fewer than [**] advance notice of the desired date for the person(s) to be in place, subject to applicable COVID protocols. The names, roles, scope, and duration will be provided to the Awardee in advance. The Government representative will adhere
      to the Awardee’s policies, procedures and instructions regarding facility regulations at all times. As determined by federal law, no Government representative shall publish, divulge, disclose, or make known in any manner, or to any extent not
      authorized by law, any information coming to him in the course of employment or official duties, while stationed in a Awardee plant.

   

  		7.	Deliverables: Deliverables under this Agreement are listed in Table 1.

            Variances: Awardee shall promptly notify the Government of any anticipated shortage in quantity or deviation from any delivery date specified herein. The Government and the Awardee shall cooperate in good faith to adjust Table 1 to
            reflect reasonable variations in the delivery schedule, provided that the total scheduled quantities are delivered and Awardee demonstrates a production capacity of 100,000 units per day within not more than [**] after award.

   

  
     

    
      
 

  

   

  Table 1: Deliverables

   

  	Item	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	COVID-19 Test Cartridges	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	Health Monitoring Systems	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	COVID-19 External Control Swab Packs	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]

   

  * Delivery dates and quantities subject to adjustment as provided herein.

   

  	Deliverable	Delivery

              Date	Method for Acceptance
	Increase

              Industrial Base Manufacturing Capability to 100K Cue COVID-19 Test cartridges per day	
          6 Million EUA or 510(k) cleared COVID-19 Test Cartridges 

          (per delivery schedule above) 

          30K Health Monitoring Systems

          (per delivery schedule above) 

          60K COVID-19 External Control Swab Packs 

          (per delivery schedule above)

        	Periodic Inspection & Random Sampling (DCMA and AOR)
	Monthly

              Progress Reports	[**] of the month, every month during PoP	Progress Report (AOR)
	Weekly Progress
              Meetings	Weekly, as agreed
              upon	Progress Meeting (AOR)
	Quarterly In
              Process Review	Every 90 days	Progress Meeting (AOR)
	Final Report	[**] after last
              scheduled delivery	Progress Report (AOR)
	Subcontractor Supply Chain Plans	[**]

              after award	Progress Report (AOR)
	Manufacturing Plan	[**] after award	Progress Report (AOR)
	Distribution Plan	[**] after award	Progress Report (AOR)
	Quality Management Plan	[**] after award	Progress Report (AOR)

   

  Monthly Progress Reports. The Awardee shall submit monthly progress reports no later than the [**] of the
      month. Awardee format acceptable. Electronic submission acceptable in MS Office or PDF format. Financial information shall be MS Excel format. Monthly reports shall NOT be marked proprietary, and shall have Distribution Statement C (US Government and
      their contractors). Each monthly report shall, at a minimum, contain the following:

   

  		●	Summary of monthly progress for each of the Awardee’s facilities/capabilities associated with this effort.

  		●	Summary of progress towards established milestones for each facility/capability.

  		●	Identification of any milestone that is slipping or missed, and discussion of path forward to bring milestone back to
            schedule, and impact on other milestones.

   

  
     

    
      
 

  

   

  		●	Summary of risks, discussion of potential impacts and efforts to mitigate.

  		●	Summary of overall schedule and changes from previous month.

  		●	Status updates from Manufacturing plan

  		●	Status updates from Distribution plan

  		●	Report any customer complaints

  		●	Report any known deficiencies of the materials and/or products

  		●	Financial summary of Awardee deliveries month to date, invoices submitted, and Government payments made.

   

  To the extent trade secret or other proprietary information is relevant to a monthly report, an appropriately
      marked supplement may be provided.

   

  Manufacturing Plan. The Awardee shall provide a detailed plan of action (contractor format acceptable) to
      increase cartridge-manufacturing capability to meet the government’s delivery schedule (i.e. ramp up to 100K cartridges per day) and associated on-shoring component manufacturing within [**] of contract award. The Awardee’s plan of action shall at a
      minimum, include the following:

   

  a.      Timeline, materials required and strategy to set up and begin V2.0 manufacturing lines
      to manufacture the cartridges;

   

  b.      Timeline, materials required and strategy to upgrade the bioproduction capability to
      manufacture sufficient cartridge reagents;

   

  c.      Timeline, materials required and strategy to onshore manufacturing of reagents and
      cartridge subcomponents;

   

  d.      Information on the US based manufacturing organization to replace existing
      organization;

   

  e.      Current GMP manufacturing status and plan to achieve GMP manufacturing, if not
      currently GMP;

   

  f.       Quality Assurance plan and Acceptance metrics;

   

  g.      Plan to comply with FDA EUA Letter of Authorization.

  

   

  Quality Management Plan. Cue Health, Inc. will, in the level of detail and format that Cue Health, Inc.
      solely elects (provided such format provides a reasonable and industry-standard level of detail), provide a quality management plan for manufacturing efforts that conform to ISO 13485 standards as well as the Quality System Regulations at 21 CFR Part
      820 which may include, but is not limited to, the quality policy and objectives, management review, competencies and training, process document control, feedback, evaluation, corrective action and preventive action, process improvement, measurement,
      and data analysis processes. The framework is normally divided into infrastructure, senior management responsibility, resource management, lifecycle management, and quality management system evaluation.

   

  
     

    
      
 

  

   

  Distribution Plan. Cue Health, Inc. will, in the level of detail and format that Cue Health, Inc. solely
      elects (provided such format provides a reasonable and industry-standard level of detail), provide a Distribution Plan within [**] of contract award, which shall provide a detailed distribution plan for how all Test Cartridge Packs, Monitoring
      Systems and External Control Swabs Packs will be shipped and delivered to required delivery locations within the United States and its Territories. The Awardee’s distribution plan shall at a minimum, include the following:

   

  

  a.       Current distribution processes;

  b.      Timeline and strategy to increase distribution process and shipping to handle the
      increase in number and volume of shipments.

   

  Subcontractor Supply Chain Plans. Cue Health Inc. will provide plans from key US subcontractors (swab
      manufacturer, fluid transfer automation, etc) describing how they plan to expand their production capacities in support of the Awardee. Cue Health Inc. will describe the source of capital such subcontractors expect to be utilized to increase their
      production rates.

   

  Final Report. Final Report shall NOT be marked proprietary, and shall have Distribution Statement C.

   

  Contractor format acceptable. Electronic submission acceptable in MS Office or PDF format. Financial information
      shall be MS Excel format. Final report summarizing stated objectives and the progress that was achieved in meeting those objectives; summary of risks incurred, impacts and mitigation; quantitative discussion of production throughput improvements
      achieved; financial summary of project; schedule summary for project, comparing original schedule to final schedule; lessons learned for future similar endeavors, and recommendations for path forward as applicable.

   

  		8.	Milestones: Payable milestones under this Agreement are listed in Table 2a and 2b.

   

  Payable Milestones

   

  Table 2a Industrial Expansion Milestones

   

  	Milestone

            #	Milestone

            Description	Due
            Date	Demonstration

            of Milestone	Total Funds
	1	Advance payment for upfront Industrial Expansion costs	Upon award	Award	$184,576,636

   

  Table 2b COVID-19 Test Delivery Milestones*

   

  	 	[**]	[**]	[**]	[**]	[**]	[**]
	Item	Qty	Payment	Qty	Payment	Qty	Payment	Qty	Payment	Qty	Payment	Qty	Payment
	COVID-19 Test Cartridges	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	
          Health

          Monitoring Systems

        	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	COVID-19 External Control Swab Packs	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]

   

  
     

    
      
 

  

   

  	 	[**]	[**]	[**]	[**]	[**]
	Item	Qty	Payment	Qty	Payment	Qty	Payment	Qty	Payment	Qty	Payment
	COVID-19 Test Cartridges	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	Health Monitoring Systems	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]
	COVID-19 External Control Swab Packs	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]	[**]

   

  ARTICLE 2:     TERM AND TERMINATION

   

  		A.	Term of this Agreement

   

  The Term of this Agreement commences upon the Effective Date and extends through final payment. This Agreement is
      anticipated to end 5 months after the Effective Date, subject to mutually agreed extensions pursuant to paragraph 2.D to facilitate the completion of the project(s). A transaction for a prototype project is complete upon the written determination of
      the appropriate official for the matter in question that efforts conducted under a Prototype OT: (1) met the key technical goals of a project, or (2) accomplished a particularly favorable or unexpected result that justifies the completion of the
      prototype.

   

  		B.	Rights of Termination

   

  ●            In the event that Awardee notifies the Government that, as a result of emerging
      safety or efficacy data, no further efforts will be undertaken towards the development of the COVID-19 Test manufacturing and delivery, then, either Party may notify the other Party of its intent to terminate this Agreement, which termination shall
      be effective thirty (30) days after the date of such notice.

   

  ●            Awardee shall have no liability to repay the Government for milestone payments
      made prior to the notification of termination, except as otherwise provided for under Article 14 or Termination for Cause below. With respect to milestones which have not been completed, Awardee shall be entitled to payment based on a percentage of
      the work performed toward said milestones, plus reasonable charges the Awardee can demonstrate to the satisfaction of the Government using its standard record keeping system, have resulted from the termination. By way of example, these costs may
      include, but are not necessarily limited to, costs associated with non-cancellable agreements with vendors to obtain manufacturing capacity or supplies in the performance of this prototype project agreement. Awardee shall not be required to comply
      with the cost accounting standards or contract cost principles for this purpose. This paragraph does not give the Government any right to audit Awardee’s records. Awardee shall not be paid for any work performed which reasonably could have been
      avoided.

   

  
     

    
      
 

  

   

  ●            From and after the effective date of any such termination, Awardee shall have no
      further obligation to deliver any test cartridges, Monitoring Systems or external controls, and the Government shall have no further obligation to accept any such deliverables.

   

  ●            The Government and the Awardee will negotiate in good faith a reasonable and
      timely adjustment of all outstanding issues between the Parties as a result of termination, including disposition of materials acquired for research use. Failure of the Parties to agree to a reasonable adjustment will be resolved pursuant to Article
      7, Disputes. In the event of termination, the Parties shall negotiate in good faith a reasonable wind-down plan and neither Party shall have any continuing obligations to perform under the Program except as otherwise specified herein.

   

  Termination for Convenience: The Government may terminate this Agreement for any or no reason by providing at
      least thirty (30) calendar days’ prior written notice to the Awardee. The Government and Awardee will negotiate in good faith a reasonable and timely adjustment of all outstanding issues between the Parties as a result of termination by the
      Government for convenience, provided that Awardee shall retain all payments for work performed prior to the effective date of the termination consistent with the terms of this Agreement, subject to the Government retaining the right to place Priority
      Orders for up to [**] after the date of such termination, as defined in Article 1, Paragraph C., subparagraph 2., for other diagnostic tests manufactured using the manufacturing equipment purchased with Government funds under this Agreement.

   

  Termination for Cause: If the Awardee materially fails to comply with the provisions of this Agreement, including
      unjustifiably failing to maintain EUA or advance to 510(k) clearance for Awardee’s COVID-19 Test, the Other Transaction Agreement Officer (OTAO), after issuance of a cure notice and failure of the Awardee to cure the defect within [**] or the time
      allowed by the OTAO after Awardee’s receipt of the cure notice, whichever is longer, may take one or more of the following actions as appropriate:

   

  		(i)	temporarily withhold payments pending correction of the deficiency,

  		(ii)	disallow all or part of the price attributable to the activity or action not in compliance,

  		(iii)	wholly or partly suspend or terminate this Agreement,

  		(iv)	withhold further funding, or

  		(v)	take any other legally available remedies.

   

  If this Agreement is terminated for Cause, Awardee will grant the Government a non-exclusive, paid up, perpetual
      license to the Awardee and subawardee patents and documentation necessary for the purpose of developing the Prototype. The Awardee shall provide the Government or its designee with a non-exclusive, paid up, license to any patent, copyright, technical
      data or regulatory information held by the Awardee that relates to the technology to permit the Government to pursue commercialization of the technology with a third party, on terms to be agreed between the Parties and subject to rights granted or
      held by third parties. The terms of this section and the obligations herein will be included in any exclusive license given by the Awardee to a third party for any intellectual property covered by this Agreement, on terms to be agreed between Awardee
      and such third party. This clause will survive the acquisition or merger of the Awardee by or with a third party.

   

  
     

    
      
 

  

   

  In addition to the Government’s remedies prescribed in this Article 2.B, Termination for Cause, after the
      finalization of a termination for default hereunder, where defaulted Awardee has exited or abandoned its business in the Field or has unreasonably abandoned its efforts to maintain EUA or advance to 510(k) clearance for Awardee’s COVID-19 Test, the
      Government may upon [**] written notice to Awardee, take possession of and title to all manufacturing equipment purchased using Government funds provided under this Agreement.

   

  		C.	Survival

   

  In the event of Termination, all rights, obligations, and duties hereunder, which by their nature or by their
      express terms extend beyond the expiration or termination of this Agreement, including but not limited to warranties, indemnifications, intellectual property (including rights to and protection of Intellectual Property and Proprietary Information),
      and product support obligations shall survive the expiration or termination of this Agreement.

   

  		D.	Stop Work Orders

   

  		●	Except as required by applicable law or regulation, or judicial or administrative order, the Government shall not have
            the authority to issue a stop work order to halt the work contemplated under the Statement of Work.

   

  		E.	Extension of Term

   

  The Parties may extend by mutual written agreement the Period of Performance if funding availability and research
      and development or prototype demonstration opportunities reasonably warrant.

   

  ARTICLE 3:     PROJECT MANAGEMENT AND MODIFICATIONS

   

  Technical and project management of the prototype project and associated scope within the Statement of Work shall
      be managed as detailed in this Article.

   

  		A.	Project Governance. Awardee is responsible for the overall management of the
              Prototype Project and related decisions. The Government and Awardee are bound to each other by a duty of good faith in achieving the Prototype Project as defined in Article 1. As such, the Government will have continuous involvement with
              Awardee shall provide project results in accordance with the Deliverables schedule identified in Table 1.

   

  		B.	Project Management. Awardee and the Government will each designate an
              individual responsible for facilitating the communications, reporting, and meetings between the Parties. For Awardee the individual will serve as PM, and for the Government the individual will be the AOR.

   

  
     

    
      
 

  

   

  		C.	Project Reviews. Awardee and the Government will hold periodic project review
              meetings as determined by the Awardee Project Manager and AOR, however, these meetings shall not occur more frequently than every [**].

   

  		D.	Reviews Resulting in Modifications. During the performance of this Prototype
              Agreement, as described above, it may be necessary to modify the scope of the Prototype Project or delivery timeframes. No communications, whether oral or in writing, that purport to change this Agreement are valid unless and until a
              modification is issued by the AO. The Parties hereby agree that any mutually agreed upon written request for modification shall be executed in an expedited timeframe. Modifications to subawards and/or new subcontracts under this Agreement
              that could reasonably impact the technical approach proposed and accepted by the Government require the approval of the AOR prior to being executed.

   

  		E.	Bilateral Modifications. Awardee or the Government may propose modifications to
              this Agreement. A modification that materially changes the obligations of either the Government or Awardee must be in writing and signed by the AO and Awardee authorized official. Awardee requests for modifications shall detail the technical,
              chronological and financial impact of the proposed change on the Statement of Work or delivery timeframes.

   

  		F.	Unilateral Modifications. The AO may ONLY issue minor or administrative
              modifications, which do not change the obligations of Awardee in any adverse manner, such as changes to the paying office or appropriations data, or changes to Government personnel identified in the Agreement. Unilateral modifications will
              only be signed by the AO.

   

  		G.	The AO has assigned an Agreements Officer’s Representative (AOR) for this agreement. The

              Awardee will receive a copy of the written designation outlining the roles and responsibilities of the AOR and specifying the extent of the AOR’s authority to act on behalf of the OTA. The AOR is not authorized to make any commitments or
              changes that will affect price, quality, quantity, delivery, or any other term or condition of the contract.

   

  		H.	Agreement Administration

   

  In no event shall any understanding or agreement, modification, change order, or other matter in
      deviation from the terms of this Agreement between the Awardee and a person other than the AO be effective or binding upon the Government. All such actions must be formalized by a proper contractual document executed by the AO.

   

  Government Points of Contact:

   

  Agreements Officer (AO)

   

  NAME: Vonetta G. McNeal 

    MAILING ADDRESS: 800 Park Office Drive, Research Triangle Park (RTP), NC 27529

   

  
     

    
      
 

  

   

  

    EMAIL: [**]

    PHONE: [**]

    AGENCY NAME/DIVISION/SECTION: Army Contracting Command - Aberdeen Proving Ground - RTP Division

   

  Agreements Officer Representative (AOR)

   

  NAME: [**] 

    MAILING ADDRESS: [**]

    EMAIL: [**]

    PHONE: [**]

   

  Cue Health, Inc. Points of Contact:

   

  Project Manager (PM)

   

  NAME:

      MAILING ADDRESS:

      EMAIL:

      PHONE:

   

  (will be provided within [**] after award)

   

  ARTICLE 4:     MANAGEMENT OF THE PROJECT

   

  		A.	Document Review

   

  		●	The Awardee shall provide the PCT sufficient opportunity to review study protocols, reports, and project plans. PCT’s comments on these documents will be viewed as
            advisory in nature.

   

  B.       Sub-agreement Holders

   

  ●             1. The Government acknowledges that, in order to combat the global
      pandemic and provide the test cartridges, Monitoring Systems and external controls as quickly as possible, Awardee has entered into a number of contracts prior to the Execution Date, and the Government agrees that it will not require these contracts
      to be renegotiated. Therefore, except as otherwise expressly set forth in this Article 4.B, any provision requiring Awardee to flow-down an obligation to its sub-agreement holders will apply only to sub-agreements executed by Awardee following the
      Execution Date of this Agreement.

   

  ●             2. For clarity, as detailed within the Articles themselves, the
      following Articles require flow-down to sub-agreements/contracts executed after the Execution Date:

   

  ●             (i) Article 8: Confidential Information.

   

  
     

    
      
 

  

   

  ●             (ii) Article 13.E: Subawards where the sub-agreement holder may propose
      publishing the results of its work under the subaward.

   

  ●             (iii) The Awardee will flow-down the provisions of Article 19
      (Prohibition on the Use of Certain Telecommunications and Video Surveillance Services or Equipment) to all of its sub-agreements/contracts as provided in Article 19.

   

  ARTICLE 5:     “PREP ACT” COVERAGE

   

  In accordance with the Public Readiness and Emergency Preparedness Act (“PREP Act”), Pub. L. No. 109-148,
      Division C, Section 2, as amended (codified at 42 U.S.C. § 247d-6d and 42 U.S.C. § 247d-6e), as well as the Secretary of Health and Human Service’s (“HHS”) Declaration Under the Public Readiness and Emergency Preparedness Act for Medical
      Countermeasures Against COVID-19, 85 Fed. Reg. 15198 (Mar. 17, 2020, effective Feb. 4, 2020), and amended on April 15, 2020, 85 Fed. Reg. 21012, and on June 8, 2020, 85 Fed. Reg. 34740 (together, the “Prep Act Declaration”):

   

  		(i)	This Agreement is being entered into for purposes of facilitating the manufacture, testing, development, distribution,
            administration, and use of “Covered Countermeasures” for responding to the COVID-19 public health emergency, in accordance with Section VI of the PREP Act Declaration;

   

  		(ii)	Awardee performance of this Agreement falls within the scope of the “Recommended Activities” for responding to the
            COVID-19 public health emergency in accordance with Section III of the PREP Act Declaration; and

   

  		(iii)	Awardee is a “Covered Person” per Section V of the PREP Act Declaration.

   

  Therefore, in accordance with Sections IV and VII of the PREP Act Declaration, as well as the PREP Act (42 U.S.C.
      § 247d-6d), the Department of Defense contracting via assisted acquisition on behalf of the HHS, expressly acknowledges and agrees that the HHS Declaration cited above, specifically its language providing immunity from suit and liability is
      applicable to this Agreement, as long as Awardee activities fall within the terms and conditions of the PREP Act and the PREP Act Declaration.

   

  The Government may not use, or authorize the use of, any products or materials provided under this Agreement,
      unless such use occurs in the United States (or a U.S. territory where U.S. law applies including, but not limited to, embassies, military installations and NATO installations) and is protected from liability under a declaration issued under the PREP
      Act, or a successor COVID-19 PREP Act Declaration of equal or greater scope. Any use where the application of the PREP Act is in question will be discussed with Awardee prior to use and, if the Parties disagree on such use, the dispute will be
      resolved according to Article 7, “Disputes.”

   

  ARTICLE 6:     FINANCIAL MATTERS - OBLIGATION AND PAYMENT

   

  This Agreement is fixed-price type Other Transaction Authority agreement. The payments provided under this
      Agreement are intended to compensate the Awardee on a fixed price basis for performance under this Agreement.

   

  
     

    
      
 

  

   

  		A.	Obligation

   

  Except as specified in Article 7: Disputes, the Government’s liability to make payments to the Awardee is limited
      only to those funds obligated under this Agreement or by modification to the Agreement. The ACC-APG Contracting Activity may incrementally fund this Agreement. If modification becomes necessary in performance of this Agreement, pursuant to Article 3
      of this Agreement, the AO and the Awardee shall establish and execute a mutually agreed upon revised Schedule of Payable Milestones consistent with the current SOW.

   

  		B.	Payments

   

  		1.	With the exception of test cartridges, Monitoring Systems and external control packs delivered either to Vendor-managed
            Inventory and/or Government distribution sites for which Government acceptance is detailed in Article 16, Awardee will provide AOR and AO notification of milestone success and any documentation that supports successful completion of the
            milestone. Within [**] of receipt, the AO will either, 1) confirm milestone completion and authorize the Awardee to invoice against the completed milestone or, 2) notify the Awardee of any deficiencies, additional documentation or
            clarifications reasonably needed by the Government to complete its review of the milestone. The Parties agree that payments will be made upon the AOR’s acceptance of completed milestones. These payments reflect value received by the Government
            toward the accomplishment of the Prototype Project goals.

   

  Payments are based on amounts generated from the Awardee’s financial or cost records. The Awardee shall
      be reimbursed for each element identified in the awarded cost proposal, executed and accomplished in accordance with the performance schedule.

   

  		2.	After accomplishment of each milestone, the Awardee will submit the corresponding invoice through a Government provided
            invoicing and payment system, as detailed in Article 18.

   

  		3.	Except as set forth in Article 7, Disputes, in no case shall the Government’s financial liability exceed the amount
            obligated under this Agreement.

   

  		4.	Payments will be made by the cognizant Defense Finance and Accounting Services office, as indicated below, in accordance
            with the Prompt Payment Act. Article 18 details how to submit and process invoices.

   

  		5.	Payments shall be made in the amounts set forth in the SOW, provided the AOR has verified the completion of the
            applicable milestones. The Government will pay Awardee in US dollars.

   

  		6.	The amounts payable by the Government to the Awardee pursuant to this Agreement shall not be reduced on account of any
            Taxes unless required by applicable law. The Awardee alone shall be responsible for paying any and all Taxes (other than withholding Taxes required to be paid by the Government under applicable law) levied on account of, or measured in whole or
            in part by reference to, any payments it receives. If the Awardee is entitled under any applicable Tax treaty to a reduction of rate of, or the elimination of, or recovery of, applicable withholding Tax, it shall deliver to the Government or
            the appropriate governmental authority (with the assistance of the Government to the extent that this is reasonably required and is expressly requested in writing) the prescribed forms necessary to reduce the applicable rate of withholding or
            to relieve the Government of its obligation to withhold Tax, and the Government shall apply the reduced rate of withholding, or dispense with the withholding, as the case may be, to the extent it complies with the applicable Tax treaty. If, in
            accordance with the foregoing, the Government withholds any amount, it shall make timely payment to the proper Taxing Authority of the withheld amount, and send to the Awardee proof of such payment within 90 days following that payment.

   

  
     

    
      
 

  

   

  As used herein: Taxes means all taxes of any kind, and all charges, fees, customs, levies, duties,
      imposts, required deposits or other assessments, including all federal, state, local or foreign net income, capital gains, gross income, gross receipt, property, franchise, sales, use, excise, withholding, payroll, employment, social security,
      worker’s compensation, unemployment, occupation, capital stock, transfer, gains, windfall profits, net worth, asset, transaction and other taxes, and any interest, penalties or additions to tax with respect thereto, imposed upon any person by any
      Taxing Authority or other governmental authority under applicable law, whether disputed or not, and including any obligation to indemnify or otherwise assume or succeed to the Tax liability of any other person by law, by contract or otherwise. Taxing

        Authority means any governmental authority or any subdivision, agency, commission or authority thereof or any quasi-governmental body exercising tax regulatory authority.

   

  		7.	The Awardee shall maintain adequate records to account for all funding under this Agreement. Neither the Cost Accounting
            Standards nor any other aspect of the Federal Acquisition Regulation or its supplements apply to Awardee’s accounting of costs under this Agreement. Cost shall be accounted for in accordance with Awardee’s commercial accounting practices.
            Awardee has an established and agrees to maintain an established accounting system which complies with Financial Reporting Standards and the requirements of this Agreement, and shall ensure that appropriate arrangements have been made for
            receiving, distributing and accounting for Federal funds. An acceptable accounting system is one in which all costs, cash receipts and disbursements for which Awardee is entitled to reimbursement under Article 6 are controlled and documented
            properly.

   

  A.           Obligation. Under no circumstances shall the Government’s financial
      obligation exceed the amount obligated in this Agreement or by amendment to the Agreement. The amount of Government funds obligated by this Agreement and available for Payment is set forth on page 1, Line of Accounting and Appropriation. The
      Government may incrementally fund this agreement.

   

  B.            The Government is not obligated to provide payment to the Awardee for
      amounts in excess of the amount of obligated funds allotted by the Government.

   

  C.            The Government shall pay the Awardee, upon submission of proper
      invoices, the costs stipulated in this Agreement for work delivered or rendered and accepted, less any deductions provided in this Agreement. Unless otherwise specified, payment shall be made upon acceptance of any portion of the work delivered or
      rendered for which a price is separately stated in the Agreement. Payments will be made within [**] of receipt of a request for payment.

   

  
     

    
      
 

  

   

  D.           Prior written approval by the AO, or the AOR, is required for all travel
      directly and identifiably funded by the Government under this agreement. The Awardee shall present to the AO or AOR, an itinerary for each planned trip, showing the name of the traveler, purpose of the trip, origin/destination, dates of travel, and
      estimated cost broken down by line item as far in advanced of the proposed travel as possible, but no less than [**] before travel is planned to commence. In the event that emergency travel is required (e.g. in the event of an outbreak) that would
      make two weeks’ notice impractical, travel requests may be submitted to the Government for an expedited review. Emergency travel requests shall be labelled as such and shall include a brief summary of the emergency situation and rationale for
      expedited review.

   

  E.            WIDE AREA WORKFLOW PAYMENT INSTRUCTIONS (MAY 2013)

   

  (a)           Definitions. As used in this clause-

   

  Department of Defense Activity Address Code (DoDAAC) is a six position code that uniquely identifies a
      unit, activity, or organization.

   

  Document type means the type of payment request or receiving report available for creation in Wide Area
      WorkFlow (WAWF).

   

  Local processing office (LPO) is the office responsible for payment certification when payment
      certification is done external to the entitlement system.

   

  (b)          Electronic invoicing. The WAWF system is the method to electronically
      process vendor payment requests and receiving reports, as authorized by DFARS 252.232-7003, Electronic Submission of Payment requests and Receiving Reports.

   

  (c)          WAWF access. To access WAWF, the Awardee shall (i) have a designated
      electronic business point of contact in the System for Award Management at https://www.acquisition.gov; and (ii) be registered to use WAWF at https://wawf.eb.mil/ following the step-by-step procedures for self-registration available at this website.

   

  (d)          WAWF training. The Awardee should follow the training instructions of
      the WAWF Web-Based Training Course and use the Practice Training Site before submitting payment requests through WAWF. Both can be accessed by selecting the “Web Based Training” link on the WAWF home page at https://wawf.eb.mil/.

   

  (e)           WAWF methods of document submission. Document submissions may be via
      Web entry, Electronic Data Interchange, or File Transfer Protocol.

   

  (f)           WAWF payment instructions. The Awardee must use the following
      information when submitting payment requests and receiving reports in WAWF for this Agreement:

   

  
     

    
      
 

  

   

  (1)           Document type. The Awardee shall use the following document type:
      Voucher

   

  (2)           Inspection/acceptance location. The Awardee shall select the following
      inspection/acceptance location(s) in WAWF, as specified by the contracting officer.

   

  (3)           Document routing. The Awardee shall use the information in the Routing
      Data Table below only to fill in applicable fields in WAWF when creating payment requests and receiving reports in the system.

   

  Routing Data Table

   

  	Field Name in WAWF	Data to be entered in WAWF
	Pay

            Official DoDAAC	HQ0339
	Issue

            By DoDAAC	W911NF
	Admin

            DoDAAC	S0514A
	Inspect By DoDAAC	W56XNH

   

  (4)           Payment request and supporting documentation. The Awardee shall ensure
      a payment request includes appropriate contract line item and subline item descriptions of the work performed or supplies delivered, costs, fee (if applicable), and all relevant back-up documentation In support of each payment request.

   

  (5)           WAWF email notifications. The Awardee shall enter the email address
      identified below in the “Send Additional Email Notifications” field of WAWF once a document is submitted in the system.

   

  AO: [**]

      AOR: [**]

   

  (g)           WAWF point of contact.

   

  (1)           The Awardee may obtain clarification regarding invoicing in WAWF from
      the following contracting activity’s WAWF point of contact.

   

  (2)           For technical WAWF help, contact the WAWF helpdesk at 866-618-5988.

      (End of Clause)

   

  1. The AOR identified in Supplement 4, “Agreement Administration” shall continue to formally inspect
      and accept the deliverables/milestones. To the maximum extent practicable, the AOR shall review the deliverable(s) milestone report(s) and either:

   

  i. provide a written notice of rejection to the Awardee which includes feedback regarding deficiencies
      requiring correction or

   

  ii. written notice of acceptance to the AO, and acceptance in the WAWF system.

   

  2. Acceptance within the WAWF system shall be performed by the AOR.

   

  
     

    
      
 

  

   

  Note for DFAS: The Agreement shall be entered into the DFAS system by CLIN -
      Milestone association (MS)/ACRN as delineated in Section B of the Award. The Agreement is to be paid out by CLIN (MS)/ACRN. Payments shall be made using the CLIN (MS)/ACRN association as delineated at Section B of this Award.

   

  Awardee Information: As identified at Central Contractor Registration, i.e.,
      Commercial and Government Entity (CAGE) Code, Dun & Bradstreet number (DUNS), and Tax Identification Number (TIN). Payments shall be made in the amounts set forth in the SOW, provided the AOR has verified the completion of the milestones.

   

  F.            Comptroller General Access to Records: To the extent that the total
      Government payments under this Agreement exceed $5,000,000, the Comptroller General, at its discretion, shall have access to and the right to examine records of any Party to the Agreement or any entity that participates in the performance of this
      Agreement that directly pertain to, and involve transactions relating to, the Agreement for a period of three (3) years after final payment is made. This requirement shall not apply with respect to any Party to this Agreement or any entity that
      participates in the performance of the Agreement, or any subordinate element of such Party or entity, that has not entered into any other agreement (contract, grant, cooperative agreement, or “other transaction”) that provides for audit access by a
      government entity in the year prior to the date of this Agreement. This paragraph only applies to any record that is created or maintained in the ordinary course of business or pursuant to a provision of law. The terms of this paragraph shall be
      included in all sub-agreements to the Agreement other than sub-agreements with a component of the U.S. Government. The Comptroller General may not examine records pursuant to a clause included in an agreement more than three years after the final
      payment is made by the United States under the agreement.

   

  		C.	Comptroller Access Financial Records and Reports:

   

  Awardee shall maintain adequate records to account for Federal funds received under this Agreement and shall
      maintain adequate records to account for funding provided under this Agreement. Awardee relevant financial records are subject to examination or audit by or on behalf of the Comptroller General, Contracting Activity AO, or other Government Official
      for a period not to exceed three (3) years after expiration of the term of the Agreement. The Comptroller General, AO or designee shall have direct access to sufficient records and information of any party to this agreement or any entity that
      participates in the performance of this agreement to ensure full accountability for all funding under this Agreement. Such audit, examination or access shall be performed during business hours on business days upon prior written notice and shall be
      subject to the security requirements of the audited party. Any audit required during the course of the program may be conducted by the Comptroller General or other Government Official using Government auditors or, at the request of Awardee’s external
      CPA accounting firm at the expense of the Awardee.

   

  		1.	Lower Tier Agreements

   

  The Performer shall include this Article, suitably modified to identify the Parties, in all subcontracts or lower
      tier agreements entered into solely in connection with this Agreement.

   

  
     

    
      
 

  

   

  ARTICLE 7:     DISPUTES

   

  		A.	General

   

  The Parties shall communicate with one another in good faith and in a timely, responsive, and cooperative manner
      when raising issues under this Article.

   

  		B.	Dispute Resolution Procedures

   

  		1.	Any claim or dispute between the Government and Awardee concerning questions of fact or law arising from or in connection
            with this Agreement, and, whether or not involving an alleged breach of this Agreement, shall be raised and resolved under this Article.

   

  		2.	Whenever legal disputes or claims arise, the Parties shall attempt to resolve the issue(s) by discussion and come to
            mutual agreement on a resolution as soon as practicable. In no event shall a dispute, disagreement or misunderstanding of which the aggrieved Party became aware more than [**] prior to the notification made under sub-section B.3 of this Article
            constitute the basis for relief under this Article unless one level above the AO, in the interests of justice, waives this requirement.

   

  		3.	Failing resolution by mutual agreement, the aggrieved Party shall document the dispute, disagreement, or misunderstanding
            by notifying the other Party (through the AO Awardee s POC, as the case may be) in writing of the relevant facts, identifying unresolved issues, and specifying the clarification or remedy sought. Within [**] after providing notice to the other
            Party, the aggrieved Party may, in writing, request a joint decision by the ACC-APG Division Chief for and senior executive appointed by Awardee The other Party shall submit a written response on the matter(s) in dispute within [**] after being
            notified that a decision has been requested. The Division Chief and the Awardee senior executive shall conduct a review of the matter(s) in dispute and attempt to render a mutually agreeable decision in writing within [**] of receipt of such
            written position. Any such joint decision is final and binding.

   

  		4.	In the absence of a joint decision, upon written request to the ACC-APG Associate Director made within [**] of the
            expiration of the time for a decision under sub-section B.3 above, the dispute shall be further reviewed. The Associate Director may elect to conduct this review personally or through a designee or jointly with a senior executive appointed by
            Awardee Following the review, the Associate Director or designee will resolve the issue(s) and notify the Parties in writing. This decision may be appealed to any federal court of competent jurisdiction.

   

  		5.	Notwithstanding any other provisions of this Article, the Parties agree that Awardee shall have the right to pursue any
            contract dispute arising under this Agreement in any federal court of competent jurisdiction, including the appropriate Court of Appeals, or the Supreme Court, at any time without any administrative exhaustion requirements, and the timing
            requirements described above will not limit any claim in such tribunals.

   

  
     

    
      
 

  

   

  		C.	Limitation of Damages

   

  Claims for damages of any nature whatsoever pursued under this Agreement shall be limited to direct damages only
      up to the aggregate amount of Government funding obligated as of the time the dispute arises, except with respect to violations of Articles 5, 8, 9, or 10 of this Agreement.

   

  ARTICLE 8:     CONFIDENTIAL INFORMATION

   

  		A.	“Confidential Information,” as used in this Article, means information or data
              of a personal nature about an individual, or proprietary information or data submitted by or pertaining to an institution or organization.

   

  		B.	The Agreements Officer and the Awardee may, by mutual consent, identify elsewhere in this Agreement
            specific information and/or categories of information which the Government will furnish to the Awardee or that the Awardee is expected to generate which is confidential. Similarly, the Agreements Officer and the Awardee may, by mutual consent,
            identify such Confidential Information from time to time during the Period of Performance. Failure to agree will be settled pursuant to the “Disputes” clause.

   

  		C.	If it is established elsewhere in this Agreement that information to be utilized under this
            Agreement, or a portion thereof, is subject to the Privacy Act, the Awardee will follow the rules and procedures of disclosure set forth in the Privacy Act of 1974, 5 U.S.C. § 552a, and implementing regulations and policies, with respect to
            systems of records determined to be subject to the Privacy Act.

   

  		D.	The Receiving Party shall not directly or indirectly, divulge or reveal to any person or entity any
            Confidential Information of another Party without the Disclosing Party’s prior written consent, or use such Confidential Information except as permitted under this Agreement. Confidential Information shall be subject to the same prohibitions on
            disclosure as provided for under FAR Part 24.202. Further, any reproduction of Confidential Information or portions thereof that is disseminated within the Government, CMF, or Awardee, shall be shared strictly on a need to know basis for the
            purposes of this Agreement and is subject to the restrictions of this provision. In addition to the above, Confidential Information is subject to the protections of the Trade Secrets Act as well as any other remedies available under this
            Agreement or the law.

   

  		E.	Such obligation of confidentiality shall not apply to information which the Receiving Party can
            demonstrate through competent evidence: (i) was at the time of disclosure in the public domain; (ii) has come into the public domain after disclosure through no breach of this contract; (iii) was known to the Receiving Party prior to disclosure
            thereof by the Disclosing Party; (iv) was lawfully disclosed to the Receiving Party by a Third Party which was not under an obligation of confidence to the Disclosing Party with respect thereto; or (v) was approved for public release by prior
            written permission of the Disclosing Party.

   

  
     

    
      
 

  

   

  		F.	Whenever the Awardee is uncertain with regard to the proper handling of material under the
            Agreement, or if the material in question is subject to the Privacy Act or is Confidential Information subject to the provisions of this Article, the Awardee shall obtain a written determination from the Agreements Officer prior to any release,
            disclosure, dissemination, or publication.

   

  		G.	Agreements Officer Determinations will reflect the result of internal coordination with appropriate
            program and legal officials.

   

  		H.	The provisions of paragraph (D) of this Article shall not supersede conflicting or overlapping
            provisions applicable Federal, State or local laws.

   

  		I.	The obligations of the Receiving Party under this Article shall continue for a period of [**] from
            conveyance of the Confidential Information.

   

  Subject to Article 4.B, all above requirements MUST be passed to all Sub-awards.

   

  ARTICLE 9:     INTELLECTUAL PROPERTY RIGHTS

   

  		A.	Awardee represents that, to its knowledge, the intellectual property license(s) and other rights
            held by or granted to Awardee, are sufficient to enable Awardee to perform its obligations under this Agreement.

   

  		B.	Background IP and Materials. Awardee and the Government each retain any
              intellectual property (IP) rights to their own materials, technical data (as defined in 48 DFARS 252.227-7013), technology, information, documents, or Know-How—or potential rights, such as issued patents, patent applications, invention
              disclosures, copyrighted works, or other written documentation—that exist prior to execution of this Agreement or are developed outside the scope of this Agreement (“Background IP”). For avoidance of
              confusion, Background IP includes but is not limited to Background Inventions. Awardee agrees to provide, within [**] of the effective date of this Agreement, a list of all Background Inventions relevant to Awardee’s performance of the
              prototype project. Any material defect identified in the Background Invention disclosure that could materially negatively impact performance of the prototype project, will be addressed between the AOR and the Awardee’s designee.

   

  		C.	Government’s Background IP. The Government has Background IP as constituted
              under contract number HHSO100201800016C, including all executed modifications.

   

  		D.	Agreement Inventions. In the unlikely event that an invention is conceived or
              first actually reduced to practice in the performance of this Agreement (“Agreement Invention”), ownership of any Agreement Invention, regardless of whether it is not patentable, or is patentable under U.S. patent law that is conceived or
              first reduced to practice under this Agreement will follow inventorship in accordance with U.S. patent law. Neither the Government nor Awardee anticipate the conception or reduction to practice of any Agreement Invention. The Government
              acknowledges that in the absence of any Agreement Invention, the Bayh-Dole Act (35 U.S.C. §§ 200-212) does not apply to, nor govern, this Agreement. Since, in the absence of any Agreement Invention, the Bayh-Dole Act, does not apply to this
              Agreement, as such, title to Agreement Invention will accrue to the inventor or inventor-organization. In the absence of any Agreement Invention, the Government shall not have any rights to “march-in,” as that term is defined in 35 U.S.C. §
              203, and Awardee is not subject to the manufacturing requirements of 35 U.S.C. § 204.

   

  
     

    
      
 

  

   

  In the event an Agreement Invention arises, the Parties represent and warrant that each inventor will
      assign his or her rights in any such Agreement Inventions to his or her employing organization. If an Agreement Invention is made either by a Awardee employee (“Sole Recipient Agreement Invention”) or made by a Government employee (“Sole
        Government Agreement Invention”) the entire rights to that sole Awardee Agreement Invention or Sole Government Agreement Invention will be respectively assigned to the Awardee or to the Government. If an Awardee employee and a Government
      employee jointly make an Agreement invention (“Joint Agreement Invention”), it will be owned jointly by the Awardee and the Government. Ownership of inventions made in whole or in part with sub-Awardee or collaborator employees, including
      employees of other components of the Government, will be determined solely pursuant to an agreement between the Awardee and the applicable sub-Awardee or collaborator. Notwithstanding the foregoing, neither the Government nor Awardee anticipate the
      Government making a Sole Government Agreement Invention, nor the Parties jointly making a Joint Agreement Invention, as Awardee employees are solely responsible, as between the Parties, for performing the Prototype Project under this Agreement.

   

  		E.	Patent Applications. Each Party shall report any Agreement Inventions to the
              other Party within [**] of the time the inventor discloses it in writing to its personnel responsible for patent matters. The Parties will respectively have the option, in their discretion, to file a patent application claiming any Agreement
              Invention made solely by their respective employees (but, for clarity, are not obligated to file patent applications claiming any Agreement Invention, and will not forfeit title by electing to hold an Agreement Invention as a trade secret).
              The Parties will consult with each other regarding the options for filing a patent application claiming a joint Agreement Invention. Within [**] of being notified of the discovery of an Agreement Invention, each Party will provide notice of
              any filing of a patent application to the other Party. The Parties will reasonably cooperate with each other in the preparation, filing, and prosecution of any patent application claiming a Joint Agreement Invention. Any Party filing a patent
              application will bear expenses associated with filing and prosecuting the application, as well as maintaining any patents that issue from the application, unless otherwise agreed by the Parties. Executive Order No. 9424 of 18 February 1944
              requires all executive Departments and agencies of the Government to forward through appropriate channels to the Commissioner of Patents and Trademarks, for recording, all Government interests in patents or applications for patents.

   

  		F.	Patent Prosecution. Awardee agrees to take responsibility for the preparation,
              filing, prosecution, and maintenance of any and all patents and patent applications that are relevant to the work performed under this Agreement. Awardee shall keep the Government reasonably advised on the status of Awardee Background IP by
              providing an annual report on the status of Awardee Background IP. With respect to a Sole Awardee Agreement Invention or a Joint Agreement Invention, prior to acting on a decision by Awardee to abandon or not file in any country a patent or
              patent application covering a Sole Awardee Agreement Invention or a Joint Agreement Invention, Awardee shall so inform the Government in a timely manner to allow Awardee to thoughtfully consider the Government’s comments regarding such a
              proposed decision.

   

  
     

    
      
 

  

   

  If the Licensor shall continue the prosecution of any application for, to pay the maintenance fees on,
      or defend in reexamination or opposition proceedings on, a Joint Agreement Invention on behalf of Awardee, Awardee shall notify the Government within [**]. If the Licensor notifies Awardee that it declines to continue prosecution of any application
      for, to pay the maintenance fees on, or defend in reexamination or opposition proceedings on, a Joint Agreement Invention, Awardee shall notify the Government within [**] after receipt of such notice.

   

  		G.	Patent Enforcement. Awardee will have the first option to enforce any patent
              rights covering a Joint Agreement Invention at Awardee’s expense. If Awardee chooses not to exercise this option, the Government may enforce patent rights covering a Joint Agreement Invention.

   

  		H.	Licenses.

   

  Background IP. The Government has the rights in Background IP constituted under contract number
      HHSO100201800016C, including all executed modifications.

   

  Agreement Inventions. Any Sole Awardee Agreement Invention is subject to a nonexclusive,
      nontransferable, irrevocable, paid-up license for the Government, to practice and have practiced the Agreement Invention on behalf of the Government. For any Sole Government Agreement Invention, upon the Awardee’s request, the Government agrees to
      enter into good faith negotiations with the Awardee regarding the Awardee’s receipt of a nonexclusive commercialization license covering the Government’s interest in any Sole Government Agreement Invention.

   

  ARTICLE 10:       DATA RIGHTS

   

  		A.	Background Data. “Background Data” shall mean all data, that exists prior to
              execution of this Agreement, or are developed outside the scope of this Agreement. Awardee’s Background Data includes, but is not limited to, the following technical data, to the extent such data exists prior to execution of this
                Agreement or is developed outside the scope of this Agreement:

   

  		1.	Technical data as defined at DFARS 252.227-7013 (“Technical Data”),

  		2.	All data relating to the development, commercialization, manufacture of the test kits,

  		3.	All data relating to the manufacturing, quality control testing (including in-process, release and stability testing),
            processing, releasing, or packaging of the test kits; and

  		4.	Any and all data relating to preparatory work for distributing, importing, exporting, selling, offering for sale,
            supplying, offering for supply or otherwise exploiting the Awardee COVID 19 tests.

   

  
     

    
      
 

  

   

  All Background Data shall be owned by the Awardee, subject to the Government’s rights in Background Data
      developed or produced in the performance of contract number HHSO100201800016C, including all executed modifications thereto. Awardee hereby grants the Government a non-exclusive license subject to the limitations specified in Article 10.C to use any
      Background Data, other than clinical data, or financial, administrative, cost, pricing or management information, solely to the extent necessary for the Government to perform its obligations under this Agreement and meet its objective of facilitating
      administration of the COVID-19 Tests delivered under this Agreement in accordance with FDA and other applicable regulations.

   

  		B.	Subject Data. “Subject Data” is defined as all Technical Data generated by or
              on behalf of Awardee in the performance of this Agreement. Subject Data shall be owned by the Awardee. The Government shall obtain “Unlimited rights”, as this term is defined in DFARS 252.227-7013(a)(16) in Subject Data specified for delivery
              under this Agreement and Government Purpose Rights, as the term is defined in DFARS 252.227-7013(a)(13), in Subject Data not specified for delivery under this Agreement. . The Awardee agrees to retain and maintain in a clear and readable
              manner, until [**] after completion or termination of this Agreement, all Subject Data.

   

  		C.	Restrictions on Government License Rights. Subject to the Government’s
              pre-existing rights under contract HHSO100201800016C as modified:

   

  		a.	Background Data other than computer software in which the Government has rights under Article 10. A shall be received by
            the Government subject to Limited Rights as defined at DFARS 252.227-7013.

   

  		b.	Background Data that is computer software in which the Government has rights under Article 10.A shall be received by
            Government subject to Restricted Rights as defined at DFARS 252.227-7014, except that the Government shall instead receive commercial software license rights in such software that is a commercial item as defined at FAR 2.101.

   

  		D.	Marking of Data. The Awardee will mark any Data delivered under this Agreement
              with the following legend:

   

  “Use, duplication, or disclosure is subject to the restrictions as stated in Agreement No.
      W911NF-21-9-0001 between the Government and the Awardee.”

   

  The Awardee may further mark Data furnished with the rights specified in Article 10.C as “Limited
      Rights Data,” “Restricted Rights Software,” or “Commercial-Rights Software,” as appropriate. Any rights that the Awardee or the Government may have in Data delivered under this Agreement, whether arising under this Agreement or otherwise, will not be
      affected by Awardee’s failure to mark Data pursuant to this Article.

   

  All Subject Data, Technical Data and Software (each term as defined under DFARS 252.227-7013) which
      shall be delivered under this Agreement with less than Unlimited Rights shall be identified in reasonable specificity and particular rights granted (Government Purpose, Limited or Restricted (all as defined in DFARS 252.227-7013)). If the data is
      marked “Limited Rights”, the Awardee shall provide, upon request by the Government, an explanation to the Government as to why the data does not fall within the deliverables, and thus should not be accorded Unlimited Rights status.

   

  
     

    
      
 

  

   

  ARTICLE 11:       REGULATORY RIGHTS

   

  The Awardee shall provide the Government with all material communications and summaries thereof, both
      formal and informal, to or from FDA, regarding the Awardee’s EUA for its COVID-19 Test or the prototype project within [**], and make best efforts to ensure that the Government representatives are invited to participate in any formal or informal
      meetings with FDA. Awardee shall (1) ensure that the Government representatives are consulted and are invited to participate in any formal or informal meetings with FDA related to Awardee’s COVID-19 Test and the prototype project; and (2) notify the
      FDA that the Government has the right to discuss with FDA any development efforts regarding the prototype project. In addition to the foregoing, Awardee shall use diligent efforts to notify the Government within [**] of any event, risk, formal or
      informal FDA communication, or other issue that would be reasonably expected to materially impact the Awardee’s EUA For the COIVD-19 Test or ability to advance to final 510(k) clearance of the Awardee’s COVID-19 Test.

   

  ARTICLE 12:       FOREIGN ACCESS TO DATA

   

  		A.	The Parties will comply with any applicable U.S. export control statutes and regulations in
            performing this Agreement.

   

  ARTICLE 13:       SCIENTIFIC PUBLICATIONS AND PRESS RELEASES

   

  		A.	Neither Awardee nor the Government shall make, or permit any person to make, any public announcement
            concerning the existence, subject matter or terms of this Agreement, the transactions contemplated by it, or the relationship between the Awardee and the Government hereunder, without the prior written consent of the other, such consent not to
            be unreasonably withheld or delayed, except as required by law, any governmental or regulatory authority (including, without limitation, any relevant securities exchange), any court or other authority of competent jurisdiction.

   

  		B.	Notwithstanding the foregoing, Awardee and (its upstream licensor) retains the right, but not the
            obligation, to prepare and submit scientific publications and release information to the public about its COVID-19 development program, without the Government’s consent or involvement. The Awardee shall inform the AOR when any abstract article
            or other publication is published, and furnish a copy of it as finally published.

   

  		C.	Unless authorized in writing by the AO, the Awardee shall not display Government logos including
            Operating Division or Staff Division logos on any publications.

   

  		D.	The Awardee shall not reference the products(s) or services(s) awarded under this contract in
            commercial advertising, as defined in FAR 31.205-1, in any manner which states or implies Government approval or endorsement of the product(s) or service(s) provided.

   

  
     

    
      
 

  

   

  		E.	Subject to Article 4.B, the Awardee shall include this clause, including this section (d) in all
            subawards where the sub-agreement holder may propose publishing the results of its work under the subaward. The Awardee shall acknowledge the support of the Government whenever publicizing the work under this Agreement in any written media by
            including an acknowledgement substantially as follows:

   

  “This project has been funded in whole or in part by the U.S. Government under Agreement No.
      W911NF-21-9-00XX. The US Government is authorized to reproduce and distribute reprints for Governmental purposes notwithstanding any copyright notation thereon.”

   

  ARTICLE 14:       ENSURING SUFFICIENT SUPPLY OF THE PRODUCT

   

  		A.	In recognition of the Government’s significant funding for the development and manufacturing of the
            COVID- 19 Test and the Government’s need to provide sufficient quantities of a COVID-19 tests to protect the United States population, the Government shall have the remedy described in this section to ensure sufficient supply of test kits to
            meet the needs of the public health or national security. This remedy is not available to the Government unless and until any of the following conditions is met, and is not available as a result of a termination under Article 2(B) of this
            Agreement:

   

  		i.	Awardee gives notice, required to be submitted to the Government no later than [**], following any formal management
            decision to terminate the product development effort, including a decision not to maintain EUA or proceed to 510(k) clearance during the term of this Agreement or [**] thereafter;

   

  		ii.	Awardee gives written notice, required to be submitted to the Government no later than [**], of any filing that
            anticipates Federal bankruptcy protection during the term of this Agreement or [**] thereafter.

   

  		B.	If one or more of the conditions listed in Section 14.A occurs, Awardee, upon the request of the
            Government, subject to the terms of the pre-existing agreement with Licensor, shall provide the following items necessary for the Government to pursue licensure/authorization and manufacturing of the Technology with a third party for exclusive
            sale to the U.S. Government:

   

  		i.	a writing evidencing a non-exclusive, nontransferable, irrevocable (except for cause), royalty-free paid-up license to
            practice or have practiced for or on behalf of the U.S. Government any Awardee Background IP and Background Data, as those terms are defined in of this Agreement, necessary to manufacture or have manufactured the Technology;

   

  		ii.	any outstanding Deliverables contemplated or materials and possession of and title to manufacturing equipment purchased
            with Government funds under this Agreement.

   

  		C.	This Article will survive the acquisition or merger of the Awardee by or with a third party. This
            Article will survive the expiration of this agreement.

   

  
     

    
      
 

  

   

  ARTICLE 15:       ARTICLE 15: INSPECTION AND ACCEPTANCE

   

  		A.	Delivery and Acceptance. Awardee shall notify the AO and AOR at least [**]
              prior to initial delivery of first shipment of test kits. Exceptions are permitted if approved by the AO. Upon notification, the AOR will instruct the Awardee to deliver kits to either up to three centralized Government-designated
              distribution sites within the continental United States or up to three additional specific individual final destinations within the continental United States. Upon delivery of product, notification of delivery quantities shall be made to the
              AOR.

   

  Upon receipt of the provided certificates and any inspection of product at the origin or destination
      site(s) that was timely requested (physical or representative, i.e., pictures), the AOR will review and recommend acceptance or rejection. The Government shall accept product that conforms to contract requirements based on Certificates of Analysis
      and certificate(s) of cGMP conformity provided by Awardee and review of temperature monitoring data. The AO will correspondingly notify Awardee of acceptance or rejection. However, the Government’s acceptance of product will be deemed to have
      occurred if the Government does not provide written notice of acceptance or rejection within [**] of Awardee’s provision of all applicable certificates.

   

  A. Inspection: The Government has the right to inspect and test all work called for by this Agreement,
      to the extent practicable at all places and times, including the period of performance, and in any event before acceptance. The Government may also inspect the premises of the Awardee. The Government shall perform inspections and tests in a manner
      that will not unduly delay the work. If the Government performs any inspection or test on the premises of the Awardee, the Awardee shall furnish, at no increase in price, all reasonable facilities and assistance for the safe and convenient
      performance of these duties. Except as otherwise provided in the Agreement, the Government shall bear the expense of Government inspections or tests made at other than the Awardee’s premises.

   

  B. The Government shall inspect/accept or reject the work as promptly as practicable after
      completion/delivery, unless otherwise specified in the Agreement. Government failure to inspect and accept or reject the work shall not relieve the Awardee from responsibility, nor impose liability on the Government, for nonconforming work. Work is
      nonconforming when it is defective in material or workmanship or is otherwise not in conformity with Agreement requirements. The Government has the right to reject nonconforming work. Inspection/Acceptance of the Prototype performed should not exceed
      [**] after completion.

   

  		B.	Vendor-managed Inventory. Product to be stored as VMI will be shipped to
              Awardee’s own warehouse locations or its third party vendor’s site, and may be stored for a period not longer than [**]. Prior to expiration of this [**] period, the Government must either (a) provide Awardee with disposition instructions in
              sufficient time to transfer and take possession of physical material from Awardee, (b) bilaterally modify this agreement to extend the period of vendor management of storage, or (c) bilaterally modify this Agreement to include destruction of
              remaining doses.

   

  
     

    
      
 

  

   

  When held in VMI, these materials will be maintained in Awardee’s or its designated representative’s
      quality and inventory systems. Product held in VMI is subject to the following requirements:

   

  		i.	Provide temperature controlled storage at the manufacturer’s site approved by the Government, according to cGMP and
            product specifications.

  		ii.	Where possible, store Project Agreement products physically segregated from other products. If physical separation is not
            possible, separation of Project Agreement products must be controlled by a logical warehouse management system (WMS) at the case and pallet level.

  		iii.	Ensure proper labeling of stored materials as USG property.

  		iv.	Provide the Government access to review the security systems in place and request updates as needed in accordance with
            the Security Plan.

  		v.	Make appropriate updates to the regulatory documentation supporting the continued use of the stored material for pandemic
            response.

  		vi.	If using a storage site, provide the quality agreement, specify the location and terms of the storage contract and
            receive approval by the Government.

   

  For accepted product in VMI, Awardee must notify the AOR of any proposed movement of the product. Any
      deviations, out of specification (“OOS”) results, or other product issues, shall be reported to the USG within [**] of Awardee identification.

   

  		C.	Government Sites. Product to be shipped to Government Sites shall be shipped
              trackable by GPS. Awardee will include the following information on the packing lists provided with bulk shipments to the centralized depots:

   

  		i.	Transaction Information (TI)

  		ii.	Transaction History (TH)

  		iii.	Transaction Statement (TS)

   

  		D.	Title and Physical Risk of Loss. Risk of loss or damage to the supplies
              provided under this contract shall remain with the Contractor until, and shall pass to the Government upon delivery of the supplies to the Government at the destination specified in the contract, i.e., F.O.B. Destination.

   

  Awardee will notify the AO and AOR of any storage or quality deviation for product held in VMI, within
      [**]. To the extent that Awardee is responsible for the correction, repair or replacement of Government property held in VMI and replacement upon loss or damage is feasible, the Government will accept replacement of such property. The Government
      understands that storage costs identified in this contract include insurance costs applicable to material that will become Government property, including product stored as VMI.

   

  The AO and/or the AOR may perform inspection of materials and services. Inspections of material created
      under this Project Agreement may be made by a duly authorized Government representative, and with reasonable notice.

   

  
     

    
      
 

  

   

  		E.	Risk of Loss Due to Expiry. Both parties acknowledge that risk of loss due to
              expiry is retained by the Government for all product accepted under this Agreement. In order to mitigate this risk, the Awardee will make kits available for delivery to VMI or Government distribution sites within [**] of the date of
              manufacture. Provided this condition is met, the Awardee will have no obligation to replace product that has been accepted by the Government and expires prior to use.

   

  ARTICLE 16:       ARTICLE 16: REPORTING REQUIREMENTS

   

  The Government will have continuous involvement with Awardee throughout the duration of the Period of Performance
      and is entitled to periodic reports as outlined below. Required components and frequency of such reporting is as follows:

   

  		A.	Weekly Progress Meetings: Scheduled on a weekly basis, virtual format (either
              telephone or videoconference), between the Contractor and the Government. Duration: [**] max. Review of previous weeks activities. Informative in nature to keep the USG apprised of project progress and to discuss issues that may require joint
              resolution, such as milestone changes, political impacts on objectives, schedule, funding and deliverables.

   

  On a quarterly basis, at the request of the AOR, the Weekly Teleconference may be expanded in scope to allow for
      a progress review of the preceding three months and planning for the remainder of the period of performance.

   

  		B.	Daily and Ad hoc check-in, as requested by the PCT: A program specific designee
              of the Awardee will hold a daily check-in with the AOR or AOR designee to discuss the performance of the Agreement. No agenda, presentation, or official minutes need to be maintained for the regular meeting. The AOR may cancel the daily
              check-in or substitute a technical or program specific meeting as a replacement. Daily check-ins are expected only on business days during normal business hours.

   

  		C.	Confirmed, critical programmatic concerns, issues or probable risks that are likely to impact project
              schedule/cost/performance: The Awardee will communicate and document all confirmed programmatic risks to the AOR within [**] of Awardee’s awareness. Awardee shall communicate via email or telephone.
              Following resolution, Awardee will provide all associated deviation reports and corrective and preventative action plans to the AOR within [**] of finalization.

   

  In addition, the Awardee will report to the government any activity or incident that is in violation of
      established security standards or indicates the loss or theft of government products within [**] of Awardee’s awareness of the activity or incident. Awardee will communicate via email, oral or written communication.

   

  		D.	Supply chain resiliency, including Awardee locations: Within [**] of award, the
              Awardee will provide the AOR with a supply chain resiliency plan. For each of the Awardee locations - including sub-agreement holders, the Awardee will provide address, point(s) of contact and a summary of work performed at the location.

   

  
     

    
      
 

  

   

  		E.	Quarterly Financial Status Report:

   

  The Awardee shall submit a Quarterly Financial Status Report no later than [**] after the end of each
      quarter of performance. The Government will have

  [**] to respond to the report with any comments and the Awardee will have an additional [**] to revise
      the deliverable or respond to those comments. Reports will cover work performed every three (3) months for the duration of the Period of Performance (PoP).

   

  For the industrial expansion effort, the Quarterly Financial Status Report shall include quarterly
      expenditure forecasts with both the quarterly planned accrual and the cumulative total. Expenditure forecast submissions shall include analysis of the cost drivers for Estimate to Complete changes, if any, from the previous projection. The Awardee
      shall provide all submissions in Excel format, including all formulas.

   

  ARTICLE 17:    Miscellaneous Clauses.

   

  A.           No Consent. Nothing in the terms of this Agreement constitutes
      express or implied Government authorization and consent for Awardee or its subawardee(s) to utilize, manufacture or practice inventions covered by United States or foreign patents in the performance of work under this Agreement.

   

  B.            Patent Infringement. Each Party will advise the other Party
      promptly and in reasonable written detail, of each claim or lawsuit of patent infringement based on the performance of this Agreement. When requested by either Party, all evidence and information in possession of the Party pertaining to such claim or
      lawsuit will be provided to the other at no cost to the requesting Party.

   

  C.            Limitation of Liability. In no event will either Party be liable
      to the other Party or any third party claiming through such Party for any indirect, incidental, consequential or punitive damages, or claims for lost profits, arising under or relating to this Agreement, whether based in contract, tort or otherwise,
      even if the other Party has been advised of the possibility of such damages.

   

  D.            Disclosure of Information. Subject to Article 10, the Awardee
      shall not release to anyone outside the Awardee’s organization any unclassified information, regardless of medium (e.g., film, tape, document), pertaining to any part of this Agreement or any program related to this Agreement, unless (i) the OTAO has
      given prior written approval or (ii) the information is otherwise in the public domain before the date of release. For purposes of this clause, Awardee’s Organization includes entities identified as Collaborators in

   

  E.             Force Majeure. Neither Party will be liable to the other Party
      for failure or delay in performing its obligations hereunder if such failure or delay arises from circumstances beyond the control and without the fault or negligence of the Party (a Force Majeure event). Examples of such circumstances are:
      authorized acts of the government in either its sovereign or contractual capacity, war, insurrection, freight embargos, fire, flood, or strikes. The Party asserting Force Majeure as an excuse must take reasonable steps to minimize delay or damages
      caused by unforeseeable events.

   

  
     

    
      
 

  

   

  F.             Severability. If any provision of this Agreement, or the
      application of any such provision to any person or set of circumstances, is determined to be invalid, unlawful, void or unenforceable to any extent, the remainder of this Agreement, and the application of such provision to persons or circumstances
      other than those as to which it is determined to be invalid, unlawful, void or unenforceable, will not be impaired or otherwise affected and will continue to be valid and enforceable to the fullest extent permitted by law.

   

  G.            Choice of Law. This Agreement and the resolution of disputes
      hereunder will be governed, construed, and interpreted by the statutes, regulations, and/or legal precedent applicable to the Government of the United States of America. Unless explicitly stated, the Parties do not intend that this Agreement be
      subject to the Federal Acquisition Regulation either directly or indirectly or by operation of law. When a specific FAR requirement is incorporated by reference in this Agreement, the text of the clause alone will apply without application or
      incorporation of other provisions of these regulations.

   

  H.            Order of Precedence. In the event of a conflict between the
      terms of this Agreement and the attachments incorporated herein, the conflict shall be resolved by giving precedence in descending order as follows: (i) the Articles of this Agreement, and the Appendices to the Agreement.

   

  ARTICLE 18:     PROHIBITION ON THE USE OF CERTAIN TELECOMMUNICATIONS AND VIDEO
      SURVEILLANCE SERVICES OR EQUIPMENT

   

  a) Definitions. As used in this clause—

   

  Backhaul means intermediate links between the core network, or backbone network, and the small
      subnetworks at the edge of the network (e.g., connecting cell phones/towers to the core telephone network). Backhaul can be wireless (e.g., microwave) or wired (e.g., fiber optic, coaxial cable, Ethernet).

   

  Covered foreign country means The People’s Republic of China.

   

  Covered telecommunications equipment or services means-

   

  		(1)	Telecommunications equipment produced by Huawei Technologies Company or ZTE Corporation (or any subsidiary or affiliate
            of such entities);

   

  		(2)	For the purpose of public safety, security of Government facilities, physical security surveillance of critical
            infrastructure, and other national security purposes, video surveillance and telecommunications equipment produced by Hytera Communications Corporation, Hangzhou Hikvision Digital Technology Company, or Dahua Technology Company (or any
            subsidiary or affiliate of such entities);

   

  
     

    
      
 

  

   

  		(3)	Telecommunications or video surveillance services provided by such entities or using such equipment; or

   

  		(4)	Telecommunications or video surveillance equipment or services produced or provided by an entity that the Secretary of
            Defense, in consultation with the Director of National Intelligence or the Director of the Federal Bureau of Investigation, reasonably believes to be an entity owned or controlled by, or otherwise connected to, the government of a covered
            foreign country.

   

  Critical technology means-

   

  		(1)	Defense articles or defense services included on the United States Munitions List set forth in the International Traffic
            in Arms Regulations under subchapter M of chapter I of title 22, Code of Federal Regulations;

   

  		(2)	Items included on the Commerce Control List set forth in Supplement No. 1 to part 774 of the Export Administration
            Regulations under subchapter C of chapter VII of title 15, Code of Federal Regulations, and controlled-

   

  		(i)	Pursuant to multilateral regimes, including for reasons relating to national security, chemical and biological weapons
            proliferation, nuclear nonproliferation, or missile technology; or

   

  		(ii)	For reasons relating to regional stability or surreptitious listening;

   

  		(3)	Specially designed and prepared nuclear equipment, parts and components, materials, software, and technology covered by
            part 810 of title 10, Code of Federal Regulations (relating to assistance to foreign atomic energy activities);

   

  		(4)	Nuclear facilities, equipment, and material covered by part 110 of title 10, Code of Federal Regulations (relating to
            export and import of nuclear equipment and material);

   

  		(5)	Select agents and toxins covered by part 331 of title 7, Code of Federal Regulations, part 121 of title 9 of such Code,
            or part 73 of title 42 of such Code; or

   

  		(6)	Emerging and foundational technologies controlled pursuant to section 1758 of the Export Control Reform Act of 2018 (50
            U.S.C. 4817).

   

  Interconnection arrangements means arrangements governing the physical connection of two or more
      networks to allow the use of another’s network to hand off traffic where it is ultimately delivered (e.g., connection of a customer of telephone provider A to a customer of telephone company B) or sharing data and other information resources.

   

  Reasonable inquiry means an inquiry designed to uncover any information in the entity’s
      possession about the identity of the producer or provider of covered telecommunications equipment or services used by the entity that excludes the need to include an internal or third-party audit.

   

  
     

    
      
 

  

   

  Roaming means cellular communications services (e.g., voice, video, data) received from
      a visited network when unable to connect to the facilities of the home network either because signal coverage is too weak or because traffic is too high.

   

  Substantial or essential component means any component necessary for the proper function or
      performance of a piece of equipment, system, or service.

   

  		(b)	Prohibition.

   

  (1) Section 889(a)(1)(A) of the John S. McCain National Defense Authorization Act for Fiscal Year 2019
      (Pub. L. 115-232) prohibits the head of an executive agency on or after August 13, 2019, from procuring or obtaining, or extending or renewing a contract to procure or obtain, any equipment, system, or service that uses covered telecommunications
      equipment or services as a substantial or essential component of any system, or as critical technology as part of any system. The Contractor is prohibited from providing to the Government any equipment, system, or service that uses covered
      telecommunications equipment or services as a substantial or essential component of any system, or as critical technology as part of any system, unless an exception at paragraph (c) of this clause applies or the covered telecommunication equipment or
      services are covered by a waiver described in FAR 4.2104.

   

  (2) Section 889(a)(1)(B) of the John S. McCain National Defense Authorization Act for Fiscal Year 2019
      (Pub. L. 115-232) prohibits the head of an executive agency on or after August 13, 2020, from entering into a contract or agreement, or extending or renewing a contract or agreement, with an entity that uses any equipment, system, or service that
      uses covered telecommunications equipment or services as a substantial or essential component of any system, or as critical technology as part of any system, unless an exception at paragraph (c) of this clause applies or the covered telecommunication
      equipment or services are covered by a waiver described in FAR 4.2104. This prohibition applies to the use of covered telecommunications equipment or services, regardless of whether that use is in performance of work under a Federal contract
      or agreement.

   

  		(c)	Exceptions. This clause does not prohibit contractors from providing—

   

  (1)  A service that connects to the facilities of a third-party, such as backhaul, roaming, or
      interconnection arrangements; or

   

  (2)   Telecommunications equipment that cannot route or redirect user data traffic or permit
      visibility into any user data or packets that such equipment transmits or otherwise handles.

   

  		(d)	Reporting requirement

   

  (1)   In the event the Contractor identifies covered telecommunications equipment or services used as
      a substantial or essential component of any system, or as critical technology as part of any system, during contract or agreement performance, or the Contractor is notified of such by a subcontractor at any tier or by any other source, the Contractor
      shall report the information in paragraph (d)(2) of this clause to the Agreements Officer, unless elsewhere in this contract or agreement are established procedures for reporting the information; in the case of the Department of Defense, the
      Contractor shall report to the website at https://dibnet.dod.mil.

   

  
     

    
      
 

  

   

  (2)   The Contractor shall report the following information pursuant to paragraph (d)(1) of this
      clause

   

  (i)       Within [**] from the date of such identification or notification: the contract number; the
      order number(s), if applicable; supplier name; supplier unique entity identifier (if known); supplier Commercial and Government Entity (CAGE) code (if known); brand; model number (original equipment manufacturer number, manufacturer part number, or
      wholesaler number); item description; and any readily available information about mitigation actions undertaken or recommended.

   

  (ii)       Within [**] of submitting the information in paragraph (d)(2)(i) of this clause: any further
      available information about mitigation actions undertaken or recommended. In addition, the Contractor shall describe the efforts it undertook to prevent use or submission of covered telecommunications equipment or services, and any additional efforts
      that will be incorporated to prevent future use or submission of covered telecommunications equipment or services.

   

  (e)          Subcontracts. The Contractor shall insert the substance of this clause, including this
      paragraph (e) and excluding paragraph (b)(2), in all subcontracts, subagreements and other contractual instruments, including subcontracts for the acquisition of commercial items.

   

  
     

    
      
 

  

   

  Appendix A Statement of Work

   

  Statement of Work (SOW): Point-of-Care (POC) Tests and Diagnostics

   

  C.1. General Objectives.

   

  The U.S. Government (USG) requires additional POC diagnostic test capacity, as the level of demand for diagnostic
      resources during this COVID-19 Pandemic is unprecedented. There is a need to secure additional POC diagnostics to test the US population in response to the Pandemic. The Government seeks to expand the production capacity for Monitoring Systems and
      COVID-19 Test Cartridges. The end deliverable of this effort is to provide the capacity to manufacture 100,000 cartridges per day.

   

  As part of this effort, there shall result in an increase to its industrial base manufacturing capability for
      COVID-19 Test Cartridges within the U.S., to include critical supply chain providers to 100,000 cartridges per day. The Awardee shall also onshore its cartridge and reader subcomponents manufacturing to the maximum extent possible, to further reduce
      supply chain risk. The Awardee shall also develop a distribution process and increase shipping capability in order to ship all materials directly to the customer location.

   

  C.2. Prototype Delivery.

   

  C.2.2. The Awardee shall increase its industrial base manufacturing capability to manufacture 100,000 cartridges
      per day.

   

  C.2.2.1. The Awardee shall increase the manufacturing capability for the COVID-19 Test Cartridges to
      100,000 cartridges per day.

   

  C.2.2.2. The Awardee shall onshore its cartridge and reader subcomponents manufacturing.

   

  C.2.2.3. The Awardee shall develop and expand its distribution process in order to ship all materials
      directly to the customer location within the United States and its Territories.

   

  C.3. Demonstration of Prototype Delivery.

   

  C.3.1. The Awardee shall deliver 6 million COVID-19 Test Cartridge Packs.

   

  C.3.2. The Awardee shall deliver 30,000 Health Monitoring Systems.

   

  C.3.3. The Awardee shall deliver 60,000 COVID-19 External Control Swabs Packs.

   

  C.3.4. The Awardee shall ship all deliverables to locations (TBD) within the United States.

   

  C.3.5. The Awardee shall ensure appropriate quality assurance certification is supplied with each shipment.

   

  
     

    
      
 

  

   

  C.4. Overall Management Objectives.

   

  C.4.1. The Awardee shall be responsible for overall management and oversight of the work necessary to achieve the
      objectives of this contract. The Contractor shall provide the overall management, integration, and coordination of all contractual activities, including a technical and administrative infrastructure to ensure the efficient planning, initiation,
      implementation, and direction of all contractual activities.

   

  The Contractor shall establish project milestones for each manufacturing capability/capacity for which expansion
      is planned. The Awardee shall provide incremental progress against each milestone to the USG in accordance with established deliverables (see C.6 below). The Awardee shall report to the USG any changes or deviations planned or incurred by the
      Contractor in pursuing the objectives of this contract. While primary responsibility for management and execution of the effort resides with the Awardee, the USG shall have input to the milestone review process and any changes to the objectives of
      the agreement.

   

  C.5. Risk Management Objectives.

   

  The Awardee shall identify all anticipated project risks categorized as moderate or high and report them to the
      USG in accordance with reporting requirements (see C.6 below). The Awardee shall manage all project risks using its in- house risk management capabilities, and report to the USG changes to all identified risks as they occur/arise. The USG shall be
      permitted to participate in the risk management and mitigation processes associated with this project.

   

  C.6. Status Reporting.

   

  C.6.1. Monthly Progress Reports. The Awardee shall submit monthly progress reports no later than the [**] of the
      month. Awardee format acceptable. Electronic submission acceptable in MS Office or PDF format. Financial information shall be MS Excel format. Monthly reports shall NOT be marked proprietary, and shall have Distribution Statement C (US Government and
      their contractors). Each monthly report shall, at a minimum, contain the following:

  		●	Summary of monthly progress for each of the Awardee’s facilities/capabilities associated with this effort.

  		●	Summary of progress towards established milestones for each facility/capability.

  		●	Identification of any milestone that is slipping or missed, and discussion of path forward to bring milestone back to
            schedule, and impact on other milestones.

  		●	Summary of risks, discussion of potential impacts and efforts to mitigate.

  		●	Summary of overall schedule and changes from previous month.

  		●	Status updates from Manufacturing plan

  		●	Status updates from Distribution plan

  		●	Report any customer complaints

  		●	Report any known deficiencies of the materials and/or products

  		●	Financial summary of Awardee costs incurred by month to date, invoices submitted, and Government payments made.

   

  C.6.2. Weekly Progress Meetings. Scheduled on a weekly basis, virtual format (either telephone or
      videoconference), between the Contractor and the Government. Duration: [**] max. Review of previous weeks activities. Informative in nature to keep the USG apprised of project progress and to discuss issues that may require joint resolution, such as
      milestone changes, political impacts on objectives, schedule, funding and deliverables. Meeting minutes provided by the Awardee delivered to the USG within [**] of the meeting.

   

  
     

    
      
 

  

   

  C.6.3. Quarterly In Process Reviews. Scheduled as needed, generally not more frequently than quarterly, virtual
      format (either telephone or videoconference). Duration: [**] max. Review of previous quarter’s activities. Informative in nature to keep the USG apprised of project progress and to discuss issues that may require joint resolution, such as milestone
      changes, political impacts on objectives, schedule, funding. An agenda for the meeting provided by the Awardee [**] prior to the scheduled meeting. Meeting minutes provided by the Awardee delivered to the USG within [**] of the meeting.

   

  C.6.4. Final Report. Final Report shall NOT be marked proprietary, and shall have Distribution Statement C.
      Contractor format acceptable. Electronic submission acceptable in MS Office or PDF format. Financial information shall be MS Excel format. Final report summarizing stated objectives and the progress that was achieved in meeting those objectives;
      summary of risks incurred, impacts and mitigation; quantitative discussion of production throughput improvements achieved; financial summary of project; schedule summary for project, comparing original schedule to final schedule; recommendations for
      path forward as applicable. Final Report due [**] after the last scheduled delivery for prototype demonstration.

   

  C.6.5. Manufacturing Plan. The Awardee shall provide a detailed plan of action (contractor format acceptable) to
      increase cartridge-manufacturing capability to meet the government’s delivery schedule (i.e. ramp up to 100K cartridges per day) and associated on-shoring component manufacturing within [**] of contract award.

   

  The Awardee’s plan of action shall at a minimum, include the following:

   

  		a	Timeline, materials required and strategy to set up and begin V2.0 manufacturing lines to manufacture the cartridges;

  		b	Timeline, materials required and strategy to upgrade the bioproduction capability to manufacture sufficient cartridge
            reagents;

   

  		c	Timeline, materials required and strategy to onshore manufacturing of reagents and cartridge subcomponents;

  		d	Information on the US based manufacturing organization to replace existing organization;

  		e	Current GMP manufacturing status and plan to achieve GMP manufacturing, if not currently GMP;

  		f	Quality Assurance plan and Acceptance metrics;

  		g	Plan to comply with FDA EUA Letter of Authorization.

   

  C.6.6. Distribution Plan. The Awardee shall provide a detailed distribution plan for how all Test
      Cartridge Packs, Monitoring Systems and External Control Swabs Packs will be shipped and delivered to required delivery locations within the United States and its Territories within [**] of contract award.

   

  
     

    
      
 

  

   

  The Awardee’s distribution plan shall at a minimum, include the following: a Current distribution
      processes; b Timeline and strategy to increase distribution process and shipping to handle the increase in number and volume of shipments.

   

  C.6.7 Quality Management Plan. The Awardee shall provide (contractor format acceptable) within [**] of
      contract award, a quality management plan for manufacturing efforts that conform to ISO 13485 standards as well as the Quality System Regulations at 21 CFR Part 820 which may include, but is not limited to, the quality policy and objectives,
      management review, competencies and training, process document control, feedback, evaluation, corrective action and preventive action, process improvement, measurement, and data analysis processes. The framework is normally divided into
      infrastructure, senior management responsibility, resource management, lifecycle management, and quality management system evaluation.

   

  Appendix B

      Project Schedule/Milestone Payment Schedule

   

  The Government shall pay the Awardee, upon the submission of proper invoices or vouchers, the prices stipulated
      in this Agreement for supplies delivered and accepted or services rendered and accepted, less any deductions provided in this Agreement.

   

  For the industrial expansion, expenditures shall be submitted based on the awarded budget. Federal funds are to
      be used only for work that a reasonable and prudent person would incur in carrying out the prototype project. An invoice will be submitted through Wide Area Work Flow (WAWF) in accordance with agreement requirements. Final payment of the Agreement
      shall be determined upon mutual agreement and settlement of any outstanding deliverables.

   

  The Awardee shall proceed with the performance in accordance with the terms and conditions of this Agreement and
      its Appendices. However, the Government may require the Awardee to cease performance at any time prior to the commencement of any milestone or task. Such notice to cease performance must be from the OTAO and be in writing, of which email is an
      acceptable form.

   

  The Parties acknowledge that the nature of this Prototype Project requires flexibility and the ability to react
      to changing circumstances. Although the Statement of Work sets the scope for activities the Government may require under this Agreement, it is not intended to, and does not, prescribe with specificity each task that Awardee will perform. Instead, the
      Government shall direct Awardee to perform specific tasks under the framework established in Articles 3 and 8 of the Agreement, with Government-approved tasks, funding, and deadlines. Awardee shall not perform any tasks that have not been explicitly
      authorized by the Government.

   

  Awardee will be responsible for submission of SOW’s, quotes, and proposals for price, performance, and schedule
      for those efforts not already identified, priced or otherwise negotiated. Government approval will be required prior to commencing work.

   

  
     

    
      
 

  

   

  Appendix C

      Key Personnel

   

  1.       Awardee’s Organization and Key Personnel.

   

  a.       The Awardee’s organization shall be established with authority to effectively accomplish the objectives
      of the Statement of Work. This organization shall become effective upon award of the Agreement and its integrity shall be maintained for the duration of the effort.

   

  b.       The key personnel listed below are considered to be critical to the successful performance of this
      Agreement. Prior to replacing these key personnel, the Awardee shall obtain the written consent of the OTAO. In order to obtain such consent, the Awardee shall provide advance notice of the proposed changes and shall demonstrate that the
      qualifications of the proposed substitute personnel are generally equivalent to or better than the qualifications of the personnel being replaced.

   

  c.       Prior to permanently removing any of the specified individuals to other contracts, the Awardee shall
      provide the OTAO not less than [**] advance notice and shall submit justification (including proposed substitutions) in sufficient detail to permit evaluation of the impact on the program. No reassignment shall be made by the Awardee without written
      consent of the OTAO. The “Key Personnel” list presented in Table 2 below may be amended from time to time during the course of the Agreement to either add or delete personnel, as appropriate.

   

  Table 2: Key Personnel Summary

   

  
     

    
      
 

  

   

  Appendix D

      Government Property

   

  Government Property: “Government Property” means any property (i) furnished by the Government and
      facilitating performance of this Agreement, (ii) acquired by the Awardee under cost reimbursement terms of this Agreement, or (iii) acquired by the Awardee under fixed price terms of this Agreement (FP-GP) if specifically identified in this
      Government Property Appendix. Except for commercial off the shelf software and licenses thereto, Government Property does not include intellectual property and software. The Government owns and holds title to all Government Property.

   

  The Government shall deliver to the Awardee any Government Property required to be furnished as described in this
      Agreement together with related data and information needed for its intended use. The delivery and/or performance dates specified in this Agreement are based upon the expectation that the Government-furnished property will be suitable for performance
      and will be delivered to the Awardee by the dates stated in the Agreement. If not so suitable, the Awardee shall give timely written request to the OTAO who will advise the Awardee on a course of action to remedy the problem.

   

  FPGP includes: [Mark N/A if none]:

   

  
    N/A

     

  

   

  The Awardee shall have, initiate and maintain a system of internal controls to manage, control, use, preserve, protect, repair,
      account for and maintain Government Property in its possession and shall initiate and maintain the processes, systems, procedures, records required control and maintain accountability of Government Property.

   

  The Awardee shall include this clause in all subcontracts under which Government Property comes into the
      possession of any subawardee. Unless otherwise provided for in this Agreement or approved by the OTAO, the Awardee shall not: (i) use Government Property for any purpose other than to fulfill the requirements of this Agreement, or (ii) alter the
      Government Property.

   

  The Awardee shall establish and implement property management plans, systems, and procedures regarding its
      acquisition of Government Property, its receipt of Government Property, in addition to, the status, dates furnished or acquired, identification, quantity, cost, marking, date placed in service, location, inventory and disposition of Government
      Property, to include a reporting process for all discrepancies, loss of Government Property, physical inventory results, audits and self-assessments, corrective actions, and other property related reports as directed by the OTAO.

   

  Upon conclusion or termination of the Agreement, the Awardee shall submit a request in writing to the OTAO, for
      disposition/disposal instructions and shall store Government Property not to exceed [**] pending receipt of such instructions. Storage shall be at no additional cost to the Government unless otherwise noted in the Agreement. The Government, upon
      written notice to the Awardee, may abandon any Government Property in place, at which time all obligations of the Government regarding such Government Property shall cease.

   

  
     

    
      
 

  

   

  Awardee Liability for Government Property. “Loss of Government Property” means the loss, damage or
      destruction to Government Property reducing the Government’s expected economic benefits of the property and includes loss of accountability but does not include planned and purposeful destructive testing, obsolescence, reasonable wear and tear or
      manufacturing defects. THE AWARDEE SHALL BE LIABLE FOR LOSS OF GOVERNMENT PROPERTY IN AWARDEE’S POSSESSION, EXCEPT WHEN ANY ONE OF THE FOLLOWING APPLIES: (I) OTAO GRANTS RELIEF OF RESPONSIBILITY AND LIABILITY FOR LOSS OF THE PARTICULAR GOVERNMENT
      PROPERTY; (II) GOVERNMENT PROPERTY IS DELIVERED OR SHIPPED UNDER THE GOVERNMENT’S INSTRUCTIONS AND SHIPPERS; OR (III) GOVERNMENT PROPERTY IS DISPOSED OF IN ACCORDANCE WITH THE GOVERNMENT’S DIRECTIONS.

   

  
     

    
      
 

  

   

  Section E - Inspection and Acceptance

   

  INSPECTION AND ACCEPTANCE TERMS

   

  Supplies/services will be inspected/accepted at:

   

  	CLIN	INSPECT AT	INSPECT BY	ACCEPT AT	ACCEPT BY
	0001	N/A	N/A	N/A	Government
	0002	N/A	N/A	N/A	Government
	0003	N/A	N/A	N/A	Government
	0004	N/A	N/A	N/A	Government

   

  
     

    
      
 

  

   

  Section F - Deliveries or Performance

   

  DELIVERY INFORMATION

   

  	CLIN	DELIVERY DATE	QUANTITY	SHIP TO ADDRESS	DODAAC / CAGE
	0001	08-APR-2021	1	
          JPM MEDICAL

          JPM CBRN MEDICAL

          1564 FREEDMAN DRIVE

          FORT DETRICK, MD MD 21702 240-675-3192

          FOB: Origin (Shipping Point)

        	W56XNH
	0002	11-MAR-2021	6,000,000	(SAME AS PREVIOUS LOCATION) FOB: Origin (Shipping Point)	W56XNH
	0003	11-MAR-2021	30,000	(SAME AS PREVIOUS LOCATION) FOB: Origin (Shipping Point)	W56XNH
	0004	11-MAR-2021	60,000	(SAME AS PREVIOUS LOCATION) FOB: Origin (Shipping Point)	W56XNH

   

  
     

    
      
 

  

   

  Section G - Contract Administration Data

   

  ACCOUNTING AND APPROPRIATION DATA

   

  AA: 0212020202120400000664643255 S.0074658.5.22 6100.9000021001

  COST CODE: A5XAH

  AMOUNT: $480,916,636.62

   

  	
          ACRN

        	
          CLIN/SLIN

        	
          CIN

        	
          AMOUNT

        
	 	 	 	 
	AA	0001	GFEBS001156060100001	$184,576,636.62
	 	0002	GFEBS001156060100002	[**]
	 	0003	GFEBS001156060100003	[**]
	 	0004	GFEBS001156060100004	[**]

   

  
     

    
      
 

  

   

   

   

   

  
     

    
      
 

  

   

  Contract Modification Continuation Page

  Page 2 of 2

  Contract W911NF2190001

  Modification Number: A00002

  Modification Effective Date: 28 DEC 2020

   

  PURPOSE OF MODIFICATION:

  This Unilateral Other Administrative Action Modification is issued pursuant to: FAR 42.302(a).

   

  The purpose of this no-cost unilateral modification is to incorporate the approved Health Resources Priority and
      Allocations System (HRPAS) to aid in the procurement of supplies in support of Operation Warp Speed (OWS). The HRPAS Rating memo dated 22 December 2020 is attached herein.

   

  Ship To location is changed as follows: from: W56XNH to: SW3100, [**], and SW3200, [**] for CLINS 0002, 0003, and
      0004. Delivery quantities stated on Table 2B to each location are to be determined in advance of shipment by AOR [**].

   

  CLOSING REMARKS:

  The USD Cost Amount is USD 0.00.

  The USD Fee Amount is USD 0.00.

  The total funds obligated to this Contract equal USD 480,916,636.62.

  The USD Total Contract Amount is USD 480,916,636.62.

   

  As a result of this modification, the total obligated amount of this contract is unchanged.

      The total contract amount of this contract is unchanged.

   

  List of Attachments

   

  CUE_HRPAS_Signed_Memo_122220.pdf   HRPAS Signed Memo 122220

      Ship_To_Locations_email_122820.pdf         ShipTo Locations email

   

  Except as provided by this contract modification, all terms and conditions of this contract remain unchanged
        and in full force and effect.

   

  
     

    
      
 

  

   

   

  

   

   

  
     

    
      
 

  

   

  Contract Modification Continuation Page

  Page 2 of 2

  Contract W911NF2190001

  Modification Number: A00003

  Modification Effective Date: 03 FEB 2021

   

  PURPOSE OF MODIFICATION:

  This Bilateral Other Administrative Action Modification is issued pursuant to:

      FAR 42.302(a) The purpose of this bilateral modification is to make administrative revisions to this OTA as follows:

   

  1.       Remove Articles # 16 D AND 16 E as redundant or no longer required on this OTA.

   

  Article 16, D, Supply chain resiliency plan

  Article 16, E Quarterly Financial Status Report

   

  2.       This is a DO-HR rated order for the purpose of emergency preparedness and the
      Contractor shall follow all the provisions of the Health Resources Priorities and Allocations System regulation (45 CFR Part 101). If the contractor needs to utilize industrial resources to fulfill this rated order for a health resource, it is
      authorized pursuant to 45 CFR §101.35(b) to place the same priority rating and program identification symbol for health resources on its orders for industrial resources with its suppliers. The HRPAS Rating Memo dated 22 December 2020 authorized the
      rating of DO-HR to aid in the procurement of supplies in support of Operation Warp Speed (OWS). The priority rating must be included on each successive order placed to obtain items or services needed to fill a customer's rated order. This continues
      from contractor to subcontractor to supplier throughout the entire procurement chain.”

   

  CLOSING REMARKS:

   

  The USD Cost Amount is USD 0.00.

  The USD Fee Amount is USD 0.00.

  The total funds obligated to this Contract equal USD 480,916,636.62.

  The USD Total Contract Amount is USD 480,916,636.62.

   

  As a result of this modification, the total obligated amount of this contract is unchanged.

  The total contract amount of this contract is unchanged.

  Except as provided by this contract modification, all terms and conditions of this contract remain unchanged
        and in full force and effect.

   

  
     

    
      
 

  

   

   

   

  
     

    
      
 

  

   

  Contract Modification Continuation Page

  Page 2 of 4

  Contract W911NF2190001

  Modification Number: A00003

  Modification Effective Date: 03 MAR 2021

   

  PURPOSE OF MODIFICATION:

  This Bilateral Other Administrative Action Modification is issued pursuant to:

      In accordance with the coordinated agreement to benefit both the Government and the Awardee to expand Cue's shipping and distribution capability, this modification is to effect the following changes:

   

  ARTICLE 15:

   

  1.) From: “A. Delivery and Acceptance. Awardee shall notify the AO and AOR at least [**] prior to initial
      delivery of first shipment of test kits. Exceptions are permitted if approved by the AO. Upon notification, the AOR will instruct the Awardee to deliver kits to either up to [**] centralized Government designated distribution sites within the
      continental United States or up to [**] additional specific individual final destinations within the continental United States. Upon delivery of product, notification of delivery quantities shall be made to the AOR.”

   

  To: “A. Delivery and Acceptance. Awardee shall notify the AO and AOR at least [**] prior to initial
      delivery of first shipment of test kits. Exceptions are permitted if approved by the AO. Upon notification, the AOR will instruct the Awardee to deliver kits to up to [**] centralized Government-designated distribution sites within the continental
      United States and up to [**] additional specific individual final destinations within the continental United States. The AOR and Awardee shall agree on the locations prior to each delivery. For locations without a CAGE code or DODAAC, the Awardee
      shall Ship In Place and use the Awardee's own CAGE code to invoice in WAWF. Upon acceptance by DCMA on site, the Awardee shall fill out an 1149 form to verify delivery of the product to each location for all Ship In Place deliveries. For locations
      with a valid CAGE code or DODAAC, the Awardee shall Ship to Destination with the location's CAGE code or DODAAC to invoice in WAWF. Upon delivery of product, notification of delivery quantities shall be made to the AOR.”

   

  2.) From: “The Government shall accept product that conforms to contract requirements based on Certificates of
      Analysis and certificate(s) of cGMP conformity provided by Awardee and review of temperature monitoring data.”

   

  To: “The Government shall accept product that conforms to agreement requirements based on Certificates of Analysis
      and/or certificate(s) of conformity provided by Awardee and review of temperature monitoring data .”

   

  ARTICLE 1 B.1

   

  3.) From: “The prototype project under this Agreement is the demonstration by Awardee of the rapid, large scale
      supply and logistics capability to manufacture and deliver to the Government within 5 months of the effective date of this Agreement 6 million Cue COVID-19 Assay Cartridges, 60,000 COVID-19 Control Swab Packs, and 30,000 Monitoring Systems by
      achieving a sustained average per day production rate of at least 100,000 EUA or 510(k) cleared Cue COVID-19 Assay Cartridges over the last 7 days of the 5 month delivery period.”

   

  To: “The prototype project under this Agreement is the demonstration by Awardee of the rapid, large scale supply
      and logistics capability to manufacture and deliver to the Government within 12 months of the effective date of this Agreement at least 6 million Cue COVID-19 Assay Cartridges, 60,000 COVID-19 Control Swab Packs, and 30,000 Monitoring Systems by
      achieving a sustained average per day production rate of approximately 100,000 EUA or 510(k) cleared Cue COVID-19 Assay Cartridges over a consecutive 7 day period during the 12 month delivery period.”

   

  4.) From: “The prototype project will be successfully completed when Awardee has achieved a sustained average per
      day production rate of at least 100,000 EUA or 510(k) cleared COVID-19 Assay Cartridges over a 7 day period, and has delivered a total of 6 million Cue COVID-19 Assay Cartridges, 30,000 monitoring systems, and 60,000 control swab packs.”

   

  
     

    
      
 

  

   

  Contract Modification Continuation Page

  Page 3 of 4

  Contract W911NF2190001

  Modification Number: A00003

  Modification Effective Date: 03 MAR 2021 

   

  To: “The prototype project will be successfully completed when Awardee has achieved a sustained average per day
      production rate of approximately 100,000 EUA or 510(k) cleared COVID-19 Assay Cartridges over a consecutive 7-day period during the 12 month delivery period, and has delivered a total of at least 6 million Cue COVID-19 Assay Cartridges, 30,000
      monitoring systems, and 60,000 control swab packs.”

   

  Article 1. B.7

   

  5.) From: “Deliverables: Deliverables under this Agreement are listed in Table 1.

      Variances: Awardee shall promptly notify the Government of any anticipated shortage in quantity or deviation from any delivery date specified herein. The Government and the Awardee shall cooperate in good faith to adjust
        Table 1 to reflect reasonable variations in the delivery schedule, provided that the total scheduled quantities are delivered and Awardee demonstrates a production capacity of 100,000 units per day within not more than [**] after award.”

   

  To: “Deliverables: Deliverables under this Agreement are listed in Table 1.

      Variances: Awardee shall promptly notify the Government of any anticipated shortage in quantity or deviation from any delivery date specified herein. The Government and the Awardee shall cooperate in good faith to adjust
        Table 1 to reflect reasonable variations in the delivery schedule, provided that the total scheduled quantities are delivered and Awardee demonstrates a sustained average per day production rate over a consecutive 7-day period of approximately
        100,000 EUA or 510(k) cleared units within not more than 12 months from the effective date of this agreement.”

   

  Article 2.A.

   

  6.) From: “The Term of this Agreement commences upon the Effective Date and extends through final payment. This
      Agreement is anticipated to end 5 months after the Effective Date, subject to mutually agreed extensions pursuant to paragraph 2.D to facilitate the completion of the project(s).”

   

  To: “The Term of this Agreement commences upon the Effective Date and extends through final payment. This
      Agreement is anticipated to end 12 months after the Effective Date, subject to mutually agreed extensions pursuant to paragraph 2.E to facilitate the completion of the project(s).” The period of performance is hereby extended to October 12, 2021.

   

  
     

    
      
 

  

   

  Contract Modification Continuation Page

  Page 4 of 4

  Contract W911NF2190001

  Modification Number: A00003

  Modification Effective Date: 03 MAR 2021

   

  CLOSING REMARKS:

  The USD Cost Amount is USD 0.00.

  The USD Fee Amount is USD 0.00.

  The total funds obligated to this Contract equal USD 480,916,636.62.

  The USD Total Contract Amount is USD 480,916,636.62.

   

  As a result of this modification, the total obligated amount of this contract is unchanged.

  The total contract amount of this contract is unchanged.

  Except as provided by this contract modification, all terms and conditions of this contract remain unchanged
        and in full force and effect.

  
    
      

  

  
    	
            DATE:

          	
            April 19, 2021

             

            

          
	
            TO:

          	
            Vonetta Goodson McNeal 

            

            Agreements Officer 

            

            Division Chief, Army Contracting Command- Aberdeen Proving Ground

             

            

          
	
            FROM:

          	
            Michael F. Iademarco, MD, MPH 

            

            RADM, U.S. Public Health Service 

            

            U.S. Department of Health and Human Services

             

            

          
	
            SUBJECT:

          	
            Cue Health, Inc. Waiver Request Approval

          

    

    

    
      According to the Cue Health, Inc. (Cue) Other Transaction Authority for Prototype Agreement (Agreement No. W911NF-21-9-0001) dated October
        13, 2020, Article 1, Scope of the Agreement, para.1, the U.S. Government will be the exclusive purchaser of the entire production of the Awardee’s COVID-19 Test until the prototype project has been successfully completed, provided that: (1) Awardee
        may honor contractual commitments executed before the effective date of the Agreement; (2) Awardee may request a waiver from the Government to respond to other than U.S. Federal Government urgent diagnostic testing requirements; and (3) Awardee may
        use a reasonable number of tests for internal workforce testing and diagnostic purposes and for marketing, demonstration and evaluation and business development.

      

      

      Pursuant to clause (2) above, Cue submitted a request for a waiver to fulfill commercial orders as follows:

      

      

    

    	

          	1.	
            Awardee may distribute commercially to recipients outside of the U.S. Federal Government up to one-half (50%) of the entire production of the Awardee’s
              COVID-19 Test, measured monthly in arrears on a calendar-month basis.

          

    

    

    	

          	2.	
            This waiver shall be effective as of May 1, 2021, applicable to the Awardee’s production of COVID-19 Tests during April 2021, and shall remain in effect
              for the duration of the Agreement, except as modified pursuant to paragraph 3 below.

          

    

    

    	

          	3.	
            The Government may modify this waiver to reasonably accommodate changes in Government requirements, by written notice to Awardee specifying the
              increased or decreased percentage of the Awardee’s COVID-19 Test production that may be distributed to non-U.S. Federal Government recipients and the effective date of the modification, which shall be no less than fourteen (14) days after
              Awardee’s receipt of such notice.

          

    

    

    
      As the requirements owner for the Cue OTA, I approve Cue’s waiver request to fulfill commercial orders as submitted.

    

    

    

    	
            /s/ Michael F. Iademarco

          	 	
            4/19/2021

          
	
            Michael F. Iademarco, MD, MPH

          	 	
            Date

          
	
            RADM, USPHSExhibit 10.13

      

      

      

      

    

    

    STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET

    
       

      1.        Basic Provisions (“Basic Provisions”).

      1.1       Parties.  This Lease (“Lease”), dated for reference purposes
          only January 20, 2021, is made by and between Nancy Ridge Technology Center, L.P., a California limited partnership (“Lessor”) and Cue Health Inc., a Delaware corporation (“Lessee”),

          (collectively the “Parties”, or individually a “Party”).

      1.2(a)   Premises:  That certain real property, including all improvements therein or to be provided by Lessor
          under the terms of this Lease, commonly known as (street address, unit/suite, city, state):  6330 Nancy Ridge Drive, Suites 107 and 108, San Diego, California 92121 (“Premises”).  The Premises are located
          in the County of San Diego, and are generally described as (describe briefly the nature of the Premises and the “Project”):  approximately 8,010 rentable square feet in an industrial building.  In addition to Lessee’s rights to use and occupy the
          Premises as hereinafter specified, Lessee shall have non-exclusive rights to any utility raceways of the building containing the Premises (“Building”) and to the Common Areas (as defined in Paragraph 2.7
          below), but shall not have any rights to the roof, or exterior walls of the Building or to any other buildings in the Project.  The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and
          improvements thereon, are herein collectively referred to as the “Project.”  (See also Paragraph 2)

      1.2(b)          Parking:  Pro rata share of unreserved vehicle parking spaces.  (See also Paragraph 2.6)

      1.3       Term:  Approximately three year and zero months (“Original Term”)

          commencing See Addendum (“Commencement Date”) and ending See Addendum (“Expiration Date”).  (See also Paragraph 3)

      1.4       Early Possession:  If the Premises are available Lessee may have non-exclusive possession of the
          Premises commencing on full execution of this Lease (“Early Possession Date”).  (See also Paragraphs 3.2 and 3.3)

      1.5       Base Rent:  $27,234.00 per month (“Base Rent”), payable on
          the first day of each month commencing on Commencement Date.  (See also Paragraph 4)

      ☑  If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted.  See Addendum.

      1.6       Lessee’s Share of Common Area Operating Expenses:  four and 58/100ths percent ( 4.58 %) (“Lessee’s Share”).  In the event that the size of the Premises and/or the Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification.

      1.7       Base Rent and Other Monies Paid Upon Execution:

      (a)          Base Rent:  $27,234.00 for the period first full month.

      (b)          Common Area Operating Expenses:  The current estimate for the period first full month is
          $2,803.50.

      (c)          Security Deposit:  $27,234.00 (“Security Deposit”).  (See
          also Paragraph 5) See Addendum.

      (d)          Other:  N/A for ____.

      (e)          Total Due Upon Execution of this Lease:  $57,271.50.

      1.8       Agreed Use:  Lab, R&D, office, shipping, receiving, assembly, manufacturing, and other related
          uses.  (See also Paragraph 6)

      1.9       Insuring Party.  Lessor is the “Insuring Party”.  (See also
          Paragraph 8)

      1.10     Real Estate Brokers.  (See also Paragraph 15 and 25)

      (a)          Representation:  Each Party acknowledges receiving a Disclosure Regarding Real Estate Agency
          Relationship, confirms and consents to the following agency relationships in this Lease with the following real estate brokers (“Broker(s)”) and/or their agents (“Agent(s)”):

       

      Lessor’s Brokerage Firm Jones Lange LaSalle   License No. ___   Is the broker of (check one):   ☑ the Lessor; or □ both the Lessee and Lessor (dual agent).

       

      Lessor’s Agent Grant Schoneman and Chad Urie   License No.s 01516695 and 01261962, respectively are (check one):  ☑ the Lessor’s Agents (salesperson or broker associate); or □ both the Lessee’s Agent
        and the Lessor’s Agent (dual agent).

       

      Lessee’s Brokerage Firm Hughes Marino License No. ___  Is the broker of (check one):  ☑ the Lessee; or □ both the Lessee and Lessor (dual agent).

       

      Lessee’s Agent Shane Poppen License No. ___is (check one):  ☑ the Lessee’s Agent (salesperson or broker associate); or □ both the Lessee’s Agent and the Lessor’s Agent (dual agent).

       

      (b)          Payment to Brokers.  Lessor shall pay to the Brokers the brokerage fee agreed to in a separate
          written agreement for the brokerage services rendered by the Brokers.

      1.11     Guarantor.  The obligations of the Lessee under this Lease are to be guaranteed by N/A (“Guarantor”).  (See also Paragraph 37)

      1.12     Attachments.  Attached hereto are the following, all of which constitute a part of this Lease:

      ☑ an Addendum consisting of Paragraphs 50 through 74 ;

       

      ☑ a site plan depicting the Premises;

       

      □ a site plan depicting the Project;

       

      ☑ a current set of the Rules and Regulations for the Project;

       

      □ a current set of the Rules and Regulations adopted by the owners’ association;

       

      □ a Work Letter;

       

      □ other (specify): ____.

        

      

      2.         Premises.

      2.1       Letting.  Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for
          the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease.  While the approximate square footage of the Premises may have been used in the marketing of the Premises for purposes of comparison, the Base
          Rent stated herein is NOT tied to square footage and is not subject to adjustment should the actual size be determined to be different.  NOTE:  Lessee is advised to verify the actual size prior to executing this
            Lease.

      2.2       Condition.  Lessor shall deliver that portion of the Premises contained within the Building (“Unit”)
          to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and, so long as the required service contracts described in Paragraph
          7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, sump pumps, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating condition on said date, that the structural elements of the
          roof, bearing walls and foundation of the Unit shall be free of material defects, and that the Unit does not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law.  If a non-compliance with such
          warranty exists as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in
          this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense.  The warranty periods shall be as follows: 
          (i) 6 months as to the HVAC systems, and (ii) 30 days as to the remaining systems and other elements of the Unit.  If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of any such non-compliance,
          malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).  Lessor also warrants, that unless
          otherwise specified in writing, Lessor is unaware of (i) any recorded Notices of Default affecting the Premise; (ii) any delinquent amounts due under any loan secured by the Premises; and (iii) any bankruptcy proceeding affecting the Premises.

      
        
          

      

      2.3       Compliance.  Lessor warrants that to the best of its knowledge the improvements on the Premises
          comply with the building codes, applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable Requirements”) that were in effect at the time that each improvement, or
          portion thereof, was constructed.  Said warranty does not apply to the use to which Lessee will put the Premises, modifications which may be required by the Americans with Disabilities Act or any similar laws as a result of Lessee’s use (see
          Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee.  NOTE:  Lessee is responsible for determining whether or not the Applicable
            Requirements, and especially the zoning are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed.  If the Premises do not comply with said warranty, Lessor shall, except as
          otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense.  If Lessee does not give Lessor written notice of a
          non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense.  If the Applicable Requirements are hereafter changed so as to
          require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises
          and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows:

      (a)          Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by
          Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however, that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6
          months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof and
          the amount equal to 6 months’ Base Rent.  If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90
          days thereafter.  Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure.

      (b)          If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated
          seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension thereof, on the date that on which the Base Rent is
          due, an amount equal to 1/144th of the portion of such costs reasonably attributable to the Premises.  Lessee shall pay Interest on the balance but may prepay its obligation at any time.  If, however, such Capital Expenditure is required during
          the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to Lessee unless Lessee
          notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure.  If Lessor does not elect to terminate, and fails to tender its share of any such Capital Expenditure,
          Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid.  If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and payable for the remainder of
          this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor.

      (c)          Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new
          Applicable Requirements.  If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall either: 
          (i) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure, or (ii) complete such Capital Expenditure at its own expense.  Lessee shall not
          have any right to terminate this Lease.

      2.4       Acknowledgements.  Lessee acknowledges that:  (a) it has been given an opportunity to inspect and
          measure the Premises, (b) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the size and condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental
          aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (c) Lessee has made such investigation as it deems necessary with reference to such matters and
          assumes all responsibility therefor as the same relate to its occupancy of the Premises, (d) it is not relying on any representation as to the size of the Premises made by Brokers or Lessor, (e) the square footage of the Premises was not material
          to Lessee’s decision to lease the Premises and pay the Rent stated herein, and (f) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other than as set forth in
          this Lease.  In addition, Lessor acknowledges that:  (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor’s sole
          responsibility to investigate the financial capability and/or suitability of all proposed tenants.

      2.5       Lessee as Prior Owner/Occupant.  The warranties made by Lessor in Paragraph 2 shall be of no force
          or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises.  In such event, Lessee shall be responsible for any necessary corrective work.

      2.6       Vehicle Parking.  Lessee shall be entitled to use the number of Parking Spaces specified in
          Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking.  Lessee shall not use more parking spaces than said number.  Said parking spaces shall be used for parking by vehicles no larger than
          full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.”  Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9.  No vehicles other than
          Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor.  In addition:

      (a)          Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers,
          customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

      (b)          Lessee shall not service or store any vehicles in the Common Areas.

      (c)          If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without
          notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor.

      2.7       Common Areas - Definition.  The term “Common Areas” is
          defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the
          general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roofs,
          roadways, walkways, driveways and landscaped areas.

      2.8       Common Areas - Lessee’s Rights.  Lessor grants to Lessee, for the benefit of Lessee and its
          employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any
          rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project.  Under no circumstances shall the right herein granted to use the Common
          Areas be deemed to include the right to store any property, temporarily or permanently, in the Common Areas.  Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be
          revoked at any time.  In the event that any unauthorized storage shall occur, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee,
          which cost shall be immediately payable upon demand by Lessor.

      
        
          

      

      2.9       Common Areas - Rules and Regulations.  Lessor or such other person(s) as Lessor may appoint shall
          have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care, and
          cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees.  Lessee agrees to abide by and
          conform to all such Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform.  Lessor shall not be responsible to Lessee for the non-compliance
          with said Rules and Regulations by other tenants of the Project.

      2.10     Common Areas - Changes.  Lessor shall have the right, in Lessor’s sole discretion, from time to time:

      (a)          To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways,
          entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways;

      (b)          To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

      (c)          To designate other land outside the boundaries of the Project to be a part of the Common Areas;

      (d)          To add additional buildings and improvements to the Common Areas;

      (e)          To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof;
          and

      (f)          To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in the
          exercise of sound business judgment, deem to be appropriate.

       

      3.         Term.

      3.1       Term.  The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
          Paragraph 1.3.

      3.2       Early Possession.  Any provision herein granting Lessee Early Possession of the Premises is subject
          to and conditioned upon the Premises being available for such possession prior to the Commencement Date.  Any grant of Early Possession only conveys a non-exclusive right to occupy the Premises.  If Lessee totally or partially occupies the
          Premises prior to the Commencement Date, the obligation to pay Rent shall be abated for the period of such Early Possession.  Any such Early Possession shall not affect the Expiration Date.

      3.3       Delay In Possession.

      3.4       Lessee Compliance.  Lessor shall not be required to tender possession of the Premises to Lessee
          until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5).  Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date, including
          the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance.  Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start
          Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied.

       

      4.         Rent.

      4.1       Rent Defined.  All monetary obligations of Lessee to Lessor under the terms of this Lease (except
          for the Security Deposit) are deemed to be rent (“Rent”).

      4.2       Common Area Operating Expenses.  Lessee shall pay to Lessor during the term hereof, in addition to
          the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions:

      (a)          “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs relating to
          the ownership and operation of the Project, including, but not limited to, the following:

      (i)          The operation, repair and maintenance, in neat, clean, good order and condition, and if necessary the replacement, of the following:

      (aa)          The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways,
          walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, exterior walls of the buildings, building systems and roof drainage systems.

      (bb) Exterior signs and any tenant directories.

      (cc) Any fire sprinkler systems.

      (dd) All other areas and improvements that are within the exterior boundaries of the Project but outside of the Premises and/or any other space occupied by a tenant.

      (ii)          The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered.

      (iii)          The cost of trash disposal, pest control services, property management, security services, owners’ association dues and fees, the cost
          to repaint the exterior of any structures and the cost of any environmental inspections.

      (iv)          Reserves set aside for maintenance, repair and/or replacement of Common Area improvements and equipment.

      (v)          Real Property Taxes (as defined in Paragraph 10).

      (vi)          The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8.

      (vii)         Any deductible portion of an insured loss concerning the Building or the Common Areas.

      (viii)        Auditors’, accountants’ and attorneys’ fees and costs related to the operation, maintenance, repair and replacement of the Project.

      (ix)          The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however,
          that Lessor shall allocate the cost of any such capital improvement over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such capital improvement in any given month.  Lessee shall pay
          Interest on the unamortized balance but may prepay its obligation at any time.

      (x)          The cost of any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense.

      (b)          Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
          building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building.  However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
          attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project.

      (c)          The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
          upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of
          them.

      (d)          Lessee’s Share of Common Area Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder.  The amount of such
          payments shall be based on Lessor’s estimate of the annual Common Area Operating Expenses.  Within 60 days after written request (but not more than once each year) Lessor shall deliver to Lessee a reasonably detailed statement showing Lessee’s
          Share of the actual Common Area Operating Expenses for the preceding year.  If Lessee’s payments during such year exceed Lessee’s Share, Lessor shall credit the amount of such over-payment against Lessee’s future payments.  If Lessee’s payments
          during such year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement.

      (e)          Common Area Operating Expenses shall not include any expenses paid by any tenant directly to third parties, or as to which Lessor is
          otherwise reimbursed by any third party, other tenant, or insurance proceeds.

      
        
          

      

      4.3          Payment.  Lessee shall cause payment of Rent to be received by Lessor in lawful money of the
          United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due.  In the event that any invoice prepared by Lessor is inaccurate such inaccuracy shall not constitute a waiver
          and Lessee shall be obligated to pay the amount set forth in this Lease.  Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month.  Payment of
          Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing.  Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s
          rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating.  In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to
          Lessor the sum of $25 in addition to any Late Charge and Lessor, at its option, may require all future Rent be paid by cashier’s check.  Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then
          to Base Rent and Common Area Operating Expenses, and any remaining amount to any other outstanding charges or costs.

       

      5.         Security Deposit.  Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security
          for Lessee’s faithful performance of its obligations under this Lease.  If Lessee fails to pay Rent, or otherwise Breaches under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount
          already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof.  If Lessor uses or applies all or any portion
          of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease.  Lessor shall not be required to keep the
          Security Deposit separate from its general accounts.  Within 90 days after the expiration or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied by Lessor.  Lessor shall upon written request
          provide Lessee with an accounting showing how that portion of the Security Deposit that was not returned was applied.  No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to
          be paid by Lessee under this Lease.  THE SECURITY DEPOSIT SHALL NOT BE USED BY LESSEE IN LIEU OF PAYMENT OF THE LAST MONTH’S RENT.

       

      6.        Use.

      6.1       Use.  Lessee shall use and occupy the Premises only for (1) the Agreed Use, or (2) subject to
          Lessor’s consent, any other legal use which is reasonably comparable thereto, and for no other purpose.  Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs
          occupants of or causes damage to neighboring premises or properties.  Other than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or reptiles.  Lessor shall not unreasonably
          withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the mechanical or electrical systems therein, and/or is not significantly
          more burdensome to the Project.  If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change in the Agreed
          Use.

      6.2       Hazardous Substances.

      (a)           Reportable Uses Require Consent.  The term “Hazardous Substance”
          as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either:  (i)
          potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third
          party under any applicable statute or common law theory.  Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof.  Lessee shall not engage
          in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements.  “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that
          requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which
          any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties.  Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be
          used in the normal course of the Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable
          Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability therefor.  In addition, Lessor may condition its consent to any Reportable Use upon receiving such
          additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on
          or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or increasing the Security Deposit.

      (b)           Duty to Inform Lessor.  If Lessee knows, or has reasonable cause to believe, that a Hazardous
          Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice,
          claim or other documentation which it has concerning the presence of such Hazardous Substance.

      (c)           Lessee Remediation.  Lessee shall not cause or permit any Hazardous Substance to be spilled or
          released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all Applicable Requirements and take all investigatory and/or remedial action reasonably
          recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by
          Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or Lessee’s agent’s or contractors.

      (d)           Lessee Indemnification.  Lessee shall indemnify, defend and hold Lessor, its agents, employees,
          lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance
          brought onto the Premises by or for Lessee, Lessee’s agents or contractors (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas
          outside of the Project not caused or contributed to by Lessee).  Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the
          cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.  No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee
          from its obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement.

      (e)           Lessor Indemnification.  Except as otherwise provided in paragraph 8.7, Lessor and its
          successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which are suffered as a direct result of
          Hazardous Substances on the Premises prior to Lessee taking possession or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees.  Lessor’s obligations, as and when required by the Applicable
          Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.

      (f)           Investigations and Remediations.  Lessor shall retain the responsibility and pay for any
          investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Lessee taking possession, unless such remediation measure is required
          as a result of Lessee’s use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment.  Lessee shall cooperate fully in any such activities at the request of
          Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities.

      (g)           Lessor Termination Option.  If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs
          during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and
          effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s
          expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee,
          within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice.  In the event Lessor elects to give
          a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the
          then monthly Base Rent or $100,000, whichever is greater.  Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment.  In such event, this Lease shall continue in full force and effect,
          and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available.  If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease
          shall terminate as of the date specified in Lessor’s notice of termination.

      
        
          

      

      6.3       Lessee’s Compliance with Applicable Requirements.  Except as otherwise provided in this Lease,
          Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of
          Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said Applicable Requirements are now in effect or become effective after the Start Date.  Lessee shall, within 10 days after receipt of
          Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor
          in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. 
          Likewise, Lessee shall immediately give written notice to Lessor of:  (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other condition conducive to the production of mold; or (ii) any mustiness or other odors
          that might indicate the presence of mold in the Premises.

      6.4       Inspection; Compliance.  Lessor and Lessor’s “Lender” (as
          defined in Paragraph 30) and consultants authorized by Lessor shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting and/or
          testing the condition of the Premises and/or for verifying compliance by Lessee with this Lease.  The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition (see
          Paragraph 9.1) is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority.  In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is
          reasonably related to the violation or contamination.  In addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written request
          therefor.

       

      7.         Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.

      7.1       Lessee’s Obligations.

      (a)           In General.  Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3
          (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive
          use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or
          not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical,
          lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to
          Paragraph 7.2.  Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph
          7.1(b) below.  Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.

      (b)          Service Contracts.  Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with
          copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises:  (i) HVAC equipment, (ii)
          boiler and pressure vessels, and (iii) clarifiers.  However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and Lessee shall reimburse Lessor, upon demand, for the cost thereof.

      (c)           Failure to Perform.  If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1,
          Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in good order,
          condition and repair, and Lessee shall promptly pay to Lessor a sum equal to 115% of the cost thereof.

      (d)           Replacement.  Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below,
          and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost
          of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension
          thereof, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). 
          Lessee shall pay Interest on the unamortized balance but may prepay its obligation at any time.

      7.2       Lessor’s Obligations.  Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance),
          4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the
          foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
          fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2.  Lessor shall not be obligated to paint the exterior
          or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises.

      7.3       Utility Installations; Trade Fixtures; Alterations.

      (a)           Definitions.  The term “Utility Installations” refers to
          all floor and window coverings, air and/or vacuum lines, power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises.  The term
          “Trade Fixtures” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises.  The term “Alterations” shall mean any modification of the improvements, other
          than Utility Installations or Trade Fixtures, whether by addition or deletion.  “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee
          that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

      (b)           Consent.  Lessee shall not make any Alterations or Utility Installations to the Premises without
          Lessor’s prior written consent.  Lessee may, however, make non-structural Alterations or Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible
          from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety systems, do not trigger the requirement for additional modifications and/or
          improvements to the Premises resulting from Applicable Requirements, such as compliance with Title 24, and/or life safety systems, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in
          the aggregate or a sum equal to one month’s Base Rent in any one year.  Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor.  Lessor
          may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor.  Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor
          shall be presented to Lessor in written form with detailed plans.  Consent shall be deemed conditioned upon Lessee’s:  (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and
          specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner.  Any Alterations or Utility Installations shall be performed in a
          workmanlike manner with good and sufficient materials.  Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications.  For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its
          consent upon Lessee providing a lien and completion bond in an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor.

      
        
          

      

      (c)           Liens; Bonds.  Lessee shall pay, when due, all claims for labor or materials furnished or
          alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein.  Lessee shall give Lessor not less than 10
          days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility.  If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at
          its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof.  If Lessor shall require, Lessee shall furnish a
          surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same.  If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and
          costs.

      7.4       Ownership; Removal; Surrender; and Restoration.

      (a)           Ownership.  Subject to Lessor’s right to require removal or elect ownership as hereinafter
          provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises.  Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned
          Alterations and Utility Installations.  Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be
          surrendered by Lessee with the Premises.

      (b)           Removal.  By delivery to Lessee of written notice from Lessor not earlier than 90 and not later
          than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease.  Lessor may require the removal at any time
          of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent.

      (c)           Surrender; Restoration.  Lessee shall surrender the Premises by the Expiration Date or any
          earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted.  “Ordinary wear and tear” shall not
          include any damage or deterioration that would have been prevented by good maintenance practice.  Notwithstanding the foregoing and the provisions of Paragraph 7.1(a), if the Lessee occupies the Premises for 12 months or less, then Lessee shall
          surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear.  Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee
          owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee.  Lessee shall also remove from the Premises any and all Hazardous Substances brought onto the
          Premises by or for Lessee, or Lessee’s agents or contractors (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) to the level specified in Applicable Requirements.  Trade Fixtures shall
          remain the property of Lessee and shall be removed by Lessee.  Any personal property of Lessee not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or
          retained by Lessor as Lessor may desire.  The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below.

       

      8.         Insurance; Indemnity.

      8.1       Payment of Premiums.  The cost of the premiums for the insurance policies required to be carried by
          Lessor, pursuant to Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense.  Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding
          Start Date or Expiration Date.

      8.2       Liability Insurance.

      (a)          Carried by Lessee.  Lessee shall obtain and keep in force a Commercial General Liability policy of
          insurance protecting Lessee and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas
          appurtenant thereto.  Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000.  Lessee shall add Lessor as an
          additional insured by means of an endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers or Lessors of Premises” Endorsement.  The policy shall not contain any intra-insured exclusions as between
          insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease.  The limits of said insurance shall not, however,
          limit the liability of Lessee nor relieve Lessee of any obligation hereunder.  Lessee shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance
          carried by Lessor, whose insurance shall be considered excess insurance only.

      (b)          Carried by Lessor.  Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in
          addition to, and not in lieu of, the insurance required to be maintained by Lessee.  Lessee shall not be named as an additional insured therein.

      8.3       Property Insurance - Building, Improvements and Rental Value.

      (a)          Building and Improvements.  Lessor shall obtain and keep in force a policy or policies of
          insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises.  The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as
          the same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof.  Lessee Owned Alterations and Utility Installations, Trade Fixtures, and
          Lessee’s personal property shall be insured by Lessee not by Lessor.  If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood
          and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the
          result of a covered loss.  Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance
          coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located.  If such insurance coverage has a deductible clause, the
          deductible amount shall not exceed a commercially reasonable amount.

      (b)          Rental Value.  Lessor shall also obtain and keep in force a policy or policies in the name of
          Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”).  Said insurance shall contain an agreed valuation
          provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period.

      (c)          Adjacent Premises.  Lessee shall pay for any increase in the premiums for the property insurance
          of the Building and for the Common Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises.

      (d)          Lessee’s Improvements.  Since Lessor is the Insuring Party, Lessor shall not be required to insure
          Lessee Owned Alterations and Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease.

      8.4          Lessee’s Property; Business Interruption Insurance; Worker’s Compensation Insurance.

      (a)          Property Damage.  Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal
          property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations.  Such insurance shall be full replacement cost coverage with a commercially reasonable deductible.  The proceeds from any such insurance shall be used by Lessee for
          the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations.

      (b)          Business Interruption.  Lessee shall obtain and maintain loss of income and extra expense
          insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a
          result of such perils.

      
        
          

      

      (c)          Worker’s Compensation Insurance.  Lessee shall obtain and maintain Worker’s Compensation Insurance
          in such amount as may be required by Applicable Requirements.  Such policy shall include a ‘Waiver of Subrogation’ endorsement.  Lessee shall provide Lessor with a copy of such endorsement along with the certificate of insurance or copy of the
          policy required by paragraph 8.5.

      (d)          No Representation of Adequate Coverage.  Lessor makes no representation that the limits or forms
          of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease.

      8.5       Insurance Policies.  Insurance required herein shall be by companies maintaining during the policy
          term a “General Policyholders Rating” of at least A-, VII, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender.  Lessee shall not do or permit to be done anything which
          invalidates the required insurance policies.  Lessee shall, prior to the Start Date, deliver to Lessor copies of policies of such insurance or certificates with copies of the required endorsements evidencing the existence and amounts of the
          required insurance.  No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor.  Lessee shall, at least 10 days prior to the expiration of such policies, furnish Lessor with evidence of
          renewals or “insurance binders” evidencing renewal thereof, or Lessor may increase his liability insurance coverage and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.  Such policies shall be for
          a term of at least one year, or the length of the remaining term of this Lease, whichever is less.  If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to,
          procure and maintain the same.

      8.6       Waiver of Subrogation.  Without affecting any other rights or remedies, Lessee and Lessor each
          hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein.  The effect of such
          releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto.  The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such
          companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

      8.7       Indemnity.  Except for Lessor’s gross negligence or willful misconduct and subject to the waiver of
          subrogation below, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens,
          judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, a Breach of the Lease by Lessee and/or the use and/or occupancy of the Premises and/or Project by Lessee and/or
          by Lessee’s employees, contractors or invitees.  If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to
          Lessor and Lessor shall cooperate with Lessee in such defense.  Lessor need not have first paid any such claim in order to be defended or indemnified.

      8.8       Exemption of Lessor and its Agents from Liability.  Notwithstanding the negligence or breach of this
          Lease by Lessor or its agents and without limiting the generality of Paragraph 8.6 above, with respect to all claims for which Lessee maintains first party casualty insurance or is required to maintain
          insurance under Paragraph 8.4 above neither Lessor nor its agents shall be liable under any circumstances for:  (i) injury or damage to the person or goods, wares, merchandise or other property of Lessee,
          Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold
          or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the
          Premises or upon other portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or its agents to enforce the provisions of any other
          lease in the Project, or (iii) injury to Lessee’s business or for any loss of income or profit therefrom.  Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies)
          that Lessee is required to maintain pursuant to the provisions of paragraph 8.  See Addendum.

      8.9       Failure to Provide Insurance.

       

      9.          Damage or Destruction.

      9.1       Definitions.

      (a)          “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises,
          other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent.  Lessor shall
          notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

      (b)          “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises,
          other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base
          Rent.  Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

      (c)          “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee
          Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved.

      (d)          “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at
          the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation.

      (e)          “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving
          the presence of, or a contamination by, a Hazardous Substance, in, on, or under the Premises which requires restoration.

      9.2       Partial Damage - Insured Loss.  If a Premises Partial Damage that is an Insured Loss occurs, then
          Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided,
          however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee on a
          reasonable basis for that purpose.  Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in
          proceeds as and when required to complete said repairs.  In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially reasonable
          and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within
          10 days following receipt of written notice of such shortage and request therefor.  If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete them as soon as
          reasonably possible and this Lease shall remain in full force and effect.  If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to:  (i) make such restoration and repair
          as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30 days thereafter.  Lessee shall not be entitled to reimbursement of any
          funds contributed by Lessee to repair any such damage or destruction.  Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any
          such insurance shall be made available for the repairs if made by either Party.

      9.3       Partial Damage - Uninsured Loss.  If a Premises Partial Damage that is not an Insured Loss occurs,
          unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either:  (i) repair such damage as soon as reasonably possible at Lessor’s expense (subject to reimbursement
          pursuant to Paragraph 4.2), in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. 
          Such termination shall be effective 60 days following the date of such notice.  In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to
          Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor.  Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment.  In such event this
          Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available.  If Lessee does not make the required commitment, this Lease shall terminate as of
          the date specified in the termination notice.

      
        
          

      

      9.4       Total Destruction.  Notwithstanding any other provision hereof, if a Premises Total Destruction
          occurs, this Lease shall terminate 60 days following such Destruction.  If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except
          as provided in Paragraph 8.6.

      9.5       Damage Near End of Term.  If at any time during the last 6 months of this Lease there is damage for
          which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30
          days after the date of occurrence of such damage.  Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such
          option and (b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
          purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires.  If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage in
          insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect.  If Lessee fails to exercise such option and provide such
          funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished.

      9.6       Abatement of Rent; Lessee’s Remedies.

      (a)          Abatement.  In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous
          Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s
          use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance.  All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage,
          destruction, remediation, repair or restoration except as provided herein.

      (b)          Remedies.  If Lessor is obligated to repair or restore the Premises and does not commence, in a
          substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of
          which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice.  If Lessee gives such notice and such repair or restoration is not commenced within 30 days
          thereafter, this Lease shall terminate as of the date specified in said notice.  If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.  “Commence” shall mean either the unconditional
          authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs.

      9.7       Termination; Advance Payments.  Upon termination of this Lease pursuant to Paragraph 6.2(g) or
          Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor.  Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not
          then required to be, used by Lessor.

       

      10.       Real Property Taxes.

      10.1     Definition.  As used herein, the term “Real Property Taxes”
          shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against
          any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference
          to the Project address.  The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein:  (i) imposed by reason of events occurring during the term of this Lease, including but not limited to,
          a change in the ownership of the Project, (ii) a change in the improvements thereon, and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease.  In calculating Real Property Taxes for any
          calendar year, the Real Property Taxes for any real estate tax year shall be included in the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common.

      10.2     Payment of Taxes.  Except as otherwise provided in Paragraph 10.3, Lessor shall pay the Real Property
          Taxes applicable to the Project, and said payments shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2.

      10.3     Additional Improvements.  Common Area Operating Expenses shall not include Real Property Taxes
          specified in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees.  Notwithstanding Paragraph 10.2 hereof,
          Lessee shall, however, pay to Lessor at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility
          Installations placed upon the Premises by Lessee or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of this Lease by the Parties.

      10.4      Joint Assessment.  If the Building is not separately assessed, Real Property Taxes allocated to the
          Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
          assessor’s work sheets or such other information as may be reasonably available.  Lessor’s reasonable determination thereof, in good faith, shall be conclusive.

      10.5     Personal Property Taxes.  Lessee shall pay prior to delinquency all taxes assessed against and levied
          upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises.  When possible, Lessee shall cause its Lessee Owned Alterations and Utility
          Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor.  If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee
          shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property.

       

      11.        Utilities and Services.  Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal
          and other utilities and services supplied to the Premises, together with any taxes thereon.  Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate
          amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the trash receptacle and/or an increase in the number of times per month that it
          is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs.  There shall be no abatement of Rent and Lessor shall not be liable in any respect whatsoever for the inadequacy, stoppage, interruption or
          discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or directions.

       

      Within fifteen days of Lessor’s written request, Lessee agrees to deliver to Lessor such information, documents and/or authorization as Lessor needs in order for Lessor to comply with new or existing Applicable
        Requirements relating to commercial building energy usage, ratings, and/or the reporting thereof.

        

      

      12.       Assignment and Subletting.

      12.1     Lessor’s Consent Required.

      (a)          Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, “assign or assignment”) or
          sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent.

      
        
          

      

      (b)          Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee shall
          constitute an assignment requiring consent.  The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose.

      (c)          The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing,
          transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such
          Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such
          reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent.  “Net Worth of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally
          accepted accounting principles.

      (d)          An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(d), or a
          noncurable Breach without the necessity of any notice and grace period.  If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either:  (i) terminate this Lease, or (ii) upon 30 days written notice,
          increase the monthly Base Rent to 110% of the Base Rent then in effect.  Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar
          adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent.

      (e)          Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief.

      (f)          Lessor may reasonably withhold consent to a proposed assignment or subletting if Lessee is in Default at the time consent is requested.

      (g)          Notwithstanding the foregoing, allowing a de minimis portion of the Premises, ie. 20 square feet or less, to be used by a third party
          vendor in connection with the installation of a vending machine or payphone shall not constitute a subletting.

      12.2     Terms and Conditions Applicable to Assignment and Subletting.

      (a)          Regardless of Lessor’s consent, no assignment or subletting shall :  (i) be effective without the express written assumption by such
          assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any other obligations to be
          performed by Lessee.

      (b)          Lessor may accept Rent or performance of Lessee’s obligations from any person other than Lessee pending approval or disapproval of an
          assignment.  Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for Lessee’s Default or Breach.

      (c)          Lessor’s consent to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting.

      (d)          In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for
          the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefor to Lessor, or any security held by Lessor.

      (e)          Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination
          as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with a fee of $500 as
          consideration for Lessor’s considering and processing said request.  Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested.  (See also Paragraph 36)

      (f)          Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment, entering into such sublease, or entering
          into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said
          assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing.

      (g)          Lessor’s consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee
          by this Lease unless such transfer is specifically consented to by Lessor in writing.  (See Paragraph 39.2)

      12.3     Additional Terms and Conditions Applicable to Subletting.  The following terms and conditions shall
          apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:

      (a)          Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such
          Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent.  In the event that the amount collected by Lessor
          exceeds Lessee’s then outstanding obligations any such excess shall be refunded to Lessee.  Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the
          sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee.  Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach
          exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease.  Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any
          obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary.

      (b)          In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
          undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
          sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor.

      (c)          Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor.

      (d)          No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent.

      (e)          Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of
          Lessee within the grace period, if any, specified in such notice.  The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee.

       

      13.       Default; Breach; Remedies.

      13.1     Default; Breach.  A “Default” is defined as a failure by the
          Lessee to comply with or perform any of the terms, covenants, conditions or Rules and Regulations under this Lease.  A “Breach” is defined as the occurrence of one or more of the following Defaults, and the
          failure of Lessee to cure such Default within any applicable grace period:

      (a)          The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or where
          the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism.

      (b)          The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
          a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days
          following written notice to Lessee.  THE ACCEPTANCE BY LESSOR OF A PARTIAL PAYMENT OF RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR’S RIGHTS, INCLUDING LESSOR’S RIGHT TO RECOVER POSSESSION OF THE PREMISES.

      
        
          

      

      (c)          The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of waste, act or acts constituting public
          or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee.  In the event that Lessee commits waste, a nuisance or an illegal activity
          a second time then, the Lessor may elect to treat such conduct as a non-curable Breach rather than a Default.

      (d)          The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts,
          (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate or financial statements, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under
          Paragraph 41, (viii) material safety data sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10 days
          following written notice to Lessee.

      (e)          A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9
          hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of Lessee’s Default is such that more than 30
          days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to completion.

      (f)          The occurrence of any of the following events:  (i) the making of any general arrangement or assignment for the benefit of creditors; (ii)
          becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a
          trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the attachment, execution or other
          judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event that any provision of this subparagraph
          is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions.

      (g)          The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false.

      (h)          If the performance of Lessee’s obligations under this Lease is guaranteed:  (i) the death of a Guarantor, (ii) the termination of a
          Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the guaranty, or (v) a
          Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance or security, which, when coupled with the then
          existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease.

      13.2          Remedies.  If Lessee fails to perform any of its affirmative duties or obligations, within 10
          days after written notice (or in case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or
          governmental licenses, permits or approvals.  Lessee shall pay to Lessor an amount equal to 115% of the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor.  In the event of a Breach, Lessor may, with or
          without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach:

      (a)          Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall
          immediately surrender possession to Lessor.  In such event Lessor shall be entitled to recover from Lessee:  (i) the unpaid Rent which had been earned at the time of termination; (ii) 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 rental loss that the Lessee proves could have been reasonably avoided; (iii) 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 rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately
          caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of
          reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease.  The
          worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises
          are located at the time of award plus one percent.  Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover any damages to which Lessor is otherwise entitled.  If termination of this
          Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part
          thereof in a separate suit.  If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the
          notice required by Paragraph 13.1.  In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such
          grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute.

      (b)          Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign,
          subject only to reasonable limitations.  Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession.

      (c)          Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located. 
          The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or
          by reason of Lessee’s occupancy of the Premises.

      13.3     Inducement Recapture.  Any agreement for free or abated rent or other charges, the cost of tenant
          improvements for Lessee paid for or performed by Lessor, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are
          hereinafter referred to as “Inducement Provisions,” shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease.  Upon Breach of this
          Lease by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor
          under such an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee.  The acceptance by Lessor of rent or the cure of the Breach which initiated the operation
          of this paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance.

      13.4     Late Charges.  Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to
          incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain.  Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by
          any Lender.  Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall immediately pay to Lessor a one-time late charge equal to 10% of
          each such overdue amount or $100, whichever is greater.  The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment.  Acceptance of such late charge by
          Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder.  In the event that a late charge is payable
          hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance.

      13.5     Interest.  Any monetary payment due Lessor hereunder, other than late charges, not received by
          Lessor, when due shall bear interest from the 31st day after it was due.  The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by
          law.  Interest is payable in addition to the potential late charge provided for in Paragraph 13.4.

      
        
          

      

      13.6     Breach by Lessor.

      (a)          Notice of Breach.  Lessor shall not be deemed in breach of this Lease unless Lessor fails within a
          reasonable time to perform an obligation required to be performed by Lessor.  For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been
          furnished to Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably
          required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion.

      (b)          Performance by Lessee on Behalf of Lessor.  In the event that neither Lessor nor Lender cures said
          breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent the actual and reasonable cost
          to perform such cure, provided however, that such offset shall not exceed an amount equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to reimbursement from Lessor for any such expense in excess of
          such offset.  Lessee shall document the cost of said cure and supply said documentation to Lessor.

       

      14.       Condemnation.  If the Premises or any portion thereof are taken under the power of eminent domain or sold
          under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever
          first occurs.  If more than 10% of the floor area of the Unit, or more than 25% of the parking spaces is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written
          notice of such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession.  If Lessee does not terminate
          this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused
          by such Condemnation.  Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages;
          provided, however, that Lessee shall be entitled to any compensation paid by the condemnor for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to
          the provisions of this Paragraph.  All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all
          compensation which is payable therefor.  In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation.

       

      15.       Brokerage Fees.

      15.1     Additional Commission.

      15.2     Assumption of Obligations.

      15.3     Representations and Indemnities of Broker Relationships.  Lessee and Lessor each represent and
          warrant to the other that it has had no dealings with any person, firm, broker, agent or finder (other than the Brokers and Agents, if any) in connection with this Lease, and that no one other than said named Brokers and Agents is entitled to any
          commission or finder’s fee in connection herewith.  Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed
          broker, finder or other similar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto.

       

      16.       Estoppel Certificates.

      (a)          Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party
          (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate”
          form published BY AIR CRE, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party.

      (b)          If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may
          execute an Estoppel Certificate stating that:  (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and
          (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance.  Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from
          denying the truth of the facts contained in said Certificate.  In addition, Lessee acknowledges that any failure on its part to provide such an Estoppel Certificate will expose Lessor to risks and potentially cause Lessor to incur costs not
          contemplated by this Lease, the extent of which will be extremely difficult to ascertain.

      (c)          If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall within 10 days after
          written notice from Lessor deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the
          past 3 years.  All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

       

      17.       Definition of Lessor.  The term “Lessor” as used herein shall mean
          the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease.  In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor
          shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor.  Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
          liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor.  Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only
          upon the Lessor as hereinabove defined.

       

      18.       Severability.  The invalidity of any provision of this Lease, as determined by a court of competent
          jurisdiction, shall in no way affect the validity of any other provision hereof.

       

      19.       Days.  Unless otherwise specifically indicated to the contrary, the word “days”
          as used in this Lease shall mean and refer to calendar days.

       

      20.       Limitation on Liability.  The obligations of Lessor under this Lease shall not constitute personal
          obligations of Lessor, or its partners, members, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall
          not seek recourse against Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction.

       

      21.       Time of Essence.  Time is of the essence with respect to the performance of all obligations to be performed
          or observed by the Parties under this Lease.

       

      22.       No Prior or Other Agreements; Broker Disclaimer.  This Lease contains all agreements between the Parties
          with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective.  Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own
          investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises.  Brokers have no responsibility with respect thereto or with
          respect to any default or breach hereof by either Party.

       

      23.       Notices.

      23.1     Notice Requirements.  All notices required or permitted by this Lease or applicable law shall be in
          writing and may be delivered in person (by hand or by overnight courier such as FedEx) or may be sent by certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or or by email, and shall be deemed sufficiently
          given if served in a manner specified in this Paragraph 23.  The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices.  Either Party may by written notice to the other
          specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice.  A copy of all notices to Lessor shall be concurrently transmitted to such party or
          parties at such addresses as Lessor may from time to time hereafter designate in writing.

      
        
          

      

      23.2     Date of Notice.  Any notice sent by registered or certified mail, return receipt requested, shall be
          deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon.  Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given
          24 hours after delivery of the same to the Postal Service or courier.  Notices delivered by hand, or transmitted by by email shall be deemed delivered upon actual receipt.  If notice is received on a Saturday, Sunday or legal holiday, it shall be
          deemed received on the next business day.

      23.3     Options.  Notwithstanding the foregoing, in order to exercise any Options (see paragraph 39), the
          Notice must be sent by Certified Mail (return receipt requested), Express Mail (signature required), courier (signature required) or some other methodology that provides a receipt establishing the date the notice was received by the Lessor.

       

      24.       Waivers.

      (a)          No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other
          term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof.  Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the
          obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent.

      (b)          The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee.  Any payment by Lessee may be accepted by
          Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless
          specifically agreed to in writing by Lessor at or before the time of deposit of such payment.

      (c)          THE PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF
          ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE.

       

      25.       Disclosures Regarding The Nature of a Real Estate Agency Relationship.

      (i)           Lessor’s Agent.  A Lessor’s agent under a listing agreement with the Lessor acts as the
          agent for the Lessor only.  A Lessor’s agent or subagent has the following affirmative obligations:  To the Lessor:  A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings
          with the Lessor.  To the Lessee and the Lessor:  (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties.  (b) A duty of honest and fair dealing and good faith. 
          (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties.  An agent is not obligated to reveal to
          either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above.

      (ii)          Lessee’s Agent.  An agent can agree to act as agent for the Lessee only.  In these
          situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor.  An agent acting only for a Lessee has the following affirmative
          obligations.  To the Lessee:  A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee.  To the Lessee and the Lessor: 

          (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties.  (b) A duty of honest and fair dealing and good faith.  (c) A duty to disclose all facts known to the agent materially affecting the value or desirability
          of the property that are not known to, or within the diligent attention and observation of, the Parties.  An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the
          affirmative duties set forth above.

      (iii)          Agent Representing Both Lessor and Lessee.  A real estate agent, either acting directly
          or through one or more associate licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee.  In a dual agency situation, the agent has the
          following affirmative obligations to both the Lessor and the Lessee:  (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee.  (b) Other duties to the Lessor and the Lessee as stated
          above in subparagraphs (i) or (ii).  In representing both Lessor and Lessee, the agent may not, without the express permission of the respective Party, disclose to the other Party confidential information, including, but not limited to, facts
          relating to either Lessee’s or Lessor’s financial position, motivations, bargaining position, or other personal information that may impact rent, including Lessor’s willingness to accept a rent less than the listing rent or Lessee’s willingness
          to pay rent greater than the rent offered.  The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests.  Lessor and Lessee should carefully read all
          agreements to assure that they adequately express their understanding of the transaction.  A real estate agent is a person qualified to advise about real estate.  If legal or tax advice is desired, consult a competent professional.  Both Lessor
          and Lessee should strongly consider obtaining tax advice from a competent professional because the federal and state tax consequences of a transaction can be complex and subject to change.

      (b)

      (c)          Lessor and Lessee agree to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such
          Party to be confidential.

       

      26.       No Right To Holdover.  Lessee has no right to retain possession of the Premises or any part thereof beyond
          the expiration or termination of this Lease.  In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination.  Holdover Base Rent shall be
          calculated on monthly basis.  Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee.

       

      27.       Cumulative Remedies.  No remedy or election hereunder shall be deemed exclusive but shall, wherever
          possible, be cumulative with all other remedies at law or in equity.

       

      28.       Covenants and Conditions; Construction of Agreement.  All provisions of this Lease to be observed or
          performed by Lessee are both covenants and conditions.  In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease.  Whenever required by the context, the
          singular shall include the plural and vice versa.  This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it.

       

      29.       Binding Effect; Choice of Law.  This Lease shall be binding upon the Parties, their personal
          representatives, successors and assigns and be governed by the laws of the State in which the Premises are located.  Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are
          located.  Signatures to this Lease accomplished by means of electronic signature or similar technology shall be legal and binding.

       

      30.       Subordination; Attornment; Non-Disturbance.

      30.1     Subordination.  This Lease and any Option granted hereby shall be subject and subordinate to any
          ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security
          thereof, and to all renewals, modifications, and extensions thereof.  Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or
          obligation to perform any of the obligations of Lessor under this Lease.  Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon
          this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof.

      30.2     Attornment.  In the event that Lessor transfers title to the Premises, or the Premises are acquired
          by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new
          lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of the new owner, this Lease will automatically become a new lease between Lessee and such new owner,
          and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations, except that such new owner shall not:  (a) be liable for any act or omission of any prior lessor or
          with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the
          return of any security deposit paid to any prior lessor which was not paid or credited to such new owner.

      
        
          

      

      30.3     Non-Disturbance.  With respect to Security Devices entered into by Lessor after the execution of this
          Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement
          provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises.

      30.4     Self-Executing.  The agreements contained in this Paragraph 30 shall be effective without the
          execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be
          reasonably required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein.

       

      31.       Attorneys’ Fees.  If any Party or Broker brings an action or proceeding involving the Premises whether
          founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorneys’ fees.  Such fees may be awarded in the
          same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment.  The term, “Prevailing Party” shall include, without limitation, a Party or Broker who
          substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense.  The attorneys’ fees award shall not be computed in
          accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred.  In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of
          notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence for such services and
          consultation).

       

      32.       Lessor’s Access; Showing Premises; Repairs.  Lessor and Lessor’s agents shall have the right to enter the
          Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such alterations, repairs,
          improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises as long as there is no material
          adverse effect on Lessee’s use of the Premises.  All such activities shall be without abatement of rent or liability to Lessee.

       

      33.       Auctions.  Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without
          Lessor’s prior written consent.  Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.

       

      34.       Signs.  Lessor may place on the Premises ordinary “For Sale” signs at any time and ordinary “For Lease”
          signs during the last 6 months of the term hereof.  Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent.  All signs must comply
          with all Applicable Requirements.

       

      35.       Termination; Merger.  Unless specifically stated otherwise in writing by Lessor, the voluntary or other
          surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor
          may elect to continue any one or all existing subtenancies.  Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have
          such event constitute the termination of such interest.

       

      36.       Consents.  All requests for consent shall be in writing.  Except as otherwise provided herein, wherever in
          this Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed.  Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’,
          engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous
          Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor.  Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease
          exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent.  The failure to specify herein any particular condition to
          Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given.  In the event that either
          Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following
          such request.

       

      37.       Guarantor.

      37.1     Execution.  The Guarantors, if any, shall each execute a guaranty in the form most recently published
          BY AIR CRE.

      37.2     Default.  It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request
          to provide:  (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of
          directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect.

       

      38.       Quiet Possession.  Subject to payment by Lessee of the Rent and performance of all of the covenants,
          conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof.

       

      39.       Options.  If Lessee is granted any option, as defined below, then the following provisions shall apply.

      39.1     Definition.  “Option” shall mean:  (a) the right to extend or
          reduce the term of or renew this Lease or to extend or reduce the term of or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c)
          the right to purchase, the right of first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor.

      39.2     Options Personal To Original Lessee.  Any Option granted to Lessee in this Lease is personal to the
          original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee or a Permitted Assignee (as such term is defined in the Addendum) and only while the original Lessee is in full possession of the Premises and, if
          requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting.

      39.3     Multiple Options.  In the event that Lessee has any multiple Options to extend or renew this Lease, a
          later Option cannot be exercised unless the prior Options have been validly exercised.

      39.4     Effect of Default on Options.

      (a)          Lessee shall have no right to exercise an Option:  (i) during the period commencing with the giving of any notice of Default and
          continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), or (iii) during the time Lessee is in Breach of this Lease.

      
        
          

      

      (b)          The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise
          an Option because of the provisions of Paragraph 39.4(a).

      (c)          An Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after
          such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any necessity of Lessor to give notice thereof), or (ii) if
          Lessee commits a Breach of this Lease.

       

      40.       Security Measures.  Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include
          the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same.  Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property
          from the acts of third parties.

       

      41.       Reservations.  Lessor reserves the right:  (i) to grant, without the consent or joinder of Lessee, such
          easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps,
          restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee.  Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights.

       

      42.       Performance Under Protest.  If at any time a dispute shall arise as to any amount or sum of money to be paid
          by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there
          shall survive the right on the part of said Party to institute suit for recovery of such sum.  If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled
          to recover such sum or so much thereof as it was not legally required to pay.  A Party who does not initiate suit for the recovery of sums paid “under protest” within 6 months shall be deemed to have waived its right to protest such payment.

       

      43.       Authority; Multiple Parties; Execution.

      (a)           If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing
          this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf.  Each Party shall, within 30 days after request, deliver to the other Party satisfactory evidence of
          such authority.

      (b)           If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity shall be jointly and severally
          liable hereunder.  It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on the same as if all of the
          named Lessees had executed such document.

      (c)          This Lease may be executed by the Parties in counterparts, each of which shall be deemed an original and all of which together shall
          constitute one and the same instrument.

       

      44.       Conflict.  Any conflict between the printed provisions of this Lease and the typewritten or handwritten
          provisions shall be controlled by the typewritten or handwritten provisions.

       

      45.       Offer.  Preparation of this Lease by either party or their agent and submission of same to the other Party
          shall not be deemed an offer to lease to the other Party.  This Lease is not intended to be binding until executed and delivered by all Parties hereto.

       

      46.       Amendments.  This Lease may be modified only in writing, signed by the Parties in interest at the time of
          the modification.  As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining
          of normal financing or refinancing of the Premises.

       

      47.       Waiver of Jury Trial.  THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING
          THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.

       

      48.       Arbitration of Disputes.  An Addendum requiring the Arbitration of all disputes between the Parties arising
          out of this Lease □ is  ☑ is not attached to this Lease.

       

      49.       Accessibility; Americans with Disabilities Act.

      (a)          The Premises:

      ☑ have not undergone an inspection by a Certified Access Specialist (CASp).  Note:  A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the
        applicable construction-related accessibility standards under state law.  Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a
        CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant.  The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection,
        the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.

       □ have undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises met all applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et
        seq.  Lessee acknowledges that it received a copy of the inspection report at least 48 hours prior to executing this Lease and agrees to keep such report confidential.

       □ have undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises did not meet all applicable construction-related accessibility standards pursuant to California Civil Code
        §55.51 et seq.  Lessee acknowledges that it received a copy of the inspection report at least 48 hours prior to executing this Lease and agrees to keep such report confidential except as necessary to complete repairs and corrections of violations
        of construction related accessibility standards.

       In the event that the Premises have been issued an inspection report by a CASp the Lessor shall provide a copy of the disability access inspection certificate to Lessee within 7 days of the execution of this Lease.

       (b)          Since compliance with the Americans with Disabilities Act (ADA) and other state and local accessibility statutes are dependent upon
          Lessee’s specific use of the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation.  In the event that Lessee’s use of the Premises requires modifications or additions to
          the Premises in order to be in compliance with ADA or other accessibility statutes, Lessee agrees to make any such necessary modifications and/or additions at Lessee’s expense.

       

      LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO.  THE
        PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.

      
        
          

      

      ATTENTION:  NO REPRESENTATION OR RECOMMENDATION IS MADE BY AIR CRE OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. 
        THE PARTIES ARE URGED TO:

      1.          SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

      2.          RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES.  SAID INVESTIGATION SHOULD INCLUDE BUT
          NOT BE LIMITED TO:  THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF
          THE PREMISES FOR LESSEE’S INTENDED USE.

       

      WARNING:  IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED.

       

    

    The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures.

     

    

    	
            Executed at:  ____

          	 	
            Executed at:  ____

          
	
            On: 1/22/2021

            

          	 	
            On:  1/22/2021

            

          
	
            By LESSOR:

            Nancy Ridge Technology Center, L.P., a California limited partnership

          	 	
            By LESSEE:

             

            Cue Health Inc., a Delaware corporation

             

            

          
	 	 	
            By:          

            

          	/s/ Ayub Khattak
	
            By:          

            

          	/s/ Christopher L. Loughridge	 	
            Name Printed:  Ayub Khattak

          
	
            Name Printed:  Christopher L. Loughridge

            Title:  Manager of General Partner

            Phone:  ____

            Fax:  ____

            Email:  ____

          	 	
            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          
	 	 	 
	 	 	
            By

          	 
	
            By:

          	 	 	
            Name Printed:  ____

          
	
            Name Printed:  ____

            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          	 	
            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          
	 	 	 
	
            Address:  7920 Miramar Road, Suite 123, San Diego, California 92126 (See addendum for additional address)

          	 	
            Address:  6330 Nancy Ridge Drive, Suite 107, San Diego, California 92126

          
	
            
              Federal ID No.:  _____

            

          	 	
            Federal ID No.: _____

          
	
            

            

          	 	 
	
            BROKER

          	 	
            BROKER

          
	 	 	 
	
            /s/ Jones Lange LaSalle

          	 	
            /s/ Hughes Marino

          
	 	 	 
	
            Attn:  Grant Schoneman and Chad Urie

          	 	
            Attn:  Shane Poppen

          
	
            Title:  ____

          	 	
            Title:  ____

          
	 	 	 
	
            Address:  ____

          	 	
            Address:  ____

          
	
            Phone:  ____

          	 	
            Phone:  ____

          
	
            Fax:  ____

          	 	
            Fax:  ____

          
	
            Email:  ____

          	 	
            Email:  ____

          
	
            Federal ID NO.:  ____

          	 	
            Federal ID NO.:  ____

          
	
            Broker DRE License #:  ____

          	 	
            Broker DRE License #:  ____

          
	
            Agent DRE License #:  ____

          	 	
            Agent DRE License #:  ____

          

    

    

    AIR CRE * https://www.aircre.com * 213-687-8777 * contracts@aircre.com

    NOTICE:  No part of these works may be reproduced in any form without permission in writing.

    
      
        

    

    
    Addendum to Lease

    

    

    This Addendum, dated January 20, 2021, constitutes an addendum to that certain Standard Industrial/Commercial Multi-Tenant Lease—Net (“the Lease”) by Nancy Ridge Technology Center, L.P., a California limited partnership (“Lessor”), and Cue Health Inc. (“Lessee”) pertaining to the Premises commonly known as 6330 Nancy Ridge Drive, Suites 107 and 108, San Diego, California 92121. 
      Defined (capitalized) terms used in this Addendum shall have the same meanings as in the Lease.  References contained herein to “this Lease” shall mean collectively the Lease, this Addendum, and all attached
      exhibits and schedules.  Lessor and Lessee hereby supplement the Lease, as follows:

    

    

    50.          Commencement Date; Expiration Date.  As used in this Lease, “Commencement Date” shall mean the date that is the later of (1) February 1, 2021 or (2) the date on which Lessor has Substantially Completed (as defined below) Lessor’s Work (defined below) and delivered to Lessee possession of the Premises.  As used in this Lease, “Expiration Date” means the last date of the thirty-sixth full calendar month following the Commencement Date (e.g., if the Commencement Date is January 15, 2021, then the
      Expiration Date will be January 31, 2024).  “Substantially Completed” means that Lessor’s Work has been completed other than Punchlist Items (as defined below) “Punchlist Items” shall mean only commercially
      reasonable punchlist items, the non-completion of which does not unreasonably interfere with Lessee’s use or occupancy of the Premises, and which punchlist items shall be corrected promptly by Lessor (within sixty (60) days following Lessor’s receipt
      of written notice thereof from Lessee) without unreasonable interference with Lessee’s use of or access to or from the Premises.

    

    

    51.          Additional Parties for Notices.

    

    

    51.1          All notices to be delivered to Lessor under this Lease shall also be delivered to the following parties in the manner described in Paragraph 23 of

      the Lease:

    	
            Rose Harris

            7920 Miramar Road, Suite 123

            San Diego, California 92126-4206

            Telephone:          858-271-4833

          	
            F. Sigmund Luther

            5333 Mission Center Road, Suite 360

            San Diego, California 92102

            Telephone:          619-239-0755

          

    

    

    51.2          All notices to be delivered to Lessee under this Lease shall also be delivered to the following party in the manner described in Paragraph 23 of

      the Lease:

    

    

    Cooley LLP

    4401 Eastgate Mall

    San Diego, California 92121-1909

    Attention Michael Levinson.

    

    

    52.          Annual Increases in Base Rent; Base Rent Abatement.  On each anniversary of the Commencement Date, the Base Rent shall increase by three percent. 

      The Base Rent for the second full calendar month of the Original Term shall be abated.

    
      1

      
        

    

    53.          Right to Recapture.  Lessor shall have the option, in Lessor’s sole and unfettered discretion, to terminate this Lease and recapture the Premises in lieu of approving any proposed
      sublease or assignment (excluding any sublease or assignment to a Permitted Assignee (defined below) and excluding any transfer to a Permitted Assignee).

    

    

    54.        Assignment/Subleasing Overage.  If Lessee assigns this Lease or subleases any portion of the Premises for more consideration than that paid by Lessee to Lessor (less any expenses
      incurred by Lessee during the Original Term to obtain such assignment or sublease, including without limitation brokerage fees and commissions, legal fees, moving costs, cost of improvements and marketing expenses), then 75 percent of such overage
      shall be paid by Lessee to Lessor as additional Rent.  If excess rent is being determined for a subtenant(s) that occupy(ies) less than all of the Premises, then the excess rent shall be the difference between (1) the amount of the rent and other
      amounts paid by the subtenant and (2) the amount of Base Rent and other charges due under this Lease, multiplied by a fraction, the numerator of which is the useable floor area of the Premises occupied by the subtenant and the denominator or which is
      the total useable floor area of the Premises.

    

    

    55.          Confidentiality.  All terms of this Lease are confidential.  Lessee shall not share any of the terms or conditions of this Lease with any other party without Lessor’s prior
      written permission; however, such confidentiality obligation shall not apply to Lessee’s disclosure to (1) Lessee’s attorneys, accountants, and other persons related to Lessee who, in the normal course of business, would have access to such knowledge
      or (2) any local, state, or federal regulation or law enforcement agency requesting the same under color of law or (3) prospective assignees, sublessees, investors, lenders and similar parties with a reasonable need to know the terms of this Lease.

    

    

    56.          Exemption of Lessor; Waiver of Consequential Damages.  Notwithstanding anything to the contrary contained in this Lease, (a) except for the waiver of subrogation provision in Paragraph 8.6 and except that Lessee shall look solely to its insurance required to be carried pursuant to Paragraphs 8.2(a), 8.4(a) or 8.4(b), in no event shall Lessor be
      exculpated in any manner to the extent of the gross negligence, willful misconduct or breach of this Lease by or of Lessor or any officer, employee, director, manager, contractor, or agent of Lessor and (b) neither Lessor nor Lessee shall have any
      liability to the other for any consequential, indirect, special or punitive damages.

    

    

    57.          Default Notices.  Any notices that are required to be served as a condition to initiating a special proceeding for unlawful detainer may be served pursuant to Code of Civil
      Procedure section 1162 or Paragraph 23 of the Lease, and any notice of Default described in the Lease will be in lieu of (not in addition to) any notice required by the Code of Civil Procedure.  With respect
      to all notices that may be delivered, the parties agree that in addition to the manner of delivery provided in Paragraph 23 of the Lease, notices may be delivered by FedEx or other similar overnight delivery
      service that provides evidence of receipt.

    
      2

      
        

    

    58.          Payment of Deductible Amounts.  Notwithstanding the waiver of subrogation in Paragraph 8.6 of the Lease, Lessee’s obligation with respect
      to payment of any “deductible amount” under Lessor’s liability, fire and/or casualty policies of insurance shall be as follows:

    

    

    58.1          If the damage or destruction is caused by the negligent or intentional act or omission by Lessee or Lessee’s agents, employees, invitees, or contractors or otherwise arises out of the
      operation of the Lessee’s business and/or occupancy of the Premises, then Lessee shall pay the full deductible amount, and such amount shall not be included in Common Area Operating Expenses; however, Lessee’s obligation under this Paragraph 58.1 shall not exceed $10,000.00 for each occurrence to which this Paragraph 58.1 applies.

    

    

    58.2          If the damage or destruction is caused by a negligent or intentional act or omission by another tenant of the Building or such other tenant’s agents, invitees, employees or contractors
      or otherwise arises out of the operation of such other tenant’s business and/or such other tenant’s occupancy of another portion of the Building, then (1) such other tenant shall pay the full “deductible amount,” (2) Lessee shall have no
      responsibility or liability therefor, and (3) such amount shall not be included as an element of Common Area Operating Expenses.

    

    

    58.3          If the damage or destruction arises from any other cause other than a cause described in the preceding subparagraphs 58.1 or 58.2, then the
      deductible amount shall be an item of Common Area Operating Expenses.

    

    

    59.          No Public Testing.  Lessee shall not use the Premises to conduct on-site testing of or taking samples from members of the general public.  Nothing contained in this Paragraph 59 shall be construed to prohibit Lessee from conducting on-site testing of or taking samples from Lessee’s employees, even if such employees do not typically work at the Premises.

    

    

    60.          Attorneys’ Fees.  Lessor shall further be entitled to recover reasonable attorneys’ fees incurred in connection with any hearing or motion for assumption or rejection of the Lease
      under United States Code Title 11.

    

    

    61.          Exit Assessment.  Upon the expiration or earlier termination of this Lease, Lessee shall surrender the Premises to Lessor free of any Hazardous Substance brought upon, kept,
      used, stored, handled, treated, generated in, or released or disposed of by Lessee (collectively, “Lessee HazMat Operations”).  At least 1 month prior to the surrender of the Premises or such earlier date as
      Lessee may elect to cease operations at the Premises, Lessee shall deliver to Lessor a narrative description of the actions proposed (or required by any governmental authority) to be taken by Lessee in order to surrender the Premises at the
      expiration or earlier termination of this Lease, free from any residual impact from the Lessee HazMat Operations and otherwise released for unrestricted use and occupancy (i.e., for all of the same uses as Lessee during its use of the Premises) (the
      “Decommissioning and HazMat Closure Plan”).  Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of
      any Lessee Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of by Lessee from the Premises, and shall be subject to the commercially reasonable review and approval of
      Lessor’s environmental consultant.  In connection with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Lessor, Lessee shall deliver to Lessor or its consultant such additional nonproprietary information
      concerning Lessee HazMat Operations as Lessor shall reasonably request.  On or before such surrender, Lessee shall deliver to Lessor evidence that the approved Decommissioning and HazMat Closure Plan shall have been satisfactorily completed and
      Lessor shall have the right, subject to reimbursement at Lessee’s expense as set forth below, to cause Lessor’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm
      that the Premises are, as of the effective date of such surrender or early termination of this Lease, free from any residual impact from Lessee HazMat Operations.  Lessee shall reimburse Lessor, as Additional Rent, for the actual out-of-pocket
      expense incurred by Lessor for Lessor’s environmental consultant to review and approve the Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $2,500.  Lessor
      shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Lessor’s environmental consultant with respect to the surrender of the Premises to third parties.  If Lessee shall fail to prepare or submit a
      Decommissioning and HazMat Closure Plan approved by Lessor, or if Lessee shall fail to complete the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Lessor, shall fail to
      adequately address any residual effect of Lessee HazMat Operations in, on or about the Premises, Lessor shall have the right to take such actions as Lessor may deem reasonable or appropriate to assure that the Premises and the Project are surrendered
      free from any residual impact from Lessee HazMat Operations, the cost of which actions shall be reimbursed by Lessee as Additional Rent.

    
      3

      
        

    

    62.          Lessee’s Remedies.  In addition to the remedies in Paragraph 9.6 of the Lease, Lessee shall have the right to terminate this Lease
      following Premises Partial Damage under the following circumstances:

    

    

    62.1          If the Premises Partial Damage materially affects Lessee’s use of the Premises, Lessee may terminate this Lease if either (1) the reasonably estimated time to repair the damage exceeds
      90 days or (2) Lessor has failed to complete Lessor’s repair work within the Repair Period (defined below) and such failure continues for 20 days following delivery by Lessee to Lessor of written notice that Lessee elects to terminate this Lease if
      Lessor’s repair work is not completed within 20 days after delivery of the notice.  As used herein, the term “Repair Period” shall mean the longer of (1) a period commencing on the date of the casualty and
      expiring 90 days thereafter or (2) a period commencing on the date of the casualty and expiring on the date Lessor has specified in a written notice delivered to Lessee as Lessor’s estimate of the reasonable time to repair; however, if, within 60
      days following the date of the casualty, Lessor fails to deliver to Lessee a written notice that specifies Lessor’s estimate of the reasonable time to repair, then the Repair Period shall be for 90 days following the date of the casualty.  In the
      case of termination when the reasonably estimated time to repair exceeds 90 days, Lessee must deliver to Lessor written notice of Lessee’s election to terminate within 30 days following the date of Lessee’s receipt from Lessor of written notice that
      the reasonably estimated time to repair exceeds 90 days, and such termination shall be effective upon Lessor’s receipt of the notice or such later date specified in the notice not exceeding 30 days after Lessor’s receipt of the notice.  In the case
      of termination when Lessor has not completed Lessor’s repair work within the Repair Period, Lessee must deliver Lessee’s 20-day notice prior to Lessor’s completion of Lessor’s repair work, and termination shall be effective upon expiration of the
      20-day period.  Nothing contained in this paragraph shall be construed to waive or relieve Lessee from any obligation that may exist to pay or contribute to the deductible amount or the cost of repair and restoration as provided above.

    
      4

      
        

    

    62.2          If at any time during the last nine months of this Lease the Premises is damaged and (1) such damage materially affects Lessee’s use of the Premises, (2) the cost of repair exceeds two
      months’ Base Rent, and (3) such damage was not caused by Lessee or Lessee’s employees, agents, or contractors, then Lessee may terminate this Lease following the occurrence of such damage by giving a written termination notice to Lessor within 30
      days after the date of occurrence of such damage.  If Lessee elects to terminate this Lease as allowed under the preceding sentence, then (1) such termination shall be effective as of the date Lessee specifies in such notice and (2) the obligations
      of the Parties under this Lease shall be the same as if this Lease naturally expired on the date of such termination.

    

    

    63.         Permitted Lease Assignments.  Lessor’s consent shall not be required for an assignment of this Lease (i) to any person(s) or entity that controls, is controlled by, or is under
      common control with Lessee, (ii) to any entity resulting from the merger, acquisition, consolidation, or other reorganization with Lessee, whether or not Lessee is the surviving entity, (iii) to any person or legal entity that acquires all or
      substantially all of the assets or stock of Lessee (each of the foregoing is hereinafter referred to as a “Permitted Assignee”), (iv) in connection with a sale of shares or other equity interests in Lessee
      pursuant to a registered public offering, or (v) in connection with any transfer of shares of stock in Lessee which transfer does not reduce the net worth of Lessee, provided that before such assignment shall be effective, (a) the Permitted Assignee
      shall deliver to Lessor a written document by which the Permitted Assignee assumes the obligations of Lessee under this Lease if the transaction involves an actual assignment of this Lease (e.g., if this Lease is assigned in connection with a sale of
      Lessee’s assets), (b) Lessor shall be given written notice of such assignment, including a copy of the document(s) that evidence the assignment, and (c) the use of the Premises by the Permitted Assignee shall be as set forth in Paragraph 1.8 of the Lease.  The term “control” means possession, directly or indirectly, of the power to direct or cause the direction of the management, affairs, and policies of anyone, whether through the
      ownership of voting securities, by contract, or otherwise.  A Permitted Assignee shall be permitted to exercise Lessee’s option to extend the term of this Lease.

    

    

    64.          Building Signage.  Lessee may, at Lessee’s cost, install Lessee’s name and logo on the exterior of the Premises, subject to Lessee’s receipt of Lessor’s prior written consent with
      respect to the size, design, and means of attachment.  Lessor’s consent shall not be unreasonably withheld.  Upon expiration or earlier termination of this Lease, Lessee shall remove all signs installed by Lessee in or about the Premises and repair
      all damage caused by such removal.

    

    

    65.        Contractors.  Lessor may require that Lessee use Lessor’s selected contractors to complete Alterations or perform Lessee’s maintenance and repair obligations with respect to the
      plumbing, electrical, and mechanical systems in the Premises; however, Lessee’s right to require that Lessee use Lessor’s selected contractors shall be subject to the condition that Lessor furnish to Lessee the names of at least two contractors for
      each trade for which Lessor requires that Lessee use Lessor’s selected contractors.

    

    

    66.          Renewal Option.  Lessee shall have one three-year option to renew the Lease.  The renewal option shall expire and be of no further force
      or effect if Lessee (a) Defaults under any of the terms or the Lease beyond applicable notice and cure periods, (b) fails to deliver Notice exercising said option nine months or more prior to the Expiration
      Date, or (c) subleases any portion of the Premises or Assigns the Lease to anyone other than an affiliate of Lessee.  If the provisions of this paragraph conflict with the provisions of Paragraph 39 of the
      Lease, the provisions of this paragraph shall prevail.  During the option period, all terms and conditions of this Lease shall remain in effect, except that Base Rent for the first year of the option period shall be the greater of (1) the Base Rent
      in effect during the year preceding the commencement of the option period or (2) the then prevailing market rate for comparable space in the Sorrento Mesa area.  After the Base Rent has been established for the first year of the option period, the
      Base Rent shall be subject to three percent annual increases, as provided above.

    
      5

      
        

    

    67.        Lessor’s Work; Lessee’s Early Access.  Lessor shall, at Lessor’s cost, complete the following work (collectively “Lessor’s Work”) (1) paint interior walls of the Premises using Project standard paint, (2) install Project standard lighting in Premises, and (3) install Project standard floor tile in lab areas of Premises.  Provided Lessee and
      Lessee’s contractor(s) do not interfere with the completion of Lessor’s Work and subject to Paragraph 3.2 of the Lease, Lessee may have early access to the Premises to install Lessee’s-Owned Alterations and
      Utility Installations.  Subject to Lessee’s compliance with Paragraph 7.3 of the Lease, Lessee may install in the Premises (1) new doors to create two small ante rooms in the
        lab support room closest to the hallway in Suite 107, (2) modified mechanical systems so that labs are negative pressure, (3) additional door(s)/opening between Suite 107 and 108, (4) connection to the backup generator to Suite 108, (5) additional
        emergency outlets, and (6) polished concrete in the office area.

    

    

    68.           Exclusions to Common Area Operating Expenses.  Common Area Operating Expenses shall not include:

    

    

    68.1          Leasing commissions, attorneys’ fees, costs and disbursements and other expenses incurred in connection with negotiations or disputes with tenants, or other occupants or prospective
      tenants or other occupants, or associated with the enforcement of any leases or the defense of Lessor’s title to or interest in the Project or any part thereof.

    

    

    68.2          Costs (including permit, license and inspection fees) incurred in renovating or otherwise improving or decorating, painting or redecorating space for other tenants or other occupants or
      in renovating or redecorating vacant space.

    

    

    68.3          Expenses in connection with services or other benefits of a type that are not provided to Lessee, but that are provided to other tenant(s) or occupant(s).

    

    

    68.4          Repairs and maintenance for items that are covered by guaranties that are or will be honored by the guarantor.

    

    

    68.5          Costs incurred due to violation by Lessor or any tenant of the terms and conditions of any other lease.

    

    

    68.6          Payments in respect to overhead and/or profit to subsidiaries of affiliates of Lessor or to any party as a result of noncompetitive selection process, for management or other services
      on or to the Project, or for supplies or other materials to the extent that the costs of such services, supplies or other materials exceed the costs that would have been paid had the services, supplies or materials been provided by parties
      unaffiliated with the Lessor on a competitive basis.

    
      6

      
        

    

    68.7          Costs related to Lessor refinancing the debt on the Project, including points and closing costs.

    

    

    68.8          Debt interest or amortization payments on any mortgages or deeds of trust

    

    

    68.9          Costs and expenses incurred by Lessor in connection with repairs undertaken by Lessor under the sections of the Lease entitled “Damage or Destruction” or “Condemnation.”

    

    

    68.10          reserves for or depreciation of the Project.

    

    

    68.11          salaries, wages, benefits and other compensation paid to officers and employees of Lessor who are not assigned in whole or in part (and, if in part, then on a pro rata basis based on
      the amount of time devoted to the Project) to the operation, management, maintenance or repair of the Project.

    

    

    68.12          general organizational, administrative and overhead costs relating to maintaining Lessor’s existence, either as a corporation, partnership, or other entity, including general
      corporate, legal and accounting expenses.

    

    

    68.13          costs of Lessor’s charitable or political contributions, or of fine art maintained at the Project.

    

    

    68.14          a property management fee in excess of 4% of gross receipts.

    

    

    68.15          any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project under leases for space in the Project.

    

    

    68.16          any costs incurred to remove, study, test or remediate hazardous materials that exist in or about the Project prior to the Commencement Date; and costs incurred to remove, remedy,
      contain, or treat hazardous material, which hazardous material is brought into the Project or onto the Project after the date hereof by Lessor or any other tenant of the Project.

    

    

    69.          Control Areas.  Lessee shall not store at the Premises more than Lessee’s pro rata share of allowed combustible materials based upon the ratio of the Premises floor area to the
      total “Control Area” of which the Premises is a part.

    

    

    70.          Energy Efficiency Reporting.  Lessee acknowledges that Lessor may, from time to time, be required to disclose certain information concerning the Premises’ energy use pursuant to
      California Public Resources Code Section 25402.10 and the regulations promulgated pursuant thereto (collectively, together with any future law or regulation regarding disclosure of energy efficiency data with respect to the Building, “Energy Disclosure Regulations”).  Lessee shall cooperate with Lessor with respect to any disclosure and/or reporting requirements pursuant to any Energy Disclosure Regulations.  Without limiting the generality of
      the foregoing, Lessee shall, within 20 days following request from Lessor, disclose to Lessor all information requested by Lessor in connection with the Energy Disclosure Regulations.  Lessee acknowledges that this information shall be provided on a
      non-confidential basis and may be provided by Lessor to the applicable utility providers, the California Energy Commission (and other governmental entities having jurisdiction with respect to the Energy Disclosure Regulations), and any third parties
      to whom Lessor is required to make the disclosures pursuant to the Energy Disclosure Regulations.

    
      7

      
        

    

    71.          AIR Printed Form Corrections.  The printed portion of the AIR form is modified as follows:

    

    

    (a)          [Intentionally deleted.]

    

    

    (b)          Paragraph 6.2(g) shall be amended as follows:  “(g) Lessor Termination Option.  If a Hazardous
      Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this
      Lease shall continue in full force and effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor shall investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s
      expense.”

    

    

    (c)          In no event shall Lessee be responsible for any cost or expense pursuant to Paragraph 6.4 except to the extent that Lessee caused or contributed
      to a Hazardous Substance Condition.

    

    

    (d)          The following is hereby added to Paragraph 8.8: “Notwithstanding anything to the contrary contained in this Lease, neither Lessor nor Lessee
      shall have any liability to the other for any consequential, indirect, special or punitive damages.”

    

    

    (e)          Paragraph 9.6(a) is hereby amended by deleting the following term from the end of the first sentence: “but not to exceed the proceeds received
      from the Rental Value insurance.”

    

    

    (f)          Paragraph 12.1(d) shall be amended to read as follows: “(d) An assignment or subletting without consent shall be a Default curable after notice
      per Paragraph 13.1(d).”

    

    

    (g)          The last sentence of Paragraph 31 is hereby replaced with the following: “In addition, if Lessee is in Default of this Lease, Lessor shall be
      entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of notices of such Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or
      resulting Breach ($200 is a reasonable minimum per occurrence for such services and consultation).”

    

    

    (h)          Lessee’s obligation to reimburse Lessor for reasonable third-party out-of-pocket expenses incurred by Lessor in connection with Lessee’s request
      for Lessor’s consent under Paragraph 36 of the Lease shall not exceed $1,000.00 unless Lessor provides to Lessee advance written notice that such expenses may exceed $1,000.00.

    

    

    72.          Changes to Project.  Notwithstanding anything to the contrary in this Lease, in no event shall Lessor operate, maintain or make any changes
      to the Project or any portion thereof that will unreasonably interfere with or limit (a) Lessee’s access to or from the Premises, (b) Lessee’s use of the Premises, (c) Lessee’s parking, or signage under this Lease, or (d) views of or from the
      Premises.

    
      8

      
        

    

    73.          Payment of Rent.  Notwithstanding anything to the contrary in this Lease, Lessee may at its election pay any Rent to Lessor by electronic
      transfer and Lessor shall provide Lessee with ACH information upon request from Lessee.

    

    

    74.          Interference.  Notwithstanding anything to the contrary in this Lease, if (1) Lessee is unable to use the Premises or any parking rights
      under this Lease (whether by lack of services, lack of utilities, lack of access, repairs or construction, or any other reason, (2) such inability to use is not caused by an occurrence for which Lessee is required to maintain insurance under the
      terms of this Lease and (3) inability to use is not caused by Lessee and provided that such inability to use is caused by the acts or omissions of Lessor) for more than five (5) business days, then Rent shall be abated until the Premises may be used
      by Lessee (and if such lack of use is limited to a portion of the Premises, then such abatement of Rent shall be prorated based on the portion of the Premises that is unavailable) and if such inability lasts longer than thirty (30) days, then Lessee
      may, at its election, terminate this Lease.

    

    

    Schedule of Exhibits

    

    

    Exhibit A          Diagram of the Project that Includes the Location of the Premises

    Exhibit B          Rules and Regulations

    

    

  

  9

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