Document:

EX-10.8

 Exhibit 10.8 

July 7, 2015 
 VIA FEDEX OVERNIGHT

 Ms. Denise Andresen 
 Legal Counsel 

iRhythm Technologies, Inc. 
 2 Marriott Drive 

Lincolnshire, IL 60069 
  

	RE:	Lease between Warland Investments Company and 

	  	iRhythm Technologies, Inc. 

	  	11085 Knott Avenue, Suite B, Cypress, CA 

 Dear Denise: 

Enclosed for your file is one (1) fully executed original Lease document. 

We wish to extend a warm welcome to iRhythm Technologies, Inc.! 

Thank you, 
 Sincerely, 

/s/ Susan Garey 
 Susan Garey 

Senior Property Manager 
 Enclosure 

 

	Cc:	Ms. Nicole Payne, Warland Investments Company (retained original of enclosure) 

 Mr. Henry
Stiepel, Garrett DeFrenza Stiepel Ryder LLP (sent electronically) 
 Mr. Brian DeRevere, CBRE (sent electronically) 

 WARLAND BUSINESS PARK LEASE 

BETWEEN 
 WARLAND
INVESTMENTS COMPANY, 
 a California limited partnership 

(“LANDLORD”) 

AND 
 IRHYTHM
TECHNOLOGIES, INC., 
 a Delaware corporation 

(“TENANT”) 

 WARLAND BUSINESS PARK LEASE 

TABLE OF CONTENTS 
  

							
	 	    	 	  	Page	 
			
	1.	    	 BASIC LEASE TERMS
	  	 	1	  
	2.	    	 PREMISES
	  	 	2	  
	3.	    	 TERM
	  	 	3	  
	4.	    	 RENT
	  	 	4	  
	5.	    	 PREPAID RENT
	  	 	6	  
	6.	    	 SECURITY DEPOSIT
	  	 	6	  
	7.	    	 USE OF THE PREMISES AND PROJECT FACILITIES
	  	 	7	  
	8.	    	 SIGNAGE
	  	 	8	  
	9.	    	 PERSONAL PROPERTY TAXES
	  	 	8	  
	10.	    	 PARKING
	  	 	8	  
	11.	    	 UTILITIES
	  	 	9	  
	12.	    	 MAINTENANCE
	  	 	9	  
	13.	    	 ALTERATIONS
	  	 	10	  
	14.	    	 RELEASE AND INDEMNITY
	  	 	11	  
	15.	    	 INSURANCE
	  	 	12	  
	16.	    	 DESTRUCTION
	  	 	14	  
	17.	    	 CONDEMNATION
	  	 	15	  
	18.	    	 ASSIGNMENT OR SUBLEASE
	  	 	16	  
	19.	    	 DEFAULT
	  	 	21	  
	20.	    	 LANDLORD’S REMEDIES
	  	 	22	  
	21.	    	 ENTRY ON PREMISES
	  	 	23	  
	22.	    	 SUBORDINATION AND ATTORNMENT
	  	 	23	  
	23.	    	 NOTICE
	  	 	24	  
	24.	    	 WAIVER
	  	 	24	  
	25.	    	 SURRENDER OF PREMISES; HOLDING OVER
	  	 	24	  
	26.	    	 LANDLORD DEFAULT/LIMITATION OF LIABILITY AND TIME
	  	 	25	  
	27.	    	 RELOCATION
	  	 	25	  
	28.	    	 HAZARDOUS MATERIALS AND INDOOR AIR QUALITY
	  	 	25	  
	29.	    	 SECURITY MEASURES
	  	 	27	  
	30.	    	 MISCELLANEOUS PROVISIONS
	  	 	28	  
	31.	    	 PREMISES DELIVERY WARRANTY
	  	 	32	  
	32.	    	 OPTION TO EXTEND
	  	 	32	  
	33.	    	 BROKERS
	  	 	33	  

  
 -i- 

 WARLAND BUSINESS PARK LEASE 

TABLE OF CONTENTS 

(continued) 
  

					
	EXHIBITS:	  	 
			
	 	 	 	  	First Mentioned
in Section
			
	“A”	 	 DEPICTION OF PREMISES
	  	2.1
	“B”	 	 DEPICTION OF PROJECT
	  	2.1
	“C”	 	 PROJECT SIGN CRITERIA
	  	8
	“D”	 	 PROJECT PARKING AREA
	  	1.17
	“E”	 	 CONSTRUCTION AGREEMENT
	  	2.1
	“F”	 	 PROJECT RULES AND REGULATIONS
	  	7
	“G”	 	 TENANT INSURANCE REQUIREMENTS
	  	15.1
	“H”	 	 INDEPENDENT CONTRACTOR INSURANCE REQUIREMENTS
	  	15.2
	“I”	 	 FORM OF COMMENCEMENT DATE MEMORANDUM
	  	3
	“J”	 	 FORM OF TENANT ESTOPPEL CERTIFICATE
	  	30.7
	“K”	 	 INTENTIONALLY OMITTED
	  	
	“L”	 	 FORM OF ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT
	  	28.5
	“M”	 	 TRANSFERS TO PERMITTED TRANSFEREES
	  	18.7

  
 -ii- 

 WARLAND BUSINESS PARK LEASE 

 

					
	1. BASIC LEASE TERMS	  	
			
	1.1	 	Reference Date:	  	April 20, 2015
			
	1.2	 	Tenant:	  	 IRHYTHM TECHNOLOGIES, INC.,
 a
Delaware corporation.

			
		 	 Address for Notices
 (Section
23):
	  	 650 Townsend Street, Suite 380
 San Francisco,
CA 94103
 Attn: Chief Financial Officer

			
	 1.3
	 	 Guarantor
 (Section 30.14):
	  	N/A
			
	1.4	 	Landlord:	  	 WARLAND INVESTMENTS COMPANY,
 a
California limited partnership

			
		 	 Address for Notices
 (Section
23):
	  	 1299 Ocean Avenue, Suite 300
 Santa Monica,
California 90401

			
	1.5	 	 Tenant’s Use of Premises

(Section 7):
	  	General and administrative office uses, light assembly, distribution and storage uses incidental thereto.
			
	1.6	 	 Premises Street Address
 (Section
2):
	  	 11085 Knott Avenue, Suite “B”,

Cypress, California 90630

			
	1.7	 	 Total Project Area
 (Section
2):
	  	233,160 square feet
			
	1.8	 	 Premises Project Percentage
 (Section
2):
	  	4.23%
			
	1.9	 	 Term Commencement Date
 (Section
3):
	  	The later of (i) the earlier of (a) the date Tenant conducts business in the Premises for its business purposes or (b) August 1, 2015, or (ii) the date of Substantial Completion pursuant to the Construction Agreement (as defined
below).
			
	1.10	 	 Length of Term
 (Section
3):
	  	Sixty-two (62) calendar months (plus any partial month for any period between the Term Commencement Date and the first day of the next month if the Term Commencement Date is not the first day of a calendar month).
			
	1.11	 	 Approximate Square Footage of Premises

(Section 2):
	  	9,866 square feet
			
	1.12	 	 Base Monthly Rent
 (Section
4.1):
	  	 Nine Thousand Two Hundred Seventy-Four and 04/100 Dollars ($9,274.04).

 
 Provided that Tenant is not then in Default (as hereinafter defined), fifty percent (50%)
of the Base Monthly Rent shall abate for the second (2nd) through fifth (5th) full calendar months of the Lease Term (the “Abated Rent Period”). During the Abated Rent Period, Tenant shall pay Additional Rent for Common Area Charges
and all other amounts due under this Lease.

  
 -1- 

					
	1.13	 	 Monthly Rent Adjustments
 (Section
4.2):
	  	The Base Monthly Rent (as defined in Section 4.1) shall be increased on each annual anniversary of the Term Commencement Date (or if the Term Commencement Date is not the first day of a calendar month, then the first day of the
first calendar month following the Term Commencement Date) by three percent (3.0%) calculated by multiplying the then payable Base Monthly Rent by 1.03.
			
	1.14	 	 Additional Rent for Common Area Charges 

(Section 4.3):
	  	 Expense Rate $0.32
  

Premises Area Square Feet: 9,866
  

Additional Rent for Common Area Charges: $3,157.12
  

Additional Rent for Common Area Charges shall be payable in monthly installments of $3,157.12 due on the first day of every month as Additional Rent,
commencing on the Term Commencement Date, and subject to a five percent (5%) increase each January 1 during the Term by multiplying the Additional Rent for Common Area Charges then in effect by 1.05.

			
	1.15	 	 Prepaid Rent
 (Section 4.1):
	  	$12,431.16 (payable upon Lease execution), which shall be in an amount equal to Base Monthly Rent and Additional Rent for Common Area Charges and which shall be applied to the first full calendar month of the Term for which Rent is
due.
			
	1.16	 	 Total Security Deposit
 (Section
6):
	  	$24,862.32 (payable upon Lease execution).
			
	1.17	 	 Parking
 (Section 10):
	  	Two (2) non-reserved spaces located in front of the Premises and thirty-seven (37) non-reserved spaces located elsewhere in the Project as generally depicted on attached Exhibit “D”, for the specific purposes only set
forth in Section 10 below. All parking shall be in common and unreserved.
			
	1.18	 	Additional Sections:	  	Additional Sections of this Lease are contained in Addenda Sections 31-33, and made a part hereof.
			
	1.19	 	Exhibits:	  	Exhibits “A” through “K” are attached hereto and made a part hereof.

 2. PREMISES.

2.1 Landlord leases to Tenant the space described in Section 1.6 and on attached Exhibit “A” (the
“Premises”) located in the “Warland Business Park” depicted on Exhibit “B” (the “Project”). Landlord reserves the right to modify the Premises Project Percentage as set forth in
Section 1.8 if the actual Project size is increased or decreased. By entry on the Premises, Tenant acknowledges that it has examined the Premises and accepts the Premises in their present condition, subject to any additional work Landlord has
agreed to do as set forth in the Construction Agreement attached as Exhibit “E” (the “Construction Agreement”). Notwithstanding the foregoing, the “Premises” shall not include any rights to use the roof of
the building of which the Premises are a part (the “Building”). 
 2.2 Tenant and Tenant’s employees, suppliers,
shippers, customers and business invitees and licensees, during the Term of this Lease shall have the nonexclusive right to use in common with other 

  
 -2- 

 
present and future tenants in the Project, and subject to the Rules and Regulations referred to below and to other reasonable rules and regulations which Landlord may promulgate from time to
time, the following areas (the “Common Areas”) appurtenant to the Premises: 
 (a) The Project’s common entrances,
accessways, and any passageways and serviceways; 
 (b) Common loading and unloading areas, trash areas, parking areas, and similar areas
and facilities appurtenant to the Building; and 
 (c) The common roadways, sidewalks, walkways, parkways, driveways and landscaped areas
and similar areas and facilities within the Project which are made available for the use or benefit of all Project tenants and their invitees and other visitors. 

2.3 Landlord reserves the right from time to time without unreasonable interference with Tenant’s use; 

(a) To install, use, maintain, repair and replace pipes, ducts, conduits, wires and appurtenant meters and equipment for service to other
parts of the Building or the Project above the ceiling surfaces, below the floor surfaces, within the walls and any central core areas, and to relocate any pipes, ducts, conduits, wires and appurtenant meters and equipment included in the Premises
which are located in the Premises or located elsewhere outside the Premises; 
 (b) 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 and walkways; 

(c) To temporarily close or designate for other uses any of the Common Areas for purposes of improvement, maintenance or repair, so long as
reasonable access to the Premises remains available; 
 (d) To designate other adjacent land outside the boundaries of the Building and
other buildings or land within the Project to be a part of the Common Areas; 
 (e) To add additional improvements to the Common Areas or
the Project; 
 (f) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Building or the
Project, or any portion thereof; and/or 
 (g) To do and perform such other acts and make such other changes in, to or with respect to the
Common Areas, the Building or the Project as Landlord may, in its sole discretion, deem to be appropriate. 
 3. TERM. The Term of this Lease is
for the period set forth in Section 1.10 beginning on the Term Commencement Date (the “Term”). If Landlord, for any reason, cannot deliver possession of the Premises to Tenant on the date scheduled in the attached Construction
Agreement, this Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss, damage or liability resulting from such delay. However, provided such delay is not caused by a Tenant Delay (as hereinafter defined), Tenant
shall not be responsible for payment of Rent (as defined below) until the Commencement Date. Provided further, however, if the Premises are not delivered within one-hundred eighty (180) days after the scheduled delivery

  
 -3- 

 
date, then Landlord may cancel this Lease by delivering written notice thereof after that scheduled date, without prejudice to any rights either party may have against the other. To the extent
Landlord’s inability to tender possession of the Premises to Tenant in accordance with (or earlier than) the date scheduled in the Construction Agreement is caused by (i) Tenant’s negligence or breach of this Lease,
(ii) Tenant’s changes in space plans, working plans, engineered drawings or other plans or specifications, (iii) Tenant’s request for or use of materials, finishes or installations other than those readily available (in the
amount of delay identified by Landlord at the time Tenant requests the same), (iv) Tenant’s failure to make any required payments to Landlord in a timely fashion, (v) Tenant’s failure to provide proof of insurance required under
the Lease, and (vi) any other delays caused by Tenant, its agents, employees, representatives, and contractors that continues for more than one (1) day after notice thereof from Landlord (collectively, “Tenant Delays”), the Term
Commencement Date shall be accelerated by the number of days of those Tenant Delays. Upon determination of the Term Commencement Date, Landlord shall prepare and deliver a Commencement Date Memorandum in substantially the form of attached Exhibit
“I” and Tenant shall promptly countersign and return it to Landlord. For purposes of this Lease, a “Lease Year” shall consist of twelve (12) consecutive calendar months. The first Lease Year shall begin on the
Term Commencement Date or, if the Term Commencement Date does not occur on the first day of a calendar month, on the first day of the calendar month next following the Term Commencement Date. Each succeeding Lease Year shall commence on the annual
anniversary of the first Lease Year. This Lease shall expire on the last day of the last calendar month referenced in Section 1.10. 
 4.
RENT.
 4.1 Base Rent. Tenant shall pay Landlord monthly base rent in the initial amount in Section 1.12 which
shall be payable monthly in advance on the first day of each and every calendar month (“Base Monthly Rent”); provided, however, the first month’s rent is due and payable upon execution of this Lease, and shall be applied as set
forth in Section 1.15. 
 4.2 Rent Adjustments. Base Monthly Rent shall be adjusted as set forth in Section 1.13. 

4.3 Additional Rent for Common Area Charges. The purpose of this Section 4.3 is to ensure that Tenant bears a share of all
expenses related to the use, maintenance, ownership, repair or replacement, and insurance of the Project. Accordingly, Tenant shall pay to Landlord an amount equal to the Additional Rent for Common Area Charges set forth in Section 1.14
(“Tenant’s Share”). Tenant’s Share of Common Area Charges shall be increased on January 1 of every Calendar year of the Term commencing on January 1 following the Term Commencement Date as also set forth in
Section 1.14. The term “Common Area Charges” shall mean all costs and expenses of the ownership, operation, maintenance, repair or replacement, taxes, assessments, and insurance of the Project, including without limitation, the
following costs: 
 (a) Subject to Section 12.2, below, all supplies, materials, labor, tools, equipment, and utilities used in or
related to the operation and maintenance of the Project. Landlord shall have the right, in Landlord’s sole and absolute discretion, to contract with any utility or non-utility provider or providers in any combination of the two to deliver
electricity to the Project (collectively an “Electricity Delivery Contract”). Without limiting the foregoing, the terms and conditions of the Electricity Delivery Contract, including, without limitation, the sources of power, the
price structure and the length of the term, shall be at Landlord’s sole and absolute discretion, and Tenant shall have no right to challenge any such terms and conditions; 

(b) Subject to Section 12.2 below, all maintenance, management, janitorial (provided, however, Tenant is responsible, at Tenant’s
sole cost, for janitorial within their Premises), legal, accounting, casualty (which may include, at Landlord’s sole and absolute discretion, boiler and machinery, EQSL, SL, earthquake and/or flood coverage), liability, and/or rental loss
insurance to the extent obtained by Landlord, 

  
 -4- 

 
and service agreement costs related to the Project. Such costs shall include, without limitation, a management fee to be paid in monthly installments in an amount equal to three percent
(3.0%) of all Rent (as defined below) due and owing for that month; 
 (c) Subject to Section 12.2 below, all maintenance,
replacement and repair costs relating to the areas within or around the Project, including, without limitation, heating, ventilation, and air conditioning systems (including the cost of service contracts), periodic testing and inspection of the
Premises fire sprinkler system (including the costs of service contracts), sidewalks, landscaping, service areas, driveways, parking areas, (including resurfacing and re-striping parking areas), walkways, building exteriors (including periodic
painting), exterior glass cleaning, signs and directories, repairing and replacing roofs, walls, and any other structural components of the Project. These costs may be included either based on actual expenditures or the use of an accounting reserve
based on the past cost experience and/or the projected costs for the operation of the Project. 
 (d) Subject to Section 12.2 below,
capital improvements, tools, equipment, or structural repairs to the Project, including, without limitation, structural repairs incurred to reduce or limit Additional Rent for Common Area Charges or which are now or may hereafter be required by any
statute, ordinance or regulation of any governmental or enforcement agency, or which are needed to operate the Project at the same or higher quality levels as prior to the improvement or repair. Landlord shall have the right to amortize such capital
costs for the Building roof over a period not to exceed fifteen (15) years and all other capital costs over their manufacturer’s or industry standard useful life not to exceed ten (10) years and all such amortization shall be at an
interest rate equal to Landlord’s actual cost of funds, or if Landlord expends its own funds, at the rate of ten percent (10%) per annum. 

(e) Real property taxes including all taxes, assessments (general and special) and other impositions or charges which may be taxed, charged,
levied, assessed or imposed upon all or any portion of or in relation to the Project or any portion thereof (including tax rate increases or reassessment of the Project or any part thereof for any reason), any leasehold estate in the Premises or
measured by Rent from the Premises, including any increase caused by the transfer, sale or encumbrance of the Project or any portion thereof, any transfer of any interests comprising Landlord or any construction within the Project. “Real
Property Taxes” shall also include any form of assessment, levy, penalty, charge or tax (other than estate, inheritance, net income or franchise taxes) imposed by an authority having a direct or indirect power to tax or charge, including,
without limitation, any city, county, state, federal or any improvement or other district, Whether such tax is (1) determined by the area of the Project or the Rent or other sums payable under this Lease; (2) upon or with respect to any
legal or equitable interest of Landlord in the Project or any part thereof; (3) upon this transaction or any document to which Tenant is a party creating a transfer in any interest in the project; (4) in lieu of or as a direct substitute
in whole or in part of or in addition to any Real Property Taxes on the Project; (5) based on any parking spaces or parking facilities provided in the Project; or (6) in consideration for services, such as police protection, fire
protection, street, sidewalk and roadway maintenance, refuse removal or other services that may be provided by any governmental or quasi-governmental agency from time to time which were formerly provided without charge or with less charge to
property owners or occupants. 
 4.4 Rent. Base Monthly Rent, Tenant’s Share of Common Area Charges, and all other charges
due from Tenant under this Lease are collectively referred to in this Lease as “Rent.” 
 4.5 Rent Without Offset and Late
Charge. All Base Monthly Rent together with the monthly installment of Tenant’s Share of Common Area Charges shall be paid by Tenant to Landlord monthly in advance on the first day of every calendar month, at the address shown in
Section 1.4, or such other places as Landlord may designate in writing from time to time. All such Rent shall be paid without prior demand or notice and without any deduction or offset whatsoever. All Rent shall be paid in lawful currency of
the 

  
 -5- 

 
United States of America. All such Rent due for any partial month shall be prorated at the rate of 1/30th of the total monthly rent per day. Tenant acknowledges that late payment by Tenant to
Landlord of any Rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to ascertain. Such costs include, without limitation, processing and accounting
charges and late charges that may be imposed on Landlord by the terms of any encumbrance or note secured by the Project. Therefore, if Rent or any other sum due from Tenant is not received on the date due, Tenant shall pay to Landlord an additional
sum equal to eight percent (8%) of such overdue payment. Landlord and Tenant hereby agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of any such late payment. Additionally,
all such delinquent rent or other sums, plus this late charge, shall bear interest at the lesser of ten percent (10%) or the then maximum lawful rate permitted to be charged by Landlord. Any payments of any kind returned for insufficient funds
will be subject to an additional handling charge of Two Hundred and 00/100 Dollars ($200.00). Notwithstanding anything to the contrary herein, before assessing a late charge or late interest the first time in any twelve (12) month period,
Landlord shall provide Tenant written notice of the delinquency, and shall waive such late charge if Tenant pays such delinquency within five (5) days thereafter. 

5. PREPAID RENT. Upon the execution of this Lease and as a condition for Landlord’s benefit to the effectiveness of this Lease, Tenant shall
pay to Landlord the prepaid Rent set forth in Section 1.15. Such prepaid Rent shall be applied toward the Rent for the first full calendar month of the Term for which Rent is due. Landlord’s obligations with respect to the prepaid Rent are
those of a debtor and not of a trustee, and Landlord can commingle the prepaid Rent with Landlord’s general funds. Landlord shall not be required to pay Tenant interest on the prepaid Rent. Landlord shall be entitled to immediately endorse and
cash Tenant’s prepaid Rent; however, such endorsement and cashing shall not constitute Landlord’s acceptance of this Lease. In the event Landlord does not accept this Lease, Landlord shall return said prepaid Rent without interest thereon.

 6. SECURITY DEPOSIT. Upon execution of this Lease and as a condition for Landlord’s benefit to the effectiveness of this Lease, Tenant
shall deposit the Security Deposit set forth in Section 1.16 with Landlord, as security for the performance by Tenant of all obligations on Tenant’s part to be performed under this Lease. If Tenant is in Default (as defined below),
Landlord can use the Security Deposit or any portion of it to cure the default or to compensate Landlord for any damages sustained or expenses incurred by Landlord resulting from Tenant’s default (including, without limitation, all rent due
following Lease termination to the extent permitted by California Civil Code Section 1951.2). With regard to the foregoing, Tenant hereby waives the provisions of Civil Code section 1950.7. Upon demand, Tenant shall immediately pay to Landlord
a sum equal to the portion of the Security Deposit expended or applied by Landlord to maintain the security deposit in the amount initially deposited with Landlord. If Tenant is not in Default at the expiration or termination of this Lease, Landlord
shall, within thirty (30) days thereafter, return the entire Security Deposit to Tenant, less any accrued Refit and any costs incurred to repair any damages to the Premises or otherwise cure any failure by Tenant to perform its obligations
hereunder. Landlord’s obligations with respect to the Security Deposit are those of a debtor and not of a trustee, and Landlord can commingle the Security Deposit with Landlord’s general funds. Landlord shall not be required to pay Tenant
interest on the Security Deposit. Landlord shall be entitled to immediately endorse and cash Tenant’s Security Deposit; however, such endorsement and cashing shall not constitute Landlord’s acceptance of this Lease. In the event Landlord
does not accept this Lease, Landlord shall return the Security Deposit without any interest thereon. In no event shall Tenant be entitled to apply the Security Deposit to the last month’s Rent installment due and payable under the Lease. 

  
 -6- 

 7. USE OF THE PREMISES AND PROJECT FACILITIES.

7.1 Subject to the immediately following sentence, Tenant shall use the Premises solely for the purposes set forth in Section 1.5 and for
no other purpose without Landlord’s prior written consent, which consent may be withheld in Landlord’s reasonable discretion. However, if any request for a change in use requires a change in zoning, a conditional use permit or a variance,
then Landlord shall have the right to withhold consent in Landlord’s sole, subjective and absolute discretion. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the
Premises or with respect to the suitability of the Premises or the Project for the conduct of Tenant’s business, nor has Landlord agreed to undertake any modification, alteration or improvement to the Premises or the Project, except as
expressly set forth in the Construction Agreement or this Lease. Tenant acknowledges that Landlord may from time to time, at its sole discretion, subject to Section 2.3, make such modifications, alterations, deletions or improvements to the
Project as Landlord may deem necessary or desirable, without compensation or notice to Tenant. Subject to Section 7.2 below, Tenant shall promptly comply with all laws, ordinances, orders and regulations, now or hereinafter enacted, affecting
its use of the Premises and the Project, including, without limitation, The Americans with Disabilities Act of 1990, and Title 24 of the California Code of Regulations and any amendments or successor statutes thereto (collectively, “Disabled
Access Laws”), and the Project Rules and Regulations attached to this Lease as Exhibit “F” and to any modifications to such Rules and Regulations as Landlord may reasonably adopt from time to time (collectively,
“Laws”). To the extent of any inconsistency between the terms and conditions of this Lease and the terms and conditions of such Project Rules and Regulations, the terms and conditions of this Lease shall control. Except with regard
to construction of the Tenant Improvements pursuant to the Construction Agreement and the condition of the Premises existing as of the Reference Date, Landlord makes no representation or warranty as to the compliance of the Premises, the Building or
the Project with Disabled Access Laws. 
 7.2 Except for Tenant Caused Compliance (as defined below) which shall be the sole obligation of
Tenant, Landlord shall be responsible for construction and implementation of all present and future compliance of the Premises with Disabled Access Laws. Tenant shall be solely responsible, at Tenant’s sole cost, for compliance with Disabled
Access Laws arising from or in connection with any of the following (collectively, “Tenant Caused Compliance”): (i) Tenant’s particular use of the Premises, (ii) to the extent triggered by any alterations or
modifications to the Premises during the Term (other than the Tenant Improvements constructed by Landlord pursuant to the Construction Agreement), and (iii) to the extent necessitated by Tenant’s employment of persons requiring special
disabled access assistance (e.g., specialized ramps or lifts). If Tenant fails to comply with Disabled Access Laws required as a result of Tenant Caused Compliance, Landlord may perform or require that Tenant perform such compliance work, and Tenant
shall be responsible for reimbursing Landlord the cost of any such work. 
 7.3 Tenant shall not do or permit anything to be done in or
about the Premises or bring or keep anything in the Premises that will in any way increase the premiums for fire or casualty insurance carried by Landlord or by other tenants in the Project, or subject Landlord to a claim of damages or liability
arising from hazardous or toxic waste or by-products thereof associated with or arising from Tenant’s use of the Premises or Project. Tenant shall comply with all rules, orders, regulations, and requirements of the Pacific Fire Rating Bureau or
any other organization performing a similar function. Tenant shall promptly, upon demand, reimburse Landlord for any additional insurance premium charged by reason of Tenant’s failure to comply with the provisions of this Section 7. Tenant
will not perform any act or carry on any practice that may injure the Premises or the Project; that may be a nuisance or menace to other tenants in the Project; or that shall in any way interfere with the quiet enjoyment of such other tenants. If
sound or vibration insulation is required to muffle noise produced by Tenant on the Premises, or ventilation and/or insulation is required to remove fumes generated by Tenant, Tenant at its own cost shall provide all necessary insulation and/or
ventilation. Tenant shall not do anything on the Premises which will overload any existing parking or service to the Premises or the Project. Pets and/or animals of any type shall not be kept on the Premises. Tenant shall place

  
 -7- 

 
no window covering (e.g., shades, blinds, curtains, drapes, screens, tinting material or security bars), stickers, signs, lettering, banners or advertising or display material on or near exterior
windows or doors if such materials are visible from the exterior of the Premises, without Landlord’s prior written consent. Similarly, Tenant may not install any alarm boxes, foil protection tape or other security equipment on the Premises
without Landlord’s prior written consent, which may be withheld in Landlord’s sole and absolute discretion. Any material violating these provisions may be removed and destroyed by Landlord without compensation to Tenant. 

8. SIGNAGE. Tenant shall be permitted Building signage identifying Tenant, provided that the type, design, color, location, site configurations
and materials of such signage shall (a) be approved by Landlord in writing, which approval may be withheld in its sole and absolute discretion, (b) be designed using Landlord’s preferred sign design company and be fabricated and
installed by Landlord’s preferred signage contractor, and (c) comply with the Project signage rules and regulations attached hereto as Exhibit “C”, as may be modified by Landlord from time to time (the “Sign
Criteria”). All signage shall be installed, maintained and repaired by Tenant, at Tenant’s sole cost and expense, and shall be manufactured, installed and maintained in strict conformance with the Sign Criteria and using
Landlord’s approved contractor. Except as may be expressly permitted by the Construction Agreement or this Section, no exterior signage shall be erected by Tenant without the prior written consent of Landlord, which consent may be withheld in
Landlord’s sole and absolute discretion. Upon the expiration or earlier termination of this Lease, Tenant shall pay Landlord for the costs incurred by Landlord to remove any of Tenant’s signage and to patch and repair the Building wall to
Landlord’s satisfaction. Upon expiration or earlier termination of this Lease, the Building signage shall at Landlord’s election become the property of Landlord. 

9. PERSONAL PROPERTY TAXES. Tenant shall pay before delinquency all taxes, assessments, license fees and public charges levied, assessed or
imposed upon its business operations as well as upon any trade fixtures or other personal property in or about the Premises. 
 10. PARKING.

10.1 Parking Rights. During the Term and so long as Tenant is not in Default under this Lease, Tenant shall have the non-exclusive
right (in common with other tenants of the Project and any others to whom Landlord has or may grant such rights) to use (i) the number of spaces set forth in Section 1.17 within the area located in front of the Premises only for executive
and/or visitor parking only, and (ii) the number of spaces set forth in Section 1.17 for use only of Tenant’s customers, suppliers, employees, licensees and business invitees. Tenant’s parking shall not be reserved and shall be
limited to passenger cars and/or pickup or utility vehicles. Tenant shall not cause large trucks or other large vehicles to be parked within the Project. Vehicles shall be parked only in striped parking spaces and not within the Premises, in
driveways, loading areas or other locations not specifically designated for parking. Overnight parking and storage outside the Premises are prohibited. Subject to Section 2.3, Landlord reserves the right at any time to charge fees for such
parking only if mandated by applicable Laws and to grant similar non-exclusive use to other tenants, to promulgate reasonable rules and regulations relating to the use of such parking areas, including reasonable restrictions on parking by tenants
and employees, to designate specific spaces for the use of any tenant, to make changes in the parking layout from time to time, and to establish reasonable time limits on parking. 

10.2 Parking Violations. Any vehicle belonging to any partner, director, officer, shareholder, employee, visitor, customer,
supplier, contractor, representative, agent, licensee or business invitee of Tenant (each, a “Tenant Party” and, collectively, the “Tenant Parties”) violating the foregoing parking restrictions or other parking
regulations promulgated by Landlord shall be subject to removal at Tenant’s expense. If any Tenant Parties park more vehicles in the parking area than the number set forth in Section 1.17, such conduct shall be deemed a material breach of
this Lease after the expiration of applicable notice and cure periods. 

  
 -8- 

 
Any costs (including, without limitation, attorney’s fees) incurred by Landlord in connection with the enforcement of the provisions of this Section 10 against Tenant or against any
Tenant Parties shall be reimbursed to Landlord by Tenant as additional Rent with the next installment of Base Monthly Rent. 
 11.
UTILITIES. Tenant shall pay for all water, gas, heat, light, power, sewer, electricity, telephone or other service metered, chargeable or provided to the Premises. Landlord reserves the right to install separate meters for any such utility
at Landlord’s sole cost. Tenant shall contract directly with the utility companies to provide such utilities, and for the maintenance of any utility lines, including, without limitation telephone equipment, cabling and/or wiring. In addition,
Tenant shall not be entitled to any abatement or reduction of Rent by reason of any failure, stoppage or interruption of electrical, water, or telecommunications services to the Premises (whether such failure affects HVAC, telephone and data
services or otherwise), no eviction of Tenant shall result from such failure, stoppage or interruption, and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease as a result thereof. 

12. MAINTENANCE.
 12.1 Landlord and
Tenant Obligations. Landlord shall maintain, in good condition, the structural parts of the Premises, which shall consist only of the foundations, bearing and exterior walls, subflooring (but excluding the slab), skylights and roof, (the
unexposed electrical, plumbing and sewage systems located under the floor slab of the Premises, including those portions of the systems lying outside the Premises, electrical room doors, gutters and downspouts on the Building, the heating,
ventilating and air conditioning system servicing the Premises, sidewalks and walkways, landscaping, parking areas and lighting, periodic exterior plate glass cleaning, and periodic inspections and testing of the Premises fire sprinkler system, and
periodic exterior plate glass cleaning and, as determined necessary by Landlord, periodic repair and replacement of caulking and sealant; provided, however, the cost of all such maintenance shall be considered Common Area Charges. Except as provided
above, Tenant shall maintain and repair the Premises in good condition, including, without limitation, cleaning the Premises using a bonded janitorial company approved by Landlord in writing, maintaining and repairing all interior plumbing
(including any hot water heaters and adjoining pipes), electrical systems servicing the Premises, all walls, floors (including the slab), ceilings, exterior doors servicing the Premises (including truck doors), signage, all interior improvements and
fixtures, all Building Cable (as hereinafter defined) located in the Premises, all exterior plate glass and any damage caused by Tenant and any Tenant Parties. Without limiting the foregoing, Tenant shall promptly make all repairs to the Premises
fire sprinkler system and any fire life safety systems within the Premises (including, without limitation, repair or replacement of the sprinkler heads, pipes,, fire alarm panels and systems, strobes and pull stations) including those repairs
recommended by Landlord’s fire sprinkler inspector. Notwithstanding the foregoing, Tenant shall not be responsible for maintaining any systems except to the extent they are located within and exclusively serving the Premises. In the event
Tenant fails to make any such recommended repairs within the time period required or recommended by the inspector, Landlord shall have the right, but not the obligation, to enter the Premises (either before or after regular business hours) to
conduct such repairs, and the costs incurred by Landlord shall be paid by Tenant with the next installment of Base Monthly Rent. Tenant’s failure to make such repairs shall be a Default (as defined below) subject to the expiration of applicable
notice and cure period. Upon expiration or termination of this Lease, Tenant shall surrender the Premises to Landlord in accordance with Section 25 of the Lease, except for damage caused by fire or other casualty for which Landlord has received
all funds necessary for restoration of the Premises from insurance proceeds. The term “Building Cable” is used in this Lease to refer to all Building telephone cable, fiber optic wiring and other communications cabling and wiring
within the Building. 
 12.2 Tenant Specific Charges. Notwithstanding the provisions of Section 4.3, above, Common Area
Charges shall not include the following (collectively, “Tenant Specific Charges”): (i) any repairs to or replacements of any portion of the heating and air-conditioning unit and lines servicing the Premises

  
 -9- 

 
(including, without limitation, the replacement of condensers and compressors) and/or any portion of the fire sprinkler system servicing the Premises where such repair and maintenance is beyond
the maintenance generally set forth in the Project HVAC or fire sprinkler system maintenance service contracts, and (ii) the cost for Tenant requested service calls for HVAC repair, electrical, lighting and plumbing repairs, key duplication,
and similar services. Tenant Specific Charges shall be separately invoiced to Tenant and shall be paid as additional Rent hereunder with the next installment of Base Monthly Rent. Notwithstanding the foregoing, in the event the cost of any single
repair of a roof top HVAC unit (as determined by Landlord’s project HVAC contractor) exceeds 50% of the cost for the replacement of that HVAC unit, then Landlord shall, at Landlord’s sole cost, replace the HVAC unit. 

13. ALTERATIONS.
 13.1 Consent for
Alterations. Subject to the immediate following sentence, Tenant shall not make any alterations to the Premises, or to any portion of the Project without Landlord’s prior written consent, which consent may be withheld in
Landlord’s reasonable discretion. However, if the proposed alterations (i) affect or require modifications to the Building HVAC, plumbing, electrical, sewer and/or life fire safety systems, (ii) affect any structural components of the
Building or the Building roof, and/or (iii) can be seen from the exterior of the Premises, then Landlord’s consent to such alterations may be withheld in Landlord’s sole, subjective and absolute discretion. If Landlord gives its
consent to such alterations, Landlord may post notices of nonresponsibility and require Tenant to comply with other reasonable rules and regulations as Landlord may establish from time to time, including submission of plans and specifications for
Landlord’s approval, the posting of performance and payment bonds, and reimbursement to Landlord for the cost of any engineering or consulting firms required by Landlord to review Tenant’s proposed plans and for an independent roofing
consultant and any roofing contractor required by Landlord if said alterations involve roof penetrations or other work on the roof. In consideration for Landlord’s review of Tenant’s proposed plans and alterations, upon completion of
construction, Landlord shall receive, as additional Rent, an amount equal to two percent (2%) of the total construction cost but in no event less than Three Hundred and 00/100 Dollars ($300.00) per alteration occurrence. Such fees, cost
reimbursements and bonding requirements shall not apply to data cabling and electrical distribution. On the expiration or earlier termination of this Lease, Tenant shall, at Tenant’s sole cost, remove all alterations to the Premises during the
Term (excluding the Tenant Improvements constructed pursuant to the attached Construction Agreement), and restore the Premises to “broom clean” condition; provided, however, Landlord may elect to require Tenant to leave all or any portion
of such alterations in the Premises. 
 13.2 Alteration Conditions. Should Landlord consent in writing to Tenant’s
alteration of the Premises, Tenant shall contract with Landlord’s preferred contractor or such other contractor as may be selected by Landlord in Landlord’s sole and absolute discretion, for the construction of such alterations, shall
secure all appropriate governmental approvals and permits, and shall complete such alterations with due diligence in compliance with plans and specifications approved by Landlord. All permitted alterations performed by or through Tenant under this
Section 13 shall comply with all laws, statutes, rules, regulations, ordinances, and orders, now and hereinafter in effect. Any valuations or cost analyses of any alterations which are to be submitted to any governmental authority or with the
County must be approved by Landlord in its reasonable discretion. All such construction shall be performed in a manner which will not interfere with the quiet enjoyment of other tenants of the Project. Tenant shall pay all costs for such
construction and shall keep the Premises and the Project free and clear of all mechanics’, materialmen’s, and other liens which may result from construction by or through Tenant. In the event any such lien is filed as a result of any work
undertaken by or through Tenant and such lien is not removed within five (5) days after written demand by Landlord, Landlord shall have the right (but not the obligation) to satisfy the claim or post a release bond in the statutory amount, in
which case any and all costs incurred by Landlord (including any attorneys’ fees) shall be reimbursed by Tenant to Landlord as additional Rent with the next installment of Base Monthly Rent. 

  
 -10- 

 13.3 Telephone and Data Equipment. Landlord shall have no responsibility for
providing to Tenant any telephone equipment, including wiring, within the Premises or for providing telephone service or connections from the utility to the Premises, except as required by law. Tenant shall not alter, modify, add to or disturb any
telephone or data wiring in the Premises without Landlord’s prior written consent. Any telephone or data equipment installed by Tenant within the Premises or used by Tenant or any of its agents, employees and invitees within the Premises shall
at all times comply with all applicable laws, codes, rules an91 regulations and shall not cause any interference with (1) any of the Building’s or the Project’s mechanical and electrical equipment and machinery, and any of the
elevator, air ventilation and cooling, life-safety or other Building or Project systems, or (2) any Building or Project wireless system or telecommunications facilities (whether installed by Landlord or another tenant) in place as of the date
of installation of such telephone or data equipment by Tenant. Tenant agrees to consult with Landlord in advance of any installation of any system or equipment under this section that may result in such interference at the earliest practicable state
of consideration of such project. Tenant shall be liable to Landlord for any damage to the telephone or data wiring in the Building due to the act, negligent (affirmatively or through Tenant’s active or passive negligence) or otherwise, of
Tenant or any employee, contractor or other agent of Tenant. Tenant’s access to the telephone closets within the Building shall be pursuant to procedures established by Landlord. Tenant shall promptly notify Landlord of any actual or suspected
failure of telephone or data service to the Premises, Building or Project. All costs incurred by Landlord for the installation, maintenance, repair and replacement of telephone wiring within the Premises at Tenant’s request shall be charged to
Tenant plus a ten percent (10%) administrative fee, which amount shall be payable by Tenant to Landlord upon demand. Landlord shall not be liable to Tenant and Tenant waives all claims against Landlord whatsoever, whether for personal injury,
property damage, loss of use of the Premises, or otherwise, due to the interruption or failure of telephone services to the Premises. Tenant hereby holds Landlord harmless and agrees to release Landlord from and against any liability for any damage,
loss or expense due to any failure or interruption of telephone or data service to the Premises, the Building and the Project for any reason, including active or passive negligence of Landlord. Tenant agrees to obtain loss of rental insurance
adequate to cover any damage, loss or expense occasioned by the interruption of telephone or data service. 
 14. RELEASE AND INDEMNITY.

14.1 Indemnification. From and after the date of Tenant’s initial entry into the Premises, Tenant shall indemnify, defend
(with counsel acceptable to Landlord) and hold Landlord and its Lenders, Landlord’s successors and assigns, constituent partners, members, trustees, beneficiaries, co-managing directors, agents, and employees (collectively, the
“Indemnified Parties”) harmless against and from any and all claims, demands, actions, causes of actions, judgments, damages, liabilities, obligations, costs and expenses, including, without limitation, attorneys’ and
consultants’ fees (individually, a “Claim” and collectively, “Claims”) (excluding any Claims based on Landlord’s gross negligence, willful misconduct or breach of this Lease that Landlord has not cured
within a reasonable time after receipt of written notice from Tenant of such breach) arising from or in connection with (i) the construction, repair, alteration, improvement, use, occupancy or enjoyment of the Premises by Tenant, by any
Tenant’s Parties (as defined in Section 14.2 below), by any other person permitted thereon, including, without limitation, any labor dispute involving Tenant and/or any failure by Tenant to comply with any laws, ordinances or regulations
governing construction within the Premises or access to the Premises by disabled persons, (ii) any activity, work or thing done, permitted or suffered by Tenant or any Tenant Party in or about the Premises, the Building, the Common Areas or the
Project, (iii) any breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, (iv) any injuries suffered by Tenant’s employees, or (v) any negligent (whether active
or passive) or wrongful act or omission of Tenant, of any Tenant Parties, or of any other guest or invitee of Tenant in or about the Project. The foregoing shall include, but not be limited to, the defense or pursuit of any claim or any action or
proceeding involved therein, and whether or not (in the case of claims made against Landlord) litigated and/or reduced to judgment. In case any action or proceeding 

  
 -11- 

 
is brought against the Indemnified Parties or any of them by reason of any such Claim, Tenant upon notice from Landlord, shall defend the same at Tenant’s expense by competent counsel
approved in writing by Landlord. Landlord need not have first paid any such claim in order to be so indemnified. Tenant’s obligations under this Section 14.1 shall survive the expiration or earlier termination of this Lease.
“Lender” for all purposes under this Lease shall mean any lender having a secured interest in the Premises or in any portion thereof and any purchaser who purchases or otherwise acquires the Premises at any foreclosure sale, through
deed in lieu of foreclosure or similar conveyance. 
 14.2 Waivers and Release. No Indemnified Party shall be liable to Tenant
or its partners, members, directors, officers, shareholders, contractors, agents, employees, invitees, sublessees or licensees (collectively, “Tenant’s Parties”) for any loss or damage to any of Tenant’s Parties except to
the extent caused solely by the gross negligence or intentional misconduct of the Landlord in the operation or maintenance of the Project or Landlord’s material breach of this Lease which Landlord has not cured within a reasonable time after
receipt of written notice of such breach from Tenant. Tenant hereby waives all its Claims in respect thereof against Landlord. Further, under no circumstances shall any Indemnified Party be liable for consequential damages arising out of any loss of
the use of the Premises (including, without limitation, for lost profits or business opportunities) or any equipment, inventory, information, or facilities therein by Tenant or by any person claiming through or under Tenant. The effect of such
releases and waivers of the right to recover damages shall not be limited by the amount of insurance carried or required, or by any deductibles applicable thereto. 

15. INSURANCE.
 15.1 Tenant’s
Insurance. Tenant shall, at Tenant’s expense, obtain and keep in full force during the Term the types of insurance meeting the requirements set forth on attached Exhibit “G”. Concurrently with its execution and
delivery of this Lease and thereafter within five (5) business days following written demand therefor from Landlord, Tenant shall deliver certificates of such insurance or copies of the policies with all endorsements required hereunder together
with evidence of payment of the current premiums therefor to Landlord. In the event Tenant fails to provide certificates evidencing renewal of each such policy at least thirty (30) days before expiration of the policy (as required pursuant to
attached Exhibit “G”) or within five (5) business days after written request by Landlord, Landlord shall have the right, but not the obligation, to order such insurance and charge the cost thereof plus a ten
(10%) administrative fee to Tenant, which amount shall be payable by Tenant to Landlord upon demand. Failure of Landlord to demand such certificate or other evidence of full compliance with the insurance requirements contained in this Lease or
failure of Landlord to identify a deficiency from evidence that is provided to Landlord shall not be construed as a waiver of Tenant’s obligation to maintain such insurance. By requiring insurance herein, Landlord does not represent that
coverage and limits will necessarily be adequate to protect Tenant, and such coverage and limits shall not be deemed as a limitation on Tenant’s liability under the indemnities granted to Landlord in this Lease. Tenant’s failure to procure
the required insurance shall not excuse Tenant from any obligations hereunder and shall subject Tenant to contractual damages. 
 Without
limiting the obligations of Tenant set forth in this Section 15.1, Tenant agrees (A) to provide Landlord with written notice of any cancellation of the foregoing insurance within ten (10) days following receipt of the cancellation
notice from Tenant’s insurance carrier, and (B) if at any time available from Tenant’s liability insurance carrier, Tenant shall, at Tenant’s cost, obtain an endorsement to such policy requiring notification by the carrier to
Landlord of cancellation of insurance which shall be given at least ten (10) days in advance of the cancellation. 
 15.2
Independent Contractors’ Insurance. Without limiting the foregoing, any contractor (including, without limitation, the janitorial contractor) or any other third party engaged by or through Tenant

  
 -12- 

 
to perform any alterations, maintenance, repairs, or other services within the Premises or elsewhere within the Building or Project (including, without limitation, within any telephone or
electrical rooms) shall deliver to Landlord evidence of liability insurance meeting the requirements set forth on attached Exhibit “H” or shall otherwise satisfy Landlord as to such contractor’s financial capability as
determined by Landlord in Landlord’s sole subjective discretion. 
 15.3 Waiver of Subrogation Rights. Each policy of
property insurance obtained by Tenant shall expressly waive all rights of subrogation against Landlord, Tenant and their respective officers, directors, general partners, employees, agents and representatives or shall contain the ISO endorsement CG
2404 (subrogation waiver). Notwithstanding anything to the contrary in this Lease, Landlord and Tenant waive any rights of recovery (whether in contract or in tort) against the other for injury or loss due to hazards covered by policies of property
insurance containing such a waiver of subrogation clause or endorsement to the extent of the injury or loss covered thereby. All casualty insurance required to be provided by Tenant under this Lease shall release Landlord from any claims for damage
to any person on the Premises and elsewhere on the Project and to Tenant’s fixtures, personal property, improvements and alterations in or on the Premises or the Project, caused by or resulting from risks insured against under the insurance
policies required to be carried by Tenant and in force at the time of such damage. All of Landlord’s and Tenant’s repair and indemnity obligations under this Lease with regard to property casualty risks required to be insured hereunder
shall be subject to the waiver contained in this Section. 
 15.4 Landlord’s Insurance. During the Term, Landlord shall
insure the Project (in addition to, and not in lieu of any insurance which Tenant is obligated to maintain) against damage with all risk insurance and public liability insurance, and any other coverages Landlord or its Lender determines to be
appropriate, all in such amounts and with such deductibles as Landlord considers appropriate. Landlord may, but shall not be obligated to, obtain and carry any other form or forms of insurance as it or its Lender may determine advisable. Such
insurance may be procured through a policy of blanket insurance. The allocated costs of such insurance shall be borne by Tenant pursuant to Section 4.3. Tenant shall not be named as an additional insured therein. Notwithstanding any
contribution by Tenant to the cost of insurance premiums as provided under this Lease, Tenant acknowledges that it has no right to receive any proceeds from any insurance policies carried by Landlord. 

15.5 Tenant’s Covenants. Tenant will not keep, use, sell or offer for sale in or upon the Premises any article which may be
prohibited by any insurance policy periodically in force covering the Building or which shall invalidate the insurance policies carried by Tenant or Landlord. If Tenant’s use of the Premises, whether or not Landlord has consented to the same,
results in any increase in premiums for the insurance periodically carried by Landlord with respect to the Building, Tenant shall pay any such increase in premiums as additional rent within ten (10) days after being billed therefor by Landlord.
In determining whether increased premiums are a result of Tenant’s use of the Premises, a schedule issued by the organization computing the insurance rate on the Building or the Tenant Improvements, if any, showing the various components of
such rate shall be conclusive evidence of the several items and charges which make up such rate. Tenant shall promptly comply with all reasonable requirements of the insurance authority or any present or future insurer relating to the Premises. If
any of Landlord’s insurance policies shall be canceled or cancellation shall be threatened or the premium or coverage thereunder changed or threatened to be changed in any way because of the use of the Premises or any part thereof by Tenant or
any assignee or subtenant of Tenant or by anyone Tenant permits on the Premises and, if Tenant fails to remedy the condition giving rise to such threatened or actual cancellation, or threatened or actual change in coverage or premiums, then, within
forty-eight (48) hours after notice thereof, Landlord may, at its option, either terminate this Lease or enter upon the Premises and attempt to remedy such condition, and Tenant shall promptly pay the cost thereof to Landlord as additional
rent. Landlord shall not be liable for any damage or injury caused to any property of Tenant or of others located on the Premises resulting from such entry. If Landlord is unable or elects not to remedy such condition, then Landlord shall have all
of the remedies for a Tenant default provided for in this Lease. 

  
 -13- 

 16. DESTRUCTION.

16.1 Extent of Damage. If the Building, the Premises, or the Project is damaged by fire or other perils, Landlord shall: 

(a) Within thirty (30) days after Landlord has been notified of the occurrence of any damage to the Premises that substantially
interferes with Tenant’s use or occupancy of the Premises, Landlord shall promptly provide Tenant with an estimate in Landlord’s reasonable discretion of the time to repair such damages (the “Repair Estimate”), If
Landlord fails to deliver the Repair Estimate to Tenant within the foregoing thirty day (30)-day period, the Repair Estimate shall be deemed to be less than one hundred twenty (120) days. Provided the Repair Estimate is (or is deemed to be)
less than one hundred twenty (120) days, then, upon Landlord’s receipt from Tenant of any insurance deductible applicable to such damage if the damage was caused by the acts or omissions of Tenant or any Tenant Parties (an
“Insurance Deductible”), Landlord shall promptly commence and diligently pursue to completion repair of such damage. Tenant shall deliver any such Insurance Deductible to Landlord within fifteen (15) business days
following delivery of the Repair Estimate. Receipt of any such Insurance Deductible (if any is required) by Landlord shall be a condition precedent for Landlord’s benefit to commence construction. Delay in delivery of any such Insurance
Deductible shall, at Landlord’s election, be Tenant Delay. If, however, the Repair Estimate is more than the preceding one hundred twenty (120) days, then either Tenant or Landlord may terminate this Lease by delivering written notice to
the other within ten (10) business days following the date of such determination (the “Termination Election Date”). If neither Landlord nor Tenant timely elects to terminate this Lease by the Termination Election Date, Landlord
shall repair such damage, subject to the remaining provisions of this Section 16. Either party’s failure to deliver such written election to the other party by the Termination Election Date shall be deemed to be a determination by the
party not giving notice to keep the Lease in effect. If Tenant or Landlord elect to terminate this Lease pursuant to this Section, then the Lease shall terminate as of the date of the casualty, provided, however, that, to the extent Tenant continues
to occupy any portion of the Premises for any purpose before such termination date, the rent shall be reduced to reflect the percentage of the Premises that Tenant is occupying. Time is of the essence in such election. 

(b) If Landlord is obligated to restore any damage as set forth, above, and such restoration is not substantially completed within the above
one hundred twenty (120) days (or such date as set forth in the Repair Estimate, as applicable) after the date of such damage or destruction or such later period of time as set forth in the Repair Estimate (provided that such restoration period
shall be extended by one (1) business day for each business day of delay in the substantial completion of the restoration that is caused by any Force Majeure Delay and/or any Tenant Delay) (the “Estimated Completion
Date”), Tenant shall have the right, at any time after the Estimated Completion Date to deliver to Landlord and any Lender written notice that Tenant intends to terminate this Lease if the repair or restoration is not substantially
completed within thirty (30) days thereafter. If the restoration of the damage is not substantially completed within such additional thirty (30) day period (which additional period shall be extended by one (1) business day for each
business day of delay in the substantial completion of the restoration that is caused by any Force Majeure Delay or Tenant Delay), this Lease shall terminate. Tenant’s termination right under this Section 16.1(ii) shall be Tenant’s
sole and exclusive remedy for Landlord’s failure to complete restoration of the Premises as required under this Lease, and Tenant waives rights to any other remedies, damages, or compensation, including, without limitation, to consequential
damages. “Force Majeure Delays” shall mean any delays due to strikes, lockouts, or other labor disturbance, civil disturbance, riot, sabotage, blockage, embargo, inability to secure materials, supplies, or labor through ordinary
sources by reason of regulation or order of any government or regulatory body after commercially reasonable efforts to obtain same, delays in the 

  
 -14- 

 
procurement of required governmental permits and/or licenses after commercially reasonable efforts to obtain same, reasonably unanticipated delays caused by third party legal or administrative
claims or challenges, reasonably unanticipated delays caused by lightning, rain, earthquake, fire, storm, hurricane, tornado, flood, washout, explosion, or any other similar cause outside of Landlord’s reasonable control. 

16.2 Lease Termination. Upon any termination of this Lease under any of the provisions of this Section 16, the parties shall
be released without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except for liabilities which have previously arisen, including any Rent that is then unpaid. 

16.3 Rent Abatement. In the event of repair, reconstruction or restoration by Landlord as provided in this Section 16, the
Rent payable under this Lease shall only be abated proportionately with the degree to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration. Tenant shall not be entitled to any
compensation or damages (consequential or otherwise) for (i) loss in the use of the whole or any part of the Premises, or (ii) any inconvenience or annoyance occasioned by such damaged, repair, reconstruction or restoration. 

16.4 Release of Obligations. Tenant shall not be released from any of its obligations under this Lease except to the extent and
upon the conditions expressly stated in this Section 16. 
 16.5 Extent of Repair. If Landlord is obligated to or elects to
repair or restore as herein provided, Landlord shall be obligated to repair or restore only those portions of the Building and the Premises which were originally provided at Landlord’s expense, and the repair and restoration of items not
provided at Landlord’s expense shall be the obligation of Tenant. Under no circumstances shall Landlord be required to repair or replace any of Tenant’s furniture, fixtures, equipment or inventory. 

16.6 Damage Toward End of Term. Notwithstanding anything to the contrary contained in this Section 16, Landlord shall not
have any obligation whatsoever to repair, reconstruct or restore the Premises when the damage resulting from any casualty covered under this Section 16 occurs during the last six (6) months of the Term. 

16.7 Civil Code Waivers. The provisions of Civil Code Section 1932, Subsection 2, and Section 1933, Subsection 4, which
permit termination of a lease upon destruction of the leased premises, are hereby waived by Tenant, and the provisions of this Lease shall govern in case of such destruction. Except as herein provided, Tenant shall not be released frond any of its
obligations under this Lease, the Rent and other expenses payable by Tenant under this Lease shall not abate, and Landlord shall have no liability to Tenant for any damage or destruction to the Premises, the Building or the Project or any
inconvenience or injury to Tenant by reason of any maintenance, repairs, alterations, decorations, additions, or improvements to the Premises, Building, or Project. 

17. CONDEMNATION.
 17.1
Definitions. The following definitions shall apply: (1) “Condemnation” means (a) the exercise of any governmental power of eminent domain, whether by legal proceedings or otherwise by condemnor and (b) the
voluntary sale or transfer by Landlord to any condemnor either under threat of condemnation or while legal proceedings for condemnation are proceeding; (2) “Date of Taking” means the date the condemnor has the right to
possession of the property being condemned; (3) “Award” means all compensation, sums or anything of value awarded paid or received on a total or partial condemnation; and (4) “Condemnor” means any public
or quasi-public authority, or private corporation or individual, having a power of condemnation. 

  
 -15- 

 17.2 Obligations to be Governed by Lease. If during the Term of the Lease there is
any taking of all or any part of the Premises or the Project, the rights and obligations of the parties shall be determined pursuant to this Lease. Each party waives the provisions of Code of Civil Procedure section 1265.130 and any amendments or
successor statutes thereto allowing either party to petition the Superior Court to terminate this Lease in the event of a partial taking of the Premises. 

17.3 Permanent, Total or Partial Taking. If the Premises are totally taken by Condemnation, this Lease shall terminate on the Date
of Taking. If any portion of the Premises is taken by Condemnation, this Lease shall remain in effect, except that Tenant can elect to terminate this Lease if the remaining portion of the Premises is rendered unsuitable for Tenant’s continued
use of the Premises as determined by Tenant in Tenant’s good faith business judgment. If Tenant elects to terminate this Lease, Tenant shall notify Landlord of the date of termination, which date shall not be earlier than thirty (30) days
nor later than ninety (90) days after Tenant has notified Landlord of its election to terminate; except that this Lease shall terminate on the Date of Taking if the Date of Taking falls on a date before the date of termination as designated by
Tenant. If any portion of the Premises is taken by condemnation and this Lease remains in full force and effect, on the Date of Taking the Rent shall be reduced by an amount in the same ratio as the total number of square feet in the Premises taken
bears to the total number of square feet in the Premises immediately before the date of taking. 
 17.4 Temporary Taking. If the
Condemnation (either or part or of all of the Premises) is temporary in nature, then (i) this Lease shall continue in full force and (ii) Rent shall abate only based on the extent to which Tenant’s ability to use the Premises has been
diminished. For purposes of this Section 17.4, a temporary Condemnation shall be any Condemnation in effect for a period of two hundred seventy (270) days or less. 

17.5 Retention of Award and Obligation to Restore. Any Award shall be the sole property of Landlord, whether such award is made as
compensation for diminution in the value of the leasehold or the taking of the fee, or as severance damages; provided Tenant shall be entitled to that portion of the Award for loss or damage to Tenant’s trade fixtures and removable personal
property and Tenant’s relocation costs, If this Lease if not terminated as a result of the Condemnation as set forth above, Landlord shall repair any damage to the Premises caused by the Condemnation (except to the extent Tenant has been
reimbursed therefor by the Condemnor). 
 18. ASSIGNMENT OR SUBLEASE.

18.1 General Restrictions. Tenant may not assign, transfer, hypothecate, mortgage, encumber, by operation of law or otherwise,
this Lease, or any interest herein or hereto, nor sublet the Premises, or any part thereof, nor grant any license or right of use or occupancy with respect to the Premises or any portion thereof (each, a “Transfer”), without
Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed; provided, however, that Landlord’s consent may be given or withheld in accordance with the standards set forth in this Section 18,
which the parties agree are reasonable restrictions and conditions pursuant to California Civil Code section 1995.250. Any Transfer without Landlord’s written consent shall be voidable and, at Landlord’s election, shall constitute a
Default after the expiration of applicable notice and cure periods. No withholding of consent by Landlord for any reason deemed sufficient by Landlord shall give rise to any claim by Tenant or any proposed transferee or entitle Tenant to terminate
this Lease or to any abatement of rent. In this connection, Tenant hereby expressly waives its rights under California Civil Code Section 1995.310(b). Notwithstanding anything to the contrary, Tenant shall not be permitted to have more than one
(1) sublease of the Premises at any one time. 

  
 -16- 

 18.2 Requests for Consent. In connection with any proposed Transfer, at least sixty
(60) days before the effective date of the Transfer, Tenant shall provide Landlord with written notice of Tenant’s intent to Transfer (“Tenant’s Notice”) and shall furnish (i) the name and identity of the
proposed transferee (“Transferee”); (ii) such financial and related information respecting the Transferee as Landlord shall reasonably request; (iii) such business history and experience information as Landlord shall
reasonably request; (iv) all terms and conditions of the proposed Transfer, including a copy of the proposed Transfer documents, (v) a bank reference, (vi) the name and description of business experience of the individuals and
entities who are the owners of the equity interests in the proposed Transferee, and (vii) if a guarantee is to be provided, it shall be in a form and substance satisfactory to Landlord’s legal counsel and its shall be accompanied by
financial statements (prepared in accordance with generally accepted accounting principles) for the two most recently completed fiscal years of the proposed guarantor(s) of the proposed Transferee’s obligations as to “Tenant”
hereunder. Whether or not Landlord refuses to consent to such Transfer or consents to such Transfer, this Lease shall remain in full force and effect in accordance with it terms. 

18.3 Miscellaneous. Notwithstanding any other provision of this Section 18 to the contrary, in connection with any proposed
Transfer, (i) Tenant shall pay to Landlord all expenses, including reasonable attorneys’ fees and accountant fees; (ii) Tenant shall pay Landlord’s processing and investigation fees and costs in connection with such Transfer,
which shall be the greater of Five Hundred and 00/100 Dollars ($500.00) or Landlord’s actual costs per Transfer, (iii) Tenant and its Transferee shall, within ten (10) days after notice to do so, execute and deliver to Landlord such
documents, and take such further action, as Landlord may reasonably require to effect such Transfer or to protect Landlord’s rights, (iv) the acceptance by Landlord of Rent from any other person other than Tenant shall not be deemed a
consent to any Transfer, (v) the consent to any particular Transfer shall not be deemed a consent to any other Transfer, and (vi) the consent to any Transfer (or the consummation of any such Transfer) shall not in any way relieve Tenant of
any of its primary obligations and liabilities under this Lease, whether arising before or after such consent. If any default arises under this Lease, Landlord may proceed directly against Tenant without first exhausting any remedies for that
default which Landlord may have against the Transferee. No consent to a Transfer shall constitute a future waiver of the provisions of this Section 18. 

18.4 Fees and Net Rent Payments. If Landlord consents to any Transfer, Tenant shall pay to Landlord, as additional Rent, fifty
percent (50%) of all net profits or other consideration received by Tenant promptly after its receipt (or, if Landlord so requires, and without any release of Tenant’s liability for the same, Tenant shall instruct the transferee to pay
such sums and other consideration directly to Landlord). As used in this Section 18.4, “net sums or other consideration” shall include without limitation the then fair value of any non-cash consideration and shall be calculated
after first deducting reasonable costs incurred by Tenant in connection with the Transfer, including commissions payable to a broker not affiliated with Tenant, space modification costs in connection with the Transfer, reasonable legal costs, rent
concessions to the Transferee, and lease takeover costs. If this Lease is assigned or if the Premises or any part thereof is subleased or occupied by anybody other than Tenant, Landlord may collect Rent from the assignee, subtenant, or occupant and
apply the net amount collected to the Rent due hereunder, but no such assignment, underletting, subleasing, occupancy or collection shall be deemed an acceptance of the assignee, subtenant, or occupant as tenant (except as expressly set forth in
this Section 18) or as a release of Tenant from the further performance by Tenant of the covenants on the part of the Tenant to be performed as herein contained. The acceptance of Rent from any other person shall not be deemed to be a waiver of
any of the provisions of this Lease or the consent to a Transfer of the Premises. 
 18.5 Conditions to a Transfer. Landlord
shall not unreasonably withhold its consent to a proposed Transfer. However, in exercising such right of approval or disapproval, Landlord shall be entitled to take into account any fact or factor which Landlord reasonably deems relevant to such
decision; provided, however, Landlord’s consent shall be deemed to be reasonably withheld if the proposed Transfer does not satisfy all of the following conditions: 

(a) The Transfer shall be on the same terms and conditions set forth in Tenant’s Notice given to Landlord; 

  
 -17- 

 (b) The Transferee shall covenant not to take possession of any of the Premises until an original
of the duly executed counterpart of the Transfer documentation (signed by authorized signatories of both Tenant and Transferee) has been delivered to Landlord; 

(c) The Transferee shall not have the right to further assign or sublet, except in accordance with this Section 18; 

(d) Any proposed subletting will not result in more than two subleases of portions of the Premises being in effect at any one time during the
Term; 
 (e) Other than for a proposed sublease of this Lease of the Premises, the Base Monthly Rent shall be at or higher than the Base
Monthly Rent then being agreed upon by Landlord on new leases in the Project for comparable size space for comparable terms, and Tenant shall not grant greater concessions to the Transferee than are then being offered by Landlord to new tenants
leasing a comparable amount of space for a comparable amount of time; 
 (f) The proposed Transferee shall not be an existing tenant of the
Project or of any other buildings owned by Landlord or by any entities affiliated with Landlord nor have been negotiating with Landlord or with any entities affiliated with Landlord during the six (6) months preceding the date of Tenant’s
request for consent for any space within the Project or within any other buildings owned by Landlord or by any entities affiliated with Landlord; 

(g) No Transferee shall be a governmental entity or agency; 

(h) The portion of the Premises to be sublet or assigned shall be regular in shape with appropriate means of ingress and egress; 

(i) The proposed use of the Premises by the Transferee shall be permitted by the use provisions of this Lease; 

(j) The proposed use of the Premises by the Transferee is compatible with and is within the quality and nature of the other uses in the
Building. 
 (k) The proposed Transfer will not result in more people working at or visiting the Premises than the number of people who
worked at or visited the Premises at the time when Tenant was the sole occupant of the Premises such that, following the Transfer, the number of parking spaces allocated to Tenant shall be sufficient for the use of the Premises; 

(l) The Transferee has the financial capability to fulfill the obligations imposed by the Transfer; 

(m) The proposed use of the Premises by the proposed Transferee does not violate an “exclusive” granted by Landlord to another
tenant or any other rights granted by Landlord to other tenants of the Building or Project; 

  
 -18- 

 (n) The Transferee is not a real estate developer or portfolio landlord and/or is not acting
directly or indirectly on behalf of a real estate developer or a landlord; 
 (o) The Transferee’s bank or other financial references
support in full the financial statements delivered to Landlord on behalf of the Transferee; 
 (p) The Transferee demonstrates, in
Landlord’s good faith business judgment, that it is able to perform the obligations on Transferee’s part to be performed under the Lease; 

(q) The Transferee’s business reputation, character, and history and nature of the Transferee’s business shall be satisfactory in
Landlord’s good faith business judgment; 
 (r) The Transferee shall not have been involved in any civil, criminal or administrative
litigation, investigations or proceedings with its prior landlord or landlords or is otherwise involved in any civil, criminal or administrative litigation, investigations or proceedings which is unsatisfactory in the reasonable opinion of Landlord;

 (s) No default or breach by Tenant shall exist pursuant to this Lease nor shall any non-payment or non-performance by Tenant exist under
this Lease, which, with the passage of time or the giving of notice or both, would constitute a Default under this Lease. 
 (t) The
proposed use of any proposed Transferee shall not involve, in Landlord’s reasonable opinion, in the generation, storage, use and/or disposal of Hazardous Materials in greater quantities, frequency and/or toxicity than the use of the current
Tenant under this Lease; and 
 (u) The proposed use of any proposed Transferee shall not result, in Landlord’s reasonable opinion, in
an increase in the volume and/or frequency of product distribution. 
 For any Transfer, Landlord may, in its sole and absolute discretion,
require additional amounts be added to the Security Deposit, or if there is no Security Deposit, Landlord may require a Security Deposit. 

18.6 Deemed Transfers. The occurrence of any of the following shall be deemed a Transfer under this Lease, and shall, at the
election of Landlord, constitute a material default under this Lease: 
 (a) If Tenant is a corporation, a transfer, on a cumulative basis,
of twenty-five percent (25%) of the voting control of Tenant (unless Tenant is a corporation which is an issuer of security registered under Section 12(b) or 12(g) of the Securities Exchange Act of 1934); 

(b) If Tenant is a partnership or a limited liability company, a transfer, on a cumulative basis, of twenty-five percent (25%) or more of
the interests in the profits and losses of Tenant, or the withdrawal, voluntary or involuntary or by operation of law as applicable, of any general partner or member, or the dissolution of the partnership or limited liability company; 

(c) If Tenant is a corporation, partnership or limited liability company, a sale, encumbrance or other transfer of fifty percent (50%) or
more of its assets in the aggregate, in one or more transactions, shall also be a Transfer under this Lease and in addition shall be void as to Landlord without Landlord’s prior written consent; 

(d) If Tenant consists of more than one person, a purported assignment, voluntary or involuntary or by operation of law from one person to the
other shall be deemed a Transfer; or 
 (e) Any of the following acts (each, an “Act of Insolvency”): (i) if
Tenant becomes a bankrupt or insolvent, makes an assignment for the benefit of creditors, or institutes proceeds under the Bankruptcy Act in which Tenant is a bankrupt; or, if Tenant is a partnership, or limited liability company or consists of more
than one person or entity, if any partner of the partnership, member of the limited liability company or such other person or entity becomes a bankrupt or insolvent, or makes an assignment for the benefit of creditors; or (ii) if a writ of
attachment or execution is levied on this Lease; or (iii) if in any proceeding to which Tenant is party, a receiver is appointed with the authority to take possession of the Premises. 

  
 -19- 

 The occurrence of any of the transactions or events in subparagraphs (a) through (e), above,
or the violation by Tenant of Sections 18.1 and/or 18.2, above, shall give Landlord the right (but not the obligation) to require that the Security Deposit be increased to an amount equal to six (6) times the then Base Monthly Rent. 

18.7 Notwithstanding any contrary provision of this Section 18, Landlord’s consent to any Transfer of this Lease or the Premises
shall not be required for any “Permitted Transfer” to a “Tenant Affiliate” pursuant to attached Exhibit “M”; provided, however, notwithstanding any Permitted Transfer: 

 

	 	(i)	Tenant shall at all times continue to remain directly and primarily liable under this Lease; 

  

	 	(ii)	at least thirty (30) days before any such proposed Permitted Transfer, Tenant shall provide Landlord with written notice of the proposed Permitted Transfer together with reasonable supporting documentation
substantiating that the proposed Permitted Transfer qualifies as a Permitted Transfer pursuant to Exhibit “M”; 

  

	 	(iii)	no such assignment or subletting otherwise permitted by this Section 18.7 and Exhibit “M” may be made by Tenant to an assignee or sublessee that is then insolvent or then involved in a bankruptcy
proceeding; 

  

	 	(iv)	The proposed use of any proposed use of any Permitted Transferee shall not involve, in Landlord’s reasonable opinion, in the generation, storage, use or disposal of Hazardous Materials in greater quantities,
frequency and/or toxicity than the use of the current Tenant under this Lease; and 

  

	 	(v)	The proposed use of any proposed Permitted Transferee shall not result, in Landlord’s reasonable opinion, in an increase in the volume or frequency of product distribution. 

18.8 Recapture Option. Landlord has the right (the “Recapture Option”), at its option, in the case of a proposed
assignment of this Lease or a subletting of substantially all of the Premises, to terminate the Lease in its entirety. The Recapture Option shall be exercisable, if at all, by delivery of written notice thereof from Landlord to Tenant within thirty
(30) days of Landlord’s receipt of Tenant’s notice. If Landlord fails to exercise the Recapture Option within such period with respect to a proposed Transfer, Tenant may thereafter assign or sublet the Lease on the same terms as those
stated in Tenant’s Notice with the prior written consent of Landlord, which consent, subject to compliance with the remainder all other provisions of this Section 18, shall not be unreasonably withheld; provided, however, Landlord’s
failure to exercise the Recapture Option within such period with respect to a proposed subleasing of all or any portion of the Premises shall not be deemed a consent to the proposed Transfer. 

  
 -20- 

 18.9 Parking Rights Transfer Restriction. Notwithstanding the foregoing, under no
circumstances shall Tenant have the right to transfer any parking rights separate and apart from this Lease or, with respect to any sublease, in an amount in excess of the amount, calculated on a square footage basis for such subleased space,
allocated for such subleased space. Landlord shall have the right to withhold its consent to any such transfer of parking rights in Landlord’s sole and absolute discretion. Tenant acknowledges that the right to parking is in itself a unique
right under this Lease, and that the foregoing restriction on Tenant’s right to transfer such parking rights is reasonable. 
 18.10
Signage Transfers. Unless Landlord otherwise expressly consents, which consent may be withheld in Landlord’s reasonable discretion, no Transfer other than a full assignment or sublease of at least fifty percent (50%) of the
Premises shall include the signage rights under this Lease; provided, however, under no circumstances shall any such assignment expand the signage rights under this Lease (including the creation of any rights to multiple signage), and any signage
rights under Lease shall not be assigned to more than a single entity. 
 18.11 Sign and Banner Prohibitions. Under no
circumstances shall Tenant or any broker or agent representing Tenant place any signs, banners or other advertising or notices anywhere on the Premises promoting or advertising the availability of any space in the Building. 

19. DEFAULT. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant (a
“Default”): 
 (i) Abandonment of the Premises by Tenant. Notwithstanding the provisions of Civil Code Section 1951.3,
“abandonment” means any absence by Tenant from the Premises for five (5) days or longer while in default of any provision of this Lease; 

(ii) The failure by Tenant to make any payment of Rent or any other payment required to be made by Tenant under this Lease, as and when due,
where such failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under Code of Civil
Procedure Section 1161 regarding unlawful detainer actions; 
 (iii) The failure by Tenant to observe or perform according to the
provisions of Sections 15, 22, 30.7, 30.8 and 30.9 where such failure continues for more than three (3) business days after notice from Landlord; 

(iv) Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, the failure by Tenant to observe
or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in clauses (i), (ii) or (iii) of this Section 19, where such failure shall continue for a
period of ten (10) days after written notice thereof from Landlord to Tenant. Any such notice shall be in lieu of, and not in addition to, any notice required under Code of Civil Procedure Section 1161 regarding unlawful detainer actions.
If the nature of Tenant’s default is such that it is reasonably capable of being cured but more than ten (10) days are required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within the
ten (10)-day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later than sixty (60) days from the date of such notice from Landlord. The foregoing shall not however limit Landlord’s
rights to perform Tenant’s obligations and charge Tenant for the costs thereof pursuant to Section 20.3, below; 
 (v) An Act of
Insolvency that is not discharged within thirty (30) days; and/or 
 (vi) If the performance of Tenant’s obligations under this
Lease is guaranteed: (A) the death of a guarantor, (B) the termination of a guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (C) a guarantor becoming insolvent or the
subject of a bankruptcy filing, or (D) a guarantor’s refusal to honor the guaranty. 

  
 -21- 

 20. LANDLORD’S REMEDIES. Landlord shall have the following remedies if Tenant is in Default,
which remedies are not exclusive; they are cumulative and in addition to any remedies now or later allowed by law: 
 20.1 Termination
Rights. Landlord may terminate Tenant’s right to possession of the Premises at any time. No act by Landlord other than giving notice to Tenant shall terminate this Lease. Acts of maintenance, efforts to relet the Premises, or the
appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to possession. Landlord shall terminate this Lease and any and all rights of
Tenant hereunder, by any lawful means, in which event, Landlord, without the requirement of any further notice to Tenant, shall have the right immediately to enter the Premises and take full possession thereof, in which event Landlord shall also
have the right to recover from Tenant (i) the worth at the time of award made on account of the default resulting in such termination, together with interest thereon at the maximum lawful interest rate per annum, of any unpaid portion of the
Rent which had been earned by Landlord at the time of such termination, (ii) the worth at the time of award, together with interest thereon at the maximum lawful interest rate per annum, of the amount by which any unpaid portion of the Rent
which would have been earned after such termination until the time of award exceeds the amount of loss of any unpaid portion of the Rent which Tenant proves could have reasonably been avoided, (iii) the worth at the time of award, discounted at
the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one percent (1%), of the amount by which any unpaid portion of the Rent for the balance of the Term exceeds the amount of loss of any unpaid portion of the
Rent which Tenant proves could have reasonably been avoided, and (iv) any and all other amounts necessary to compensate Landlord for all detriment proximately caused by such Default or which in the ordinary course of business would be likely to
result therefrom, including, without limitation, any costs or expenses incurred by Landlord in maintaining or preserving the Premises after such Default, preparing the Premises for reletting to a new tenant, accomplishing any repairs or alterations
to the Premises for purposes of such reletting, rectifying any damage thereto occasioned by the act or omission of Tenant and any other costs necessary or appropriate to relet the Premises. 

20.2 Right to Maintain Lease in Effect. Alternatively, Landlord has the remedy described in California Civil Code
Section 1951.4, which provides that the Landlord may continue this Lease in full force and effect after Tenant’s breach and abandonment and enforce any of its other rights and remedies hereunder, including, without limitation, the right to
recover all of the Rent as it becomes due under this Lease. However, any acts of maintenance or preservation or efforts to relet the Premises by Landlord or the appointment of a receiver by Landlord to protect its right, title and interest in and to
the Premises or any portion thereof or this Lease shall neither constitute termination of this Lease nor interference with such rights of Tenant to possession, assignment and sublease. 

20.3 Landlord Self-Help. Without limiting Landlord’s rights and remedies set forth herein, if Tenant fails to perform any
affirmative duty or obligation of Tenant under this Lease within five (5) business days, after written notice to Tenant (or in case of an emergency, without notice), Landlord may at its option (but without obligation to do so), perform such
duty or obligation on Tenant’s behalf, including but not limited to the performance of required maintenance, repairs and/or replacements, the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Landlord plus a ten percent (10%) administrative fee shall be due and payable as additional rent by Tenant to Landlord upon invoice therefor. 

20.4 Partial Payments. Acceptance of partial Rent payments shall not constitute a waiver of any of Landlord’s rights
available under this Lease at law or in equity, including, without limitation, the right to recover possession of the Premises as set forth above. 

  
 -22- 

 21. ENTRY ON PREMISES. Landlord and its authorized representatives shall have the right to enter the
Premises at all reasonable times with twenty-four (24) hours’ notice to Tenant for any of the following non-emergency purposes: (a) To determine whether the Premises are in good condition and whether Tenant is complying with its
obligations under this Lease; (b) To do any necessary maintenance and to make any restoration to the Premises or the Project that Landlord has the right or obligation to perform; (c) To post “for sale” signs at any time during
the Term; (d) To show the Premises to prospective brokers, agents, buyers, lenders, tenants or persons interested in an exchange at any time during the Term; or (e) To repair, maintain or improve the Project and to erect scaffolding and
protective barricades around and about the Premises but not so as to prevent entry to the Premises and to do any other act or thing necessary for the safety or preservation of the Premises or the Project. Landlord shall not be liable in any manner
for any inconvenience, disturbance, loss of business, nuisance or other damage arising out of Landlord’s entry onto the Premises as provided in this Section 21. Tenant shall not be entitled to an abatement or reduction of Rent if Landlord
exercises any rights reserved in this Section 21. Landlord shall conduct his activities on the Premises as provided herein in a manner that is reasonable and will cause the least inconvenience, annoyance or disturbance to Tenant. If Tenant
re-keys the doors in or to the Premises using anyone other than Landlord’s locksmith, Tenant shall pay for the cost to re-key using Landlord’s locksmith. Landlord shall at all times have and retain four (4) sets of keys with which to
unlock all doors in or to the Premises, excluding Tenant’s vaults and safes. Tenant shall not alter any lock or install a new or additional lock or bolt on any door of the Premises without prior written consent of Landlord, which may be
withheld in Landlord’s sole and absolute discretion. To the extent any approval is given, Tenant shall in any event use Landlord’s approved locksmith. All locks shall be keyed to Landlord’s master keying system for the Project. 

22. SUBORDINATION AND ATTORNMENT. Unless Landlord or any beneficiary or mortgagee with a lien on the Project or any ground lessor with respect to
the Project elects otherwise as provided below, this Lease shall be subject and subordinate at all times to the following without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination: 

22.1 The lien and provisions of any mortgage, deed of trust, or declaration of covenants, conditions and restrictions which may now exist or
hereafter be executed by which the Project, any ground lease, or Landlord’s interest or estate in any of those items, is encumbered; and 

22.2 All ground leases which may now exist or hereafter be executed affecting the Project. 

Landlord, any such beneficiary or mortgagee, or any such ground lessor, shall at any time have the right to elect to subordinate or cause to
be subordinated to this Lease any such liens and provisions or ground lease. Any election under this Section 22 may be made by giving notice thereof to Tenant at least thirty (30) days before the election is to become effective. If any
ground lease terminates for any reason or any mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall, at the election of any successor-in-interest to Landlord and notwithstanding any
subordination, attorn to and become the Tenant of the successor-in-interest to Landlord. Tenant waives any right to declare this Lease terminated or otherwise ineffectual because of any such foreclosure, conveyance or ground lease termination.
Tenant shall execute and deliver, upon demand by Landlord and in the form and content required by a Lender or as otherwise reasonably requested by Landlord, any additional documents evidencing the priority or subordination of this Lease and
Tenant’s obligation to attorn to and become the Tenant of any successor-in-interest to Landlord as provided for under this Section 22. Tenant shall sign and return any such documents within ten (10) days after written request. Tenant
hereby irrevocably appoints Landlord as attorney-in-fact of Tenant to execute, deliver and record any such document in the name and on behalf of Tenant. 

  
 -23- 

 23. NOTICE. Any notice, consent, or approval required or permitted to be given under this Lease must
be in writing and may be given by personal delivery, by Federal Express or other nationally recognized courier service or by certified mail, and shall be deemed sufficiently given when actually received by the intended party, whether personally
delivered or mailed by certified mail, if to Tenant at the address designated in Section 1.2, and if to Landlord at the addresses designated in Section 1.2. Either party may specify a different address for notice purposes by written notice
to the other. Notwithstanding anything to the contrary, notices given by email or facsimile transmission shall not be deemed sufficiently given. 
 24.
WAIVER. No delay or omission in the exercise of any right or remedy by Landlord shall impair such right or remedy or be construed as a waiver. No act or conduct of Landlord, including, without limitation, acceptance of the keys to the
Premises, shall constitute an acceptance of the surrender of the Premises by Tenant before the expiration of the Term. Only written notice from Landlord to Tenant shall constitute acceptance of the Premises and accomplish termination of the Lease.
Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. Any waiver by
Landlord of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of the Lease. 
 25.
SURRENDER OF PREMISES; HOLDING OVER.
 25.1 Lease Surrender. Upon expiration of the Term, Tenant shall surrender to Landlord
the Premises in the condition required by this Section 25. Unless Landlord, in Landlord’s sole and absolute discretion, elects otherwise, upon the expiration or earlier termination of the Lease, Tenant shall, at Tenant’s sole cost
using Landlord’s approved contractor, remove all alterations to the Premises constructed during the Term, and restore the Premises to the condition existing before construction thereof, leaving the Premises in good condition and broom clean,
subject only to ordinary wear and tear, casualty, condemnation and repairs that are not Tenant’s responsibility under this Lease. “Ordinary wear and tear” shall not include any damage or deterioration that would have been
prevented by good maintenance practice or by Tenant performing all of its obligations under this Lease. Additionally, upon the expiration or earlier termination of this Lease, Tenant shall pay Landlord for the costs incurred by Landlord to remove
any of Tenant’s signage. Further, upon Lease expiration or earlier termination, Tenant shall remove all personal property from the Premises. Landlord can elect to retain or dispose of in any manner Tenant’s personal property not removed
from the Premises by Tenant prior to the expiration of the Term. Tenant waives all claims against Landlord for any damage to Tenant resulting from Landlord’s retention or disposition of Tenant’s personal property. Tenant shall be liable to
Landlord for Landlord’s costs for storage, removal or disposal of Tenant’s personal property. Upon the expiration or earlier termination of this Lease, Tenant shall, at Landlord’s sole option and at Tenant’s sole cost and
expense, either (i) remove all Building Cable installed by Tenant existing within the Premises and within the common ducts and shafts of the Building, using all necessary care in removing such Building Cable in order to avoid any damage to the
Building, or (ii) not remove all or any portion of the Building Cable, provided that Tenant shall leave any such Building Cable clearly labeled and in good working order with all connections intact. 

25.2 Holdover. If Tenant, with Landlord’s written consent, remains in possession of the Premises after expiration or
termination of the Term, or after the date in any notice given by Landlord to Tenant terminating this Lease, such possession by Tenant shall, at Landlord’s election, be deemed to be a month-to-month tenancy terminable on written 30-day notice
at any time, by either party. All provisions of this Lease, except those pertaining to Term and Rent, shall apply to the month-to-month tenancy, except Tenant shall pay 

  
 -24- 

 
Base Monthly Rent in an amount equal to one hundred fifty percent (150%) of Base Monthly Rent for the last full calendar month during the regular Term plus one hundred percent (100%) of
Tenant’s Share o1 Common Area Charges. 
 26. LANDLORD DEFAULT/LIMITATION OF LIABILITY AND TIME. If Landlord fails to perform any
obligations on its part to be performed under this Lease, no Landlord default shall arise unless and until Landlord fails to cure such default within thirty (30) days following actual receipt of written notice setting forth in detail the
alleged default (provided, however, if such default cannot reasonably be cured within such 30-day period, Landlord shall not be in default if Landlord commences such cure as soon as reasonably possible and diligently prosecutes it to completion). In
no event shall Tenant have the right to terminate this Lease as a result of Landlord’s default, and Tenant’s remedies shall be limited to damages and/or injunctive relief. In consideration of the benefits accruing under this Lease, Tenant
and all successors and assigns further agree that, in the event of any actual or alleged failure, breach or default under this Lease by Landlord: (a) the sole and exclusive remedy of Tenant shall be against the Landlord’s interest in the
Project; (b) no partner of Landlord shall be named as a party in any suit or proceeding (except as may be necessary to secure jurisdiction of the partnership, if applicable); (c) no partner of Landlord shall be required to answer or
otherwise plead to any service of process; (d) no judgment will be taken against any partner of Landlord; (e) no writ of execution will ever be levied against the assets of any partner of Landlord; (f) the obligations of Landlord
under this Lease do not constitute personal obligations of the individual partners, directors, officers, co-managing directors, or shareholders of Landlord, and Tenant shall not seek recourse against the individual partners, directors, officers,
members, co-managing directors, or shareholders of Landlord or any of their personal assets for satisfaction of any liability in respect to this Lease; and (g) any claim, defense, or other right of Tenant arising in connection with this Lease
or negotiations before this Lease was signed, shall be barred unless Tenant files an action or interposes a defense based thereon within one hundred eighty (180) days after the date of the alleged event on which Tenant is basing its claim,
defense or right. 
 27. RELOCATION. Intentionally deleted. 

28. HAZARDOUS MATERIALS AND INDOOR AIR QUALITY. Landlord and Tenant agree as follows with respect to the existence or use of Hazardous Material
(as defined below) on the Premises: 
 28.1 General Restrictions and Indemnification. Tenant shall (i) not cause or permit
any Hazardous Material to be brought upon, kept or used in or about the Premises or transported to or from the Premises by Tenant, its agents, employees, contractors or invitees (for purposes of this Section 28, “Tenant”),
without the prior written consent of Landlord which Landlord shall not unreasonably withhold as long as Tenant demonstrates to Landlord’s reasonable satisfaction that such Hazardous Material is necessary for Tenant’s business, will be
used, stored and transported only in incidental quantities, and will be used, kept, stored and transported in a manner that complies with all Laws pertaining to any such Hazardous Material. Without limiting the foregoing, Tenant shall not use or
store any chlorinated solvents in connection with its business operations, except that Tenant shall be permitted to store within the Premises one prepackaged container of such solvents containing no more than sixty four (64) ounces of
chlorinated solvents to be used in in the operation of its business provided such solvents are maintained in such packages and are used, stored and disposed in compliance with applicable Laws. If Tenant breaches the obligations stated in the
preceding sentences, or if the presence, transportation or release of Hazardous Material on, to or from the Premises caused or permitted by or through Tenant (whether affirmatively or through Tenant’s active or passive negligence) results in
contamination or alleged contamination of the Premises or any surrounding property, or if contamination of the Premises or any surrounding property by Hazardous Material otherwise occurs for which Tenant is legally liable to Landlord for damage
resulting therefrom, then Tenant shall indemnify, defend and hold the Indemnified Parties harmless from any and all claims, judgments, damages, penalties, 

  
 -25- 

 
fines, costs, liabilities or losses (including, without limitation, diminution in value of the Premises, damages for the loss or restriction on use of rentable or usable space or of any amenity
of the Premises, damages arising from any adverse impact on marketing of space in the Project, and sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees) which arise during or after the Term as a result of such
contamination. This indemnification of the Indemnified Parties by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any
federal, state or local governmental agency or political subdivision because of Hazardous Material present or alleged tope present in the soil or ground water on or under the Premises. Without limiting the foregoing, if the presence or alleged
presence, release or transportation of any Hazardous Material on the Premises caused or permitted by Tenant results in any contamination of the Premises or surrounding property, Tenant shall promptly take all actions at its sole expense as are
necessary to return the Premises or surrounding property to the condition existing prior to the introduction of any such Hazardous Material to the Premises or surrounding Property; provided that (i) Landlord’s approval of the proposed
remedial actions shall first be obtained, which approval may be given or withheld in Landlord’s sole, subjective but good faith discretion; and (ii) such actions are calculated to cause the least amount of inconvenience to other Tenants.
The provisions of this Section 28.1 shall survive the expiration or earlier termination of this Lease. Notwithstanding the foregoing, Landlord hereby consents to Tenant’s use, in compliance with Applicable Law, of normal quantities of
office and cleaning supplies and the materials described in the Environmental Questionnaire. 
 28.2 Assignment
Restrictions. Notwithstanding anything in this Lease to the contrary, it shall not be unreasonable for Landlord to withhold its consent to any proposed assignment, sublease or transfer of the Premises or this Lease if (i) the proposed
transferee’s anticipated use of the Premises involves the generation, storage, use, treatment, disposal or transportation of Hazardous Material; (ii) the proposed transferee has been required by any prior landlord, lender or governmental
authority to take remedial action in connection with Hazardous Material contaminating a property if the contamination resulted from such transferee’s actions or use of the property in question; or (iii) the proposed transferee is subject
to any enforcement order issued by any governmental authority in connection with the use, disposal, transportation or storage of a Hazardous Material. 

28.3 Definition. As used in this Lease, the term “Hazardous Material” means any flammable items, explosives,
radioactive materials, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous
materials,” “toxic substances,” “infectious agents,” “biohazardous materials,” “biohazardous wastes,” “chemical materials,” “chemical wastes,” “radioactive materials,” or
“radioactive wastes,” now or subsequently regulated under any applicable federal, state or local laws, ordinances or regulations, including without limitation, petroleum-based products and materials, paints, solvents, lead, cyanide, DDT,
printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, petroleum (or fractions thereof), PCB’s and similar compounds, sharp waste, medical wastes, microbial pathogens, and including any different products and
materials which are subsequently found to have adverse effects on the environment or the health or safety of persons. 
 28.4 Building
System Contaminants. Without limiting the foregoing provisions of this Section 28, to prevent the generation, growth, or deposit of any mold, mildew, bacillus, virus, pollen or other micro-organism (collectively,
“Biologicals”) and the deposit, release or circulation of any indoor contaminants, including emissions from paint, carpet and drapery treatments, cleaning, maintenance and construction materials and supplies, pesticides, pressed
wood products, insulation, and other materials and products (collectively with Biologicals, “Contaminants”), that could adversely affect the health, safety or welfare of any tenant, employee, or other occupant of the Building or
their invitees (each, an “Occupant”), Tenant shall, at Tenant’s sole cost and expense, at all times during the Term use commercially reasonable efforts to (i) 

  
 -26- 

 
maintain the humidity level and the air exchange rate within the Premises at a level recommended to prevent or minimize the growth of any Biologicals and the circulation of any other
Contaminants, and (ii) maintain, operate and repair the Premises in such a manner to prevent or minimize the accumulation of stagnant water and moisture in planters, kitchen appliances and vessels, carpeting, insulation, water coolers and any
other locations where stagnant water and moisture could accumulate, and (iii) otherwise maintain, operate and repair the Premises to prevent the generation, growth, deposit, release or circulation of any Contaminants. Notwithstanding anything
to the contrary in this Lease, under no circumstances shall Tenant have the right to install wall covering within the interior walls of the Premises. Tenant shall immediately advise Landlord if Tenant observes any condition in the Premises giving
rise to a reasonable suspicion of the presence of any Contaminants, and, in any event, if any governmental entity or any Occupant alleges that its health, safety or welfare has or could be adversely affected by any such Contaminants. Landlord may
then elect to engage the services of an industrial hygiene testing laboratory (or alternatively or concurrently require Tenant to do the same) to determine whether the cause of any alleged adverse health effect is or could be attributable to any
Contaminants present within the Premises. Tenant shall be responsible for all such testing costs and for any consequential damages and costs (including, without limitation, any third-party claims, loss of rental, remediation, removal and/or
abatement costs, and increase in insurance premiums) resulting from Tenant’s failure to comply in whole or in part with the terms of this Section 28.4. 

28.5 Tenant’s Hazardous Materials Disclosures. Prior to the execution of this Lease, Tenant shall complete, execute and
deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the “Environmental Questionnaire”) in the form of Exhibit “L” attached to this Lease, and Tenant shall certify to Landlord all
information contained in the Environmental Questionnaire as true and correct. The completed Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information
contained therein. On each anniversary of the Term Commencement Date and thirty (30) days prior to the expiration of this Lease (each such date is hereinafter referred to as a “Disclosure Date”), Tenant shall disclose to
Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, which were stored, generated, used or disposed of on, under or about the Premises for the twelve (12)-month period prior to each Disclosure Date, and
which Tenant intends to store, generate, use or dispose of on, under or about the Premises through the next Disclosure Date. At Landlord’s option, Tenant’s disclosure obligations hereunder shall include a requirement that Tenant update,
execute and deliver to Landlord the Environmental Questionnaire, as the same may be modified by Landlord from time to time. 
 28.6
Landlord Hazardous Materials Representation. Landlord hereby represents and warrants to the best of Landlord’s knowledge that, as of the Reference Date, Landlord has received no notice from any governmental agency that the Project
or any part thereof is in violation of any Laws governing the use, generation, or disposal of Hazardous Materials. The “best of Landlord’s knowledge” shall mean the actual current knowledge of Carl W. Robertson, Jr. and Hope I.
Warschaw, managers of the co-managing directors of Landlord, without undertaking or the duty to undertake any independent investigation or inquiry and without imposing any individual liability on either of them. 

29. SECURITY MEASURES. Tenant acknowledges that Landlord shall have no obligation whatsoever to provide guard service, security systems or other
security measures for the benefit of Tenant, the Premises or the Project. As material consideration to Landlord under this Lease, Tenant hereby assumes all responsibility for the protection of Tenant, its employees, agents, licensees and invitees
(collectively, “Tenant’s Personnel”) and the property (including inventory) of Tenant and Tenant’s Personnel from the actions (including the criminal actions) of third parties. Landlord may elect, but shall have no
obligation, to provide security services to the Premises and/or Project, in which event the cost thereof shall be included within the definition of Common Area Charges as set forth in Section 4 above. 

  
 -27- 

 30. MISCELLANEOUS PROVISIONS.

30.1 Time of Essence. Time is of the essence of each provision of this Lease. 

30.2 Successor. This Lease shall be binding on and inure to the benefit of the parties and their successors, except as provided in
Section 18, above. 
 30.3 Landlord’s Consent. Any consent required by Landlord or Tenant under this Lease must be
granted in writing and, except where a different standard is expressly provided in this Lease, shall not be unreasonably withheld. 
 30.4
Attorneys’ Fees and Other Charges. If Landlord becomes a party to any litigation or arbitration arising out of or in connection with this Lease or Tenant’s occupancy or use of the Premises, the Building or the Project, by
reason of any act or omission by, through, or on behalf of Tenant, Tenant’s agents, employees, business invitees, or licensees, Tenant shall be liable to Landlord for all costs reasonably incurred by Landlord in the litigation or arbitration,
including, without limitation, reasonable attorneys’ fees and court costs, whether or not such litigation or arbitration leads to final judgment. If either party commences an action or proceeding against the other party to enforce the terms
hereof or declare rights hereunder, the prevailing party in any such proceeding, action, or appeal thereon, shall be entitled to its reasonable attorneys’ fees and costs. 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 reasonable attorneys’ fee award shall not be computed in accordance with any court lee schedule, but shall be such as to fully reimburse all attorneys’
fees reasonably incurred. Subject to the foregoing, Tenant shall reimburse Landlord for attorneys’ fees, costs and expenses incurred in (i) the preparation and service of notices of Default and consultations in connection therewith, and
(ii) the preparation and service of eviction notices and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default, resulting breach, notice of Default, or eviction notice.
Additionally, Tenant shall reimburse Landlord for all costs and expenses (including, without limitation, attorneys’ fees and costs) which are incurred by Landlord in connection with any action by Landlord for (i) relief from any automatic
stay arising under the Bankruptcy Code Section 362(a) (11 U.S.C. Section 362(a)), or any successor statute; (ii) payment of rent after the bankruptcy petition is filed; and (iii) return of the Premises post petition in the
condition required by the Lease. If Landlord employs a collection agency to recover delinquent charges, Tenant agrees to pay all collection agency fees charged to Landlord in addition to rent, late charges, interest and other sums payable under this
Lease. In addition to any other sums payable hereunder, Tenant shall pay all fees and charges to Landlord incurred in connection with the preparation of any demand for delinquent rent. 

30.5 Landlord’s Successors. In the event of a sale or conveyance by Landlord of the Project the same shall operate to release
Landlord from any liability under this Lease, and in such event Landlord’s successor in interest shall be solely responsible for all obligations of Landlord under this Lease. 

30.6 Interpretation. This Lease shall be construed and interpreted in accordance with the laws of the state in which the Premises
are located. This Lease constitutes the entire agreement between the parties with respect to the Premises and the Project, except for such guarantees or modifications as may be executed in writing by the parties from time to time and any Riders
attached to this Lease. All previous representations, preliminary negotiations and agreements of whatsoever kind with respect to the Premises, the Building or the Project, except those contained herein, are superseded and of no further force or
effect. No person, firm or corporation has at any time any authority from Landlord to make representations or promises on behalf of Landlord and Tenant expressly agrees that if any such representations or promises have been made, Tenant hereby
waives all right to rely thereon, unless they are specifically included in this lease agreement in writing. No verbal agreement or implied covenant shall be held to vary the provisions hereof, 

  
 -28- 

 
any statute, law or custom to the contrary notwithstanding. When required by the context of this Lease, the singular shall include the plural, and the masculine shall include the feminine and/or
neuter. “Party” shall mean Landlord or Tenant. If more than one person or entity constitutes Landlord or Tenant, the obligations imposed upon that party shall be joint and several. The enforceability, invalidity or illegality of any
provision shall not render the other provisions unenforceable, invalid or illegal. 
 30.7 Estoppel Certificates. Tenant, for
itself and its subtenants, hereby covenants and agrees (i) to execute, acknowledge and deliver to Landlord, from time to time during the Term within ten (10) days after landlord provides Tenant with written notice to do so, an estoppel
certificate substantially in the form attached hereto as Exhibit “J” certifying in writing (a) that this Lease is in full force and effect, unmodified or modified solely as set forth in such estoppel certificate, and
(b) that Tenant has fully and completely performed and complied with each and all of its covenants, agreements, terms and conditions under this Lease without exception or except only as set forth in such estoppel certificate, (ii) that any
such estoppel certificate may be conclusively relied upon by a prospective purchaser or encumbrance of the Premises, and (iii) that the failure of Tenant to so deliver such estoppel certificate in such period of time shall be conclusive upon
Tenant (A) that this Lease is in full force and effect, without modification except as may be represented by Landlord, (B) that the Rent has not been prepaid under this Lease except as required pursuant to the provisions of Section 2
of this Lease, and (C) that Landlord has as of the date on which Tenant failed to deliver such estoppel certificate, fully and completely performed and complied with each and all of its covenants, agreements, terms and conditions under this
Lease, without exception. At Landlord’s option, the failure to deliver such statement within such time shall be a Default by Tenant subject to the notice and cure period provided for under Section 19(iii), above. 

30.8 Financing. In the event any of Landlord’s Lenders require, as a condition to financing, modifications to this Lease
which do not materially increase any of Tenant’s obligations (when viewed cumulatively) or materially diminish Tenant’s rights hereunder, Landlord shall submit to Tenant such written amendment with the required modifications. If Tenant
fails to execute and return the same within ten (10) days after the amendment has been submitted, Landlord shall have the right (i) to treat such failure to execute and return the amendment as a Default subject to the expiration of the
notice and cure period under Section 19(iii), above, and/or (ii) to act as Tenant’s attorney-in-fact (and Tenant hereby so irrevocably appoints Landlord) with full power and authority to execute and deliver such amendment for and in
the name of Tenant. 
 30.9 Financial Statements. When reasonably requested by Landlord, Tenant shall, upon ten
(10) days’ notice from Landlord, provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statement(s) shall be safeguarded and held
confidentially by Landlord and shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Tenant’s failure to
comply with its obligations under this Section 30.9 shall constitute a Default subject to the expiration of the notice and cure period under Section 19(iii), above. 

30.10 Recording. Tenant shall not under any circumstances record this Lease or any memorandum thereof. 

30.11 Waiver of Trial by Jury and Filing of Lis Pendens. LANDLORD AND TENANT WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY LANDLORD OR TENANT AGAINST THE OTHER WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, TENANT’S USE AND OCCUPANCY OF THE PREMISES, OR THE RELATIONSHIP OF LANDLORD AND TENANT. NOTWITHSTANDING THE
FOREGOING TO THE CONTRARY, IF THE JURY TRIAL WAIVER CONTAINED HEREIN SHALL BE 

  
 -29- 

 
HELD OR DEEMED TO BE UNENFORCEABLE, EACH PARTY HERETO HEREBY EXPRESSLY AGREES TO SUBMIT TO JUDICIAL REFERENCE PURSUANT TO CALIFORNIA CODE OF CIVIL PROCEDURE SECTIONS 638 THROUGH 645.1 ANY CLAIM,
DEMAND, ACTION OR CAUSE OF ACTION ARISING HEREUNDER FOR WHICH A JURY TRIAL WOULD OTHERWISE BE APPLICABLE OR AVAILABLE. PURSUANT TO SUCH JUDICIAL REFERENCE, THE PARTIES AGREE TO THE APPOINTMENT OF A SINGLE REFEREE AND SHALL USE THEIR BEST EFFORTS TO
AGREE ON THE SELECTION OF A REFEREE. IF THE PARTIES ARE UNABLE TO AGREE ON A SINGLE A REFEREE, A REFEREE SHALL BE APPOINTED BY THE COURT UNDER CALIFORNIA CODE OF CIVIL PROCEDURE SECTIONS 638 AND 640 TO HEAR ANY DISPUTES HEREUNDER IN LIEU OF ANY SUCH
JURY TRIAL. EACH PARTY ACKNOWLEDGES AND AGREES THAT THE APPOINTED REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES IN THE APPLICABLE ACTION OR PROCEEDING, WHETHER OF FACT OR LAW, AND SHALL REPORT A STATEMENT OF DECISION THEREON; PROVIDED, HOWEVER,
THAT ANY MATTERS WHICH WOULD NOT OTHERWISE BE THE SUBJECT OF A JURY TRIAL WILL BE UNAFFECTED BY THIS WAIVER AND THE AGREEMENTS CONTAINED HEREIN. THE PARTIES HERETO HEREBY AGREE THAT THE PROVISIONS CONTAINED HEREIN HAVE BEEN FAIRLY NEGOTIATED ON AN
ARMS LENGTH BASIS, WITH BOTH SIDES AGREEING TO THE SAME KNOWINGLY AND BEING AFFORDED THE OPPORTUNITY TO HAVE THEIR RESPECTIVE LEGAL COUNSEL CONSENT TO THE MATTERS CONTAINED HEREIN. ANY PARTY TO THIS LEASE MAY FILE AN ORIGINAL COUNTERPART OR A COPY
OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY JURY AND THE AGREEMENTS CONTAINED HEREIN REGARDING THE APPLICATION OF JUDICIAL REFERENCE IN THE EVENT OF THE INVALIDITY
OF SUCH JURY TRIAL WAIVER. IN THE EVENT OF ANY SUCH COMMENCEMENT OF LITIGATION, THE PREVAILING PARTY SHALL BE ENTITLED TO RECOVER FROM THE OTHER PARTY SUCH COSTS AND REASONABLE ATTORNEYS’ FEES AS MAY HAVE BEEN INCURRED, INCLUDING ANY AND ALL
COSTS INCURRED IN ENFORCING, PERFECTING AND EXECUTING SUCH JUDGMENT. AS FURTHER MATERIAL CONSIDERATION TO LANDLORD ENTERING INTO THIS LEASE WITH TENANT, TENANT HEREBY WAIVES ALL RIGHTS TO RECORD A LIS PENDENS AGAINST THE PREMISES OR ANY PART THEREOF
UNDER SECTIONS 405 ET SEQ. OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, OR ANY OTHER PROVISION OF LAW, IF A DISPUTE ARISES CONCERNING THIS LEASE OR TENANT’S USE OR OCCUPANCY OF THE PREMISES. THE PROVISIONS OF THIS SECTION SHALL SURVIVE THE
EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. 
 30.12 Tenant as Corporation, Limited Liability Company, or Partnership. If
Tenant is a corporation, (a) Tenant represents and warrants (1) that each individual executing this Lease on its behalf is duly authorized to execute and deliver this Lease on behalf of Tenant in accordance with a duly adopted resolution
of the Board of Directors of Tenant in accordance with the governing documents of Tenant, and (2) that this Lease is binding upon and enforceable by Landlord against Tenant in accordance with its terms, and (b) Tenant shall, concurrently
with the execution and delivery of this Lease, deliver to Landlord a certified copy of a resolution of its Board of Directors authorizing or ratifying the execution of this Lease and designating the authorized signatories. If Tenant is a partnership
or limited liability company, each individual executing this Lease on behalf of Tenant represents and warrants (1) that he or she is duly authorized to execute and deliver this Lease on behalf of Tenant in accordance with the terms of
Tenant’s partnership agreement or operating agreement, as the case may be, or has received such authorization pursuant to the terms of such partnership agreement or operating agreement, as the case may be, and (2) that this Lease is
binding upon and enforceable by Landlord against Tenant in accordance with its terms. In addition to the foregoing, if Tenant is a partnership, i) each general partner shall be jointly and severally liable for keeping, observing and performing all
of the provisions of this Lease to be kept, observed or performed by Tenant, and 

  
 -30- 

 
ii) the term “Tenant” shall mean and include each of them jointly and severally and the act of or notice from, or notice or refund to, or the signature of, any one or more of them, with
respect to this Lease, shall be binding upon Tenant and each and all of the general partners of Tenant with the same effect as if each of them had so acted or so given or received such notice or refund or so signed. Dissolution of any partnership
which is “Tenant” under this Lease shall be deemed to be an assignment, jointly to all of the partners, who shall thereafter be subject to the terms of this Lease as if each such former partners had initially signed this Lease as
individuals. 
 30.13 Addendum and Exhibits. The Addendum to Warland Business Park Lease and all Exhibits are attached hereto
and made a part of this Lease and incorporated herein by reference. 
 30.14 Guaranty. Intentionally omitted. 

30.15 No Offer. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of the
Premises, offer, or option for lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

30.16 Accessibility Disclosure; Civil Code Section 1938. In accordance with California Civil Code Section 1938, Landlord
hereby discloses to Tenant that neither the Building nor the Premises has undergone inspection by a certified access specialist. 
  

											
	“LANDLORD”	 		 	“TENANT”
			
	WARLAND INVESTMENTS COMPANY,	 		 	IRHYTHM TECHNOLOGIES, INC.,
	a California limited partnership	 		 	a Delaware corporation
					
	By:	 	Robertson Management Company, LLC,	 		 	By:	 	 /s/ Matthew C. Garrett

		 	a California limited liability company,	 		 		 	Name:	 	Matthew C. Garrett
		 	Co-Managing Director	 		 		 	Title:	 	CFO
						
	By:	 	 /s/ Carl W. Robertson, Jr.
	 		 		 		 	
		 	Carl W. Robertson, Jr., Manager	 		 	By:	 	  

		 		 		 		 	Name:	 	  

	By:	 	Law Warschaw Management LLC,	 		 		 	Title:	 	  

		 	a California limited liability company,	 		 		 		 	
		 	Co-Managing Director	 		 		 		 	
						
	By:	 	 /s/ Hope I. Warschaw
	 		 		 		 	
		 	Hope I. Warschaw, Manager	 		 		 		 	

  
 -31- 

 ADDENDUM TO WARLAND BUSINESS PARK LEASE DATED APRIL20, 2015 

BETWEEN WARLAND INVESTMENTS COMPANY 

AND iRHYTHM TECHNOLOGIES, INC. 

This Addendum to Warland Business Park Lease (“Addendum”) is attached to and made a part of that certain Warland Business
Park Lease, dated April 20, 2015 between Warland Investments Company, as Landlord, and iRhythm Technologies, Inc., as Tenant (the “Lease”). Except as otherwise expressly defined below, all initially capitalized terms in this
Addendum shall have the same meanings as given to them in the Lease. To the extent of any inconsistency between the terms and conditions of this Addendum and the terms and conditions of the Lease, the terms and conditions of this Addendum shall
control. 
 31. PREMISES DELIVERY WARRANTY. As of the Term Commencement Date only, Landlord warrants that the existing plumbing, electrical and
mechanical operating systems servicing the Premises and the Building roof shall be in good working condition (the “Premises Delivery Warranty”). If Landlord does not receive reasonably detailed written notice of any breach of the
Premises Delivery Warranty (a “Remedy Notice”) within thirty (30) days after the Term Commencement Date, then the Premises Delivery Warranty and all of Landlord’s obligations thereunder shall automatically expire. Time is
of the essence. To the extent Landlord does receive a Remedy Notice within the forgoing thirty (30) day period, then Landlord shall, at Landlord’s sole cost and expense, promptly remedy such breach of the Premises Delivery Warranty.
Notwithstanding the foregoing, the Premises Delivery Warranty shall not apply to any damage or operational failure to the extent any such damage or operational failure results from the acts or omissions of Tenant, its agents, contractors,
subcontractors, employees, agents and/or licensees. In the event Tenant fails to timely provide a Remedy Notice in connection with a breach of the Premises Delivery Warranty pursuant to this Section 31, Landlord shall have no obligation to
cure, correct or repair the Premises condition giving rise to such breach. 
 32. OPTION TO EXTEND. Landlord grants to Tenant an option (the
“Option”) to extend the Term for five (5) additional years (the “Extension”) on the same terms and conditions as set forth in this Lease, except that the Base Monthly Rent shall be adjusted on the first day of
the Extension (the “Adjustment Date”) to the “fair rental value” of the Premises on the Adjustment Date as follows: 

32.1 At least one hundred eighty (180) days before the Adjustment Date, Landlord and Tenant shall meet in an effort to negotiate, in good
faith, the fair rental value of the Premises as of the Adjustment Date. If Landlord and Tenant have not agreed upon the fair rental value of the Premises at least one hundred (100) days before the Adjustment Date, Landlord and Tenant shall
attempt to agree in good faith upon a single appraiser not later than seventy-five (75) days before the Adjustment Date, If Landlord and Tenant are unable to agree upon a single appraiser within this time period, then Landlord and Tenant shall
each appoint one (1) appraiser not later than sixty-five (65) days before the Adjustment Date. Within ten (10) days thereafter, the two (2) appointed appraisers shall appoint a third appraiser. If either Landlord or Tenant fails
to appoint its appraiser within the prescribed time period, the single appraiser appointed shall determine the fair rental value of the Premises. If both parties fail to appoint appraisers within the prescribed time periods, then the first appraiser
thereafter selected by a party shall determine the fair rental value of the Premises. Each party shall bear the cost of its own appraiser, and the parties shall share equally the cost of a single or third appraiser, if applicable. Each appraiser
shall have at least ten (10) continuous years’ experience in the appraisal of Class A office buildings in Orange County, California and shall be a member of one or more professional organizations such as MAI or an equivalent. 

32.2 For purposes of such appraisal, “fair rental value” shall mean the price that a ready and willing tenant would pay, as
of the Adjustment Date, as monthly rent to a ready and willing landlord of first class office business park space comparable to the Premises in Cypress if that property were exposed for lease 

  
 -32- 

 
on the open market for a reasonable period of time with a lease comparable to this Lease and with tenant improvements comparable to those in the Premises and taking into account visibility and
frontage on major streets. If a single appraiser is chosen, then such appraisal shall determine the fair rental value of the Premises. Otherwise, the fair rental value of the Premises shall be the arithmetic average of the two (2) of the three
(3) appraisals which are closest in amount, and the third appraisal shall be disregarded. In no event shall there be any rent concession or tenant improvement allowance for the Extension term. Landlord and Tenant shall instruct the appraiser(s)
to complete their determination of the fair rental value not later than thirty (30) days before the Adjustment Date. If the fair rental value is not determined before the Adjustment Date, then Tenant shall continue to pay to Landlord the
monthly rent in effect immediately prior to such Extension, until the fair rental value is determined. When the fair rental value of the Premises is determined, Landlord shall deliver notice of that amount to Tenant, and Tenant shall pay to
Landlord, within ten (10) days after receipt of such notice, the difference between the monthly rent actually paid by Tenant to Landlord and the new monthly rent determined under this Section 32. 

32.3 During the Extension term, the Base Monthly Rent shall increase every twelve (12) months by three percent (3%), calculated by
multiplying the Base Monthly Rent then in effect by 1.03. 
 32.4 The Option shall be exercised only by written unconditional notice
received by Landlord at least nine (9) months but not more than twelve (12) months before expiration of the Term. Time is of the essence in Tenant’s delivery of such notice. If Landlord does not timely receive Tenant’s written
unconditional notice of the exercise of the Option, the Option under this Section 32 shall immediately lapse, and there shall be no further right to extend the Term or to the Extension. The Option shall be exercisable by Tenant on the express
condition for Landlord’s benefit that Tenant shall not be in Default at the time of the exercise of the Option. If Tenant timely exercises the Option under this Section 32, “Term” shall mean, for all purposes under this Lease,
the sum of (a) the Term, plus (b) the term of the Extension for which the Option has been exercised. Tenant’s election to exercise the Option shall be deemed an acceptance of the Building and the Premises in their then condition. 

32.5 The Option is personal to Tenant and to any Permitted Transferee to whom this Lease is assigned. In the event of any other sublease or
other Transfer of Tenant’s interest in this Lease before the permitted exercise of the Option (i.e., other than to any Permitted Transferee to whom this Lease is assigned), the Option shall not be transferred to any transferee but shall instead
automatically lapse. 
 33. BROKERS. Tenant and Landlord each represent and warrant to the other that it has had no dealings with any person,
firm, broker or finder, other than CBRE, which represents Landlord, and Newmark Grubb Knight Frank, which represents Tenant (collectively, the “Brokers”), in connection with the negotiation of this Lease and/or the consummation of
the transaction contemplated hereby, and that no broker or other person, firm or entity other than the Brokers is entitled to any commission or finder’s fee in connection with said transaction claiming through it. Tenant and Landlord do each
hereby agree to indemnify, protect, defend and hold the other harmless from and against any damages, judgment, claims, lawsuits, expenses, and 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 attorneys’ fees reasonably incurred with respect thereto, Under no circumstances shall the Brokers named herein or any other broker or finder be
considered third party beneficiaries to this Lease. Subject to the foregoing, Landlord shall pay or cause to be paid the commissions due the Brokers per the terms and conditions of separate agreements. 

  
 -33- 

 EXHIBIT “A” 

DEPICTION OF EXISTING CONFIGURATION OF PREMISES 
  

 

  
 Exhibit
“A” 
 Page 1 of 1 

 EXHIBIT “B” 

DEPICTION OF PROJECT 
  

 

  
 Exhibit
“B” 
 Page 1 of 1 

 EXHIBIT “C” 

PROJECT SIGN CRITERIA 

Cypress, California 
 Revised
12/15/2002 
 The Criteria set forth on the pages attached hereto have been established for the purpose of maintaining a continuity of
quality and aesthetics throughout the Warland Business Park for the mutual benefit of all tenants, and to comply with the regulations of the City of Cypress. Conformance will be strictly enforced by the Landlord. 

All sign plans shall be submitted to Landlord for approval. Once approved, the sign plans shall be forwarded to the following sign company for
manufacture and installation: 
  

					
		  	Graphical Dimensions
		  	1717 S. Boyd Street
		  	Santa Ana, California 92705
		  	Telephone:	  	(714) 259-0522
		  	Fax:	  	(714) 259-7769
		  	Attention:	  	Mark Smylie or Jim Duffield

 Any installed nonconforming or unapproved signs must be brought into conformance with the Sign Criteria at the
expense of the Tenant. 

  
 Exhibit
“C” 
 Page 1 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
 Introduction 
 This information is
presented to explain the signage parameters for tenants at Warland Business Park, Cypress, California. The intention of this program is to allow each tenant maximum public exposure while retaining the overall visual consistency of the development.
Where applicable, all color and graphics requiring approval by the owner must be submitted and approved prior to construction of the sign. 
 Wall Sign

 Sign Construction 
 All tenants’ signs shall
be fabricated from .090 aluminum to the dimensions shown in Exhibit 1. All welds shall be ground smooth and all exposed surfaces shall be primed and painted. There shall be no exposed fasteners. 

Colors and Logos 
 All tenants’ signs shall consist
of two painted panels, a name panel and a color or logo panel, as shown in Exhibit 1. For color specifications, see Exhibit 2. All name panels shall be painted color A with matte white vinyl copy. The color panels are as follows: 

 

					
	#8320	  	Color D	  	11065, 11105, 11135, 11165, 11215
			
	#8309	  	Color E	  	11085, 11125, 11155
			
	#8310	  	Color F	  	11075, 11095, 11145, 11205, 11235

 The color panel can be used for the tenant’s company logo. The logo must be a single solid color. The logo shall be
digitized in vinyl and applied to the color panel. All tenant logos must be approved by Warland Investments, Ltd. prior to fabrication. 

  
 Exhibit
“C” 
 Page 2 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 Typography 

All typography used in the Warland Business Park shall be ITC Lubalin Graph Bold, except where noted otherwise, as shown in Exhibit 2. All type shall be used
in upper and lower case form. Type size and location on signs are indicated in Exhibits 3, 4 & 5. Typography color shall always be white, 3M #3650 

Sign Location 
 The location of each type tenant sign is
indicated on Exhibits 3, 4 & 5. It is important to the overall visual image of Warland Business Park that the locations of the signs be at a consistent height on the building elevations. All tenant signs shall be laid out so the color/logo panel
is toward the suite entry door. See Exhibit 6 
 Suite Entry 

Suite entry identification shall include the suite number in 3” white vinyl and the company name in 2” maximum height white vinyl, see Exhibit 7. All
typography will be centered on the glass door panel. The typeface shall be Rockwell Medium, upper case only, see Exhibit 2. Maximum copy width shall be 26”. 

Rear Door Suite Number 
 Each suite will have a 3”
Dark Grey vinyl letter applied to the man door as shown in Exhibit 7. The number shall be centered on the door. The typeface shall be Rockwell Medium, see Exhibit 2. The company name shall be 1-1/2” upper case dark grey vinyl. It shall have a
12” maximum width. 

  
 Exhibit
“C” 
 Page 3 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 4 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 5 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 6 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 7 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 8 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 9 of 10 

 Tenant Sign Criteria for Warland Business Park 

Cypress, California 
 Revised
12/15/2002 
  

 

 

  
 Exhibit
“C” 
 Page 10 of 10 

 EXHIBIT “D” 

PROJECT PARKING AREA 
  

 

  
 Exhibit
“D” 
 Page 1 of 1 

 EXHIBIT “E” 

CONSTRUCTION AGREEMENT 

Tenant and Landlord are executing simultaneously with this Construction Agreement (“Agreement”) that certain Warland Business
Park Lease (the “Lease”) covering the Premises described as 11085 Knott Avenue, Suite “B”, Cypress, California. This Agreement is incorporated into and made a part of the Lease. All capitalized terms herein have the same
definition as in the Lease. In consideration of the mutual covenants contained in the Lease and for other valuable consideration, Tenant and Landlord agree that the Premises shall be improved as set forth below. 

1. Building Standards and Non-Standards. Tenant understands and acknowledges that this Agreement relates to both “building
standard” and “non-building standard” work in the Premises. The term “building standard” work or material refers to the elements of construction and the specifications and quantities set forth on Schedule 1 to
this Agreement. All other leasehold improvements in the Premises, including any materials and/or specifications selected by Tenant as alternatives to the building standard work or material, are “building non-standard” work or
material. The term “Tenant Improvements” shall mean all “building standard” and “building non-standard” leasehold improvements to be constructed by Landlord within the Premises pursuant to this Agreement. 

2. Plans and Specifications. 

2.1 By execution of the Lease, Tenant hereby approves the Tenant Improvements depicted and/or described on the plans prepared by Designworx
(the “Project Architect”) and attached hereto as Schedule 2 to this Agreement (the “Plans”). Tenant represents that the Tenant Improvements as described on the Plans fully and accurately represent
Tenant’s requirements for the construction of the Tenant Improvements. 
 2.2 If the Tenant Improvements include any floor covering
other than traditional carpeting, then Landlord shall perform a moisture test at Tenant’s cost. Tenant shall pay to Landlord the cost for performing such test upon demand as a condition to commencement of construction of the Tenant
Improvements. Notwithstanding anything to the contrary, Tenant may not waive any moisture barrier requirement or recommendation without Landlord’s approval, which may be withheld in its sole and absolute discretion. 

3. Completion of the Tenant Improvements. Following execution of the Lease, receipt of any additional funds as may be required pursuant
to Paragraph 2.2 above, and issuance of all required permits and licenses, Landlord shall proceed with due diligence to construct the Tenant Improvements in a good workmanlike manner, in accordance with the Plans and all Laws. Landlord shall use its
reasonable efforts to achieve Substantial Completion (as defined below) in a timely manner following mutual execution of the Lease. However, subject only to Section 7 below, Landlord shall not be liable for any direct or indirect damages as a
result of delays in construction beyond Landlord’s control, including, without limitation, strikes, non-availability of materials or labor through ordinary sources, rain, fire, flood or any other inclement weather conditions, delays in
governmental or quasi-governmental approvals, or Tenant Delays (as defined below). 

  
 Exhibit
“E” 
 Page 1 of 9 

 4. Tenant Delay. If Substantial Completion (as defined in Paragraph 6 below) is delayed by
reason of any Tenant Delays (as defined in Section 3 of the Lease), the Substantial Completion date shall be the date Substantial Completion would have occurred had the Tenant Delays not occurred. 

5. Change Orders. Tenant may request any change, addition or alteration to the Plans (a “Change Order”) by delivering
to Landlord a written request therefor together with complete working drawings and specifications, to the extent applicable, showing the change, addition or alteration, provided that such change, addition or alteration does not (i) involve
Disapproved Design Criteria (as defined below) or (ii) individually or, together with other changes, additions or alterations, in the aggregate result in the construction of the Tenant Improvements being of lesser quality than the Tenant
Improvements as described in the Plans. Landlord shall promptly, following receipt of such request, give Tenant a written description of (a) modifications or revisions required by Landlord in order to approve the Change Order, (b) the
Tenant Delay because of such Change Order, and (c) an itemized binding estimate of the cost of implementing the Change Order. Within five (5) days after such description and estimate, Tenant shall deliver to Landlord written notice either
granting or withholding authorization to proceed with the performance of the work shown on the requested Change Order. If no such authorization is received by Landlord within this five (5) business day period, Tenant shall be deemed to have
withheld authorization to proceed with the performance of the work shown on the Change Order. The cost of the work in the amount set forth on the Change Order shall be due and payable to Landlord upon, and a condition precedent to the effectiveness
of, Tenant’s written approval of the Change Order. Upon receipt of a Change Order request, Landlord shall be entitled to stop the Tenant Improvement construction if, in Landlord’s reasonable judgment, it is necessary to halt construction
to accommodate the Change Order request. Such delays in construction shall be considered a Tenant Delay. 
 No deviations will be permitted
from “building standard work” except as approved in writing by Landlord and which approval may be withheld in Landlord’s good faith discretion. Landlord shall not be required to approve any “building non-standard” work that:
(i) does not conform to applicable statutes, ordinances or regulations or is disapproved by any governmental agency, (ii) requires building service beyond the level normally provided to other tenants in the Project, (iii) overloads
the floors, (iv) may, as determined by Landlord in Landlord’s good faith discretion, adversely impact the structure of the Building or any of the Building systems, (v) can be seen from the exterior of the Building, (vi) increase
any of Landlord’s costs (unless Tenant pays for such increase), or (vii) is, in Landlord’s sole and absolute discretion, of a nature or quality that is inconsistent with the objectives of Landlord for the Project. The categories
described in preceding clauses (i) through (vii) inclusive are hereinafter collectively referred to as “Disapproved Design Criteria.” 

Any dispute between Landlord and Tenant regarding or arising out of Plans or any Change Orders shall be resolved by the Project Architect, or
any replacement Project Architect selected by Landlord, whose determination shall be final. 
 6. Substantial Completion. For
purposes of this Lease, substantial completion of the Tenant Improvements (“Substantial Completion”) shall be the date on which the Project Architect certifies that the Tenant Improvements have been substantially completed in
accordance with the Plans such that Tenant can reasonably occupy or otherwise utilize the Premises for the use for which it is intended (the “Tenant Improvements Certificate”) (unless issuance of such certificate is delayed because
of Fixturizing or any other Tenant Delay, in which event Substantial Completion shall be determined as of the date such certificate would otherwise have been issued) and Landlord has tendered possession of the Premises to Tenant under the Lease.
Tendered possession shall mean that Landlord has notified Tenant that the keys to the Premises are 

  
 Exhibit
“E” 
 Page 2 of 9 

 
ready to be picked up; provided, however, in no event shall Landlord be required to give Tenant the keys or access to the Premises until Tenant has given Landlord written proof of insurance that
meets the requirements of the Lease. 
 7. Delay in Substantial Completion. If Substantial Completion does not occur within four
(4) weeks following the mutual execution and delivery of this Lease plus one (1) day for each day of Force Majeure Delays (as defined in Lease Section 16.1) and/or any Tenant Delays (as defined in Lease Section 3) (the
“Target Completion Date”), then as of the date of Substantial Completion, Tenant shall receive a credit of Base Monthly Rent in an amount equal to one half (1/2) of the per diem Base Monthly Rent from the Target Completion Date
until the date of Substantial Completion. The foregoing shall be Tenant’s sole and exclusive remedy for any delay in Substantial Completion caused by Landlord. 

8. Early Occupancy. At such time as Contractor has determined that the Premises are at a stage of construction to safely permit
Tenant’s contractors to enter the Premises for purposes of installing cabling and fixtures (collectively, “Fixturizing”) without interrupting construction or delaying the scheduled date for Substantial Completion, Tenant shall
have the right to commence Fixturizing, provided (i) such early entry shall in any event not be earlier than the thirtieth (30) day before the scheduled date of Substantial Completion, (ii) before any such early entry, Landlord shall
have received certificates of insurance from all such contractors in compliance with Lease Exhibit H, and (iii) Tenant shall indemnify Landlord for any and all third party Claims arising from or in connection with such early entry. 

9. Punch List Procedure. Within fifteen (15) business days after receipt of the Tenant Improvements Certificate, Tenant shall
provide to Landlord a written punch list (the “Punch List”) setting forth any additional corrective work with respect to the Tenant Improvements which Tenant reasonably believes is required to be performed pursuant to the Plans. If
no such punch list is provided by Tenant within this fifteen (15) business day period, Tenant shall be deemed to have accepted the Premises in its entirety, and Landlord shall have no further obligation with respect to completion of the Tenant
Improvements. Landlord shall use all reasonable efforts to complete all of the items on the Punch List within fifteen (15) business days after receipt of the Punch List from Tenant. 

  
 Exhibit
“E” 
 Page 3 of 9 

 SCHEDULE 1 

WARLAND BUSINESS PARK 

TENANT IMPROVEMENT STANDARDS AND SPECIFICATIONS 
  

	I.	Partitions 

  

	 	A.	Type A - Office Partitions: 

  

	 	1.	3-5/8” - 25 gauge metal studs at 24” on center. 

  

	 	2.	5/8” Drywall one (1) layer each side of studs. 

  

	 	3.	Full height from floor through ceiling. 

  

	 	4.	Drywall taped smooth to receive paint or wallcovering. 

  

	 	5.	“L” metal twin at termination of partition at window mullions. 

  

	 	6.	R 11 fiberglass bait insulation continuous in wall cavity, 

  

	 	B.	Type B - Floor to structure partition: 

  

	 	1.	6” - 25 gauge metal studs at 16” on center. 

  

	 	2.	5/8” “Type X” drywall - one (1) layer each side of studs. 

  

	 	3.	Height from floor to structure above. 

  

	 	4.	Drywall taped smooth to receive paint or wallcovering. 

  

	 	5.	Fiberglass bat insulation in wall cavity. 

  

	II.	Ceilings 

  

	 	A.	Acoustical Ceilings: 

  

	 	1.	Chicago metallic 850 series grid, or equal, intermediate duty, color - white. 

  

	 	2.	Armstrong Second Look II No. 2767A, 24” x 48” x 5/8” lay in tile, color white. 

  

	 	3.	Ceiling height 9’0” A.F.F. 

  

	 	B.	Drywall Ceiling: 

  

	 	1.	Metal stud and suspension system to meet code. 

  

	 	2.	5/8” drywall one side only. 

  

	 	3.	Taped smooth to receive paint or wallcovering. 

  

	III.	Doors and Hardware 

  

	 	A.	Interior Door Assembly; Non-Rated: 

  

	 	1.	1 3/4” x 3’0” x 7’0” solid core, stain grade birch set in timely frames. (color for timely frame shall be brownstone) 

 

	 	2.	Butts McKinney two (2) pair TA 2714 4 1/2” x 4 613 finish or equal. 

  

	 	3.	Latchset Schlage DIOS Levon 613 finish or equal. 

  

	 	4.	Doorstop Wall, BBW WC12T 613 finish or equal. 

  

	 	B.	Lockset: 

  

	 	1.	Schlage, D53PD Lev, 613 finish/E-Keyway. 

  

	 	2.	Schlage, D40S Levon, 613 finish (privacy set for restroom doors). 

  
 Exhibit
“E” 
 Page 4 of 9 

	IV.	Electrical 

  

	 	A.	2’ x 4’ fluorescent light fixture: 

  

	 	1.	Three (3) lamp 2’ x 4’ lay in type fixture with T-8 lamps & electronic ballasts. 2GT-332-812-Voltage-GEB-LST. 

 

	 	2.	1 1/2 x 1 1/2 parabolic lens. 

  

	 	3.	Warm white fluorescent lamps. 

  

	 	4.	Earthquake clips and wires. 

  

	 	5.	Wiring to J Box. 

  

	 	6.	J Box and home run to distribution panel. 

  

	 	B.	Light Switch Assembly: 

  

	 	1.	Leviton Series 1451 I, Ivory color, or equal. 

  

	 	2.	Switches paired in double gang box to meet Title 24 requirements. 

  

	 	3.	Switch height at 48” A.F.F. to center line of switch. 

  

	 	C.	Electric Duplex Wall Outlet: 

  

	 	1.	Leviton Series 5320 I, Ivory color, or equal. 

  

	 	2.	No more than seven (7) outlets per circuit, 120 Volt, 15 Amps. 

  

	 	3.	Mounted vertically at 15” A.F,F. to center line of outlet. 

  

	 	4.	Home run to distribution panel. 

  

	 	5.	Minimum 3 per STD. office. 

  

	 	D.	Wall telephone; jack: 

  

	 	1.	Single gang outlet box in wall, mounted vertically at 12” A.F.F. to center of box. 

  

	 	2.	3/4” conduit stubbed into attic space. 

  

	 	3.	Cover plate by others. 

  

	 	E.	Incandescent downlight: 

  

	 	1.	Halo H 7T 410, recessed light with a black coil baffle and white trim. 

  

	 	2.	150 Watt incandescent bulb. 

  

	 	F.	8’ strip fluorescent light fixture (warehouse): 

  

	 	1.	Lithonia, tc-232-voltage-GEB, or equal. 

  

	 	2.	Two (2) 8’ Miser cool white watt lamps, 32WATT-T-8-3500K 

  

	 	3.	Chain hung tight to structure above. 

  

	 	4.	Conduit and wiring. 

  

	V.	Fire Sprinklers 

  

	 	1.	Semi-recessed, color — white 

  

	 	2.	Drops from plugged T’s to ceiling height 

  

	 	3.	Smoke detectors & monitoring if required. 

  

	VI.	H.V.A.C. 

  

	 	A.	Interior Zone: 

  

	 	1.	Furnish and install low pressure distribution ductwork & insulation meeting 1991 UMC requirements. 

  
 Exhibit
“E” 
 Page 5 of 9 

	 	2.	Furnish and install supply diffusers and return air grilles. Krueger 1200P series or equal. 

  

	 	3.	Furnish and install volume control dampers at each branch and duct to diffusers & grilles. 

  

	 	4.	Furnish & install programmable thermostats, Honey Well T-7300 series with sub-base suitable for heat pump operation. 

  

	 	5.	Furnish & install Payne 548C series roof-top packaged heat pumps or equal by carrier, complete 1” filters & factory fresh air intake with backdraft dumpers. 

 

	 	6.	Where existing equipment platforms are available, use side discharge units and provide curbed room penetrations for lined ducts through the room. Where no existing platforms are available for new units to be added, use
down shot units mounted on factory roof curbs. 

  

	 	7.	All new A/C units, 5 tons and over are to be installed on 1” deflection spring isolators, or isolation rails if down shot (isolators shall have integral seismic restraints). 

 

	 	8.	Duct smoke detectors to be provided in supply & return ducts of units 5 tons and over. 

  

	 	9.	All roof penetrations shall be framed and sealed per Warland guidelines. 18” min. strip of modified bitumen shall be installed around all openings. 

 

	 	B.	Package Unit Heat Pump: 

  

	 	1.	Furnish and install 2 ton roof mounted unit. (Payne model 542G or equal) secure units to equipment platforms. 

  

	 	2.	Furnish and install plenum and distribution ductwork. 

  

	 	3.	Furnish and install supply diffusers and return air grilles. 

  

	VII.	Carpet and Flooring Base 

  

	 	A.	Carpet — See Property Management for the latest loop and pile selections. 

  

	 	B.	4” carpet base with dark bronze metal trim. 

  

	VIII.	Other Flooring and Flooring Base 

  

	 	A.	Vinyl Composition Tile (VCT) — Armstrong Sheet Flooring, Suffield or Seagate. (Colors to be approved by Landlord). 

  

	 	B.	4” self covered base — Burke 

  

	IX.	Painting 

  

	 	A.	Walls: 

  

	 	1.	Two coats to cover. Flat interior latex paint. 

  

	 	2.	Two coats to cover. Semi-gloss enamel in restrooms. 

  
 Exhibit
“E” 
 Page 6 of 9 

	 	B.	Doors: 

  

	 	1.	One coat of Watco oil stain with sealer 

  

	X.	Toilet Room Finishes 

  

	 	A.	Floor: 2” x 2” unglazed porcelain mosaic tile with ceramic tile base. Dal Keystone Tile (Color DK 325). 

  

	 	B.	Wainscot: 2” x 2” glazed porcelain mosaic tile 4 feet high Dal Tile (Base Color D135 Pat 

  

	 	C.	D or D1427 Pat D, Accent Color to be approved by Landlord) 

  

	 	D.	Toilet exhaust fan and ducting. 

  

	 	E.	Duplex receptacle. 

  

	 	F.	Recessed strip light. 

  

	 	G.	Water resistant gypsum board ceiling and walls. 

  

	XI.	Toilet Room Fixtures 

  

	 	A.	Water closet — Floor mounted, Madera flush valve; American Standard 2234.015 or equal. 

  

	 	B.	Handicap water closet — floor mounted, Cadet aquameter flush valve; American Standard 3043.102 

  

	 	C.	Lavatories — American Standard Ovalyn 0470.13 or equal. Set in plastic laminate counter with splash. 

  

	 	D.	Toilet room accessories shall be all fully recessed; Bobrick or equal. 

  

							
		 	1.	 	Grab bars	  	B-5507
		 	2.	 	Soap Dispenser	  	B-8221
		 	3.	 	Toilet tissue dispenser	  	B-6857
		 	4.	 	Toilet seat cover dispenser	  	B-221
		 	5.	 	Combination paper towel & Waste receptacle	  	B-3944

  

	 	E.	Mirror glass 1/4” thick with stainless steel framing, B-290 Series. 

  
 Exhibit
“E” 
 Page 7 of 9 

 SCHEDULE 2 

PLANS 
  

 

  
 Exhibit
“E” 
 Page 8 of 9 

 

 

  
 Exhibit
“E” 
 Page 9 of 9 

 EXHIBIT “F” 

PROJECT RULES AND REGULATIONS 

Tenant agrees to comply will all of the rules and regulations set forth below, and with any reasonable amendments or additions thereto as
Landlord may deem necessary from time to time. 
 (1) Any and all loading and unloading of goods shall be done only at such times, in the
areas and through the entrances designated for such purpose by Landlord. 
 (2) All truck deliveries shall be accomplished expeditiously.
During delivery, all diesel engines on large trucks with semi-tractor trailers shall be shut off, to ameliorate noise and air pollution. 

(3) Overnight parking of any trucking equipment or any other vehicle is specifically prohibited. 

(4) Any and all garbage, trash and refuse shall be kept in the type of container specified by Landlord, and shall be placed in the designated
trash enclosures for collection. Tenant shall not burn any trash or garbage of any kind in or about the Premises or the Project. 
 (5) No
aerials or antennas shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance the written consent of Landlord, which consent may be given or withheld in Landlord’s sole and absolute discretion.

 (6) No Tenant shall make or permit to be made any unseemly or disturbing noises, sounds or vibrations or disturb or interfere with
occupants of its building or other buildings in the Project by the use of any musical instrument, radio, CD players, phonograph, unusual noise, or in any other way. No loudspeakers, televisions, CD players, phonographs, radios or other devices shall
be used in a manner so as to be heard or seen outside of the Premises without the prior written consent of Landlord. Tenant shall conduct its business in a quiet and orderly manner so as not to create unreasonable or unrelated noise. 

(7) No Tenant, nor any agent, employee or customer of any Tenant, shall use, sell or solicit any illegal drugs in, on or about the Premises,
the Building or the Project. 
 (8) Tenant shall not solicit business within the Common Area by circulars or otherwise or take any action
which would interfere with the rights of other persons to use the Common Area without the written consent of Landlord, 
 (9) Tenant shall
not place or permit any obstruction in the Common Areas immediately adjoining the Premises without the written consent of Landlord, which consent may be given or withheld in Landlord’s sole and absolute discretion. Tenant shall not display or
sell merchandise, or allow carts, portable signs, signed vehicles, devices or other objects to be stored or to remain outside of the Premises without the written consent of Landlord, which consent may be given or withheld in Landlord’s sole and
absolute discretion. Tenant shall not obstruct the sidewalks, entrances, passages, corridors or halls, nor use same for any purpose other than ingress and egress, 

  
 Exhibit
“F” 
 Page 1 of 3 

 (10) Tenant and Tenant’s employees shall be required to park their vehicles in an area
designated in the Lease for such parking. 
 (11) Tenant shall not cause or permit the existence of any obnoxious or foul odors that disturb
the public or other Tenants, Should such odors be evident, Tenant shall be required to take immediate steps to remedy same at Tenant’s expense. 

(12) Under no circumstances shall any smoking be permitted in the Premises or within 20 feet of any door or any operable window. Any smoking
by Tenant’s employees, agents, contractors, licensees or business invitees shall be outside the Premises using Landlord’s standard ash/trash receptacles, which shall be purchased and maintained by Tenant. 

(13) Landlord shall have the right to determine and prescribe the weight and proper position of any unusually heavy equipment, including, but
not limited to, radiology equipment, libraries, safes, large files, etc., that are to be placed in the Premises, and only those which in the reasonable opinion of Landlord will not do damage to the floors, structure and/or elevators may be moved
into said Premises. Any damage occasioned in connection with the moving or installing of such aforementioned articles in said Premises or the existence of same in said Premises shall be paid for by Tenant. 

(14) Tenant shall have no rights to enter upon or utilize the roof of the Premises. 

(15) Except for approved alterations pursuant to the Construction Agreement or to maintain and repair Tenant’s cabling, Tenant shall have
no right to utilize the Premises ceiling plenum. 
 (16) The telephone mainline shall be run inside the common sleeve to the telephone
service board in the electrical room servicing the Premises. This shall be done in cooperation with the other Tenants of the Project and shall have the prior approval from the Landlord. 

(17) Tenant is solely responsible for the installation of its own security system. In accordance with the Lease terms, Landlord shall approve,
in Landlord’s sole and absolute discretion, the placement of alarms, and related electrical. 
 (18) Tenant acknowledges that the
Project is on a master-key system. In the event Tenant desires to have the locks in the Premises changed, Tenant shall notify Landlord and shall employ a locksmith authorized by Landlord to install locks that are compatible with the master-key
system. In the event Tenant changes its locks and fails to notify Landlord, Tenant shall be required to put its locks on the master-key system, at Tenant’s sole cost and expense. 

(19) The plumbing facilities shall be used only for the purpose for which they were constructed. No foreign substance shall be deposited in
any toilet or sink, and the cost of repair from any breakage, stoppage or damage resulting therefrom shall be borne by Tenant. Any replacement of toilet fixtures shall be per the same specifications as those installed in the Premises at the time of
original construction. 
 (20) Tenant shall not overload the electrical circuit breaker panel. Any additional circuits added by Tenant must
have prior approval of Landlord, which approval may be given or withheld in Landlord’s sole and absolute discretion. 

  
 Exhibit
“F” 
 Page 2 of 3 

 (21) When cleaning the glass windows and/or aluminum framing, Tenant must use only mild soap and
water and apply with a sponge. NO abrasive materials shall be used, as this will cause the silver coating on the inside of the windows to disintegrate. Ammonia must not be used to clean the windows, as it will cause the aluminum window frames to
deteriorate. 
 (22) If Tenant removes any door hardware and substitutes a different hardware, it shall be of equal standard to the hardware
installed in the Premises at the time Tenant took possession. 
 (23) Tenant shall not mark, paint, drill into, or in any way deface any
part of the Premises. No boring, cutting or stringing of wires or laying of linoleum or other similar floor coverings shall be permitted without the prior written consent of the Landlord and as the Landlord may direct. 

(24) Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s opinion, tends to impair the reputation
of the Project, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising. 
 (25) Canvassing,
soliciting and peddling in the Project are prohibited and Tenant shall cooperate to prevent same. 
 (26) Tenant shall comply with the
provisions of any governmental rule, regulation or ordinance regarding participation in traffic management and/or vehicular trip reduction programs, as mandated by the City of Cypress, County, State, or any other governmental agency, 

(27) Except for occasional visitors, Tenant shall not permit children within the Premises. 

(28) Landlord reserves the right to amend these Rules and Regulations and to make such other and further reasonable Rules and Regulations as,
in its judgment, may from time to time be needed and desirable, and which do not materially diminish Tenant’s rights under this Lease. 

  
 Exhibit
“F” 
 Page 3 of 3 

 EXHIBIT “G” 

TENANT INSURANCE REQUIREMENTS 

Tenant shall procure and maintain at all times, at Tenant’s own expense, during the term of this Lease, the insurance coverages and
requirements specified below, insuring all operations related to the Lease. 
 The kinds and amounts of insurance are as follows: 

 

	 	a)	Workers’ Compensation and Employers Liability Insurance. 

 Workers’ Compensation and
Employers Liability Insurance in accordance with the Laws of the State of California, or any other applicable jurisdiction, covering all employees and Employers’ Liability coverage with limits of not less than One Million Dollars ($1,000,000)
each accident or illness including a Waiver of Subrogation in favor of the Landlord. 
  

	 	b)	Commercial Liability Insurance (Primary and Umbrella). 

 Commercial General Liability insurance
or equivalent, with limits of not less than Five Million Dollars ($5,000,000) per occurrence, for Bodily Injury, personal injury and Property Damage Liability. Coverage extensions shall include the following: all premises and operations, including
the Building, all common areas, defense, cross liability or severability of interest, blanket contractual liability, Fire Legal Liability, Amendment of the Pollution exclusion to include Hostile Fire, Waiver of Subrogation in favor of landlord, an
“additional insured-Manager or Lessors of Premises” endorsement (ISO CG 20 11). Coverage shall be on a primary and non-contributory basis, arising directly or indirectly with the lease. 

 

	 	c)	Commercial Automobile Insurance (Primary and Umbrella). 

 When any motor vehicles (non-owned and
hired) are used in connection with work to be performed, the Tenant shall provide Commercial Automobile Insurance with limits of not less than Five Million Dollars ($5,000,000) per occurrence, for bodily injury and property damage. Coverage
extensions shall include a Waiver of Subrogation in favor of the landlord. 
  

	 	d)	All Risk Property Insurance. 

 All risk property insurance coverage shall be maintained by the
Tenant for full replacement value to protect against loss, damage to or destruction of all personal property including Tenant’s betterments and alterations in or about the Premises: All risk policy form to include the following: Sprinkler
Leakage and Earthquake Sprinkler Leakage, Plate Glass, rental income in an amount not less than the base rent and estimated additional rent for common area charges payable for each Lease Year. Landlord shall be designed as a loss payee under such
all risk property insurance coverage as to the betterments and alterations. Landlord shall have no obligation to insure Tenant’s personal property or any betterments and alterations during the Term. 

Tenant shall additionally comply, at Tenant’s sole cost and expense, with any and all insurance requirements now or in the future required
by any Lender. 

  
 Exhibit
“G” 
 Page 1 of 1 

 EXHIBIT “H” 

INDEPENDENT CONTRACTOR INSURANCE REQUIREMENTS 
  

					
		 	Owner Name:	 	Warland Investments Company
			
		 	Certificate Holder:	 	Warland Investments Company
			
		 	Certificate should be sent to:	 	11155 Knott Avenue, Suite J
			
		 		 	Cypress, California 90630
		 		 	 (714) 895-5908 Phone
 (714) 898-3453
Fax

  

	1.	Insurance Carrier: All policies shall be maintained with insurance companies holding a General Policyholders Best’s Rating of “A-” or better and a Financial Rating of “XI” or better.

  

	2.	General Liability Insurance: 

  

	 	A.	Commercial General Liability Insurance with a combined single limit of not less than Two Million Dollars ($2,000,000) per occurrence (combined primary and excess-umbrella) for bodily injury and property damage with
waiver of subrogation; and 

  

	 	B.	Comprehensive Automobile Liability Insurance (covering owned vehicles, leased vehicles, and all other vehicles) with a combined single limit of not less than One Million Dollars ($1,000,000) which shall include bodily
injury and property damage with waiver of subrogation. 

  

	3.	Workers’ Compensation and Employers Liability: Statutory Workers Compensation Insurance in accordance with law with a Waiver of Subrogation, and Employer’s Liability Insurance with a maximum coverage of
One Million Dollars ($1,000,000); 

  

	4.	Landlord and Manager are specifically named as an Additional Insured: An Additional Insured Endorsement should be attached to Certificate of Insurance listing Warland Investments Company as additional
insured. 

 Each of the policies of insurance required to be carried pursuant to the terms of this Exhibit shall contain: 

 

	 	(i)	if at any time available from the insurer, a clause requiring written notice to be delivered to Manager by the insurer not less than thirty (30) days prior to any cancellation of such policy of insurance, in whole
or in part, or a reduction as to coverage or amount thereunder, 

  

	 	(ii)	the condition that such insurance is primary and any liability insurance maintained by Manager or any other additional insured is excess and non-contributory, and 

 

	 	(iii)	Severability of Interest and Separation of Insured clauses. 

  
 Exhibit
“G” 
 Page 1 of 1 

 EXHIBIT “I” 

FORM OF COMMENCEMENT DATE MEMORANDUM 
  

							
	To:	 	  
	 		  	Date:             , 2015
		 	  
	 		  	
		 	  
	 		  	

  

			
	Re:	 	Warland Business Park Lease dated April 20, 2015 (the “Lease”), between Warland Investments Company, a California limited partnership (“Landlord”), and iRhythm Technologies, Inc., a Delaware
corporation (“Tenant”), concerning Suite “B” at 11085 Knott Avenue, Cypress, California (the “Premises”).

 In accordance with Sections 1.9 and 3 of the Lease, we wish to confirm as follows: 

1. Tenant has accepted possession of the Premises. 

2. The Term commenced on             , 20     and will end on
            , 20    . 
 3. In accordance with the Lease,
Base Monthly Rent is                      Dollars ($            ) and commenced to accrue
on             , 20    . 
 4. Rent is due and payable in
advance on the first (1st) day of every month during the Term of the Lease. Your rent checks should be made payable to “Warland Investments Company” at 1299 Ocean Avenue, Suite 300,
Santa Monica, California 90401. 
  

					
	WARLAND INVESTMENTS COMPANY,
	 a California limited partnership

		
	By:	 	 Robertson Management Company, LLC, a California limited liability company, Co-Managing Director

			
		 	By:	 	  

		 		 	Carl W. Robertson, Jr., Manager
		
	By:	 	Law Warschaw Management LLC, a California limited liability company, Co-Managing Director
			
		 	By:	 	  

		 		 	Hope I. Warschaw, Manager

 Acknowledged and Agreed to by Tenant: 
  

					
	IRHYTHM TECHNOLOGIES, INC.,
	 a Delaware corporation

		
	By:	 	  

		 	Its:	 	  

		
	By:	 	  

		 	Its:	 	  

  
 Exhibit
“I” 
 Page 1 of 1 

 EXHIBIT “J” 

FORM OF TENANT ESTOPPEL CERTIFICATE 
  

					
		 	TO:	 	WARLAND INVESTMENTS COMPANY, a California limited partnership (“Landlord”):

 The undersigned, IRHYTHM TECHNOLOGIES, INC.,  

a Delaware corporation 

(“Tenant”), hereby certifies to
                     a 

                    , as follows: 

1. Attached hereto is a true, correct and complete copy of that certain lease dated
            , 20    , between Landlord and Tenant (the “Lease”), which demises premises located at
Suite         ,              Knott Avenue, Cypress, California (the “Premises”). The Lease is now in full force and has not
been amended, modified or supplemented, except as set forth in Paragraph 4 below. 
 2. The term of the Lease commenced on
            , 20    . 
 3. The term of the Lease shall
expire on             , 20    . There are                     
(    ) options to extend the Lease term for a total period of                      (    ) years, none of
which has been exercised. There are no options to expand the Premises. 
 4. The Lease has: (Initial one) 

(    ) not been amended, modified, supplemented, extended, renewed or assigned. 

(    ) been amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies
of which are attached hereto: 
  
  

 
  

5. Tenant has accepted and is now in possession of the Premises. 

6. Tenant acknowledges that Landlord’s interest in the Lease will be assigned to
                     and that no modification, adjustment, revision or cancellation of the Lease or amendments thereto shall be effective unless the
prior written consent of is obtained. 
 7. The amount of fixed monthly rent is
                     Dollars ($            ). 

8. The amount of security deposits (if any) is
                     Dollars ($            ). No other security deposits have been made.

  
 Exhibit
“J” 
 Page 1 of 2 

 9. Tenant is paying the full lease rental, which has been paid in full as of the date of this
Certificate. No rent or other amount under the Lease has been paid for more than thirty (30) days in advance of its due date. 
 10.
All work required to be performed by Landlord under the Lease and the Construction Agreement (as defined in the Lease) has been completed. 

11. There are no defaults on the part of the Landlord or Tenant under the Lease. 

12. Tenant has no defense as to its obligations under the Lease and claims no set-off or counterclaim against Landlord. 

13. Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies
except as provided in the Lease. 
 All provisions of the Lease and the amendments thereto (if any) referred to above are hereby ratified.

 The foregoing certification is made with the knowledge that Landlord is about to sell the Property to
                     or that                     
is about to fund a loan to Landlord, which sale/loan Tenant understands is scheduled to close on                     , and that in either case the
named party is relying upon the representations herein made in proceeding with that execution. Tenant shall take all steps reasonably necessary to keep the transaction and party described in this Certificate confidential. If there is any change in
the information provided in this Certificate between now and the closing described above, Tenant shall immediately inform you of that change. 

This Certificate has been duly executed and delivered by the authorized officers of the undersigned as of
            , 20    . 
  

									
	“TENANT”	 		 		 	IRHYTHM TECHNOLOGIES, INC.,
				
		 		 		 	a Delaware corporation
				
		 		 	 By:
	 	  

		 		 		 	Its:	 	  

				
		 		 	 By:
	 	  

		 		 		 	Its:	 	  

  
 Exhibit
“J” 
 Page 2 of 2 

 EXHIBIT “K” 

[INTENTIONALLY OMITTED] 

  
 Exhibit
“K” 
 Page 1 of 1 

 EXHIBIT “L” 

FORM OF ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT 

The purpose of this form is to obtain information regarding the use of materials on the Premises. Prospective tenants should answer the
questions in light of their proposed operations on the Premises. Existing tenants should answer the questions as they relate to on-going operations on the Premises and should update any information previously submitted. If additional space is needed
to answer the questions, you may attach additional information to this form. For purposes of this form, “hazardous materials” shall also include Hazardous Material (as defined in Section 27.3 or the Lease). The undersigned certifies
to Landlord that the following is true and correct. 
 This form is attached to all leases with Landlord. Your cooperation in this matter is
appreciated. When completed, the form should be mailed to: 
 Warland Investments Company 

1299 Ocean Avenue, Suite 300 

Santa Monica, California 90401 

If you have any questions, please contact
                     at (    )              for assistance. 

1. GENERAL INFORMATION 
  

					
		 	Name of Responding Company:	 	  

  

							
		 	Check all that apply:	 	Prospective Tenant	 	(    )
		 		 	Existing Tenant	 	(    )

  

					
		 	Mailing Address:	 	  

					
		 	Contact Person & Title:	 	  

							
		 	Telephone Number: (    )	 	  
	 	

					
		 	Address of Leased Premises:	 	  

					
		 	Length of Lease:	 	  

 Describe the proposed operations to take place on the property, including principal products manufactured or
services to be conducted. Existing tenants and contractors should describe any proposed changes to ongoing operations. 
  

 
  

 
 2. ABOVE GROUND STORAGE OF HAZARDOUS MATERIALS FOR
PURPOSES OF THIS QUESTIONNAIRE, THE TERM HAZARDOUS MATERIAL MEANS ANY RAW MATERIAL, PRODUCT OR AGENT CONSIDERED HAZARDOUS UNDER ANY STATE OR FEDERAL LAW. THE TERM DOES NOT INCLUDE WASTES WHICH ARE INTENDED TO BE DISCARDED. HAZARDOUS WASTES ARE
ADDRESSED IN SECTION 4. BELOW. 

  
 Exhibit
“L” 
 Page 1 of 7 

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

 

							
	Chemical Products	  	Yes (    )	  	No (    )	  	
	Radioactive Materials	  	Yes (    )	  	No (    )	  	
	Petroleum Products	  	Yes (    )	  	No (    )	  	

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

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

 3. UNDERGROUND STORAGE OF HAZARDOUS MATERIALS 

3.1 Is any underground storage of hazardous materials proposed or currently conducted on the premises? Yes (    ) No
(    ) 
 If yes, describe the materials to be stored, and the size and construction of the tank. Attach copies of any
permits obtained for the underground storage of such substances. 
 3.2 Are any below grade clarifiers, separators or sumps proposed for
installation or currently existing on the premises? Yes (    ) No (    ) 
 If yes,
describe the purpose, the size and construction of the containment. 
  
  

 
  

4. GENERATION AND STORAGE OF HAZARDOUS WASTE FOR PURPOSES OF THIS QUESTIONNAIRE, THE TERM “HAZARDOUS WASTE” MEANS ANY WASTE (INCLUDING
CHEMICAL, PETROLEUM OR RADIOACTIVE WASTE) CONSIDERED HAZARDOUS UNDER ANY STATE OR FEDERAL LAW, AND WHICH IS INTENDED TO BE DISCARDED. 

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

 

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

  
 Exhibit
“L” 
 Page 2 of 7 

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

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

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

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

 
  

 
 4.4 Attach copies of any hazardous
waste permits or licenses issued to your company with respect to its operations on the premises. 
 5. SPILLS (EXISTING TENANTS) 

5.1 During the past year have any spills or releases of hazardous materials occurred on the premises? Yes (    ) No
(    ) 
 If so, please describe the spill and attach the results of any testing conducted tb determine the extent of
such spills. 
  
  

 
  

5.2 Were any agencies notified in connection with such spills? Yes (    ) No (    ) 

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

5.3 Were any clean-up actions undertaken in connection with the spills? 

Yes (    ) No (    ) 

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

 
  

 

  
 Exhibit
“L” 
 Page 3 of 7 

 6. INDUSTRIAL WASTEWATER TREATMENT/DISCHARGE 

6.1 Does your operation generate an industrial wastewater discharge? Yes (    ) No (    ). If so
describe the generation process and hazardous content of the discharge. 
 6.2 Is your industrial wastewater treated before discharge? Yes
(    ) No (    ) 
 If yes, describe the type of treatment conducted. 

 
  
  

 
 6.3 Attach copies of any wastewater
discharge permits issued to your company with respect to its operations on the premises. 
 7. AIR DISCHARGES 

7.1 Do you have any air filtration systems, vents or stacks that discharge into the air? 

Yes (    ) No (    ) 

If yes, please describe. 
  

 
  

 
 7.2 Do you operate any equipment that
requires an air emissions permit? 
 Yes (    ) No (    ) 

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

8. HAZARDOUS MATERIALS DISCLOSURES 
 8.1
Does your company handle an aggregate of at least 500 pounds, 55 gallons or 200 cubic feet of hazardous material at any given time? Yes (    ) No (    ) 

8.2 Has your company prepared a Hazardous Materials Disclosure — Chemical Inventory and Business Emergency Plan or similar disclosure
document pursuant to state or county requirements? Yes (    ) No (    ) 
 If so, attach a copy.

 8.3 Are any of the chemicals used in your operations regulated under Proposition 65? 

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

 
  
  

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

  
 Exhibit
“L” 
 Page 4 of 7 

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

 
  

9. ANIMAL TESTING 
 9.1 Does your company
bring or intend to bring live animals onto the premises for research or development purposes? Yes (    ) No (    ) 

If so, describe the activity. 
  

 
  

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

If so, describe the activity. 
  

 
  

 
 10. ENFORCEMENT ACTIONS, COMPLAINTS 

10.1 Has your company ever been subject to any agency enforcement actions, administrative orders, or consent orders/decrees regarding
environmental compliance or health and safety? Yes (    ) No (    ) 
 If so, describe the actions
and any continuing obligations imposed as a result of these actions. 
  
  

 
  

10.2 Has your company ever received any requests for information, notice or demand letters, or other inquiries regarding any environmental or
health and safety concerns? 
 Yes (    ) No (    ) 

10.3 Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety
concerns? Yes (    ) No (    ) 
 10.4 Has an environmental audit ever been conducted which
concerned operations or activities on premises occupied by you? Yes (    ) No (    ) 
 10.5 Have
there been any problems or complaints from neighbors at the company’s current facility. If so, describe and identify the complaining party. 
 11.
BIOHAZARDOUS MATERIALS 
 11.1 Is or will the premises be used as a laboratory of any kind?
            . If so, provide the following information: 
  

	 	•	 	Identify the BioSafety Level and function of each laboratory. 

  
 Exhibit
“L” 
 Page 5 of 7 

	 	•	 	Describe the size of each laboratory and the proposed method of construction, i.e., manufactured containment or constructed in place. 

 

	 	•	 	Describe how biohazardous agents will be used i.e., diagnostic, R&D etc. 

  

	 	•	 	Describe the level of professional evaluation conducted relative to the design, security, and health and safety risk associated with each laboratory. 

 

	 	•	 	Describe the measures that will be employed in each laboratory to ensure containment of materials within the building and to avoid contamination of the building itself. 

 

	 	•	 	Identify which government and regulatory agencies will be involved in the planning, permitting and oversight of laboratory operations. 

11.2 List any biohazardous or infectious materials that may be used or store on the premises, the quantities that will be on-site at any given
time, and the location and method of storage (e.g., bottles in storage closet on the premises). 
  

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

 11.3 List any biohazardous or infectious waste generated or to be generated on the premises, and indicate the
quantity generated on a monthly basis. 
  

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

  
 Exhibit
“L” 
 Page 6 of 7 

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

					
	 Hazardous Materials
 Quantity
	  	 Location and Method
 of Storage
	  	Disposal
			
	     
	  		  	
	  
	  	  
	  	  

	     
	  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

		  		  	
	  
	  	  
	  	  

 11.5 Is any treatment or processing of biohazardous or infectious waste currently conducted or proposed to be
conducted on the premise? Yes (    ) No (    ) 
 If yes, please describe any existing or proposed
treatment methods. 
  
  

 
  

11.6 Attach copies of any biohazardous, infectious, or medical materials permits or licenses issued to your company with respect to its
operations on the premises. 
 11.7 Has your company ever received any agency citations or been the subject of any enforcement actions
relative to the use/storage of biohazardous materials? Yes (    ) No (    ) If so please describe the action and any continuing obligations imposed as a result of the actions. 

11.8 Have any accidents, injuries or deaths occurred in connection with the use, handling or storage of any biohazardous materials? 

 

			
	BY:	 	  

		
	NAME:	 	  

		
	TITLE:	 	  

		
	DATE:	 	  

  
 Exhibit
“L” 
 Page 7 of 7 

 EXHIBIT “M” 

PERMITTED TRANSFERS 

This Exhibit is attached to and made a part of that certain Warland Business Park Lease (the “Lease”), dated
            , 2015, between Warland Investments Company, a California limited partnership (“Landlord”) and IRHYTHM TECHNOLOGIES, INC, (“Tenant”) for the
premises known as 11085 Knott Avenue, Suite “B”, Cypress, California (the “Premises”). Defined or initially capitalized terms used in this Exhibit shall have the same meaning as in the Lease. The provisions of this Exhibit
shall supersede any inconsistent provisions of the Lease to the extent of the inconsistency. 
 Pursuant to Section 18.7 of this Lease,
Tenant may, without the prior written consent of Landlord (but with prior written notice and substantiating documents as required by Section 18.7), at any time undergo a deemed Transfer due to a change of control under Section 18.6(a) or
assign this Lease or sublet the Premises to any of the following (each, a “Tenant Affiliate”): 
 (a) any parent, subsidiary or
affiliate or related corporation or entity, 
 (b) any corporation resulting from a consolidation or merger of Tenant into or with any other
entity where the surviving corporation assumes by laws all obligations of Tenant under this Lease as a matter of law; 
 (c) to a
corporation or other entity which has acquired more than fifty percent (50%) of each class of outstanding voting capital stock of Tenant or substantially all of Tenant’s physical assets; or 

(d) The transfer of more than fifty percent (50%) of the outstanding voting stock of Tenant through an initial public offering. 

With respect to any such permitted sublease or assignment (a “Permitted Transfer”) under this Exhibit each of the following
shall apply as a condition precedent to the effectiveness of such a Permitted Transfer, except that clause (v) shall, under the circumstances set forth below, constitute a condition subsequent to the effectiveness of such Permitted Transfer:

  

	 	(i)	The Premises may only be used for the use permitted under this Lease; 

  

	 	(ii)	Except for a Permitted Transfer described in clause (b), above, the assignee or subtenant (each a “Transferee”) shall execute a written assumption of the obligations of Tenant pursuant to this Lease in
form and substance reasonably satisfactory to Landlord and to any Lender, and deliver a copy of such executed assumption to Landlord and such Lender; 

  

	 	(iii)	Except for a Permitted Transfer described in clause (a), above, the Transferee or survivor shall have an unconsolidated, positive net worth (excluding good will) equal to the greater of (1) the net worth of Tenant
as of the {Reference Date], or (2) the net worth of Tenant immediately prior to the date of such Permitted Transfer; 

  
 Exhibit
“M” 
 Page 1 of 2 

	 	(iv)	Except for a Permitted Transfer described in clause (b), above where Tenant is not the surviving entity (and, in which event, the Transferee surviving entity shall assume full direct liability hereunder), Tenant shall
not be released from any of its obligations pursuant to this Lease; and 

  

	 	(v)	At least thirty (30) days prior to the effective date of the Permitted Transfer, Tenant shall deliver to Lender and Landlord a written notice of the Permitted Transfer identifying the Transferee, the effective date
of the Permitted Transfer, the facts which bring such Permitted Transfer within the scope of this Exhibit and any changes in the address for notices and billings to Tenant pursuant to this Lease, If prior disclosure of the proposed Permitted
Transfer is proscribed by applicable law, then such notice shall be provided no later than ten (10) days after the effective date of the Permitted Transfer. 

As used herein, a “parent” of Tenant shall be any person or entity which owns a majority of the outstanding voting stock or profit and loss
interests of Tenant, a “subsidiary” of Tenant shall be any entity as to which Tenant owns a majority of the outstanding voting stock or profit and loss interests of such entity, and an “affiliate” or related
corporation or entity” of Tenant means a person or entity, corporation or otherwise, that through one or more intermediaries, controls or is controlled by, or is under common control with, Tenant. As used herein, the word
“control” means the right and power to direct or cause the direction of the management of policies of the person or entity, corporation or otherwise, through ownership or voting securities (including shareholder agreements). 

  
 Exhibit
“M” 
 Page 2 of 2EX-10.9

 Exhibit 10.9 

OFFICE LEASE 
 650 TOWNSEND
STREET 
 San Francisco, California 

LANDLORD: 
 650 TOWNSEND
ASSOCIATES LLC 
 TENANT: 

iRHYTHM TECHNOLOGIES, INC. 

 TABLE OF CONTENTS 

 

									
	 	 	 	  	 	  	Page	 
			
	 1.
	 	 Definitions
	  	 	1	  
		 	 1.1
	  	 Terms Defined
	  	 	1	  
		 	 1.2
	  	 Basic Lease Information
	  	 	7	  
		 	 1.3
	  	 Certain Defined Terms
	  	 	7	  
			
	 2.
	 	 Lease of Premises
	  	 	8	  
			
	 3.
	 	 Term; Condition and Acceptance of Premises
	  	 	8	  
		 	 3.1
	  	 Term; Condition and Acceptance of Premises
	  	 	8	  
		 	 3.2
	  	 Early Entry
	  	 	8	  
		 	 3.3
	  	 Option to Extend
	  	 	8	  
		 	 3.4
	  	 Amendment to Lease
	  	 	10	  
			
	 4.
	 	 Rent
	  	 	10	  
		 	 4.1
	  	 Base Rent
	  	 	10	  
		 	 4.2
	  	 Manner of Rent Payment
	  	 	11	  
		 	 4.3
	  	 Additional Rent
	  	 	11	  
		 	 4.4
	  	 Late Payment of Rent; Interest
	  	 	11	  
			
	 5.
	 	 Calculation and Payments of Escalation Rent
	  	 	12	  
		 	 5.1
	  	 Payment of Estimated Escalation Rent
	  	 	12	  
		 	 5.2
	  	 Escalation Rent Statement and Adjustment
	  	 	12	  
		 	 5.3
	  	 Proration for Partial Year
	  	 	13	  
			
	 6.
	 	 Impositions Payable by Tenant
	  	 	13	  
			
	 7.
	 	 Use of Premises
	  	 	13	  
		 	 7.1
	  	 Permitted Use
	  	 	13	  
		 	 7.2
	  	 No Violation of Requirements
	  	 	13	  
		 	 7.3
	  	 Compliance with Requirements
	  	 	14	  
		 	 7.4
	  	 No Nuisance
	  	 	14	  
		 	 7.5
	  	 Compliance With Environmental Laws; Use of Hazardous Materials
	  	 	14	  
			
	 8.
	 	 Building Services
	  	 	14	  
		 	 8.1
	  	 Maintenance of Project
	  	 	14	  
		 	 8.2
	  	 Building-Standard Services
	  	 	15	  
		 	 8.3
	  	 Interruption or Unavailability of Services
	  	 	15	  
		 	 8.4
	  	 Tenant’s Use of Excess Electricity and Water; Premises Occupancy Load
	  	 	16	  
		 	 8.5
	  	 Provision of Additional Services
	  	 	16	  
		 	 8.6
	  	 Tenant’s Supplemental Air Conditioning
	  	 	16	  
		 	 8.7
	  	 Tenant’s Electrical Consumption
	  	 	17	  

  
 i 

									
			
	 9.
	 	 Maintenance of Premises
	  	 	17	  
			
	 10.
	 	 Alterations to Premises
	  	 	17	  
		 	 10.1
	  	 Landlord Consent; Procedure
	  	 	17	  
		 	 10.2
	  	 General Requirements
	  	 	17	  
		 	 10.3
	  	 Landlord’s Right to Inspect
	  	 	19	  
		 	 10.4
	  	 Tenant’s Obligations Upon Completion
	  	 	19	  
		 	 10.5
	  	 Repairs
	  	 	19	  
		 	 10.6
	  	 Ownership and Removal of Alterations
	  	 	20	  
		 	 10.7
	  	 Minor Alterations
	  	 	20	  
		 	 10.8
	  	 Landlord’s Fee
	  	 	20	  
			
	 11.
	 	 Liens
	  	 	20	  
			
	 12.
	 	 Damage or Destruction
	  	 	21	  
		 	 12.1
	  	 Obligation to Repair
	  	 	21	  
		 	 12.2
	  	 Landlord’s Election
	  	 	21	  
		 	 12.3
	  	 Tenant’s Election
	  	 	21	  
		 	 12.4
	  	 Cost of Repairs
	  	 	22	  
		 	 12.5
	  	 Damage at End of Term
	  	 	22	  
		 	 12.6
	  	 Waiver of Statutes
	  	 	22	  
			
	 13.
	 	 Eminent Domain
	  	 	22	  
		 	 13.1
	  	 Effect of Taking
	  	 	22	  
		 	 13.2
	  	 Condemnation Proceeds
	  	 	23	  
		 	 13.3
	  	 Restoration of Premises
	  	 	23	  
		 	 13.4
	  	 Taking at End of Term
	  	 	23	  
		 	 13.5
	  	 Tenant Waiver
	  	 	23	  
			
	 14.
	 	 Insurance
	  	 	23	  
		 	 14.1
	  	 Liability Insurance
	  	 	23	  
		 	 14.2
	  	 Form of Policies
	  	 	24	  
		 	 14.3
	  	 Vendors’ Insurance
	  	 	25	  
			
	 15.
	 	 Waiver of Subrogation Rights
	  	 	25	  
			
	 16.
	 	 Tenant’s Waiver of Liability and Indemnification
	  	 	25	  
		 	 16.1
	  	 Waiver and Release
	  	 	25	  
		 	 16.2
	  	 Indemnification of Landlord
	  	 	26	  
			
	 17.
	 	 Assignment and Subletting
	  	 	27	  
		 	 17.1
	  	 Compliance Required
	  	 	27	  
		 	 17.2
	  	 Request by Tenant; Landlord Response
	  	 	27	  
		 	 17.3
	  	 Standards and Conditions for Landlord Approval
	  	 	28	  
		 	 17.4
	  	 Costs and Expenses
	  	 	29	  
		 	 17.5
	  	 Payment of Excess Rent and Other Consideration
	  	 	29	  

  
 ii 

									
		 	 17.6
	  	 Assumption of Obligations; Further Restrictions on Subletting
	  	 	29	  
		 	 17.7
	  	 No Release
	  	 	30	  
		 	 17.8
	  	 No Encumbrance; No Change in Permitted Use
	  	 	30	  
		 	 17.9
	  	 Right to Assign or Sublease Without Landlord’s Consent
	  	 	30	  
			
	 18.
	 	 Rules and Regulations
	  	 	31	  
			
	 19.
	 	 Entry of Premises by Landlord; Modification to Common Areas
	  	 	31	  
		 	 19.1
	  	 Entry of Premises
	  	 	31	  
		 	 19.2
	  	 Modifications to Common Areas
	  	 	32	  
		 	 19.3
	  	 Waiver of Claims
	  	 	32	  
			
	 20.
	 	 Default and Remedies
	  	 	33	  
		 	 20.1
	  	 Events of Default
	  	 	33	  
		 	 20.2
	  	 Tenant Cure Periods
	  	 	34	  
		 	 20.3
	  	 Landlord’s Remedies Upon Occurrence of Event of Default
	  	 	34	  
		 	 20.4
	  	 Damages Upon Termination
	  	 	34	  
		 	 20.5
	  	 Computation of Certain Rent for Purposes of Default
	  	 	34	  
		 	 20.6
	  	 Landlord’s Right to Cure Defaults
	  	 	35	  
		 	 20.7
	  	 Waiver of Forfeiture
	  	 	35	  
		 	 20.8
	  	 Remedies Cumulative
	  	 	35	  
		 	 20.9
	  	 Landlord’s Default
	  	 	35	  
			
	 21.
	 	 Subordination, Attornment and Nondisturbance
	  	 	35	  
		 	 21.1
	  	 Subordination and Attornment
	  	 	35	  
		 	 21.2
	  	 Notice to Encumbrancer
	  	 	36	  
		 	 21.3
	  	 Rent Payment Direction
	  	 	36	  
			
	 22.
	 	 Sale or Transfer by Landlord; Lease Non-Recourse
	  	 	37	  
		 	 22.1
	  	 Release of Landlord on Transfer
	  	 	37	  
		 	 22.2
	  	 Lease Nonrecourse to Landlord; Limitation of Liability
	  	 	37	  
			
	 23.
	 	 Estoppel Certificate
	  	 	37	  
		 	 23.1
	  	 Procedure and Content
	  	 	37	  
		 	 23.2
	  	 Effect of Certificate
	  	 	38	  
			
	 24.
	 	 No Light, Air, or View Easement
	  	 	38	  
			
	 25.
	 	 Holding Over
	  	 	38	  
			
	 26.
	 	 Security Deposit
	  	 	39	  
		 	 26.1
	  	 Letter of Credit
	  	 	39	  
		 	 26.2
	  	 Transfer of Letter of Credit
	  	 	40	  
		 	 26.3
	  	 In General
	  	 	40	  
		 	 26.4
	  	 Application of Proceeds
	  	 	40	  
		 	 26.5
	  	 Independent Contract
	  	 	41	  
		 	 26.6
	  	 Increase of Security Deposit
	  	 	41	  

  
 iii 

									
	 27.
	 	 Waiver
	  	 	41	  
			
	 28.
	 	 Notices; Tenant’s Agent for Service
	  	 	42	  
			
	 29.
	 	 Tenant’s Authority
	  	 	42	  
			
	 30.
	 	 Parking
	  	 	42	  
		 	 30.1
	  	 Lease of Parking Spaces
	  	 	42	  
		 	 30.2
	  	 Management of Project Parking Garage
	  	 	43	  
		 	 30.3
	  	 Waiver of Liability
	  	 	43	  
			
	 31.
	 	 Miscellaneous
	  	 	43	  
		 	 31.1
	  	 No Joint Venture
	  	 	43	  
		 	 31.2
	  	 Successors and Assigns
	  	 	43	  
		 	 31.3
	  	 Construction and Interpretation
	  	 	43	  
		 	 31.4
	  	 Severability
	  	 	44	  
		 	 31.5
	  	 Entire Agreement
	  	 	44	  
		 	 31.6
	  	 Governing Law
	  	 	44	  
		 	 31.7
	  	 Costs and Expenses
	  	 	45	  
		 	 31.8
	  	 Standards of Performance and Approvals
	  	 	45	  
		 	 31.9
	  	 Brokers
	  	 	45	  
		 	 31.10
	  	 Memorandum of Lease
	  	 	45	  
		 	 31.11
	  	 Quiet Enjoyment
	  	 	46	  
		 	 31.12
	  	 Force Majeure
	  	 	46	  
		 	 31.13
	  	 Surrender of Premises
	  	 	46	  
		 	 31.14
	  	 Building Directory; Elevator Lobby and Tenant Signage
	  	 	46	  
		 	 31.15
	  	 Name of Building; Address
	  	 	47	  
		 	 31.16
	  	 Exhibits
	  	 	47	  
		 	 31.17
	  	 Survival of Obligations
	  	 	47	  
		 	 31.18
	  	 Time of the Essence
	  	 	47	  
		 	 31.19
	  	 Waiver of Trial By Jury; Waiver of Counterclaim
	  	 	48	  
		 	 31.20
	  	 Consent to Venue
	  	 	48	  
		 	 31.21
	  	 Financial Statements
	  	 	48	  
		 	 31.22
	  	 Subdivision; Future Ownership
	  	 	48	  
		 	 31.23
	  	 Modification of Lease
	  	 	49	  
		 	 31.24
	  	 Confidential Information
	  	 	49	  
		 	 31.25
	  	 No Option
	  	 	49	  
		 	 31.26
	  	 Independent Covenants
	  	 	49	  
		 	 31.27
	  	 Compliance with Anti-Terrorism Law
	  	 	49	  
		 	 31.28
	  	 Bankruptcy of Tenant
	  	 	50	  
		 	 31.29
	  	 Rent Not Based on Income
	  	 	50	  
		 	 31.30
	  	 Counterparts
	  	 	50	  
		 	 31.31
	  	 Renovations
	  	 	50	  
		 	 31.32
	  	 First Source Hiring
	  	 	51	  

  
 iv 

									
			
	 32.
	 	 Communications and Computer Lines and Equipment
	  	 	51	  
		 	 32.1
	  	 Lines and Equipment
	  	 	51	  
		 	 32.2
	  	 Interference
	  	 	52	  
		 	 32.3
	  	 General Provisions
	  	 	52	  
			
	 33.
	 	 Landlord’s Personal Property
	  	 	53	  

  
 v 

 OFFICE LEASE 

650 TOWNSEND STREET 
 San
Francisco, California 
 BASIC LEASE INFORMATION 
  

			
	Lease Date:	  	April     , 2008
		
	Landlord:	  	 650 Townsend Associates LLC,
 a Delaware limited
liability company

		
	Tenant:	  	 iRhythm Technologies, Inc.,
 a Delaware
corporation

		
	Premises:	  	Approximately 11,064 square feet of rentable area located on the third floor of the Building, commonly referred to as Suite 380, as shown on the Floor Plan(s) attached to this Lease as Exhibit A
		
	Term:	  	Twenty four (24) months, commencing on the Lease Commencement Date
		
	Lease Commencement Date:	  	The date Landlord delivers possession of the Premises to Tenant following the full execution of this Lease
		
	Target Delivery Date:	  	April     , 2008
		
	Rent Commencement Date:	  	The earlier of: (a) May 15, 2008 and (b) the date which is fourteen (14) days after the date of the full execution of this Lease
		
	Expiration Date:	  	April 30, 2010
		
	Base Rent:	  	

  

									
	 	  	Annual Base
Rent/Sq. Ft.
(Net of Electrical)	 	  	Monthly Base Rent	 
	 Rent Commencement Date to the first anniversary of the Rent Commencement Date
	  	$	32.00	  	  	$	29,504.00	  
			
	 First anniversary of the Rent Commencement Date to the Expiration Date
	  	$	33.00	  	  	$	30,426.00	  
		
	 Extended Term (if applicable)
	  	 
 	Base Rent to be determined
pursuant to Section 3.2	  
  

  
 vi 

			
	Operating Expense Base Year:	  	Calendar Year 2008
		
	Tax Base Year:	  	Fiscal Year 2007/2008
		
	Tenant’s Percentage Share:	  	1.71%
		
	Permitted Use:	  	General office use, research, development and administrative and other office related activities
		
	Security Deposit:	  	$91,278.00
		
	Building Directory Spaces:	  	One (1) directory strips
		
	Parking Spaces:	  	Two (2) unreserved parking spaces on the roof level of the Project parking garage and up to two (2) reserved parking spaces on the third level of the Project parking garage.
		
	Tenant’s Address:	  	Prior to Lease Commencement Date:
		
		  	 650 Townsend Street, Suite 250
 San Francisco,
California 94103
 Attention: Chief Financial Officer

		
		  	On and after Lease Commencement Date:
		
		  	 650 Townsend Street, Suite 380
 San Francisco,
California 94103
 Chief Financial Officer

		
	Landlord’s Address:	  	 650 Townsend Associates LLC
 c/o TMG
Partners
 100 Bush Street, 26th Floor

San Francisco, California 94104
 Attn: Lynn Tolin

  
 vii 

 Brokers: 
  

			
	Landlord’s Broker:	  	The CAC Group
		
	Tenant’s Broker:	  	Jones Lang LaSalle

 Exhibits: 
  

			
	Exhibit A:	  	Floor Plan(s) of Premises
	Exhibit B:	  	Rules and Regulations
	Exhibit C:	  	RESERVED
	Exhibit D:	  	Confirmation of Lease Term
	Exhibit E:	  	Landlord’s Personal Property
	Exhibit F:	  	Form of Letter of Credit

  
 viii 

 OFFICE LEASE 

THIS LEASE is made and entered into by and between Landlord and Tenant as of the Lease Date. 

Landlord and Tenant hereby agree as follows: 

1. Definitions. 
 1.1
Terms Defined. The following terms have the meanings set forth below. Certain other terms have the meanings set forth elsewhere in this Lease. 

Alterations: Alterations, additions or other improvements to the Premises made by or on behalf of Tenant (including the initial
leasehold improvements, if any, made by or on behalf of Tenant). 
 Anti-Terrorism Law: Any Requirements relating to terrorism,
anti-terrorism, money-laundering or anti-money laundering activities, including without limitation the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, Executive Order No. 13224, and Title 3 of the
USA Patriot Act, and any regulations promulgated under any of them. 
 Bankruptcy Code: The United States Bankruptcy Code. 

Base Operating Expenses and Base Real Property Taxes: The Operating Expenses and the Real Property Taxes allocable to the applicable
Base Year, including, for purposes of the Base Real Property Taxes, any reduction in Base Real Property Taxes obtained by Landlord after the date hereof as a result of a commonly called Proposition 8 application. 

Base Year: Base Year shall have the meaning, with respect to Base Operating Expenses, the Operating Expense Base Year set forth in the
Basic Lease Information and, with respect to Base Real Property Taxes, the Tax Base Year set forth in the Basic Lease Information. 

Building: The six- story office building of the Project, commonly known as Townsend Center, including related Common Areas and the
parking garage. 
 Building Holidays: New Year’s Day, Martin Luther King, Jr. Day, President’s Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day, the day after Thanksgiving, Christmas Day and any other holidays generally recognized in the State of California. 

Building Standard Hours: 8:00 a.m. to 6:00 p.m. on weekdays (except Building Holidays). 

Building Systems: The life-safety, electrical, mechanical, heating, ventilation, air-conditioning, plumbing, fire-protection,
telecommunications, or other utility systems serving the Premises, the Building, or the Project, as applicable. 
 Casualty: Fire,
earthquake, or any other event of a sudden, unexpected, or unusual nature. 

  
 1 

 Casualty Discovery Date: Casualty Discovery Date shall have the meaning set forth in
Section 12.1. 
 Claims: Any and all obligations, losses, claims, actions (including remedial or enforcement actions of
any kind and administrative or judicial proceedings, suits, orders or judgments), causes of action, liabilities, penalties, damages (including consequential and punitive damages), costs and expenses (including reasonable attorneys’ and
consultants’ fees and expenses). 
 Common Areas: Those areas of the Project designated by Landlord, in its sole discretion,
from time to time for the nonexclusive use of occupants of the Project, and their agents, employees, customers, invitees and licensees, and other members of the public. Common Areas do not include the exterior windows and walls and the roof of the
Project, or any space in the Project (including in the Premises) used for common shafts, stacks, pipes, conduits, ducts, electrical or other utilities, telecommunication systems, or other installations for Building Systems serving the Project. 

Confidential Information: Confidential Information shall have the meaning set forth in Section 31.24. 

Control or Controlled by or Controlling: Ownership of more than fifty percent (50%) of all of the voting stock of a
corporation or more than fifty percent (50%) of all of the legal and equitable interest in any other business entity. 

Encumbrance: Any ground lease or underlying lease, or the lien of any mortgage, deed of trust, or any other security instrument now or
hereafter affecting or encumbering the Project, or any part thereof or interest therein. 
 Encumbrancer: The holder of the
beneficial interest under an Encumbrance. 
 Environmental Laws: All Requirements relating to the environment, health and safety, or
the use, generation, handling, emission, release, discharge, storage or disposal of Hazardous Materials. 
 Equipment: Equipment
shall have the meaning set forth in Section 32.2. 
 Escalation Rent: Tenant’s Percentage Share of the total dollar
increase, if any, in Operating Expenses allocable to each calendar year, or part thereof, after the Operating Expense Base Year, over the amount of Base Operating Expenses, and Tenant’s Percentage Share of the total dollar increase, if any, in
Real Property Taxes allocable to each tax fiscal year, or part thereof, after the Tax Base Year, over the Base Real Property Taxes. 

Event of Default: Event of Default shall have the meaning set forth in Section 20.1. 

Excess Rent: Excess Rent shall have the meaning set forth in Section 17.5(a). 

Executive Order No. 13224: Executive Order No. 13224 on Terrorist Financing effective September 24, 2001, and relating
to “Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism,” as may be amended from time to time. 

  
 2 

 Floor: The entire rentable area of any floor in the Building. 

Hazardous Materials: Petroleum, asbestos, polychlorinated biphenyls, radioactive materials, radon gas, mold, or any chemical, material
or substance now or hereafter defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “pollutants,” “contaminants,” “extremely hazardous
waste,” “restricted hazardous waste” or “toxic substances,” or words of similar import, under any Environmental Laws. 

Impositions: Taxes, assessments, charges, excises and levies, business taxes, license, permit, inspection and other authorization fees,
transit development fees, assessments or charges for housing funds, service payments in lieu of taxes and any other fees or charges of any kind at any time levied, assessed, charged or imposed by any Federal, State or local entity, (i) upon,
measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures or other personal property located in the Premises, or the cost or value of any Alterations; (ii) upon, or measured by, any Rent payable
hereunder, including any gross receipts tax; (iii) upon, with respect to or by reason of the development, possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion
thereof; or (iv) upon this Lease transaction, or any document to which Tenant is a party creating or transferring any interest or estate in the Premises. Impositions do not include franchise, transfer, inheritance or capital stock taxes, or
income taxes measured by the net income of Landlord from all sources, unless any such taxes are levied or assessed against Landlord as a substitute for, in whole or in part, any Imposition. 

Indemnitees: Indemnitees shall have the meaning set forth in Section 16.1. 

Interest Rate: The greater of (i) ten percent (10%) per annum, or (ii) the Prime Rate plus six percent (6%); provided,
however, that if such rate of interest shall exceed the maximum rate allowed by law, the Interest Rate shall be automatically reduced to the maximum rate of interest permitted by applicable law. 

Interference: Interference shall have the meaning set forth in Section 32.1. 

Land: The parcel of land shown as Lot 9, Assessor’s Block 3783, on that certain map entitled “Parcel Map of a Portion of 100
VARA Block No. 412, Also Being a Portion of Assessor’s Block 3783,” which map was filed November 29, 1988, at Page 36, in Book 38, of Parcel Maps, of the Official Records of the City and County of San Francisco, California. 

Landlord’s Personal Property: Landlord’s Personal Property shall have the meaning set forth in Section 33. 

Lease Year: Each consecutive twelve (12) month period during the Term of this Lease, provided that the last Lease Year shall end
on the Expiration Date. 
 Lines: Lines shall have the meaning set forth in Section 32.1. 

  
 3 

 Major Alterations: Alterations which (i) may affect the structural portions of the
Project, (ii) may affect or interfere with the Project roof, walls, elevators, heating, ventilating, air conditioning, electrical, plumbing, telecommunications, security, life-safety or other Building Systems, (iii) may affect the use and
enjoyment by other tenants or occupants of the Project of their premises, (iv) may be visible from outside the Premises, (v) utilize materials or equipment which are inconsistent with Landlord’s standard building materials and
equipment for the Project, (vi) result in the imposition on Landlord of any requirement to make any alterations or improvements to any portion of the Project (including handicap access and life safety requirements) in order to comply with
Requirements, or (vii) increase the cost to clean, maintain or repair, or increase the cost to relet, the Premises. 
 Minor
Alterations: Alterations (i) that are not Major Alterations, (ii) that do not require the issuance of a building or other governmental permit, authorization or approval, (iii) that do not require work to be performed outside the
Premises in order to comply with Requirements, and (iv) the cost of which does not exceed Ten Thousand Dollars ($10,000.00) in any one instance. 

Net Worth: The excess of total assets over total liabilities, determined in accordance with generally accepted accounting principles,
excluding, however, from the determination of total assets, goodwill and other intangibles. 
 Operating Expenses: All costs of
management, operation, ownership, maintenance and repair of the Project, including: (i) salaries, wages, bonuses, other compensation and all payroll burden of employees, payroll, social security, worker’s compensation, unemployment and
similar taxes and impositions with respect to such employees, and the cost of providing disability or other benefits imposed by law or otherwise with respect to such employees; (ii) property management fees (not to exceed three percent
(3%) of the annual gross revenues of the Project) and expenses, including Landlord’s fees and expenses for any management performed by it; (iii) rental and other costs and expenses for Landlord’s, property management, and
marketing offices in the Project; (iv) electricity, natural gas, water, waste disposal and recycling, sewer, heating, lighting, air conditioning and ventilating and other utilities; (v) janitorial, maintenance, security, life safety and
other services, such as alarm service, window cleaning, elevator maintenance, landscaping and uniforms (and the cleaning and/or replacement thereof) for personnel providing services; (vi) materials, supplies, tools and rental equipment;
(vii) license, permit and inspection fees and costs; (viii) insurance premiums and costs (including earthquake and/or flood if so elected by Landlord in its sole discretion), and the deductible portion of any insured loss under
Landlord’s insurance or the amount that would be the deductible portion of such loss but for self-insurance thereof by Landlord; (ix) sales, use and excise taxes; (x) legal, accounting and other professional services for the Project,
including costs, fees and expenses of contesting the validity or applicability of any law, ordinance, rule, regulation or order relating to the Building; (xi) the cost of supplies and services such as telephone, courier services, postage and
stationery supplies; (xii) normal repair and replacement of worn-out equipment, facilities and installations; (xiii) depreciation on personal property, including exterior window draperies provided by Landlord and Common Area floor
coverings, and/or rental costs of leased furniture, fixtures, and equipment; (xiv) expenditures for capital improvements made at any time to the Project (A) that are intended in Landlord’s judgment as labor saving devices, or to
reduce or eliminate other Operating Expenses or to effect other economies in the operation, maintenance, or 

  
 4 

 
management of the Project, or (B) that are necessary or appropriate in Landlord’s judgment for the health and safety of occupants of the Project, or (C) that are necessary under
any Requirements which were not applicable to the Project as of the Lease Commencement Date, or (D) that are replacements of items which Landlord is obligated to maintain, all amortized over such reasonable period as Landlord shall determine at
an interest rate of ten percent (10%) per annum, or, if applicable, the rate paid by Landlord on funds borrowed for the purpose of constructing or installing such capital improvements, (xv) the cost of operating the parking garage in the
Project and the cost of parking fees and rents paid to the owner of another parcel for use of certain parking spaces therein (collectively “Parking Costs” ) net of parking fees and rents collected by Landlord in connection herewith
provided, however, Landlord shall not be obligated to credit any sums received in excess of the actual Parking Costs; and (xvi) the cost of any shuttle service to and from the Building. Operating Expenses do not include: (1) Real Estate
Taxes; (2) legal fees, brokers’ commissions or other costs incurred in the negotiation, termination, or extension of leases or in proceedings involving a specific tenant; (3) depreciation, except as set forth above; (4) interest,
except as set forth above; (5) capital expenditures, except as set forth in clause (xiv) above, (6) electricity exclusively servicing the Premises which is separately metered to the Premises and for which Tenant shall be separately
charged, (7) costs of correcting any non-compliance of the Project or any part thereof with applicable Requirements in effect as of the Lease Commencement Date; (8) cost for which Landlord is reimbursed by insurance proceeds , pursuant to
a warranty or otherwise, receives a credit or is otherwise compensated (other than tenant reimbursements for Operating Expenses); (9) costs of repair or restoration required due to casualty damage or condemnation (other than commercially
reasonable insurance deductible amounts which shall not be greater than $50,000 for any one occurrence), and (10) costs of clean-up, containment, restoration, removal or remediation of Hazardous Materials or related costs where the Hazardous
Materials were not brought into the Project by Tenant or its agents (pursuant to which the provisions of Section 7.5 below shall apply), provided, however, that costs incurred in the cleanup or remediation of minor amounts of Hazardous
Materials and customarily found in parking facilities may be included as Operating Expenses. In addition, Operating Expenses for the Operating Expense Base Year shall not include market-wide labor-rate increases due to extraordinary circumstances,
such as boycotts and strikes, nor utility rate increases due to extraordinary circumstances, including, but not limited to, conservation surcharges, boycotts, embargoes or other shortages. If less than one hundred percent (100%) of the rentable
area of the Building is occupied during the Operating Expense Base Year or any subsequent calendar year during the Term, then actual Operating Expenses for the Operating Expense Base Year and such subsequent calendar year shall be adjusted to
reflect Landlord’s reasonable estimate of Operating Expenses as if one hundred percent (100%) of the entire rentable area of the Building had been occupied. Landlord’s reasonable “gross up” of such Operating Expenses shall
be final and binding on Tenant, in the absence of manifest error. 
 Prime Rate: The prime rate (or base rate) reported in the Money
Rates column or section of The Wall Street Journal as being the base rate on corporate loans at large U.S. money center commercial banks (whether or not such rate has actually been charged by any such bank) on the first day on which The Wall Street
Journal is published in the month in which the subject sums are payable or incurred. 

  
 5 

 Prohibited Person: (i) A person or entity that is listed in the Annex to Executive
Order No. 13224, or a person or entity owned or controlled by an entity that is listed in the Annex to Executive Order No. 13224; (ii) a person or entity with whom Landlord is prohibited from dealing or otherwise engaging in any
transaction by any Anti-Terrorism Law; or (iii) a person or entity that is named as a “specially designated national and blocked person” on the most current list published by the U.S. Treasury Department Office of Foreign Assets
Control at its official website, http://www.treas.gov/ofac/t11sdn.pdf or at any replacement website or other official publication of such list. 

Project: The Land, all buildings and other improvements at any time located on the Land, and all appurtenances related thereto,
including the parking garage and loading dock area, collectively commonly known as Townsend Center. 
 Real Estate Taxes: Taxes,
assessments and charges now or hereafter levied or assessed upon, or with respect to, the Project, or any personal property of Landlord used in the operation thereof or located therein, or Landlord’s interest in the Project or such personal
property, by any Federal, State or local entity, including: (i) all real property taxes and general, special, supplemental and escape assessments; (ii) charges, fees or assessments for transit, public improvements, employment, job
training, housing, day care, open space, art, police, fire or other governmental services or benefits; (iii) service payments in lieu of taxes; (iv) any tax, fee or excise on the use or occupancy of any part of the Project; (v) any
tax, assessment, charge, levy or fee for environmental matters, or as a result of the imposition of mitigation measures, such as parking taxes, employer parking regulations or fees, charges or assessments due to the treatment of the Project, or any
portion thereof or interest therein, as a source of pollution or stormwater runoff; (vi) any other tax, fee or excise, however described, that may be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other
Real Estate Taxes; and (vii) consultants’ and attorneys’ fees and expenses incurred in connection with proceedings to contest, determine or reduce Real Estate Taxes. Real Estate Taxes do not include: (A) franchise, transfer,
inheritance or capital stock taxes, or income taxes measured by the net income of Landlord from all sources, unless any such taxes are levied or assessed against Landlord as a substitute for, in whole or in part, any Real Estate Tax; and
(B) penalties, fines, interest or charges due for late payment of Real Estate Taxes by Landlord. If any Real Estate Taxes are payable, or may at the option of the taxpayer be paid, in installments, such Real Estate Taxes shall, together with
any interest that would otherwise be payable with such installment, be deemed to have been paid in installments, amortized over the maximum time period allowed by applicable law. 

Related Company: (i) An entity which Controls, is Controlled by, or is under common Control with Tenant; (ii) an entity into
or with which Tenant is merged or consolidated; (iii) an entity to which at least ninety percent (90%) of Tenant’s assets are transferred; or (iv) Tenant, where Tenant admits additional members in connection with obtaining
additional equity investment in Tenant, so long as the identity of the persons responsible for the operation and management of the business of Tenant does not change. 

Rent: Base Rent, Escalation Rent and all other additional charges and amounts payable by Tenant in accordance with this Lease. 

  
 6 

 Rent Payment Direction: Rent Payment Direction shall have the meaning set forth in
Section 21.3. 
 Requirements: All laws, including Environmental Laws, ordinances, rules, regulations, orders, decrees,
permits, and requirements of courts and governmental authorities now or hereafter in effect, including the Americans With Disabilities Act (42 U.S.C. § 12101 et seq.) and Title 24 of the California Code of Regulations and all
regulations and guidelines promulgated thereunder; the provisions of any insurance policy carried by Landlord or Tenant on any portion of the Project, or any property therein; the requirements of any independent board of fire underwriters; any
directive or certificate of occupancy issued pursuant to any law by any public officer or officers applicable to the Project; the provisions of all recorded documents affecting any portion of the Project, as any such document may be amended from
time to time; and all life safety programs, procedures and rules from time to time or at any time implemented or promulgated by Landlord. 

Target Delivery Date: The date set forth in the Basic Lease Information as the Target Delivery Date. 

Tenant Parties: Tenant, all persons or entities claiming by, through or under Tenant, and their respective employees, agents,
contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and members. 
 Tenant’s Percentage
Share: The percentage set forth in the Basic Lease Information as Tenant’s Percentage Share, as adjusted by Landlord from time to time to take into account changes in the physical size of the Premises, the Building or the Project, whether
such changes in size are due to an addition to or a sale or conveyance of a portion of the Project or otherwise. Landlord reserves the right from time to time to remeasure the Premises and the Building following a change in size and thereafter to
adjust Tenant’s Percentage Share accordingly. 
 USA Patriot Act: The “Uniting and Strengthening America by Providing
Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001” (Public Law 10756), as may be amended from time to time. 

Wattage Allowance: 4.5 watts times the rentable area in the Premises divided by 1,000, multiplied by the Building Standard Hours, with
respect to connected load for general purposes, and 1.5 watts times the rentable area in the Premises divided by 1,000, multiplied by the Building Standard Hours, with respect to lighting, which shall result in kilowatt hours. 

1.2 Basic Lease Information. The Basic Lease Information is incorporated into and made a part of this Lease. Each reference in this
Lease to any Basic Lease Information shall mean the applicable information set forth in the Basic Lease Information, except that in the event of any conflict between an item in the Basic Lease Information and this Lease, this Lease shall control.

 1.3 Certain Defined Terms. The parties acknowledge that the rentable area of the Premises and the Building have been finally
determined by the parties for all purposes under this Lease, including the calculation of Tenant’s Percentage Share. 

  
 7 

 2. Lease of Premises. Landlord leases to Tenant and Tenant leases from Landlord the
Premises, together with the non-exclusive right to use, in common with others, the Common Areas, subject to the terms, covenants and conditions set forth in this Lease. Landlord reserves from the leasehold estate hereunder (i) all exterior
walls and windows bounding the Premises, (ii) all space located within the Premises for common shafts, stacks, pipes, conduits, ducts, utilities, telecommunications systems, and other installations for Building Systems, the use thereof and
access thereto, and (iii) the right to install, remove or relocate any of the foregoing for service to any part of the Project, including the premises of other tenants of the Building. 

3. Term; Condition and Acceptance of Premises 

3.1 Term; Condition and Acceptance of Premises. This Lease shall be effective as of the Lease Date. The Term of this Lease shall
commence on the Lease Commencement Date and end on the Expiration Date, unless sooner terminated or extended pursuant to the provisions of this Lease. The design and construction of any Alterations that Tenant may deem necessary or appropriate to
prepare the Premises for occupancy by Tenant shall be made pursuant to the provisions set forth in Article 10. Tenant agrees to accept the Premises in their “as-is” condition, without any representations or warranties by Landlord or
by any agent of Landlord’s as to the condition of the Project or the suitability of the Project for Tenant’s intended use or business, and with no obligation of Landlord to make any alterations or improvements to the Premises or to provide
any tenant improvement allowance; provided, however, that Landlord, at no cost to Tenant, shall paint the demising wall within the Premises with Building-standard paint. Landlord shall exercise commercially reasonable efforts to deliver possession
of the Premises to Tenant in the condition required hereunder on or before the Target Delivery Date. If Landlord cannot deliver possession of the Premises to Tenant on or before the Target Delivery Date, this Lease shall not be void or voidable for
a period of sixty (60) days thereafter, and Landlord shall not be in default or liable to Tenant for any loss or damage resulting therefrom. If Landlord has not delivered the Premises to Tenant on or before the expiration of the sixty
(60) day period, then Tenant may terminate this Lease upon not less than ten (10) days prior written notice to Landlord, but in any event prior to delivery of the Premises. Tenant’s commencing business operations in all or any portion
of the Premises shall constitute Tenant’s acceptance of the Premises in the condition required by this Lease. Within ten (10) days after request, Tenant shall execute and deliver to Landlord a Confirmation of Lease Term in the form of
Exhibit D attached hereto. 
 3.2 Early Entry. If Tenant takes possession of or enters into the Premises prior to the
Lease Commencement Date for any reason, including for the purposes of preparing the Premises for Tenant’s occupancy, such possession or entry shall be subject to all of the terms, covenants and conditions of this Lease, including Tenant’s
insurance obligations contained in Article 14 and Tenant’s indemnity obligations contained in Article 16, but excluding Tenant’s obligation to pay Base Rent. 

3.3 Option to Extend 

(a) Exercise of Option to Extend Term. So long as (i) Tenant has not failed to cure any monetary defaults after applicable notice
and cure periods during the one (1) year period preceding the date that Tenant exercises its Extension Option (as defined below) and 

  
 8 

 
(ii) Tenant has not failed to cure any monetary defaults after applicable notice and cure periods during the period beginning on the date that Tenant exercises its Extension Option and
continuing until the day which precedes the commencement of the Extended Term, Tenant shall have one (1) option (the “Extension Option”) to extend the initial Term for an additional period of thirty three (33) months (the
“Extended Term”). To exercise Tenant’s option with respect to the Extended Term, Tenant shall give notice to Landlord not more than nine (9) months and not less than six (6) months prior to the expiration of the initial Term
(“Election Notice”). 
 (b) Fair Market Rent. If Tenant properly and timely exercises Tenant’s Extension Option
pursuant to Section 3.3(a) above, the Extended Term shall be upon all of the same tent’s, covenants and conditions of this Lease; provided, however, that the Base Rent applicable to the Premises for the Extended Term shall be one
hundred percent (100%) of the “Fair Market Rent” for space comparable to the Premises as of the commencement of the Extended Term (but in no event less than Base Rent for the last month of the initial Term). “Fair Market
Rent” shall mean the annual rental being charged for space comparable to the Premises in buildings comparable to the Building located in the South of Market Area of San Francisco, taking into account location, condition, existing improvements
to the space, any improvements to be made to the Premises in connection with the Extended Term, and whether a brokerage commission is paid in connection with the extension. 

(c) Determination of Rent. Within forty-five (45) days after the date of the Election Notice, Landlord and Tenant shall negotiate
in good faith in an attempt to determine Fair Market Rent for the Extended Term. If they are unable to agree within said forty-five (45) day period, then the Fair Market Rent shall be determined as provided in Section 3.3(d) below.

 (d) Appraisal. If it becomes necessary to determine the Fair Market Rent for the Premises by appraisal, the real estate
appraiser(s) indicated in this Section 3.3(d), each of whom shall be members of the American Institute of Real Estate Appraisers and each of whom have at least five (5) years experience appraising office space located in the
vicinity of the Premises, shall be appointed and shall act in accordance with the following procedures: 
 If the parties are unable to
agree on the Fair Market Rent within the allowed time, either party may demand an appraisal by giving written notice to the other party, which demand to be effective must state the name, address and qualifications of an appraiser selected by the
party demanding the appraisal (“Notifying Party”). Within ten (10) days following the Notifying Party’s appraisal demand, the other party (“Non-Notifying Party”) shall either approve the appraiser selected by the
Notifying Party or select a second properly qualified appraiser by giving written notice of the name, address and qualification of said appraiser to the Notifying Party. If the Non-Notifying Party fails to select an appraiser within the ten
(10) day period, the appraiser selected by the Notifying Party shall be deemed selected by both parties and no other appraiser shall be selected. If two (2) appraisers are selected, they shall select a third appropriately qualified
appraiser within ten (10) days of selection of the second appraiser. If the two (2) appraisers fail to select a third qualified appraiser, the third appraiser shall be appointed by the then presiding judge of the county where the Premises
are located upon application by either party. 

  
 9 

 If only one appraiser is selected, that appraiser shall notify the parties in simple letter form
of its determination of the Fair Market Rent for the Premises within fifteen (15) days following his or her selection, which appraisal shall be conclusively determinative and binding on the parties as the appraised Fair Market Rent. 

If multiple appraisers are selected, the appraisers shall meet not later than ten (10) days following the selection of the last
appraiser. At such meeting, the appraisers shall attempt to determine the Fair Market Rent for the Premises as of the commencement date of the Extended Tel by the agreement of at least two (2) of the appraisers. 

If two (2) or more of the appraisers agree on the Fair Market Rent for the Premises at the initial meeting, such agreement shall be
determinative and binding upon the parties hereto and the agreeing appraisers shall forthwith notify both Landlord and Tenant of the amount set by such agreement. If multiple appraisers are selected and two (2) appraisers are unable to agree on
the Fair Market Rent for the Premises, each appraiser shall submit to Landlord and Tenant his or her respective independent appraisal of the Fair Market Rent for the Premises, in simple letter form, within fifteen (15) days following
appointment of the final appraiser. The parties shall then determine the Fair Market Rent for the Premises by averaging the appraisals; provided that any high or low appraisal, differing from the middle appraisal by more than ten percent
(10%) of the middle appraisal, shall be disregarded in calculating the average. 
 If only one (1) appraiser is selected, then
each party shall pay one-half (1/2) of the fees and expenses of that appraiser. If three (3) appraisers are selected, each party shall bear the fees and expenses of the appraiser it selects and one-half (1/2) of the fees and expenses
of the third appraiser. 
 (e) Restriction on Assignment. The Extension Option shall be personal to iRhythm Technologies, Inc., a
Delaware corporation, or to a Related Company, and shall terminate upon any assignment of this Lease or any sublease of the Premises, other than to a Related Company. 

3.4 Amendment to Lease. Immediately after the Fair Market Rent has been determined, the parties shall enter into an amendment to this
Lease setting forth the Base Rent for the Extended Term and the new expiration date of the Term of the Lease. All other terms and conditions of the Lease shall remain in full force and effect and shall apply during the Extended Term, except that:
(i) there shall be no further option to extend the Term beyond a date thirty three (33) months after the expiration of the initial Term, (ii) there shall be no rent concessions, and (iii) there shall be no construction allowance,
tenant improvement allowance or similar provisions. 
 4. Rent. 

4.1 Base Rent. 
 (a)
Obligation to Pay Base Rent. Tenant shall pay Base Rent to Landlord during the Term, in advance, in equal monthly installments, commencing on the Rent Commencement Date, and thereafter on or before the first day of each calendar month during
the 

  
 10 

 
Term; provided, however, that upon signing this Lease, Tenant shall pay to Landlord an amount equal to the Base Rent for the first full month of the Term, which amount shall be applied to the
Base Rent owing for the first month of the Tetra following the Rent Commencement Date. If the Rent Commencement Date is other than the first day of a calendar month, the installment of prepaid Base Rent for the first month of the Term shall be
prorated on the basis of a thirty (30) day month, and the balance shall be credited to Base Rent owing for the second month following the Rent Commencement Date If the Expiration Date is other than the first day of a calendar month, or if this
Lease shall be terminated as of a day other than the last day of a calendar month (except in the case of an Event of Default), the installment of Base Rent for the last fractional month of the Term shall be prorated on the basis of a thirty
(30) day month. 
 (b) Adjustments to Base Rent. Subject to the tetras of this Section 4.1(b), Landlord shall
adjust Base Rent payable for the twelve (12) month period commencing with the Rent Commencement Dated to equal an amount that would be payable hereunder by Tenant if Tenant was only leasing a portion of the Premises equal to 7,192 square feet
of rentable areas (the “Initial Rent Adjustment”). As such, Tenant shall pay Base Rent for such twelve-month period in the amount of $19,178.67 each month. Landlord and Tenant acknowledge that the Initial Rent Adjustment is provided to
induce Tenant to enter into this Lease, and in consideration of Tenant’s agreement to perform all of the terms, covenants and conditions to be performed by Tenant under this Lease, as and when performance is due during the Term. Landlord and
Tenant further acknowledge that Landlord would not have granted the Initial Rent Adjustment but for Tenant’s agreement to perform all of the terms, covenants, and conditions to be performed by it under this Lease for the entire Term, and that
Landlord’s agreement to adjust Base Rent is, and shall remain, conditioned upon Tenant’s faithful performance of all of the tetras, covenants and conditions to be performed by Tenant under this Lease for the entire Tenn. Accordingly, if an
Event of Default shall occur hereunder and Landlord terminates this Lease as a result thereof, Tenant shall pay as liquidated damages for Landlord’s granting the Initial Rent Adjustment and not as a penalty, within thirty (30) days after
the occurrence of the Event of Default, as Additional Rent, the amount equal to the Base Rent due hereunder for the twelve month period following the Rent Commencement Date less the amount of the Initial Rent Adjustment actually paid by Tenant to
Landlord. 
 4.2 Manner of Rent Payment. All Rent shall be paid by Tenant without notice, demand, abatement, deduction or offset, in
lawful money of the United States of America, and if payable to Landlord, at Landlord’s Address, or to such other person or at such other place as Landlord may from time to time designate by notice to Tenant. 

4.3 Additional Rent. All Rent not characterized as Base Rent or Escalation Rent shall constitute additional rent, and if payable to
Landlord shall, unless otherwise specified in this Lease, be due and payable fifteen (15) days after Tenant’s receipt of Landlord’s invoice therefor. 

4.4 Late Payment of Rent; Interest. Tenant acknowledges that late payment by Tenant of any Rent will cause Landlord to incur
administrative costs not contemplated by this Lease, the exact amount of which is extremely difficult and impracticable to ascertain based on the facts and circumstances pertaining as of the Lease Date. Accordingly, if any Rent is not paid by Tenant
when due, then Tenant shall pay to Landlord a late charge equal to six percent (6%) of such Rent. Any Rent, other than late charges, due Landlord under this Lease, if not paid when due, shall also

  
 11 

 
bear interest at the Interest Rate from the date due until paid. The parties acknowledge that such late charge and interest represent a fair and reasonable estimate of the administrative costs
and loss of use of funds Landlord will incur by reason of a late Rent payment by Tenant, but Landlord’s acceptance of such late charge and/or interest shall not constitute a waiver of an Event of Default with respect to such Rent or prevent
Landlord from exercising any other rights and remedies provided under this Lease. 
 5. Calculation and Payments of Escalation Rent.
During each full or partial calendar year of the Term subsequent to the Base Year, Tenant shall pay to Landlord Escalation Rent in accordance with the following procedures: 

5.1 Payment of Estimated Escalation Rent. During December of the Base Year and December of each subsequent calendar year, or
as soon thereafter as practicable, Landlord shall give Tenant notice of its estimate of Escalation Rent due for the ensuing calendar year. On or before the first day of each month during each ensuing calendar year, Tenant shall pay to Landlord in
advance, in addition to Base Rent, one-twelfth (1/12th) of such estimated Escalation Rent, unless such notice is not given in December, in which event Tenant shall continue to pay on the basis of the prior calendar year’s estimate until
the month after such notice is given, and subsequent payments by Tenant shall be based on Landlord’s notice. With the first monthly payment based on Landlord’s notice, Tenant shall also pay the difference, if any, between the amount
previously paid for such calendar year and the amount which Tenant would have paid through the month in which such notice is given, based on Landlord’s noticed estimate. If at any time Landlord reasonably determines that the Escalation Rent for
the current calendar year will vary from Landlord’s estimate, Landlord may, by notice to Tenant, revise its estimate for such calendar year, and subsequent payments by Tenant for such calendar year shall be based upon such revised estimate.

 5.2 Escalation Rent Statement and Adjustment. Within one hundred twenty (120) days after the close of each calendar year, or
as soon thereafter as practicable, Landlord shall deliver to Tenant a statement of the actual Escalation Rent for such calendar year, showing in reasonable detail (i) the Operating Expenses and the Real Property Taxes comprising the actual
Escalation Rent, and (ii) payments made by Tenant on account of Operating Expenses and Real Property Taxes for such calendar year. If Landlord’s statement shows that Tenant owes an amount that is more than the payments previously made by
Tenant for such calendar year, Tenant shall pay the difference to Landlord within fifteen (15) days after delivery of the statement. If Landlord’s statement shows that Tenant owes an amount that is less than the payments previously made by
Tenant for such calendar year, Landlord shall credit the difference first against any sums then owed by Tenant to Landlord and then against the next payment or payments of Rent due Landlord, except that if a credit amount is due Tenant after the
termination of this Lease, Landlord shall pay to Tenant any excess remaining after Landlord credits such amount against any sums owed by Tenant to Landlord. Notwithstanding any provision in this Lease to the contrary, however, in no event shall any
decrease in Operating Expenses or Real Property Taxes below the Base Operating Expenses or Base Real Property Taxes, respectively, entitle Tenant to any refund, decrease in Base Rent, or any credit against sums due under this Lease. All annual
statements shall be conclusive and binding upon Tenant; provided, however, that Landlord may revise the annual statement for any calendar year if Landlord first receives invoices from third parties, tax bills or other information relating to
adjustments to 

  
 12 

 
Operating Expenses or Real Property Taxes allocable to such calendar year after the initial issuance of such annual statement, and/or the amount of Operating Expenses or Real Property Taxes
allocable to the applicable Base Year is subsequently adjusted. 
 5.3 Proration for Partial Year. If the Commencement Date is other
than the first day of a calendar year or if this Lease terminates other than on the last day of a calendar year (other than due to an Event of Default), the amount of Escalation Rent for such fractional calendar year shall be prorated on the basis
of twelve 30-day months in each calendar year. Upon such termination, Landlord may, at its option, calculate the adjustment in Escalation Rent prior to the time specified in Section 5.2 above. 

6. Impositions Payable by Tenant. Tenant shall pay all Impositions prior to delinquency. If billed directly, Tenant shall pay such
Impositions and concurrently present to Landlord satisfactory evidence of such payments. If any Impositions are billed to Landlord or included in bills to Landlord for Real Estate Taxes, then Tenant shall pay to Landlord all such amounts within
fifteen (15) days after receipt of Landlord’s invoice therefor. If applicable law prohibits Tenant from reimbursing Landlord for an Imposition, but Landlord may lawfully increase the Base Rent to account for Landlord’s payment of such
Imposition, the Base Rent payable to Landlord shall be increased to net to Landlord the same return without reimbursement of such Imposition as would have been received by Landlord with reimbursement of such Imposition. 

7. Use of Premises. 
 7.1
Permitted Use. The Premises shall be used solely for the Permitted Use and for no other use or purpose. 
 7.2 No Violation of
Requirements. Tenant shall not do, bring or keep in or about the Premises or any other portion of the Project, nor permit anyone under its control to do, bring or keep in or about the Premises or any other portion of the Project, anything which
(i) is prohibited by, will in any way conflict with, or would invalidate any Requirements; or (ii) would cause a cancellation of any insurance policy carried by Landlord or Tenant, or give rise to any defense by an insurer to any claim
under any such policy of insurance, or increase the existing rate of or adversely affect any insurance policy carried by Landlord, or subject Landlord to any liability or responsibility for injury to any person or property; or (iii) will in any
way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them. If Tenant does or permits anything to be done which increases the cost of any policy of insurance carried by Landlord, or which results
in the need, in Landlord’s sole judgment, for additional insurance to be carried by Landlord or Tenant with respect to any portion of the Project, then Tenant shall reimburse Landlord, upon demand, for any such additional premiums or costs,
and/or procure such additional insurance, at Tenant’s sole cost and expense. Invocation by Landlord of such right shall not limit or preclude Landlord from prohibiting Tenant’s impermissible use that gives rise to the additional insurance
premium or requirement or from invoking any other right or remedy available to Landlord under this Lease. Tenant shall not bring into the Premises or any portion thereof, any furniture, fixtures and/or equipment, and/or make any Alterations to the
Premises, the aggregate weight of which would exceed the specified live load capacity of the Floor or Floors on which the Premises are located. 

  
 13 

 7.3 Compliance with Requirements. Tenant, at its cost and expense, shall promptly comply
with all Requirements applicable to Tenant’s use or occupancy of, or business conducted in, the Premises, and shall maintain the Premises and all portions thereof in compliance with all applicable Requirements. The judgment of any court of
competent jurisdiction, or the admission of Tenant in any action or proceeding involving Tenant, whether or not Landlord is party thereto, that Tenant is in non-compliance with any Requirement shall be conclusive of that fact. In complying with the
obligations under this Section 7.3, Tenant shall only be required to make modifications to the Premises or any portion of the Project outside the Premises (including whether structural or capital in nature) to the extent necessitated, in
whole or in part, by (i) Tenant’s particular use or occupancy of, or business conducted in, the Premises, (ii) any Alterations, or (iii) an Event of Default, or Landlord may elect to perform such modifications at Tenant’s
expense. 
 7.4 No Nuisance. Tenant shall not (i) do or permit anything to be done in or about the Premises, or any other
portion of the Project, which would injure or annoy, or obstruct or interfere with the rights of, Landlord or other occupants of the Project, or others lawfully in or about the Project; (ii) except to the extent of the Permitted Use,
(a) use or allow the Premises to be used in any manner inappropriate for a first-class office building and the Project, or (b) use or allow the Premises to be used for any improper or objectionable purposes, or (c) do or permit any
act which in Landlord’s sole judgment might damage the reputation of the Project; or (iii) cause, maintain or permit any nuisance or waste in, on or about the Premises, or any other portion of the Project. 

7.5 Compliance With Environmental Laws; Use of Hazardous Materials. Without limiting the generality of Section 7.3 above,
Tenant and all other Tenant Parties shall at all times comply with all applicable Environmental Laws with respect to the use and occupancy of any portion of the Project pursuant to this Lease. Tenant and all other Tenant Parties shall not generate,
store, handle, or otherwise use, or allow, the generation, storage, handling, or use of, Hazardous Materials in the Premises or transport the same through the Project, except in accordance with the Rules and Regulations and only to the extent
required for the conduct of Tenant’s business. In the event of a release of any Hazardous Materials caused by, or due to the act or neglect of, Tenant or any other Tenant Parties, Tenant shall immediately notify Landlord and take such remedial
actions as Landlord may direct in Landlord’s sole discretion as necessary or appropriate to abate, remediate and/or clean up the same. If so elected by Landlord by notice to Tenant, Landlord shall take such remedial actions on behalf of Tenant
at Tenant’s sole cost and expense. In any event, Landlord shall have the right, without liability or obligation to Tenant, to direct and/or supervise Tenant’s remedial actions and to specify the scope thereof and specifications therefor.
Tenant and the other Tenant Parties shall use, handle, store and transport any Hazardous Materials in accordance with applicable Environmental Laws, and shall notify Landlord of any notice of violation of Environmental Laws which it receives from
any governmental agency having jurisdiction. In no event shall Landlord be designated as the “generator” on, nor shall Landlord be responsible for preparing, any manifest relating to Hazardous Materials generated or used by Tenant or any
other Tenant Parties. 
 8. Building Services. 

8.1 Maintenance of Project. Landlord shall maintain the Common Areas, all exterior landscaping, the windows in the Building, the
mechanical, plumbing and electrical equipment serving the Building, the telephone cable distribution system serving the Building to the 

  
 14 

 
telephone terminal on each Floor, the common shafts, stacks, pipes, conduits, and ducts containing such equipment and systems and the space containing them, and the structure of the Building, in
reasonably good order and condition, except for ordinary wear and tear, damage by Casualty or condemnation, or damage occasioned by the act or omission of Tenant or any other Tenant Parties, which damage by Tenant or Tenant’s Parties shall be
repaired by Landlord at Tenant’s expense. Landlord shall have the right, exercised by Landlord in its sole discretion, in connection with its maintenance of the Project hereunder, (i) to change the arrangement and/or location of any Common
Area amenity, installation or improvement, or other public parts of the Project, and (ii) to utilize portions of the Common Areas from time to time for entertainment, displays, product shows, leasing of kiosks or such other uses that Landlord
may determine are desirable. 
 8.2 Building-Standard Services. Landlord shall cause to be furnished to the Building: (i) tepid
and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance (on a daily, noncumulative basis) for lighting and the operation of electrically powered
office equipment; (iii) heat, ventilation and air conditioning as reasonably determined by Landlord during Building Standard Hours; (iv) passenger elevator service; (v) freight elevator service subject to then applicable
Building-standard procedures and scheduling; (vi) lighting replacement for Building-standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord; and (ix) janitor service on a five (5) day per
week basis (excluding Building holidays), except Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages or provide special treatment or services for above-standard tenant improvements.
Landlord may establish in the Premises or other portions of the Project such measures as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. When and if so elected by
Landlord, in its sole discretion from time to time or at any time, Landlord may also provide security services for the Project (but not individually for Tenant or the Premises) of such scope and type as Landlord may determine in its sole discretion.
Landlord shall not be liable in any manner to Tenant or any other Tenant Parties for any acts (including criminal acts) of others, or for any direct, indirect, or consequential damages, or any injury or damage to, or interference with, Tenant’s
business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, or other loss or damage, bodily injury or death, related to any malfunction, circumvention or
other failure of any security services which Landlord elects to provide, or on account of Landlord’s election not to provide any security service or services, or for the failure of any security services to prevent bodily injury, death, or
property damage, or loss, or to apprehend any person suspected of causing such injury, death, damage or loss. 
 8.3 Interruption or
Unavailability of Services. Landlord shall not be in default hereunder or liable for any damages directly or indirectly resulting from, Rent shall not be abated, no constructive or other eviction shall be construed to have occurred, and Tenant
shall not be relieved from any of its obligations under this Lease, by reason of the failure to furnish or delay in furnishing any maintenance or services under this Article 8, regardless of the cause of such failure. Landlord shall use
commercially reasonable efforts promptly to remedy any failure or interruption in the furnishing of such maintenance or services. Landlord makes no warranty or representation to Tenant regarding the adequacy or fitness of the heating, air
conditioning or ventilation equipment in the Project or the Premises to maintain temperatures that may be required for, or because of, any of 

  
 15 

 
Tenant’s fixtures or equipment which uses other than the fractional horsepower normally required for standard office equipment and Landlord shall have no liability for loss or damage
suffered by Tenant or others in connection therewith. 
 8.4 Tenant’s Use of Excess Electricity and Water; Premises Occupancy
Load. Tenant shall not, without Landlord’s prior consent, which shall not be unreasonably withheld: (i) install in the Premises, (A) lighting, equipment, and/or apparatus, the aggregate average monthly power usage of which exceeds
the Wattage Allowance, or which requires a voltage other than 110 volts single-phase, (B) heat-generating or heat-sensitive equipment, or lighting other than Building-standard lights, (C) supplementary air conditioning facilities,
(D) Alterations which reconfigure the Premises, or fixtures or equipment therein, affecting the temperature otherwise maintained by the Building-standard heating, ventilation and air conditioning system, or (E) equipment that requires a
separate temperature-controlled room, or (ii) permit occupancy levels in excess of one person per two hundred (200) feet of rentable area. If, pursuant to this Section 8.4, Landlord consents to any installation or occupancy
pursuant to clauses (i) or (ii) above, Landlord may, at Landlord’s election after notice to Tenant or upon Tenants request, install supplementary air conditioning facilities in the Premises, or otherwise modify the heating,
ventilation and air conditioning system serving the Premises, and/or increase the supply of electricity to the Premises, in order to maintain the temperature otherwise maintained by the Building heating, ventilation, and air conditioning system,
and/or to supply any increase in the electricity demand of the Premises, and/or to serve any separate temperature-controlled room. Tenant shall pay the cost of any transformers, additional risers, panel boards, and all other facilities if, when and
to the extent installed hereunder or required to furnish power for, and all costs of supplying and maintaining, any supplementary air conditioning facilities or modified ventilating and air conditioning equipment. The capital, maintenance and
service costs of installing, supplying, and maintaining any such facilities, utilities, and modifications shall be paid by Tenant as Rent. Landlord, at its election and at Tenant’s expense, may also install and maintain an electric current
meter or water meter (together with all necessary wiring and related equipment) at the Premises to measure the power and/or water usage of electricity and/or such ventilation and air conditioning equipment, or may otherwise cause such usage to be
measured by reasonable methods. 
 8.5 Provision of Additional Services. If Tenant desires services in amounts additional to or at
times different from those set forth in Section 8.2 above, or any other services that are not provided for in this Lease, Tenant shall make a request for such services to Landlord with such advance notice as Landlord may reasonably
require. If Landlord provides such services to Tenant, Tenant shall pay Landlord’s charges for such services (including Landlord’s then Building-standard administrative fee and such indirect costs as engineers’ expenses and a
reasonable allowance for wear and tear on the Building Systems) within fifteen (15) days after Tenant’s receipt of Landlord’s invoice. 

8.6 Tenant’s Supplemental Air Conditioning. If Landlord consents to Tenant’s installation of supplemental air conditioning
facilities under Section 8.4 above, Tenant shall have access to and use of up to and not to exceed ten (10) tons of the Building’s mechanically chilled water for such supplemental facilities. Tenant shall reimburse Landlord for
(i) Landlord’s charges for Tenant’s usage of such chilled water, and (ii) Tenant’s Percentage Share of Landlord’s charges for maintaining the system that supplies such chilled water, within thirty (30) days after
Tenant’s receipt 

  
 16 

 
of Landlord’s invoice. Landlord shall have the right to install, at Tenant’s cost and expense, meters to measure Tenant’s usage hereunder for purposes of calculating the charges
payable by Tenant for such condenser water. As of the Lease Date, Landlord’s charge for after hours air-conditioning is $150.00 per hour per quadrant and Landlord’s charges for after hours ventilation is $24.00 per hour per quadrant. 

8.7 Tenant’s Electrical Consumption. The electricity servicing the Premises is separately metered. Tenant shall be separately
billed for all electrical consumption at the Premises based on Landlord’s actual costs of such electrical consumption. 
 9.
Maintenance of Premises. Tenant shall, at Tenant’s cost and expense, keep the Premises in good condition and repair, except for ordinary wear and tear, damage by Casualty or condemnation, and the maintenance and repair to be performed by
Landlord pursuant to Section 8.1 above. Except as specifically set forth in this Lease, Landlord (i) has no obligation to alter, remodel, improve, repair, decorate or paint the Premises, or any part thereof, and (ii) has no
obligation respecting the condition, maintenance and repair of the Premises or any other portion of the Project. Tenant hereby waives all rights, including under Subsection 1 of Section 1932 and Sections 1941 and 1942 of the California
Civil Code and under any similar law now or hereafter in effect, to make repairs which are Landlord’s obligation under this Lease at the expense of Landlord or to receive any setoff or abatement of Rent or in lieu thereof to vacate the Premises
or terminate this Lease. 
 10. Alterations to Premises. All Alterations shall be made in accordance with the standard procedures,
specifications, and details (including the standard for construction and quality of materials in the Project) as then established by Landlord, all applicable Requirements, and the provisions of this Article 10. In the event of any conflict
between this Article 10 and the Building-standard procedures, specifications or details then in effect, the provisions of this Article 10 shall govern. 

10.1 Landlord Consent; Procedure. Tenant shall not make or permit to be made any Alterations without Landlord’s prior written
consent, which as to any Major Alterations may be given or withheld in Landlord’s sole discretion, and as to any other Alterations will not be unreasonably withheld, conditioned or delayed. 

10.2 General Requirements. 

(a) All Alterations shall be designed and performed by Tenant at Tenant’s cost and expense; provided, however, that if any Alterations
require work to be performed outside the Premises, Landlord may elect to perform such work at Tenant’s expense. 
 (b) All Alterations
shall be performed only by contractors, engineers or architects approved by Landlord, and shall be made in accordance with complete and detailed architectural, mechanical and engineering plans and specifications approved in writing by Landlord.
Landlord shall not unreasonably withhold or delay its approval of any such contractors, engineers, architects, plans or specifications; provided, however, that Landlord may specify contractors, engineers or architects to perform work affecting the
structural portions of the Project or the Building Systems. Tenant shall engage only labor that is harmonious and compatible with other 

  
 17 

 
labor working in the Project. In the event of any labor disturbance caused by persons employed by Tenant or Tenant’s contractor, Tenant shall immediately take all actions necessary to
eliminate such disturbance. 
 (c) Prior to commencement of the Alterations, Tenant shall deliver to Landlord (i) any building or
other permit required by Requirements in connection with the Alterations; (ii) a copy of executed construction contract(s); and (iii) written acknowledgments from all materialmen, contractors, artisans, mechanics, laborers and any other
persons furnishing to Tenant with respect to the Premises any labor, services, materials, supplies or equipment in excess of Five Thousand Dollars ($5,000.00) in the aggregate that they will look exclusively to Tenant for payment of any sums in
connection therewith and that Landlord shall have no liability for such costs. In addition, Tenant shall require its general contractor to carry and maintain the following insurance at no expense to Landlord, and Tenant shall furnish Landlord with
satisfactory evidence thereof prior to the commencement of construction of the Alterations: (A) commercial general liability insurance with limits of not less than Two Million Dollars ($2,000,000.00) combined single limit for bodily injury and
property damage, including personal injury and death, and contractor’s protective liability, and products and completed operations coverage in an amount not less than Two Million Dollars ($2,000,000.00) in the aggregate; (B) commercial
automobile liability insurance with a policy limit of not less than Two Million Dollars ($2,000,000.00) each accident for bodily injury and property damage, providing coverage at least as broad as the Insurance Services Office (ISO) Business Auto
Coverage form covering Automobile Liability, code 1 “any auto,” and insuring against all loss in connection with the ownership, maintenance and operation of automotive equipment that is owned, hired or non-owned; and (C) worker’s
compensation with statutory limits and employer’s liability insurance with a limit of not less than One Million Dollars ($1,000,000.00) per occurrence. All insurance required by this Article 10 shall be issued by solvent companies
qualified to do business in the State of California, and with a Best & Company rating of A:VIII or better. All such insurance policies (except workers’ compensation insurance) shall (i) provide that Landlord, Landlord’s
managing agent, any Encumbrancer, and any other person requested by Landlord is designated as an additional insured with respect to liability arising out of work performed by or for Tenant’s general contractor without limitation as to coverage
afforded under such policy pursuant to an endorsement providing coverage at least as broad as ISO form CG 20 37 10 01 or its equivalent, (2) specify that such insurance is primary and that any insurance or self-insurance maintained by Landlord
shall not contribute with it, and (3) provide that the insurer agrees not to cancel the policy without at least thirty (30) days’ prior written notice to all additional insureds (except in the event of a cancellation as a result of
nonpayment, in which event the insurer shall give all additional insureds at least ten (10) days’ prior notice). Tenant shall cause Tenant’s general contractor to notify Landlord within ten (10) days after any material
modification of any policy of insurance required under this Article. Landlord may inspect the original policies of such insurance coverage at any time. Upon Landlord’s request, Tenant shall deliver complete certified copies of such policies.
Tenant’s general contractor shall furnish Landlord evidence of insurance for its subcontractors as may be reasonably required by Landlord. Tenant acknowledges and agrees that Landlord may require other types of insurance coverage and/or
increase the insurance limits set forth above if Landlord determines such increase is required to protect adequately the parties named as insureds or additional insureds under such insurance. 

  
 18 

 (d) Tenant shall give Landlord at least fifteen (15) days’ prior written notice of the
date of commencement of any construction on the Premises to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall comply with the requirements of Section 3110.5 of the California Civil
Code as the contracting owner, to the extent applicable, and prior to commencement of construction, Tenant shall provide Landlord with evidence of compliance with said statute. Tenant acknowledges that the contractual waiver of the benefits of
California Civil Code Section 3110.5 is expressly declared to be against public policy. 
 (e) Tenant shall promptly commence
construction of Alterations, cause such Alterations to be constructed in a good and workmanlike manner and in such a manner and at such times so that any such work shall not disrupt or interfere with the use, occupancy or operations of other tenants
or occupants of the Project, and complete the same with due diligence as soon as possible after commencement. All trash which may accumulate in connection with Tenant’s construction activities shall be removed by Tenant at its own expense from
the Premises and the Project. 
 (f) In addition to the foregoing, as a condition of its consent to Alterations hereunder costing in excess
of Fifty Thousand and 00/100 ($50,000.00), Landlord may impose any requirements that Landlord considers necessary or desirable, including a requirement that Tenant provide Landlord with a surety bond, a letter of credit, or other financial assurance
that the cost of the Alterations will be paid when due. 
 10.3 Landlord’s Right to Inspect. Landlord or its agents shall have
the right (but not the obligation) to inspect the construction of Alterations, and to require corrections of faulty construction or any material deviation from the plans for such Alterations as approved by Landlord; provided, however, that no such
inspection shall (i) be deemed to create any liability on the part of Landlord, or (ii) constitute a representation by Landlord that the work so inspected conforms with such plans or complies with any applicable Requirements, or
(iii) give rise to a waiver of, or estoppel with respect to, Landlord’s continuing right at any time or from time to time to require the correction of any faulty work or any material deviation from such plans. In addition, under no
circumstances shall Landlord be liable to Tenant for any damage, loss, cost or expense incurred by Tenant on account of Tenant’s plans and specifications, Tenant’s contractors, mechanics or engineers, design or construction of any
Alteration, or delay in completion of any Alteration. 
 10.4 Tenant’s Obligations Upon Completion. Promptly following
completion of any Alterations, Tenant shall (i) furnish to Landlord “as-built” drawings and specifications in CAD format showing the Alterations as made and constructed in the Premises, (ii) cause a timely notice of completion to
be recorded in the Office of the Recorder of the County of San Francisco in accordance with Civil Code Section 3093 or any successor statute, and (iii) deliver to Landlord evidence of full payment and unconditional final waivers of all
liens for labor, services, or materials in excess of Five Thousand Dollars ($5,000.00) in the aggregate. 
 10.5 Repairs. If any part
of the Building Systems shall be damaged during the performance of Alterations, Tenant shall promptly notify Landlord, and Landlord may elect to repair such damage at Tenant’s expense. Alternatively, Landlord may require Tenant to repair such
damage at Tenant’s sole expense using contractors approved by Landlord. 

  
 19 

 10.6 Ownership and Removal of Alterations. 

(a) Ownership. All Alterations fixtures, equipment and furnishings installed in the Premises at Tenant’s expense shall be the
Tenant’s property and may be removed from the Premises at any time, so long as Tenant repairs all damages caused by the removal of such property, provided, however, that if the Tenant elects to surrender and is permitted by
Section 10.6(b) to surrender the Alteration to Landlord, the same shall become a part of the Project and immediately belong to Landlord without compensation to Tenant, unless Landlord consents otherwise in writing; provided, however,
that equipment and movable furniture shall remain the property of Tenant. 
 (b) Removal. If required by Landlord at the time
Landlord consents to the Alterations, Tenant, prior to the expiration of the Term or termination of this Lease, shall, at Tenant’s sole cost and expense, (i) remove any or all Alterations, (ii) restore the Premises to the condition
existing prior to the installation of such Alterations, and (iii) repair all damage to the Premises or Project caused by the removal of such Alterations. Tenant shall use a contractor designated by Landlord for such removal and repair. If
Tenant fails to remove, restore and repair under this Section, then Landlord may remove such Alterations and perform such restoration and repair, and Tenant shall reimburse Landlord for costs and expenses incurred by Landlord in performing such
removal, restoration and repair. Subject to the foregoing provisions regarding removal and except as provided in Section 10.6(a), all Alterations shall be Landlord’s property and at the expiration of the Term or termination of this
Lease shall remain on the Premises without compensation to Tenant. 
 10.7 Minor Alterations. Notwithstanding any provision in the
foregoing to the contrary, Tenant may construct Minor Alterations in the Premises without Landlord’s prior written consent, but with prior notification to Landlord. Before commencing construction of Minor Alterations, Tenant shall submit to
Landlord such documentation as Landlord may reasonably require to determine whether Tenant’s proposed Alterations qualify as Minor Alterations. Except to the extent inconsistent with this Section 10.7, Minor Alterations shall
otherwise comply with the provisions of this Article 10. All references in this Lease to “Alterations” shall mean and include Minor Alterations, unless specified to the contrary. 

10.8 Landlord’s Fee. In connection with installing or removing Alterations, Tenant shall pay Landlord’s then standard charges
for review and approval of Tenant’s plans, specifications and working drawings, and administration by Landlord of the construction, installation or removal of Alterations, and restoration of the Premises to their previous condition. Landlord
may hire third parties to review Tenant’s plans, specifications and working drawings and/or to supervise the construction, installation or removal of Alterations from the Premises, in which event Tenant shall reimburse Landlord for the fees and
costs charged by such third parties. Tenant shall pay the amount of all fees and costs owing pursuant to this Section 10.8 within fifteen (15) days after receipt from Landlord of a statement or invoice therefor. 

11. Liens. Tenant shall keep the Project free from any liens arising out of any work performed or obligations incurred by or for, or
materials furnished to, Tenant pursuant to this Lease or otherwise. Landlord shall have the right to post and keep posted on the Premises any notices permitted or required by law or which Landlord may deem to be proper for the protection of

  
 20 

 
Landlord and the Project from such liens. If Tenant does not, within ten (10) days following the recording of notice of any such lien, cause the same to be released of record or bonded
against, Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same to be released by any means as Landlord shall deem proper, including by payment of the claim giving rise
to such lien. All sums paid by Landlord for such purpose, and all expenses incurred by it in connection therewith, shall be payable to Landlord by Tenant, as additional rent, on demand, together with interest at the Interest Rate from the date such
expenses are incurred by Landlord to the date of the payment thereof by Tenant to Landlord. The bond permitted under this Section shall be issued by a company reasonably acceptable to Landlord. 

12. Damage or Destruction. 

12.1 Obligation to Repair. Except as otherwise provided in this Article 12, if the Premises, or any other portion of the Project
necessary for Tenant’s use and occupancy of the Premises, are damaged or destroyed by Casualty, Landlord shall, within ninety (90) days after Landlord obtains actual knowledge of such damage or destruction (“Casualty Discovery
Date”) or as soon thereafter as possible, notify Tenant of the estimated time, in Landlord’s reasonable judgment, required to repair such damage or destruction (“Landlord’s Casualty Notice”). If Landlord estimates that the
necessary repairs can be completed within ninety (90) days after the date of Landlord’s Casualty Notice, and if Landlord receives insurance proceeds sufficient for such purpose, then (i) Landlord shall repair the Premises, and/or the
portion of the Project necessary for Tenant’s use and occupancy of the Premises, to substantially the condition existing immediately before such damage or destruction, to the extent commercially reasonable and as permitted by and subject to
then applicable Requirements; (ii) this Lease shall remain in full force and effect; and (iii) to the extent such damage or destruction did not result from the negligence or willful act or omission of Tenant or any other Tenant Parties,
Base Rent shall abate to the extent that the amount thereof is compensated for and recoverable from the proceeds of rental abatement or business interruption insurance maintained by Landlord, for such part of the Premises rendered unusable by Tenant
in the conduct of its business during the time such part is so unusable, in the proportion that the rentable area contained in the unusable part of the Premises bears to the total rentable area of the Premises. 

12.2 Landlord’s Election. If Landlord estimates that the necessary repairs cannot be completed within ninety (90) days after
the date of Landlord’s Casualty Notice, or if insurance proceeds are insufficient for such purpose, or if Landlord does not otherwise have the obligation to repair or restore the damage or destruction pursuant to Section 12.1, then
in any such event Landlord may elect, in Landlord’s Casualty Notice to Tenant pursuant to Section 12.1 to (i) terminate this Lease or (ii) repair the Premises or the portion of the Project necessary for Tenant’s use
and occupancy of the Premises pursuant to the applicable provisions of Section 12.1 above. If Landlord terminates this Lease, then this Lease shall terminate as of the date specified in Landlord’s Casualty Notice. 

12.3 Tenant’s Election. If Landlord estimates that the necessary repairs cannot be completed within one hundred eighty
(180) days after the date of Landlord’s Casualty Notice, then Tenant may elect within fifteen (15) days after receipt of Landlord’s Casualty Notice to terminate this Lease as of the date of Tenant’s notice. 

  
 21 

 12.4 Cost of Repairs. Subject to the provisions of this Article 12, Landlord shall
repair the Project and all improvements in the Premises, other than Alterations. Tenant shall pay the cost to repair Alterations. Tenant shall also replace or repair, at Tenant’s cost and expense, Tenant’s furniture, equipment, trade
fixtures and other personal property in the Premises. Tenant shall be responsible for insuring one hundred percent (100%) of the cost of repair and replacement under this Section 12.4, and shall provide evidence of such insurance to
Landlord from time to time or at any time upon request from Landlord. 
 12.5 Damage at End of Term. Notwithstanding anything to the
contrary contained in this Article 12, if the Premises, or any portion thereof, are damaged or destroyed by Casualty within the last six (6) months of the Lease Year of the Term, then Landlord shall have the right, in its sole
discretion, to terminate this Lease by notice to Tenant given within ninety (90) days after the Casualty Discovery Date. Such termination shall be effective on the date specified in Landlord’s notice to Tenant, but in no event later than
the end of such 90-day period. 
 12.6 Waiver of Statutes. The respective rights and obligations of Landlord and Tenant in the event
of any damage to or destruction of the Premises, or any other portion of the Project, are governed exclusively by this Lease. Accordingly, Tenant hereby waives the provisions of any law to the contrary, including California Civil Code
Sections 1932(2) and 1933(4), providing for the termination of a lease upon destruction of the leased property. 
 13. Eminent
Domain. 
 13.1 Effect of Taking. Except as otherwise provided in this Article 13, if all or any part of the Premises is
taken as a result of the exercise of the power of eminent domain or condemned for any public or quasi-public purpose, or if any transfer is made in avoidance of such exercise of the power of eminent domain (collectively, “taken” or a
“taking”), this Lease shall terminate as to the part of the Premises so taken as of the effective date of such taking. On a taking of a portion of the Premises, Landlord and Tenant shall each have the right to terminate this Lease by
notice to the other given within sixty (60) days after the effective date of such taking, if the portion of the Premises taken is of such extent and nature so as to materially impair Tenant’s business use of the balance of the Premises.
Such termination shall be operative as of the effective date of the taking. Landlord may also terminate this Lease on a taking of any portion of the Project if Landlord determines in its sole discretion that (i) such taking is of such extent
and nature as to render the operation of the remaining Project economically infeasible or to require a substantial alteration or reconstruction of such remaining portion, or (ii) the amount of the award payable to Landlord under
Section 13.2 below, after deducting all costs and expenses incurred by Landlord in connection with such taking, is not sufficient to restore the Project (including the Premises) pursuant to Section 13.3 below. Landlord shall
elect termination under clause (i) or (ii) above by notice to Tenant given within ninety (90) days after the effective date of such taking or as soon thereafter as possible, and such termination shall be operative as of the effective
date of such taking. Upon a taking of the Premises which does not result in a termination of this Lease (other than as to the part of the Premises so taken), the Base Rent shall thereafter be reduced as of the effective date of such taking in the
proportion that the rentable area of the Premises so taken bears to the total rentable area of the Premises. 

  
 22 

 13.2 Condemnation Proceeds. All compensation awarded or received in connection with a
taking shall be the property of Landlord, and Tenant hereby assigns to Landlord any and all elements of said compensation which Tenant would, in the absence of said assignment, have been entitled to receive. Specifically, and without limiting the
generality of the foregoing, said assignment is intended to include: (i) the “bonus value” represented by the difference, if any, between Rent under this Lease and market rent for the unexpired Term of this Lease, (ii) the value
of improvements to the Premises, whether said improvements were paid for by Landlord or by Tenant, (iii) the value of any trade fixtures, and (iv) the value of any and all other items and categories of property for which payment of
compensation may be made in any such taking. Notwithstanding the foregoing, Tenant shall be entitled to receive any award of compensation for loss of or damage to the goodwill of Tenant’s business (but only to the extent the same does not
constitute “bonus value”) and for any moving or relocation expenses which Tenant is entitled under the law to recover directly from the public agency which acquires the Premises. 

13.3 Restoration of Premises. On a taking of the Premises which does not result in a termination of this Lease (other than as to the
part of the Premises so taken), Landlord and Tenant shall restore the Premises to substantially the condition existing immediately before such taking, to the extent commercially reasonable and as permitted by and subject to then applicable
Requirements. Landlord and Tenant shall perform such restoration in accordance with the applicable provisions and allocation of responsibility for repair and restoration of the Premises on damage or destruction pursuant to Article 12 above,
and both parties shall use any awards received by such party attributable to the Premises for such purpose. 
 13.4 Taking at End of
Term. Notwithstanding anything to the contrary contained in this Article 13, if the Premises, or any portion thereof or of the Project, are taken within the last six (6) months of the last Lease Year of the Term, then Landlord shall
have the right, in its sole discretion, to terminate this Lease by notice to Tenant given within ninety (90) days after the date of such taking. Such termination shall be effective on the date specified in Landlord’s notice to Tenant, but
in no event later than the end of such 90-day period. 
 13.5 Tenant Waiver. The rights and obligations of Landlord and Tenant on any
taking of the Premises or any other portion of the Project are governed exclusively by this Lease. Accordingly, Tenant hereby waives the provisions of any law to the contrary, including California Code of Civil Procedure Sections 1265.120 and
1265.130, or any similar successor statute. 
 14. Insurance. 

14.1 Liability Insurance. Tenant, at its cost and expense, shall procure and maintain, from the Lease Date and throughout the Term, the
following insurance: 
 (a) Commercial General Liability Insurance. Tenant shall maintain a policy(ies) of commercial general
liability insurance written on an “occurrence” basis, with limits of liability, in the aggregate, of not less than Three Million Dollars ($3,000,000.00). Such policy(ies) shall cover bodily injury, property damage, personal injury, and
advertising injury arising out of or relating (directly or indirectly) to Tenant’s business operations, conduct, assumed liabilities, or use or occupancy of the Premises or the Project, and shall include all the coverages typically provided by

  
 23 

 
the Broad Form Commercial General Liability Endorsement, including broad form property damage coverage (which shall include coverage for completed operations). Tenant’s liability coverage
shall further include premises-operations coverage. It is the parties’ intent that Tenant’s contractual liability coverage provides coverage to the maximum extent possible of Tenant’s indemnification obligations under this Lease. 

(b) Tenant’s Workers’ Compensation and Employer Liability Coverage. Tenant shall maintain workers’ compensation
insurance as required by law and employer’s liability insurance with limits of no less than One Million Dollars ($1,000,000.00) per occurrence. 

(c) Tenant’s Property Insurance. Tenant shall maintain property insurance coverage, extended coverage and special extended
coverage insurance for all office furniture, trade fixtures, office equipment, merchandise, and all other items of Tenant’s property in, on, at, or about the Premises and the Project. Tenant shall have no obligation to insure Landlord’s
Personal Property; Landlord shall carry any insurance it desires to carry with respect to Landlord’s Personal Property. Tenant’s insurance policy shall (i) be written on the broadest available “all risk”
(special-causes-of-loss) policy form or an equivalent form acceptable to Landlord, (ii) include an agreed-amount endorsement for no less than the full replacement cost (new without deduction for depreciation) of the covered items and property,
and (iii) include vandalism and malicious mischief coverage, sprinkler leakage coverage, and earthquake sprinkler leakage coverage. 

(d) Business Interruption, Loss of Income, and Extra Expense Coverage. Tenant shall maintain business interruption, loss of income,
and extra expense insurance covering all direct or indirect loss of income and charges and costs incurred arising out of all perils, failures, or interruptions, including any failure or interruption of Tenant’s business equipment (including,
without limitation, telecommunications equipment), and the prevention of, or denial of use of or access to, all or part of the Premises or the Project, as a result of those perils, failures, or interruptions. The business interruption, loss of
income, and extra expense coverage shall provide coverage for no less than twelve (12) months and shall be carried in amounts necessary to avoid any coinsurance penalty that could apply. The business interruption, loss of income and extra
expense coverage shall be issued by the insurer that issues Tenant’s property insurance under Section 14.1(c) above. 

(e) Other Tenant Insurance Coverage. Not more often than once every year and upon not less than thirty (30) days’ prior
written notice, Landlord may require Tenant, at Tenant’s sole cost and expense, to procure and maintain other types of insurance coverage and/or increase the insurance limits set forth above if Landlord reasonably determines such increase is
required to protect adequately the parties named as insureds or additional insureds under such insurance. 
 14.2 Form of Policies.
The minimum limits of policies and Tenant’s procurement and maintenance of such policies described in Section 14.1 shall in no event limit the liability of Tenant under this Lease. All insurance required by this
Article 14 shall be issued on an occurrence basis by solvent companies qualified to do business in the State of California, and with a Best & Company rating of A:VIII or better. Any insurance policy under this
Article 14 may be maintained under a “blanket policy,” insuring other parties and other locations, so long as the amount and 

  
 24 

 
coverage required to be provided hereunder is not thereby diminished. No policy maintained by Tenant under this Article 14 shall contain a deductible greater than Twenty-Five Thousand
Dollars ($25,000.00). Tenant shall provide Landlord a certificate of each policy of insurance required hereunder certifying that the policies contain the provisions required. Tenant shall deliver such certificates to Landlord within thirty
(30) days after the Lease Date, but in no event later than the date that Tenant or any other Tenant Parties first enter the Premises and, upon renewal, not fewer than ten (10) days prior to the expiration of such coverage. In addition,
Tenant shall deliver to Landlord a copy of each policy of insurance required hereunder upon Landlord’s request. All Tenant’s liability insurance shall provide (i) that Landlord, Landlord’s managing agent, any Encumbrancer, and
any other person requested by Landlord, is designated as an additional insured without limitation as to coverage afforded under such policy pursuant to an endorsement providing coverage at least as broad as ISO form CG 20 37 10 01 or its equivalent;
(ii) for severability of interests or that acts or omissions of one of the insureds or additional insureds shall not reduce or affect coverage available to any other insured or additional insured (if available); (iii) that the aggregate
liability applies solely to the Project; and (iv) that Tenant’s insurance is primary and noncontributory with any insurance carried by Landlord. All Tenant’s insurance shall provide that the insurer agrees not to cancel the policy
without at least thirty (30) days’ prior written notice to all additional insureds (except in the event of a cancellation as a result of nonpayment, in which event the insurer shall give all additional insureds at least ten
(10) days’ prior notice). Tenant shall notify Landlord within ten (10) days after any material modification of any policy of insurance required under this Article. Any self insurance or self insured retention provisions under, or with
respect to, any insurance policies maintained by Tenant hereunder shall be subject to Landlord’s prior written approval, which Landlord may give or withhold in its sole discretion. 

14.3 Vendors’ Insurance. In addition to any other provision in this Lease (including, without limitation, Article 10
above), Landlord may require Tenant’s vendors and contractors to carry such insurance as Landlord shall deem reasonably necessary. 

15. Waiver of Subrogation Rights. Notwithstanding anything to the contrary contained in this Lease, each party, for itself and, without
affecting any insurance maintained by such party, on behalf of its insurer, releases and waives any right to recover against the other party, its successors and assigns and their respective officers, employees, agents and authorized representatives
(whether in contract or tort) of such other party, that arise or result from any and all loss of or damage to any property of the waiving party located within or constituting part of the Building, including the Premises and Landlord’s Personal
Property, to the extent of amounts payable under a standard ISO Commercial Property insurance policy, or such additional property coverage as the waiving party may carry (with a commercially reasonable deductible), whether or not the party suffering
the loss or damage actually carries any insurance, recovers under any insurance or self-insures the loss or damage. Each party shall have their property insurance policies issued in such form as to waive any right of subrogation as might otherwise
exist. This mutual waiver is in addition to any other waiver or release contained in this Lease. 
 16. Tenant’s Waiver of Liability
and Indemnification. 
 16.1 Waiver and Release. To the fullest extent permitted by Requirements, neither Landlord nor any of
Landlord’s employees, agents, contractors, licensees, invitees, representatives, 

  
 25 

 
officers, directors, shareholders, partners, and members (together, the “Indemnitees”) shall be liable to Tenant or any other Tenant Parties for, and Tenant waives as against and
releases Landlord and the other Indemnitees from, any and all Claims for loss or damage to any property or injury, illness or death of any person in, upon or about the Premises and/or any other portion of the Project, arising at any time and from
any cause whatsoever. The foregoing waiver shall apply to (i) Claims caused in whole or in part by any third party (including any tenant or other occupant of the Project), (ii) Claims caused in whole or in part by any active or passive
act, error, omission, or negligence of Landlord or any other Indemnitee, (iii) Claims in which liability without fault or strict liability is imposed, or sought to be imposed, on Landlord or any other Indemnitee, and (iv) Claims caused in
whole or in part by earthquake or earth movement, gas, fire, oil, electricity or leakage from the roof, walls, windows, basement or other portion of the Premises or Project. The foregoing waiver shall not apply to the extent that a final judgment of
a court of competent jurisdiction establishes that a Claim against an Indemnitee was proximately caused by such Indemnitee’s fraud, willful injury to person or property, or violation of Requirements. In that event, however, the waiver under
this Section 16.1 shall remain valid for all other Indemnitees. The provisions of this Section 16.1 shall survive the expiration or earlier termination of this Lease until all Claims within the scope of this
Section 16.1 are fully, finally, and absolutely barred by the applicable statutes of limitations. Tenant acknowledges that this Section was negotiated with Landlord, that the consideration for it is fair and adequate, and that
Tenant had a fair opportunity to negotiate, accept, reject, modify or alter it. 
 16.2 Indemnification of Landlord. 

(a) To the fullest extent per rifted by Requirements, Tenant shall indemnify, defend, protect and hold Landlord and the other Indemnitees
harmless of and from Claims arising out of or in connection with, or related to any of the following, including, but not limited to, Claims brought by or on behalf of employees of Tenant, with respect to which Tenant waives, for the benefit of the
Indemnitees, any immunity to which Tenant may be entitled under any worker’s compensation laws: (i) the making of Alterations, or (ii) injury to or death of persons or damage to property occurring or resulting directly or indirectly
from: (A) the use or occupancy of, or the conduct of business in, the Premises; (B) damage to the telephone distribution system of the Project caused by Tenant; (C) the use, generation, storage, handling, release, transport, or
disposal by Tenant or any other Tenant Parties of any Hazardous Materials in or about the Premises or any other portion of the Project; (D) any other occurrence or condition in or on the Premises; and (E) acts, neglect or omissions of
Tenant or any other Tenant Parties in or about any portion of the Project. The foregoing indemnification shall apply regardless of the active or passive negligence of Indemnitees and regardless of whether liability without fault or strict liability
is imposed or sought to be imposed on Indemnitees. The foregoing indemnification shall not apply in favor of any particular Indemnitee to the extent that a final judgment of a court of competent jurisdiction establishes that a Claim was proximately
caused by the willful misconduct of such Indemnitee. In that event, however, the indemnification under this Section 16.2 shall remain valid for all other Indemnitees. 

(b) Landlord shall have the right to approve legal counsel proposed by Tenant for defense of any Claim indemnified against hereunder or under
any other provision of this Lease. If Landlord disapproves the legal counsel proposed by Tenant for the defense of any Claim indemnified against hereunder, Landlord shall have the right to appoint its own legal counsel, the reasonable fees, costs
and expenses of which shall be included as part of Tenant’s indemnity obligation hereunder. 
 (c) The provisions of this
Section 16.2 shall survive the expiration or earlier termination of this Lease until all Claims within the scope of this Section 16.2 are fully, finally, and absolutely barred by the applicable statutes of limitations. 

  
 26 

 17. Assignment and Subletting. 

17.1 Compliance Required. Tenant shall have no right, directly or indirectly, voluntarily or by operation of law, to sell, assign or
otherwise transfer this Lease, or any interest herein (collectively, “assign” and “assignment”), or sublet the Premises, or any part thereof, or permit the occupancy of the Premises by any person other than Tenant (collectively,
“sublease” and “subletting,” the assignee or sublessee under an assignment or sublease being referred to as a “transferee”) without Landlord’s prior consent, which consent shall not be unreasonably withheld. Any
assignment or subletting made in violation of this Article 17 shall, at Landlord’s option, be void. As used herein, an “assignment” includes any sale or other transfer (such as by consolidation, merger or reorganization) in one
or more transactions of (i) a majority of the voting stock of Tenant, if Tenant is a corporation, or (ii) a majority of the beneficial interests in Tenant, if Tenant is any other form of entity. Tenant acknowledges that the limitations on
assignment and subletting contained in this Article 17 are expressly authorized by California Civil Code Section 1995.010 et seq., and are fully enforceable by Landlord against Tenant. Tenant may not enter into or permit any sublease or
license or other agreement in connection with the Premises which provides for a rental or other payment based on net income or profit. 

17.2 Request by Tenant; Landlord Response. If Tenant desires to effect an assignment or sublease, Tenant shall submit to Landlord a
request for consent together with the identity of the parties to the transaction, the nature of the transferee’s proposed business use for the Premises, the proposed documentation for and terms of the transaction, and all other information
reasonably requested by Landlord concerning the proposed transaction and the parties involved therein, including certified financial information for the two (2) year period immediately preceding Tenant’s request, credit reports, the
business background and references regarding the transferee, an opportunity to meet and interview the transferee, and Tenant’s good faith estimate of the amount of Excess Rent, if any, payable in connection with the proposed transaction. Within
twenty (20) days after the later of such interview or the receipt of all such information required by Landlord, or within thirty (30) days after the date of Tenant’s request to Landlord if Landlord does not request additional
information or an interview, Landlord shall have the right, by notice to Tenant, to: (i) consent to the assignment or sublease, subject to the terms of this Article 17; (ii) decline to consent to the assignment or sublease;
(iii) in the case of a subletting, sublet from Tenant the portion of the Premises proposed to be sublet on the terms and conditions set forth in Tenant’s request to Landlord, unless the rent terms exceed the Base Rent allocable to the
portion of the Premises proposed to be subleased payable by Tenant hereunder, in which event only such Base Rent shall be payable by Landlord under such subletting; (iv) terminate this Lease as to the affected portion of the Premises; or
(v) if any proposed sublease or assignment would result in the subleasing or assignment, individually or in the aggregate, of fifty percent (50%) or more of the rentable area of the Premises, then Landlord shall have the right to terminate
this Lease as to either the portion of the Premises 

  
 27 

 
Tenant proposes to sublease or assign, or the entire Premises. If Landlord elects to terminate this Lease or sublease from Tenant as provided in this Section 17.2, then Landlord shall
have the additional right to negotiate directly with Tenant’s proposed assignee or subtenant and to enter into a direct lease or occupancy agreement with such party on such terms as shall be acceptable to Landlord in its sole and absolute
discretion, and Tenant hereby waives any Claims against Landlord related thereto, including, without limitation, any Claims for any compensation or profit related to such lease or occupancy agreement. In addition, if Landlord elects to terminate
this Lease as to any portion of the Premises as provided in this Section 17.2, (A) Tenant shall execute an amendment to this Lease to that effect within ten (10) days after Landlord’s written request; (B) this Lease
shall terminate as to such portion as of the date specified by Tenant as the effective date of the proposed assignment or sublease; and (C) Tenant will be relieved of all further obligations hereunder as to such terminated portion as of such
date, other than those obligations which survive termination of this Lease. 
 17.3 Standards and Conditions for Landlord Approval.

 (a) Without limiting the grounds on which it may be reasonable for Landlord to withhold its consent to an assignment or sublease, Tenant
acknowledges that Landlord may reasonably withhold its consent in the following instances: (i) if there exists an Event of Default; (ii) if the transferee is a governmental or quasi-governmental agency, foreign or domestic; (iii) if
the transferee is an existing tenant in the Building unless Landlord does not then have space available for lease in the Project of the size required by such existing tenant; (iv) if Tenant has not demonstrated to Landlord’s satisfaction
that the transferee is financially responsible, with sufficient Net Worth and net current assets, properly and successfully to operate its business in the Premises and meet the financial and other obligations of this Lease; (v) if, in
Landlord’s sole judgment, the transferee’s business, use and/or occupancy of the Premises would (A) violate any of the terms of this Lease or the lease of any other tenant in the Project, (B) not be comparable to and compatible
with the types of use by other tenants in the Building, (C) fall within any category of use for which Landlord would not then lease space in the Building under its leasing guidelines and policies then in effect, (D) require any Alterations
which would reduce the value of the existing leasehold improvements in the Premises, or (E) result in increased density per Floor or require increased services by Landlord; (vi) in the case of a sublease, it would result in more than three
(3) occupancies in the Premises if the Premises consist of more than one (1) Floor in the Building, or would result in more than three (3) occupancies on a Floor if the Premises consist of a single Floor or less, in each case
including Tenant and subtenants; (vii) if the financial condition of the transferee does not meet the requirements applied by Landlord to other tenants in the Building under leases with comparable terms, or in Landlord’s sole judgment the
business reputation of the transferee is not consistent with that of other tenants of the Building; or (viii) the transferee is negotiating with Landlord or has negotiated with Landlord during the three (3) month period immediately
preceding the date Landlord receives Tenant’s request for consent, to lease space in the Building. If Landlord consents to an assignment or sublease, the terms of such assignment or sublease transaction shall not be modified, and, in the case
of a sublease, Tenant shall not voluntarily terminate the sublease, without Landlord’s prior written consent pursuant to this Article 17. Landlord’s consent to an assignment or subletting shall not be deemed consent to any
subsequent assignment or subletting. 
 (b) Notwithstanding any contrary provision of law, including, without limitation, California Civil
Code Section 1995.310, the provisions of which Tenant hereby waives, Tenant shall have no right to terminate this Lease, and no right to damages for breach of contract, in the event Landlord is determined to have unreasonably withheld or
delayed its consent to a proposed sublease or assignment, and Tenant’s sole remedy in such event shall be to obtain a determination reversing the withholding of such consent or finding such consent to be deemed given by virtue of such
unreasonable delay. 

  
 28 

 17.4 Costs and Expenses. As a condition to the effectiveness of any assignment or
subletting under this Article 17, Tenant shall pay to Landlord its then specified processing fee and all reasonable costs and expenses, including attorneys’ fees and disbursements, incurred by Landlord in evaluating Tenant’s
requests for consent or notifications for assignment or sublease, whether or not Landlord consents or is required to consent to an assignment or sublease. Tenant shall pay the processing fee with Tenant’s request for Landlord’s consent
under Section 17.2. Tenant shall also pay to Landlord all costs and expenses incurred by Landlord due to a transferee taking possession of the Premises, including freight elevator operation, security service, janitorial service and
rubbish removal. 
 17.5 Payment of Excess Rent and Other Consideration. 

(a) Tenant shall pay to Landlord, within five (5) days after Tenant’s receipt thereof, fifty percent (50%) of any and all
rent, sums or other consideration, howsoever denominated (but excluding consideration paid for Tenant’s trade fixtures, furnishings and equipment, and goodwill to the extent of the fair market value thereof), realized by Tenant in connection
with any assignment or sublease in excess of the Base Rent and Escalation Rent payable hereunder (if a sublease, prorated to reflect the Rent allocable to the subleased portion of the Premises), after first deducting, (i) in the case of an
assignment, the unamortized reasonable cost of Alterations made to the Premises at Tenant’s cost to effect the assignment, reasonable real estate commissions and reasonable attorneys’ fees paid by Tenant in connection with such assignment,
and (ii) in the case of a sublease, the reasonable cost of Alterations made to the Premises at Tenant’s cost to effect the sublease, reasonable real estate commissions and reasonable attorneys’ fees paid by Tenant in connection with
such sublease, both amortized, without interest, over the term of the sublease (the “Excess Rent”). In determining Excess Rent, the deduction for real estate commissions shall not exceed leasing commissions that are typically paid in the
San Francisco market at the time of the subletting or assignment. 
 (b) Upon Landlord’s request, Tenant shall provide Landlord with
reasonable documentation of Tenant’s calculation of Excess Rent. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to an assignment or sublease, and
shall have the right to make copies thereof. If the Excess Rent respecting any assignment or sublease shall be found to be understated, Tenant, within ten (10) days after demand, shall pay the deficiency and Landlord’s costs of such audit.

 17.6 Assumption of Obligations; Further Restrictions on Subletting. Each assignee shall, concurrently with any assignment, assume
all obligations of Tenant under this Lease. Each sublease shall be made subject to this Lease and all of the terms, covenants and conditions contained 

  
 29 

 
herein. The surrender of this Lease by Tenant, or a mutual cancellation thereof, or the termination of this Lease in accordance with its terms, shall not work a merger and shall, at the option of
Landlord, terminate all or any existing subleases or operate as an assignment to Landlord of any or all such subleases. No sublessee (other than Landlord) shall have the right further to sublet. Any assignment by a sublessee of its sublease shall be
subject to Landlord’s prior consent in the same manner as an assignment by Tenant. No sublease, once consented to by Landlord, shall be modified or terminated (other than pursuant to the express terms thereof) without Landlord’s prior
consent. No assignment or sublease shall be binding on Landlord unless the transferee delivers to Landlord a fully executed counterpart of the assignment or sublease which contains (i) in the case of an assignment, the assumption by the
assignee as required under this Section, or (ii) in the case of a sublease, recognition by the sublessee, of the provisions of this Section 17.6, and which assignment or sublease shall otherwise be in form and substance satisfactory
to Landlord, but the failure or refusal of a transferee to deliver such instrument shall not release or discharge such transferee from the provisions and obligations of this Section 17.6, and shall constitute an Event of Default. 

17.7 No Release. No assignment or sublease shall release Tenant from its obligations under this Lease, whether arising before or after
the assignment or sublease. The acceptance of Rent by Landlord from any other person shall not be deemed a waiver by Landlord of any provision of this Article 17. On an Event of Default by any assignee of Tenant in the performance of any of
the terms, covenants or conditions of this Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such assignee. No consent by Landlord to any further assignments or sublettings of this Lease, or to
any modification, amendment or termination of this Lease, or to any extension, waiver or modification of payment or any other obligations under this Lease, or any other action by Landlord with respect to any assignee or sublessee, or the insolvency,
bankruptcy or Event of Default of any such assignee or sublessee, shall affect the continuing liability of Tenant for its obligations under this Lease, and Tenant waives any defense arising out of or based thereon, including any suretyship defense
of exoneration. Landlord shall have no obligation to notify Tenant or obtain Tenant’s consent with respect to any of the foregoing matters. As a condition to Landlord’s approval of any assignment, Landlord may require Tenant to execute
Landlord’s then standard form of guaranty to reaffirm Tenant’s obligations hereunder. 
 17.8 No Encumbrance; No Change in
Permitted Use. Notwithstanding anything to the contrary contained in this Article 17, (i) Tenant shall have no right to encumber, pledge, hypothecate or otherwise transfer this Lease, or any of Tenant’s interest or rights
hereunder, as security for any obligation or liability of Tenant, and (ii) Tenant shall have no right to propose (and Landlord shall have no obligation to consider or approve) any assignment or subletting which entails any change in the
Permitted Use. Without limiting the generality of the foregoing, Tenant expressly agrees that Tenant shall not, and Tenant has no right to, encumber, pledge, or hypothecate any leasehold improvements or Alterations, including fixtures. 

17.9 Right to Assign or Sublease Without Landlord’s Consent. 

(a) Notwithstanding the provisions of Section 17.1 above, the provisions of this Article 17 shall not apply to
(i) the transfer of stock in Tenant so long as Tenant is a publicly traded corporation, which stock is listed on a national or regional stock exchange or over the counter 

  
 30 

 
stock exchange, (ii) the issuance of stock in Tenant in a public offering, or (iii) the transfer in one transaction of a majority of the voting stock of Tenant so long as at the time of
such transfer the Net Worth of Tenant immediately prior to the transfer is at least equal to or greater than the Net Worth on the Lease Date. 

(b) Notwithstanding the provisions of Section 17.1 above, Tenant shall have the right, without Landlord’s consent, but with
prior notice to Landlord, to assign this Lease to, or sublease the Premises to, or permit occupancy of the Premises by, a Related Company; provided that (i) the original Tenant named herein shall be the assignor or sublessor; (ii) at least
thirty (30) days prior to the effective date of the assignment or sublease, Tenant shall furnish Landlord with the name of the transferee and a written certification from an officer of Tenant certifying that the assignment or sublease qualifies
as a transaction under this Section 17.9(b); (iii) in the case of an assignment to a Related Company into or with which Tenant will merge or consolidate and as a result of such merger or consolidation, Tenant will cease to exist as
a separate legal entity, the Net Worth of the Related Company shall be at least equal to the greater of (A) the Net Worth of Tenant immediately prior to the assignment, or (B) the Net Worth on the Lease Date of the original named Tenant,
and proof satisfactory to Landlord of the Net Worth of the Related Company shall have been delivered to Landlord at least thirty (30) days prior to the effective date of the proposed assignment; (iv) the assignment or sublease under this
Section 17.9(b) is made for a good faith operating business purpose and not as a subterfuge to evade the obligations and restrictions relating to transfers set forth in this Article 17; (v) the proposed transferee’s use
of the Premises shall be the Permitted Use; and (vi) in the case of an assignment, Tenant shall deliver to Landlord, prior to the effective date of the assignment, an agreement evidencing the assignment and assumption by the assignee of
Tenant’s obligations under this Lease. The effectuation of any transaction under this Section 17.9(b) shall be subject to the limitations specified in clauses (i), (ii), (iv), (v), (vi), (vii), and (viii) of
Section 17.3(a) above, and Sections 17.7 and 17.8 above, and require compliance with the provisions of Sections 17.4, 17.5 and 17.6 above. 

18. Rules and Regulations. Tenant shall observe and comply, and shall cause the other Tenant Parties to observe and comply, with the
Rules and Regulations, and, after notice thereof, with all modifications and additions thereto from time to time promulgated in writing by Landlord. A copy of the current Rules and Regulations is attached hereto as Exhibit B. Landlord
shall not be responsible to Tenant, or any of the other Tenant Parties, for noncompliance with any Rules and Regulations by any other tenant, sublessee, or other occupant of the Project and their respective employees, agents, contractors, licensees,
invitees, representatives, officers, directors, shareholders, partners, and members. 
 19. Entry of Premises by Landlord; Modification
to Common Areas. 
 19.1 Entry of Premises. After reasonable notice to Tenant (or without notice in the case of emergency),
Landlord and its authorized agents, employees, and contractors may enter the Premises at any time and from time to time to: (i) inspect the same; (ii) determine Tenant’s compliance with its obligations hereunder; (iii) exhibit
the same to prospective purchasers, Encumbrancers or tenants; (iv) supply any services to be provided by Landlord hereunder; (v) post notices of nonresponsibility or other notices permitted or required by law; (vi) make repairs,
improvements or alterations, or perform maintenance in or to, the Premises or any other portion of 

  
 31 

 
the Project, including the Building Systems; and (vii) perform such other functions as Landlord deems reasonably necessary or desirable. Landlord may also grant access to the Premises to
government or utility representatives and bring and use on or about the Premises such equipment as Landlord deems reasonably necessary to accomplish the purposes of Landlord’s entry under this Section 19.1. Landlord shall have and
retain keys with which to unlock all of the doors in or to the Premises, and Landlord shall have the right to use any and all means which Landlord may deem proper in an emergency in order to obtain entry to the Premises, including secure areas. 

19.2 Modifications to Common Areas. Landlord shall have the right, in its sole discretion, from time to time, to: (i) make changes
to the Common Areas and/or the Project, including, without limitation, changes in the location, size, shape and number of any Common Area amenity, installation or improvement, such as the driveways, entrances, parking spaces, parking areas, ingress,
egress, direction of driveways, entrances, hallways, corridors, lobby areas and walkways; (ii) close temporarily any of the Common Areas and/or the Project for maintenance purposes so long as reasonable access to the Premises remains available;
(iii) add additional buildings and improvements to the Common Areas and/or the Project or remove existing buildings or improvements therefrom; (iv) use the Common Areas and/or the Project while engaged in making additional improvements,
repairs or alterations to the Project or any portion thereof; and (v) do and perform any other acts, alter or expand, or make any other changes in, to or with respect to the Common Areas and/or the Project as Landlord may, in its sole
discretion, deem to be appropriate; provided that the same shall not materially and adversely interfere with the use of the Premises by Tenant or materially increase Tenant’s obligations under the Lease. Without limiting the foregoing, Landlord
reserves the right from time to time to install, use, maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for service to the Premises or to other parts of the Project which are above the ceiling
surfaces, below the floor surfaces, within the walls and in the central core areas of the Project that are located within the Premises or located elsewhere in the Project. In addition, Landlord shall have the right to utilize portions of the Common
Areas from time to time for entertainment, displays, product shows, leasing of kiosks or such other uses that in Landlord’s sole judgment tend to attract the public. Upon ninety (90) days’ prior written notice to Tenant, Landlord also
shall have the right to modify the signage of the Premises to conform to any alterations to the overall design for the Project made by Landlord. 

19.3 Waiver of Claims. Tenant acknowledges that Landlord, in connection with Landlord’s activities under this Article 19,
may, among other things, erect scaffolding or other necessary structures in the Premises and/or the Project, limit or eliminate access to portions of the Project, including portions of the Common Areas, or perform work in the Premises and/or the
Project, which work may create noise, dust, vibration, odors or leave debris in the Premises and/or the Project. Without limiting the generality of Section 16.1 above, Tenant hereby agrees that Landlord’s activities under this
Article 19 shall in no way constitute an actual or constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall not be liable to Tenant for any direct or indirect injury to or interference with Tenant’s
business arising from Landlord’s activities under this Article 19 or the performance of Landlord’s obligations under this Lease, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the
whole or any part of the Premises or of Tenant’s personal property or improvements resulting from Landlord’s activities hereunder, or for any inconvenience or annoyance occasioned by such activities. 

  
 32 

 20. Default and Remedies. 

20.1 Events of Default. The occurrence of any of the following events shall constitute an “Event of Default” by Tenant: 

(a) Nonpayment of Rent. Failure to pay any Rent within three (3) business days after receipt of written notice of such failure to
pay on the due date, provided, however that after the second such failure in a calendar year, only the passage of time, but no further notice, shall be required to establish an Event of Default in any twelve month period. 

(b) Unpermitted Assignment. An assignment or sublease made in contravention of any of the provisions of Article 17 above. 

(c) RESERVED. 
 (d)
Bankruptcy and Insolvency. A general assignment by Tenant for the benefit of creditors, the liquidation of Tenant, any action or proceeding commenced by Tenant under any insolvency or bankruptcy act or under any other statute or regulation
for protection from creditors, or any such action commenced against Tenant and not discharged within thirty (30) days after the date of commencement; the employment or appointment of a receiver or trustee to take possession of all or
substantially all of Tenant’s assets or the Premises; the attachment, execution or other judicial seizure of all or substantially all of Tenant’s assets or the Premises, if such attachment or other seizure remains undismissed or
undischarged for a period of ten (10) days after the levy thereof; the admission by Tenant in writing of its inability to pay its debts as they become due; or the filing by Tenant of a petition seeking any reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the filing by Tenant of an answer admitting or failing timely to contest a material allegation of a petition filed against
Tenant in any such proceeding or, if within thirty (30) days after the commencement of any such proceeding against Tenant, such proceeding is not dismissed. For purposes of this Section 20.1(d), “Tenant” means Tenant and
any partner of Tenant, if Tenant is a partnership, or any person or entity comprising Tenant, if Tenant is comprised of more than one person or entity, or any guarantor of Tenant’s obligations, or any of them, under this Lease. 

(e) Hazardous Materials, Insurance, Subordination, Estoppel, Holding Over, and Security Deposit. Failure to perform or fulfill any
obligation, covenant, condition or agreement required under Section 7.5 (Compliance with Environmental Laws; Use of Hazardous Materials), Article 14 (Insurance), Article 21 (Subordination, Attornment and Nondisturbance),
Article 23 (Estoppel Certificate), Article 25 (Holding Over), or Article 26 (Security Deposit), within the respective time periods specified therein (if any). 

(f) Other Obligations. Failure to perform or fulfill any other obligation, covenant, condition or agreement under this Lease (other
than those described in Sections 20.1(a) through 20.1(e) above), and such failure continues for ten (10) days after written notice from 

  
 33 

 
Landlord or Landlord’s agent, or, if the failure is of a nature requiring more than ten (10) days to cure, then an additional twenty (20) days after the expiration of such 10-day
period, but only if Tenant commences cure within such 10-day period and thereafter diligently pursues such cure to completion within such additional 20-day period; provided, however, that if Tenant has failed to perform any particular obligation,
covenant, condition or agreement more than two (2) times during the Term and Landlord delivered notice of such failure under this Section 20.1(f) each time, then no cure period shall apply to Tenant’s subsequent violations
thereof. 
 20.2 Tenant Cure Periods. Any cure periods provided above are in lieu of any other time periods provided by law with
respect to curing Tenant’s failure to perform or comply with any covenants, agreements, terms or conditions of this Lease to be performed or observed by Tenant, and Tenant hereby waives any right under law now or hereinafter enacted to any
other time or cure period, including notice and cure periods under California Code of Civil Procedure Sections 1161, et seq. 

20.3 Landlord’s Remedies Upon Occurrence of Event of Default. On the occurrence of an Event of Default, Landlord shall have the
right either (i) to terminate this Lease and recover possession of the Premises, or (ii) to continue this Lease in effect and enforce all Landlord’s rights and remedies under California Civil Code Section 1951.4 (by which
Landlord may recover Rent as it becomes due, subject to Tenant’s right to assign pursuant to Article 17). Landlord may, without any liability to Tenant for loss or damage thereto or loss of use thereof, store any property of Tenant
located in the Premises at Tenant’s expense or otherwise dispose of such property in the manner provided by law. If Landlord does not terminate this Lease, Tenant shall in addition to continuing to pay all Rent when due, also pay
Landlord’s costs of attempting to relet the Premises, any repairs and alterations necessary to prepare the Premises for such reletting, and brokerage commissions and attorneys’ fees incurred in connection therewith, less the rents, if any,
actually received from such reletting. Notwithstanding Landlord’s election to continue this Lease in effect under clause (ii) above, Landlord may at any time thereafter terminate this Lease pursuant to this Section 20.3. 

20.4 Damages Upon Termination. If and when Landlord terminates this Lease pursuant to Section 20.3, Landlord may exercise
all its rights and remedies available under California Civil Code Section 1951.2, including the right to recover from Tenant 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 rent loss that the Tenant proves could have been reasonably avoided. As used herein and in Civil Code Section 1951.2, “time of award” means either the date upon which Tenant pays to Landlord the amount
recoverable by Landlord, or the date of entry of any determination, order or judgment of any court or other legally constituted body determining the amount recoverable, whichever occurs first. 

20.5 Computation of Certain Rent for Purposes of Default. For purposes of computing unpaid Rent pursuant to Section 20.4
above, Escalation Rent for the balance of the Term shall be projected based upon the average annual rate of increase, if any, in Escalation Rent from the Commencement Date through the time of award. 

  
 34 

 20.6 Landlord’s Right to Cure Defaults. If Tenant commits an Event of Default, then
Landlord may, without waiving such Event of Default or releasing Tenant from any of its obligations hereunder, make any payment or perform any obligation on behalf of Tenant comprised in such Event of Default. All payments so made by Landlord, and
all costs and expenses incurred by Landlord to perform such obligations, shall be due and payable by Tenant as Rent immediately upon receipt of Landlord’s demand therefor. If Landlord enters the Premises, or any portion thereof, in order to
effect cure hereunder, Tenant waives all Claims which may be caused by Landlord’s so entering the Premises, and Tenant shall indemnify, defend, protect and hold Landlord, and the other Indemnitees harmless from and against Claims resulting from
any actions of Landlord to perform obligations on behalf of Tenant hereunder. No entry by Landlord to the Premises or obligations performed by Landlord in the Premises under this Section 20.6 shall constitute a forcible or unlawful entry
into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the Premises, or any portion thereof. 
 20.7
Waiver of Forfeiture. Tenant hereby waives California Code of Civil Procedure Section 1179, California Civil Code Section 3275, and all such similar laws now or hereinafter enacted which would entitle Tenant to seek relief against
forfeiture in connection with any termination of this Lease. 
 20.8 Remedies Cumulative. The rights and remedies of Landlord under
this Lease are cumulative and in addition to, and not in lieu of, any other rights and remedies available to Landlord at law or in equity. Landlord’s pursuit of any such right or remedy shall not constitute a waiver or election of remedies with
respect to any other right or remedy. 
 20.9 Landlord’s Default. Notwithstanding anything to the contrary set forth in this
Lease, Landlord shall not be in default in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation within thirty (30) days after the receipt by Landlord of
written notice from Tenant specifying in detail Landlord’s alleged failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord
shall not be in default under this Lease if it commences such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. In no event shall Tenant have the right to terminate or rescind this Lease as
a result of Landlord’s failure to perform any covenant or agreement contained in this Lease. Tenant hereby waives such remedies of termination and rescission and hereby agrees that Tenants remedies for Landlord’s failure to perform
hereunder and for breach of any promise or inducement shall be limited to a suit for damages and/or injunction. 
 21. Subordination,
Attornment and Nondisturbance. 
 21.1 Subordination and Attornment. This Lease and all of Tenant’s rights hereunder shall
be subordinate to any and all Encumbrances, to all renewals, modifications, consolidations, replacements and extensions thereof, and to any and all advances made or hereafter made on the security thereof or Landlord’s interest therein, unless
an Encumbrancer requires in writing that this Lease be superior to its Encumbrance. If any proceeding is brought for the foreclosure of any such Encumbrance (or if any ground lease is terminated), and if requested by such purchaser or Encumbrancer,
Tenant (i) shall attorn, without any deductions or set-offs whatsoever, to 

  
 35 

 
the Encumbrancer or purchaser or any successors thereto upon any foreclosure sale or deed in lieu thereof (or to the ground lessor), and (ii) shall recognize such purchaser or Encumbrancer
as the lessor under this Lease, provided such purchaser or Encumbrancer accepts this Lease and does not disturb Tenant’s occupancy, so long as Tenant timely pays Rent and observes and performs the terms, covenants and conditions of this Lease
to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any Encumbrancer. The provisions of this Section 21.1 shall be self-operative without execution of any further
instruments; provided, however, within ten (10) business days after request by Landlord or any Encumbrancer, Tenant shall execute such further commercially reasonable instruments or assurances which are consistent with the provisions of this
Article 21 to evidence or confirm the subordination or superiority of this Lease to any such Encumbrance. Tenant waives the provisions of any Requirement which may give or purport to give Tenant any right or election to terminate or otherwise
adversely affect this Lease and the obligations of Tenant hereunder in the event of any foreclosure proceeding or sale. Tenant agrees with Encumbrancer that if Encumbrancer or any foreclosure sale purchaser shall succeed to the interest of Landlord
under this Lease, Encumbrancer shall not be (i) liable for any action or omission of any prior Landlord under this Lease, or (ii) subject to any offsets or defenses which Tenant might have against any prior Landlord, or (iii) bound by
any Rent which Tenant might have paid for more than the current month to any prior Landlord, or (iv) liable for any Security Deposit not actually received by such Encumbrancer, or (v) bound by any future modification of this Lease not
consented to by such Encumbrancer. 
 21.2 Notice to Encumbrancer. Notwithstanding anything to the contrary contained in this Lease,
including, without limitation, Article 28, upon receipt by Tenant of notice from any Encumbrancer or from Landlord, which notice sets forth the address of such Encumbrancer, no notice from Tenant to Landlord shall be effective unless and
until a copy of the same is given to such Encumbrancer at the appropriate address therefor (as specified in the above-described notice or at such other places as may be designated from time to time in a notice to Tenant in accordance with Article
28), and the curing of any of Landlord’s defaults by such Encumbrancer within a reasonable period of time after such notice from Tenant (including a reasonable period of time to obtain possession of the Building if such Encumbrancer elects
to do so) shall be treated as performance by Landlord. 
 21.3 Rent Payment Direction. From and after Tenant’s receipt of
written notice from an Encumbrancer or from a receiver appointed pursuant to the terms of an Encumbrance (a “Rent Payment Direction”), Tenant shall pay all Rent under this Lease to such Encumbrancer or as such Encumbrancer shall direct in
writing. Tenant shall comply with any Rent Payment Direction notwithstanding any contrary instruction, direction or assertion from Landlord. An Encumbrancer’s delivery to Tenant of a Rent Payment Direction, or Tenant’s compliance
therewith, shall not be deemed to: (i) cause such Encumbrancer to succeed to or to assume any obligations or responsibilities of Landlord under this Lease, all of which shall continue to be performed and discharged solely by Landlord unless and
until such Encumbrancer or a foreclosure sale purchaser succeeds to Landlord’s interest hereunder, or (ii) relieve Landlord of any obligations under this Lease. Tenant shall be entitled to rely on any Rent Payment Direction, and Landlord
irrevocably directs Tenant to comply with any Rent Payment Direction, notwithstanding any contrary direction, instruction, or assertion by Landlord. 

  
 36 

 22. Sale or Transfer by Landlord; Lease Non-Recourse. 

22.1 Release of Landlord on Transfer. Landlord may at any time transfer, in whole or in part, its right, title and interest under this
Lease and/or in the Project, or any portion thereof If the original Landlord hereunder, or any successor to such original Landlord, transfers (by sale, assignment or otherwise) its right, title or interest in the Building, all liabilities and
obligations of the original Landlord or such successor under this Lease shall terminate, the original Landlord or such successor shall automatically be released therefrom, and thereupon all such liabilities and obligations shall be binding upon the
new owner. Tenant shall attorn to each such new owner. If in connection with any transfer effected by the then Landlord hereunder, such Landlord transfers any Security Deposit or other security provided by Tenant to Landlord for the performance of
any obligation of Tenant under this Lease, then such Landlord shall be released from any farther responsibility or liability for such Security Deposit or other security. 

22.2 Lease Nonrecourse to Landlord; Limitation of Liability. Landlord’s liability to Tenant for any default by Landlord under this
Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount that is
equal to the lesser of (i) the interest of Landlord in the Building, or (ii) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in an amount equal to eighty percent (80%) of the
value of the Building (as such value is determined in good faith by Landlord). Neither Landlord, any of Landlord’s employees, agents, contractors, licensees, invitees, or representatives, nor the persons or entities comprising Landlord (whether
partners, members, shareholders, officers, directors, trustees, or otherwise) shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all other Tenant Parties. The
limitations of liability contained in this Section 22.2 shall inure to the benefit of Landlord, its present and future employees, agents, contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and
members, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a
trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor any of Landlord’s employees, agents, contractors, licensees, invitees,
representatives, officers, directors, shareholders, partners, and members shall be liable under any circumstances for any indirect or consequential damages or any injury or damage to, or interference with, Tenant’s business, including but not
limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 

23. Estoppel Certificate. 

23.1 Procedure and Content. Within ten (10) days after Landlord’s request therefor, Tenant shall execute, acknowledge, and
deliver to Landlord certificates as specified by Landlord certifying: (i) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is in full force and effect, as modified, and
identifying each modification); (ii) the Lease Commencement Date, the Rent Commencement Date and the Expiration Date; (iii) that Tenant has accepted the Premises (or the reasons Tenant has not accepted

  
 37 

 
the Premises); (iv) the amount of the Base Rent and current Escalation Rent, if any, and the date to which such Rent has been paid; (v) that there exists no Event of Default, except as
to any Events of Default specified in the certificate, and whether there are any existing defenses against the enforcement of Tenant’s obligations under this Lease; (vi) that no default of Landlord under this Lease is claimed by Tenant,
except as to any defaults specified in the certificate; and (vii) such other matters as may be requested by Landlord. If requested by Landlord, Tenant shall attach to any such certificate a copy of this Lease, and any amendments thereto, and
include in such certificate a statement by Tenant that such attachment is a true, correct and complete copy of this Lease, including all modifications thereto. In addition, at Landlord’s request, any guarantor of Tenant’s obligations
hereunder shall execute, acknowledge, and deliver to Landlord certificates as specified by Landlord reaffirming such guarantor’s guaranty of Tenant’s obligations. 

23.2 Effect of Certificate. Any such certificate may be relied upon by any prospective purchaser of any part or interest in the Project
or Encumbrancer and, at Landlord’s request, Tenant shall deliver such certificate to any such person or entity and shall agree to such notice and cure provisions and such other matters as such person or entity may reasonably require. In
addition, at Landlord’s request, Tenant shall provide to Landlord for delivery to any such person or entity such information as Landlord may reasonably require, including financial information, that may reasonably be requested by any such
person or entity. Any such certificate shall constitute a waiver by Tenant of any Claims Tenant may have in contravention of the information contained in such certificate and Tenant shall be estopped from asserting any such claim against Landlord,
Landlord’s prospective purchaser or any Encumbrancer. If Tenant fails or refuses to give a certificate hereunder within the time period herein specified, then the information contained in such certificate as submitted by Landlord shall be
deemed correct for all purposes, but Landlord shall have the right to treat such failure or refusal as an Event of Default. In addition, without waiving any other remedies Landlord may have against Tenant, Tenant shall pay to Landlord an
administrative fee of Five Hundred Dollars ($500.00) for each day that Tenant is delinquent in delivering a certificate hereunder. 
 24.
No Light, Air, or View Easement. Nothing contained in this Lease shall be deemed, either expressly or by implication, to create any easement for light and air or access to any view. Any diminution or shutting off of light, air or view to or
from the Premises by any structure which now exists or which may hereafter be erected, whether by Landlord or any other person or entity, shall in no way affect this Lease or Tenant’s obligations hereunder, entitle Tenant to any reduction of
Rent, or impose any liability on Landlord. Further, under no circumstances at any time during the Term shall any temporary darkening of any windows of the Premises or any temporary obstruction of the light or view therefrom by reason of any repairs,
improvements, maintenance or cleaning in or about the Project in any way impose any liability upon Landlord or in any way reduce or diminish Tenant’s obligations under this Lease. 

25. Holding Over. No holding over by Tenant shall operate to extend the Term. If Tenant remains in possession of the Premises after
expiration or termination of this Lease: (i) Tenant shall become a tenant at sufferance upon all the applicable terms and conditions of this Lease, except that Base Rent shall be increased to equal the greater of (A) one hundred fifty
percent (150%) of the Base Rent then in effect or (B) one hundred fifty percent (150%) of the fair market rent for the 

  
 38 

 
Premises, as determined by Landlord in good faith; (ii) Tenant shall indemnify, defend, protect and hold harmless Landlord, the other Indemnitees, and any tenant to whom Landlord has leased
all or part of the Premises, from Claims (including loss of rent to Landlord or additional rent payable by such tenant and reasonable attorneys’ fees) suffered or incurred by Landlord, such other Indemnitees, or such tenant resulting from
Tenant’s failure timely to vacate the Premises; and (iii) such holding over by Tenant shall constitute an Event of Default. Landlord’s acceptance of Rent if and after Tenant holds over shall not convert Tenant’s tenancy at
sufferance to any other form of tenancy or result in a renewal or extension of the Tel of this Lease, unless otherwise specified by notice from Landlord to Tenant. 

26. Security Deposit. 

26.1 Letter of Credit. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord, as protection for the
full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer (or which Landlord reasonably estimates that it may suffer) as a result of any breach or default by Tenant under
this Lease, an irrevocable and unconditional negotiable standby letter of credit (the “Letter of Credit”), in the form attached hereto as Exhibit F and containing the terms required herein, naming Landlord as the beneficiary
and issued by a solvent, nationally recognized bank with a long term rating of BBB or higher, under the supervision of the Superintendent of Banks of the State of California, or a national banking association, in the amount of Ninety One Thousand
Two Hundred Seventy Eight and 00/100 Dollars ($91,278.00)(the “Letter of Credit Amount”). The Letter of Credit shall (i) be “callable” at site, irrevocable and unconditional, (ii) be maintained in effect, whether
through renewal or extension, for the period from the Lease Commencement Date and continuing until the date that is the date that is sixty (60) days after the expiration of the Term (the “LC Expiration Date”), (iii) be fully
assignable by Landlord, its successors and assigns, (iv) permit partial draws and multiple presentations and drawings, and (v) be otherwise subject to the Uniform Customs and Practices for Documentary Credits (2007), International Chamber
of Commerce Publication #600, or the International Standby Practices-ISP 98, International Chamber of Commerce Publication #590. In addition to the foregoing, the form and terms of the Letter of Credit (and the bank issuing the same (the
“Bank”)) shall be acceptable to Landlord, in Landlord’s sole discretion. Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to Landlord at least thirty (30) days prior to the expiration of the
Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit if any of the following
shall have occurred or be applicable: (a) such amount is due to Landlord under the terms and conditions of this Lease, or (b) Tenant has filed a voluntary petition under the U. S. Bankruptcy Code or any state bankruptcy code (collectively,
“Bankruptcy Code”), or (c) an involuntary petition has been filed against Tenant under the Bankruptcy Code, or (d) the Bank has notified Landlord that the Letter of Credit will not be renewed or extended through the LC Expiration
Date and Tenant has failed to timely replace the Letter of Credit in accordance with this Article 26. The Letter of Credit will be honored by the Bank regardless of whether Tenant disputes Landlord’s right to draw upon the Letter of
Credit. 

  
 39 

 26.2 Transfer of Letter of Credit. The Letter of Credit shall also provide that Landlord,
its successors and assigns, may, at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its interest in and to the Letter of Credit to another party,
person or entity, regardless of whether or not such transfer is separate from or as a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in the Building,
Landlord shall transfer the Letter of Credit, in whole or in part, to the transferee and thereupon Landlord shall, without any farther agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the
provisions hereof shall apply to every transfer or assignment of the Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and
submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 

26.3 In General. If, as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit shall be less
than the Letter of Credit Amount, Tenant shall, within five (5) days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the
provisions of this Article 26, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in Section 20.1, the same shall constitute an incurable default by Tenant under this Lease
(without the need for any additional notice and/or cure period). Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns will be
bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Landlord will accept a renewal thereof
(such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than thirty (30) days prior to the expiration of the Letter of Credit), which shall be irrevocable and automatically renewable as above provided
through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole discretion. If the Letter of Credit is not timely renewed or replaced as required by this Article
26, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this Article 26, Landlord shall have the right to present the Letter of Credit to the Bank and hold and apply the proceeds
pursuant to the terms of this Article 26. 
 26.4 Application of Proceeds. Tenant hereby acknowledges and agrees that
Landlord is entering into this Lease in material reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any Event of Default or as permitted in Section 26.3. If Tenant shall breach any provision of
this Lease or otherwise be in default hereunder, Landlord may, but without obligation to do so, and without notice to Tenant, draw upon the Letter of Credit, in part or in whole, to cure any breach or default of Tenant and/or to compensate Landlord
for any and all damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain resulting from Tenant’s breach or default, including, but not limited to, all damages or rent due upon termination of this Lease
pursuant to Section 1951.2 of the California Civil Code. Landlord may apply any portion or portions of the proceeds of the Letter of Credit as are reasonably necessary for the following purposes: (i) to remedy any default by Tenant in the
payment of Base Rent or 

  
 40 

 
Escalation Rent or a late charge or interest on defaulted Rent; (ii) to repair damage to the Premises caused by Tenant; (iii) to clean and repair the Premises following their surrender
to Landlord if not surrendered in the condition required pursuant to the provisions of Article 25; and (iv) to remedy any other default of Tenant to the extent permitted by Law including, without limitation, paying in full on
Tenant’s behalf any sums claimed by materialmen or contractors of Tenant to be owing to them by Tenant for work done or improvements made at Tenant’s request to the Premises. In this regard, Tenant hereby waives any restriction on the uses
to which the proceeds of the Letter of Credit (or the Cash Security Deposit) may be applied as contained in Section 1950.7(c) of the California Civil Code and/or any successor statute. Any unused proceeds shall constitute a cash security
deposit under this Lease and need not be segregated from Landlord’s other assets. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or
remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a limitation on any recovery to which Landlord may otherwise be
entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of whether any
dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of Credit in
failing to honor a drawing upon such Letter of Credit in a timely manner. 
 26.5 Independent Contract. Tenant agrees and
acknowledges that (i) the Letter of Credit constitutes a separate and independent contract between Landlord and the Bank, (ii) Tenant is not a third party beneficiary of such contract, (iii) Tenant has no property interest whatsoever
in the Letter of Credit, and (iv) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim
and/or rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise. 

26.6 Increase of Security Deposit. If Tenant fails to perform any of its obligations hereunder beyond any applicable notice or cure
periods three (3) or more times in any twelve (12) month period, Landlord may require Tenant to increase the Letter of Credit Amount by an amount equal to the sum of (i) one month’s Base Rent plus (ii) one month’s
Escalation Rent. Tenant shall cause the Letter of Credit to be amended to increase the Letter of Credit Amount as required by this Section 26.6 within ten (10) days after demand by Landlord. 

27. Waiver. Failure by Landlord to declare an Event of Default upon occurrence thereof, or delay in taking any action in connection
therewith, shall not waive such Event of Default, but Landlord shall have the right to declare such Event of Default at any time after its occurrence. To be effective, a waiver of any provision of this Lease, or any default, shall be in writing and
signed by the waiving party. Any waiver hereunder shall not be deemed a waiver of subsequent performance of any such provision or subsequent defaults. The subsequent acceptance of Rent hereunder, or endorsement of any check by Landlord, shall not be
deemed to constitute an accord and satisfaction or a waiver of any preceding Event of Default, except as to the particular Rent so accepted, regardless of Landlord’s knowledge of the preceding Event of Default at the time of acceptance of

  
 41 

 
the Rent. No course of conduct between Landlord and Tenant, and no acceptance of the keys to or possession of the Premises by Landlord before the Expiration Date, shall constitute a waiver of any
provision of this Lease or of any Event of Default, or operate as a surrender of this Lease. 
 28. Notices; Tenant’s Agent for
Service. All notices, approvals, consents, demands and other communications from one party to the other given pursuant to this Lease shall be in writing and shall be made by personal delivery, by use of a reputable courier service or by deposit
in the United States mail, certified, registered or express, postage prepaid and return receipt requested. Notices shall be addressed if to Landlord, to Landlord’s Address, and if to Tenant, to Tenant’s Address. Landlord and Tenant may
each change their respective Addresses from time to time by giving written notice to the other of such change in accordance with the terms of this Article 28, at least ten (10) days before such change is to be effected; provided,
however, that any such address shall be a street address (and not a post office box). Any notices given in accordance with this Article 28 shall be deemed to have been given (i) on the date of personal delivery or (ii) on the
earlier of the date of delivery or attempted delivery (as shown by the courier service delivery record or return receipt) if sent by courier service or mailed. 

29. Tenant’s Authority. Tenant represents and warrants that (i) Tenant is a duly formed, authorized and existing corporation,
limited liability company, partnership, trust, or other form of entity (as the case may be), (ii) Tenant is qualified to do business in California, (iii) Tenant has the full right and authority to enter into this Lease and to perform all
of Tenant’s obligations hereunder, and (iv) each person signing on behalf of Tenant is authorized to do so. Tenant shall deliver to Landlord, within ten (10) days after Landlord’s request, such certificates, resolutions, or other
written assurances authorizing Tenant’s execution and delivery of this Lease, as requested by Landlord from time to time or at any time, in order for Landlord to assess Tenant’s then authority under this Lease. 

30. Parking. 
 30.1
Lease of Parking Spaces. Tenant is obligated to lease the number of unreserved parking spaces on the roof level of the Project parking garage as specified in the Basic Lease Information and the number of reserved parking spaces on the third
level of the Project parking garage as specified in the Basic Lease Information, throughout the Term and any extension thereof, subject, however, to the provisions of this Section 30.1. Tenant shall pay the parking rental being charged
for such spaces, as the same may be increased from time to time, in advance, as Rent, on the first day of each month. The parking rental payable by Tenant hereunder may include taxes imposed on the use of the parking spaces by any governmental or
quasi-governmental authority. The parking rental in effect as of the Lease Date is $190.00 per month for each unreserved parking space and $280.00 per month for each reserved parking space. The use of such spaces shall be for the parking of motor
vehicles used by Tenant, its officers and employees only, and shall be subject to applicable Requirements. Parking spaces may not be assigned or transferred separate and apart from this Lease. Upon the expiration or earlier termination of this
Lease, Tenant’s rights with respect to all leased parking spaces shall immediately terminate. Further, if Tenant fails to pay parking rental when the same shall be due, then, upon written notice from Landlord, in addition to all other remedies
available to Landlord, Tenant’s rights with respect to all leased parking spaces shall immediately terminate. If Tenant’s rights to parking spaces terminate, Tenant shall not have any right to any such terminated parking for the remainder
of the Term, and Landlord shall have no obligation to procure substitute parking for Tenant. 

  
 42 

 30.2 Management of Project Parking Garage. The Project parking garage shall be subject to
the reasonable control and management of Landlord, who may, from time to time, establish, modify and enforce reasonable rules and regulations with respect thereto. If parking spaces are not assigned pursuant to the terms of this Lease, Landlord
reserves the right at any time to assign parking spaces, and Tenant shall thereafter be responsible to insure that its officers and employees park in the designated areas. Tenant shall, if requested by Landlord, furnish to Landlord a complete list
of the license plate numbers of all vehicles operated by Tenant, any transferee, or their respective officers and employees. Landlord reserves the right to change, reconfigure, or rearrange the Project parking garage, to reconstruct or repair any
portion thereof, and to restrict or eliminate the use of any Project parking garage and do such other acts in and to such areas as Landlord deems necessary or desirable, without such actions being deemed an eviction of Tenant or a disturbance of
Tenant’s use of the Premises, and without Landlord being deemed in default hereunder, provided that Landlord shall use commercially reasonable efforts (without any obligation to engage overtime labor or commence any litigation) to minimize the
extent and duration of any resulting interference with Tenant’s parking rights. Landlord may, in its sole discretion, convert the Project parking garage to a reserved and/or controlled parking facility, or operate the Project parking garage (or
a portion thereof) as a tandem, attendant assisted and/or valet parking facility. Landlord may delegate its responsibilities with respect to the Project parking garage to a parking operator, in which case such parking operator shall have all the
rights of control and management granted to Landlord. In such event, Landlord may direct Tenant, in writing, to enter into a parking agreement directly with the operator of the Project parking garage, and to pay all parking charges directly to such
operator. 
 30.3 Waiver of Liability. Landlord shall not be liable for any damage of any nature to, or any theft of, vehicles, or
contents thereof, in or about the Project parking garage. At Landlord’s request, Tenant shall cause its or any transferee’s officers and employees using Tenant’s parking spaces to execute an agreement confirming the foregoing. 

31. Miscellaneous. 
 31.1
No Joint Venture. This Lease does not create any partnership or joint venture or similar relationship between Landlord and Tenant. 

31.2 Successors and Assigns. Subject to the provisions of Article 17 regarding assignment, all of the provisions, terms,
covenants and conditions contained in this Lease shall bind, and inure to the benefit of, the parties and their respective successors and assigns. 

31.3 Construction and Interpretation. The words “Landlord” and “Tenant” include the plural as well as the singular.
If there is more than one person comprising Tenant, the obligations under this Lease imposed on Tenant are joint and several. References to a party or parties refer to Landlord or Tenant, or both, as the context may require. The captions preceding
the Articles, Sections and subsections of this Lease are inserted solely for convenience of reference and shall have no effect upon, and shall be disregarded in connection with, the construction and

  
 43 

 
interpretation of this Lease. Use in this Lease of the words “including,” “such as,” or words of similar import, when following a general matter, shall not be construed to
limit such matter to the enumerated items or matters whether or not language of nonlimitation (such as “without limitation”) is used with reference thereto. All provisions of this Lease have been negotiated at arm’s length between the
parties and after advice by counsel and other representatives chosen by each party and the parties are fully informed with respect thereto. Therefore, this Lease shall not be construed for or against either party by reason of the authorship or
alleged authorship of any provision hereof, or by reason of the status of the parties as Landlord or Tenant, and the provisions of this Lease and the Exhibits hereto shall be construed as a whole according to their common meaning in order to
effectuate the intent of the parties under the terms of this Lease. 
 31.4 Severability. If any provision of this Lease, or the
application thereof to any person or circumstance, is determined to be illegal, invalid or unenforceable, the remainder of this Lease, or its application to persons or circumstances other than those as to which it is illegal, invalid or
unenforceable, shall not be affected thereby and shall remain in full force and effect, unless enforcement of this Lease as so invalidated would be unreasonable or grossly inequitable under the circumstances, or would frustrate the purposes of this
Lease. 
 31.5 Entire Agreement. This Lease and the Exhibits hereto identified in the Basic Lease Information contain all the
representations and the entire agreement between the parties with respect to the subject matter hereof and any prior negotiations, correspondence, memoranda, agreements, representations or warranties are replaced in total by this Lease and the
Exhibits hereto. Neither Landlord nor Landlord’s employees, agents, contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and members have made any warranties or representations with respect to the
Premises or any other portion of the Project, except as expressly set forth in this Lease. Tenant acknowledges that all brochures and informational materials, as well as all communications from Landlord and Landlord’s employees, agents,
contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and members prior to the execution of this Lease, including without limitation, statements as to the identity or number of other tenants in the Project,
the lease terms applicable to any such tenants or potential tenants, anticipated levels (or any matters which may affect anticipated levels) of expected business or foot traffic, demographic data, and the suitability of the Premises for
Tenant’s intended uses, are and were made for informational purposes only, and Tenant agrees that such communications (i) are not and shall not be construed to be representations or warranties of Landlord, Landlord’s employees,
agents, contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, or members as to the matters communicated, (ii) have not and will not be relied upon by Tenant, and (iii) have been the subject of
independent investigation by Tenant. Without limiting the generality of the foregoing, Tenant is not relying on any representation, and Landlord does not represent, that any specific retail or office tenant or occupant or number of tenants shall
occupy any space or remain open for business in the Project at any time during the Term, and Landlord reserves the right to effect such other tenancies in the Project as Landlord shall determine in the exercise of its sole judgment. 

31.6 Governing Law. This Lease shall be governed by and construed pursuant to the laws of the State of California. 

  
 44 

 31.7 Costs and Expenses. 

(a) If either party hereto fails to perform any of its obligations under this Lease or if any dispute arises between the parties hereto
concerning the meaning or interpretation of any provision of this Lease, then the party failing to so perform or the party not prevailing in such dispute, as the case may be, shall pay any and all costs and expenses incurred by the other party on
account of such failure and/or in enforcing or establishing its rights hereunder, including, without limitation, court costs and reasonable attorneys’ fees and disbursements. Any such attorneys’ fees and other expenses incurred by either
party in enforcing a judgment in its favor under this Lease shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys’ fees obligation is intended to be severable from the other
provisions of this Lease and to survive and not be merged into any such judgment. 
 (b) Without limiting the generality of
Section 31.7(a) above, if Landlord utilizes the services of an attorney for the purpose of collecting any Rent due and unpaid by Tenant or in connection with Tenant’s failure to perform any of its obligations hereunder, Tenant
agrees to pay Landlord actual attorneys’ fees as determined by Landlord for such services, regardless of the fact that no legal action may be commenced or filed by Landlord. 

31.8 Standards of Performance and Approvals. Unless otherwise provided in this Lease, whenever approval, consent or satisfaction
(collectively, an “approval”) is required of a party pursuant to this Lease or an Exhibit hereto, such approval shall not be unreasonably withheld or delayed. Unless provision is made for a specific time period, approval (or
disapproval) shall be given within twenty (20) days after receipt of the request for approval. Nothing contained in this Lease shall limit the right of a party to act or exercise its business judgment in a subjective manner with respect to any
matter as to which it has been (i) specifically granted such right, (ii) granted the right to act in its sole discretion or sole judgment, or (iii) granted the right to make a subjective judgment hereunder, whether
“objectively” reasonable under the circumstances, and any such exercise shall not be deemed inconsistent with any covenant of good faith and fair dealing implied by law to be part of this Lease. The parties have set forth in this Lease
their entire understanding with respect to the terms, covenants, conditions and standards pursuant to which their obligations are to be judged and their performance measured, including the provisions of Article 17 with respect to assignments
and sublettings. 
 31.9 Brokers. Landlord shall pay to each of Landlord’s Broker and Tenant’s Broker a commission in
connection with such Broker’s negotiation of this Lease pursuant to a separate agreement. Other than such Brokers, Landlord and Tenant each represent and warrant to the other that no broker, agent, or finder has procured, or was involved in the
negotiation of, this Lease and no such broker, agent or finder is or may be entitled to a fee, commission or other compensation in connection with this Lease. Landlord and Tenant shall each indemnify, defend, protect and hold the other harmless from
and against Claims that may be asserted against the indemnified party in breach of the foregoing warranty and representation. 
 31.10
Memorandum of Lease. Tenant shall, upon request of Landlord or any Encumbrancer, execute, acknowledge and deliver a short form memorandum of this Lease (and any amendment hereto) in form suitable for recording. In no event shall this Lease or
any memorandum thereof be recorded by Tenant. 

  
 45 

 31.11 Quiet Enjoyment. Upon paying the Rent and performing all its obligations under this
Lease, Tenant may peacefully and quietly enjoy the Premises during the Term as against all persons or entities claiming by or through Landlord, subject, however, to the provisions of this Lease and any Encumbrances. 

31.12 Force Majeure. Notwithstanding anything contained in this Lease to the contrary, if Landlord is unable to perform or delayed in
performing any of its obligations under this Lease on account of strikes, lockouts, inclement weather, labor disputes, inability to obtain labor, materials, fuels, energy or reasonable substitutes therefor, governmental restrictions, regulations,
controls, actions or inaction, civil commotion, fire or other acts of God, national emergency, acts of war or terrorism or any other cause of any kind beyond the reasonable control of Landlord (except financial inability), Landlord shall not be in
default under this Lease and such inability or delay shall in no way constitute a constructive or actual eviction of Tenant nor entitle Tenant to any abatement of Rent. 

31.13 Surrender of Premises. Upon the Expiration Date or earlier termination of this Lease, Tenant shall quietly and peacefully
surrender the Premises to Landlord in the condition called for by this Lease, shall deliver to Landlord any keys to the Premises, or any other portion of the Project, and shall provide to Landlord the combination or code of locks on all safes,
cabinets, vaults and security systems in the Premises. On or before the Expiration Date or earlier termination of this Lease, Tenant, at its cost and expense, shall remove all of its personal property from the Premises and repair all damage to the
Project caused by such removal. In addition, Tenant, at its cost and expense, shall remove all Lines installed by or for Tenant that are located within the Premises or, in the case of Lines exclusively serving the Premises, anywhere in the Project,
including, without limitation, the Building plenum, risers and all conduits, and repair all damage to the Project caused by such removal as follows: (i) in the case of the expiration of the Term, Tenant shall remove such Lines and repair such
damage on or before the Expiration Date, unless Landlord notifies Tenant, at least thirty (30) days prior to the Expiration Date, that such Lines shall be surrendered with the Premises; and (ii) in the case of the earlier termination of
this Lease, Tenant shall remove such Lines and repair such damage promptly after receipt of a notice from Landlord requiring such removal and repair. Any Lines not required to be removed pursuant to this Section shall become the property of
Landlord (without payment by Landlord), and shall be surrendered in good condition and working order, lien free, and properly labeled with an identification system reasonably approved by Landlord. All personal property of Tenant not removed
hereunder shall be deemed, at Landlord’s option, to be abandoned by Tenant and Landlord may, without any liability to Tenant for loss or damage thereto or loss of use thereof, store such property in Tenant’s name at Tenant’s expense
and/or dispose of the same in any manner permitted by law. 
 31.14 Building Directory; Elevator Lobby and Tenant Signage. 

(a) Landlord shall reserve on the Building directory, or in any computerized Building directory, up to the number of Building Directory
Spaces specified in the Basic Lease Information for purposes of identifying Tenant’s name, divisions and/or principal 

  
 46 

 
employees. Landlord shall provide building standard signage identifying Tenant’s name in the lobby on the third level. All costs for the initial strips or inputting of names in the Building
directory and the standard signage in the third level lobby shall be borne by Landlord and all costs for replacement of such strips, inputting or lobby signage shall be borne by Tenant. 

(b) Tenant shall not place or install on or within any portion of the Premises, the Building, the Common Areas or the Project any sign,
advertisements, banners, placards or pictures which are visible from the exterior of the Premises or the Building. Notwithstanding the foregoing restriction, Tenant may install one interior business identification signage at the entrance of the
Premises upon Landlord’s approval of the location, size, content, design, method of attachment and material to be used in the making of such sign and provided that such sign complies with all applicable Requirements. Any signs, once approved by
Landlord, shall be installed only in strict compliance with Landlord’s approval and applicable Requirements, at Tenant’s expense, using a person first approved by Landlord to install same. Landlord may remove any signs (not first approved
in writing by Landlord), advertisements, banners, placards or pictures so placed by Tenant on or within the Premises, the Building, the Common Areas or the Project and charge to Tenant the cost of such removal, together with any costs incurred by
Landlord to repair any damage caused thereby, including any cost incurred to restore the surface upon which such sign was so affixed to its original condition. Tenant shall remove any such signs, repair any damage caused thereby, and restore the
surface upon which the sign was affixed to its original condition, all to Landlord’s reasonable satisfaction, upon the expiration or earlier termination of this Lease 

31.15 Name of Building; Address. Landlord shall have the right at any time and from time to time to select the name of the Project or
the Building and to make a change or changes to the name(s). Landlord shall have the right to install, affix and maintain any and all signs on the exterior and on the interior of the Project and/or the Building as Landlord may desire in
Landlord’s sole discretion. Tenant shall not refer to the Project or the Building by any name other than: (i) the names as selected by Landlord (as same may be changed from time to time), or (ii) the postal address approved by the
United States Post Office. Tenant shall not use the name of the Project or the Building or use pictures or illustrations of the Project or the Building in advertising or other publicity or for any purpose other than as the address of the business to
be conducted by Tenant in the Premises, without the prior written consent of Landlord. Tenant shall, in connection with all correspondence, mail or deliveries made to or from the Premises, use the official Building address specified from time to
time by Landlord. 
 31.16 Exhibits. The Exhibits specified in the Basic Lease Information are by this reference made a part hereof.

 31.17 Survival of Obligations. The waivers of claims or rights, the releases and the obligations under this Lease to indemnify,
protect, defend and hold harmless Landlord and other Indemnitees shall survive the expiration or earlier termination of this Lease, and so shall all other obligations or agreements hereunder which by their terms or nature survive the expiration or
earlier termination of this Lease. 
 31.18 Time of the Essence. Time is of the essence of this Lease and of the performance of each
of the provisions contained in this Lease. 

  
 47 

 31.19 Waiver of Trial By Jury; Waiver of Counterclaim. IN GRAFTON PARTNERS L.P. v.
SUPERIOR COURT, 36 CAL.4TH 944 (2005), THE CALIFORNIA SUPREME COURT RULED THAT CONTRACTUAL, PRE-DISPUTE JURY TRIAL WAIVERS ARE UNENFORCEABLE. THE PARTIES, HOWEVER, ANTICIPATE THAT THE CALIFORNIA LEGISLATURE WILL ENACT LEGISLATION TO PERMIT SUCH
WAIVERS IN CERTAIN CASES. IN ANTICIPATION OF SUCH LEGISLATION, LANDLORD AND TENANT HEREBY WAIVE, AS OF THE EFFECTIVE DATE OF SUCH LEGISLATION AND TO THE EXTENT PERMITTED BY APPLICABLE REQUIREMENTS, TRIAL BY JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE
PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY. IF LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NON-PAYMENT OF RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS
SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, AND ANY SUCH COUNTERCLAIM SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 

31.20 Consent to Venue. Tenant hereby waives any objection to venue in the City and County of San Francisco, and agrees and consents to
the personal jurisdiction of the courts of the State of California with respect to any action or proceeding (i) brought by Landlord, Tenant or any other party, relating to (A) this Lease and/or any understandings or prior dealings between
the parties hereto, or (B) the Premises, the Project, or any part thereof, or (ii) to which Landlord is a party. 
 31.21
Financial Statements. Within ten (10) days after Landlord’s request, Tenant shall deliver to Landlord the then current financial statements of Tenant (including a balance sheet and profit and loss statement for the most recent prior
fiscal year for which annual statements are available and financial statements for interim periods following the end of the last fiscal year for which annual statements are available), together with a certificate of Tenant’s auditor (or if
audited financial statements are not available, then a certificate of Tenant’s Chief Financial Officer) to the effect that such financial statements were prepared in accordance with generally accepted accounting principles consistently applied
and fairly present the financial condition and operations of Tenant for, and as of the end of, such fiscal year. In addition, within ten (10) days after Landlord’s request, Tenant shall provide Landlord with such other information as
Landlord reasonably deems necessary to evaluate Tenant’s financial condition. 
 31.22 Subdivision; Future Ownership. Landlord
reserves the right to subdivide all or a portion of the Project. Tenant agrees to execute and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances
resulting from such subdivision. In addition, if the Building or the parking garage, or other portions of the Project are at any time owned by an entity other than Landlord, Landlord, at its option, may enter into agreements with such other owners
to provide for (i) reciprocal rights of access and/or use, including in connection with repairs, maintenance, construction and/or excavation (ii) common management, operation, maintenance, improvement and/or repairs, and (iii) the
allocation of operating expenses and taxes. 

  
 48 

 31.23 Modification of Lease. This Lease may be modified or amended only by an agreement in
writing signed by both parties. Should any Encumbrancer require a modification of this Lease, or should Landlord be advised by counsel that any part of the payments by Tenant to Landlord under this Lease may be characterized as unrelated business
income under the United States Internal Revenue Code and its regulations, then and in either such event, Tenant agrees that this Lease may be modified as requested by the Encumbrancer or as may be required to avoid such characterization as unrelated
business income, as the case may be, and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request therefor; provided, however, that any such
modification shall not increase any expense payable by Tenant hereunder or in any other way materially and adversely change the rights and obligations of Tenant hereunder. 

31.24 Confidential Information. Tenant agrees to keep the terms and conditions of this Lease, and any information in connection with
this Lease (including, without limitation, information regarding any sublease or assignment) (“Confidential Information”) in the strictest confidence. Tenant shall not disclose any Confidential Information to any third parties except as
expressly permitted herein, and will take all measures necessary to safeguard such information in order to preserve its confidentiality. Without limiting the generality of the foregoing, Tenant may not disclose Confidential Information to any third
parties, other than to the other Tenant Parties (as may be necessary for Tenant to operate in the ordinary course of business) or as may be required by law, provided that Tenant agrees to use diligent efforts to prevent all Tenant Parties from
making any unauthorized disclosure of the Confidential Information. Notwithstanding the foregoing, Tenant may disclose on a “need to know” basis only the Confidential Information (i) to its lenders, advisors, investors, attorneys and
accountants, (ii) as required by applicable law or (iii) which becomes public by other means. 
 31.25 No Option. The
submission of this Lease to Tenant for review or execution does not create an option or constitute an offer to Tenant to lease the Premises on the terms and conditions contained herein, and this Lease shall not become effective unless and until it
has been executed and delivered by both Landlord and Tenant. 
 31.26 Independent Covenants. This Lease shall be construed as though
the covenants herein between Landlord and Tenant are independent, and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be
entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

31.27 Compliance with Anti-Terrorism Law. Tenant represents to Landlord that Tenant is not in violation of any Anti-Terrorism Law, and
that Tenant is not, as of the date hereof: (i) conducting any business or engaging in any transaction or dealing with any Prohibited Person, including the making or receiving of any contribution of funds, goods or services to or for the benefit
of any Prohibited Person; (ii) dealing in, or otherwise engaging in any transaction relating to, any 

  
 49 

 
property or interests in property blocked pursuant to Executive Order No. 13224; or (iii) engaging in or conspiring to engage in any transaction that evades or avoids, or has the
purpose of evading or avoiding, or attempts to violate any of the prohibitions set forth in, any Anti-Terrorism Law. In addition, Tenant represents that neither Tenant nor any of its affiliates, officers, directors, shareholders, members or lease
guarantor, as applicable, is a Prohibited Person. If at any time any of the foregoing representations becomes false, it shall be considered a material default under this Lease. 

31.28 Bankruptcy of Tenant. For purposes of Section 365(0(2)(B) of the Bankruptcy Code (11 U.S.C. §365(f)(2)(B)), the parties
agree that the term “adequate assurance of future performance” with respect to any assumption or assignment of this Lease shall include, but not be limited to, the following: 

(a) In order to ensure Landlord that the proposed assignee will have the resources with which to pay all Rent payable pursuant to the terms
hereof, any proposed assignee must have, as demonstrated to Landlord’s reasonable satisfaction, a net worth (defined in accordance with generally accepted accounting principles consistently applied) equal to the greater of (i) the net
worth of Tenant at the time this Lease was executed, or (ii) a net worth consistent with the standards customarily applied by Landlord with respect to comparable tenancies in the Building. 

(b) Any proposed assignee must have been engaged in the conduct of business for the five (5) years prior to any such proposed
assignment, which business must be consistent with the Permitted Use specified in the Basic Lease Information. 
 (c) At Landlord’s
option, the proposed assignee must provide, in favor of Landlord, a letter of credit and/or a cash security deposit or other security for the performance of the obligations to be performed by Tenant or such assignee hereunder, equal to at least
twelve (12) months’ Base Rent. 
 31.29 Rent Not Based on Income. No Rent or other payment in respect of the Premises shall
be based in any way upon net income or profits from the Premises. 
 31.30 Counterparts. This Lease may be executed in counterpart.
All such executed counterparts shall constitute the same agreement, and the signature of any party to any counterpart shall be deemed a signature to, and may be appended to, any other counterpart. 

31.31 Renovations. It is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel,
improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein.
However, Tenant hereby acknowledges that Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises. Tenant hereby
agrees that such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility and shall not be liable to Tenant for any injury to or interference with
Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages 

  
 50 

 
from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or
annoyance occasioned by such Renovations. 
 31.32 First Source Hiring. The City and County of San Francisco adopted a City-wide
“First Source Hiring Program” on August 3, 1998 by Ordinance No. 264-98, codified at San Francisco Administrative Code Sections 83.1-83.18. The First Source Hiring Program (“FSHP”) is designed to identify entry
level positions associated with commercial activities and provide first interview opportunities to graduates of City-sponsored training programs. Tenant acknowledges that its activities on the Premises are or may be subject to FSHP. Although
Landlord makes no representation or warranty as to the interpretation or application of FSHP to the Premises, or to Tenant’s activities thereon, Tenant acknowledges that (i) FSHP may impose obligations on Tenant, including good faith
efforts to meet requirements and goals regarding interviewing, recruiting, hiring and retention of individuals for entry level positions; (ii) FSHP requirements could also apply to certain contracts and subcontracts entered into by Tenant
regarding the Premises, including construction contracts; and (iii) FSHP requirements, if applicable, may be imposed as a condition of permits, including building permits, issued for construction or occupancy of the Premises. 

32. Communications and Computer Lines and Equipment. 

32.1 Lines and Equipment. Tenant may install, maintain, replace, remove or use communications or computer wires and cables
(collectively, “Lines”) at the Project to serve the Premises, and may install, maintain, replace, remove or use telecommunications or other signal or data reception or transmission equipment (collectively, “Equipment”) in the
Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent, use the contractor specified by Landlord (which contractor may, but need not be, the entity managing the Building’s risers), and comply with all of the
other provisions of this Lease and such other rules and procedures as may be established by Landlord from time to time, (ii) Lines and Equipment shall comply with all applicable Requirements and shall be subject to all other provisions of this
Lease, (iii) Lines and Equipment shall not cause any electrical, electromagnetic, radio frequency, or other interference with the Building Systems or any equipment of any party (including any telecommunication or other signal or data reception
or transmission equipment and/or system in or serving the Project, its occupants, and/or Landlord), or otherwise interfere with the use and enjoyment of the Project by Landlord, any tenant of the Project, or any person or entity that has entered or
will enter into an agreement with Landlord to install telecommunications or other signal or data reception or transmission equipment in the Project (collectively, “Interference”), (iv) except as reasonably required for the
installation and maintenance of Tenant’s Lines and Equipment, Landlord shall not be required to grant separate access to the Building to Tenant’s telecommunications services and equipment provider in connection with Lines and Equipment,
(v) any right granted to Tenant to install, maintain and use Lines and Equipment shall be non-exclusive, (vi) Tenant shall pay all costs in connection with this Article 32, and (vii) in the case of Lines, (A) an acceptable
number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Project, as determined in Landlord’s reasonable opinion, (B) Lines (including riser cables) shall be appropriately insulated
to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to Landlord, (C) as a condition to permitting the installation of new Lines, Landlord may

  
 51 

 
require that Tenant remove existing Lines located in or serving the Premises and repair any damage caused by such removal, and (D) in the case of the installation of new Lines, Tenant, at
the time of installation, shall label such Lines, on each floor through which they pass, with an identification system reasonably approved by Landlord. 

32.2 Interference. 
 (a)
Tenant’s Interference. Upon notice of any Interference, Tenant shall immediately cooperate with Landlord to identify the source of the Interference and shall, within twenty-four (24) hours, if requested by Landlord, cease all
operations of Lines and Equipment (except for intermittent testing as approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed) until the Interference has been corrected to the reasonable satisfaction of
Landlord, unless Tenant reasonably establishes prior to the expiration of such twenty-four (24) hour period that the Interference is not caused by Tenant’s Lines or Equipment, in which case Tenant may operate its Lines or Equipment
pursuant to the terms of this Lease. Tenant shall be responsible for all costs associated with any tests deemed reasonably necessary to resolve any and all Interference as set forth in this Article. If such Interference has not been corrected within
ten (10) business days after notice to Tenant of its occurrence, Landlord may (i) require Tenant to remove the specific Line or Equipment causing such Interference pursuant to the terms of Section 32.3(c) below, or
(ii) eliminate the Interference at Tenant’s expense, provided such Interference is actually caused by Tenant’s Lines or Equipment. 

(b) Other Party’s Interference. If the lines or equipment of any other party causes Interference with Tenant’s Lines or
Equipment, Tenant shall reasonably cooperate with such other party to resolve such Interference in a mutually acceptable manner. 
 32.3
General Provisions. 
 (a) Consultation with Landlord. Tenant shall consult with Landlord in advance of any installation of
any Lines or Equipment that may cause any Interference at the earliest practicable stage of consideration of such installation. 
 (b)
Landlord’s Rights. Landlord may, but shall not have the obligation to, reasonably direct, monitor, and/or supervise the installation, maintenance, replacement and removal of any Lines or Equipment. The foregoing sentence shall not be a
limitation to any other rights Landlord may have under applicable Requirements or otherwise. 
 (c) Removal. Landlord reserves the
right to require Tenant, upon written or verbal notice, to remove any Lines or Equipment located in or serving the Premises which (i) are or were installed in violation of these provisions, or (ii) are at any time in violation of any
applicable Requirements, or (iii) present a dangerous or potentially dangerous condition, or (iv) present a threat to the structural integrity of the Building, or (v) threaten to overload the capacity of, or affect the temperature
otherwise maintained by, the air conditioning system, or the capacity of the Building’s electrical system, or (vi) have caused Interference that has not been corrected in accordance with Section 32.2(a) above. In addition,
Tenant shall remove Lines and Equipment installed by or at the request of Tenant upon the expiration or earlier termination of this Lease in accordance with 

  
 52 

 
Section 31.13 above. The removal of Lines or Equipment shall be performed by the contractor specified by Landlord. If Tenant fails to remove any Lines or Equipment as required by
Landlord in a diligent and expeditious manner, or if Tenant violates any other provision of this Article 32, Landlord may, after three (3) days’ written notice to Tenant, remove such Lines and/or Equipment, as the case may be, or
remedy such other violation, at Tenant’s expense (without limiting Landlord’s other remedies available under this Lease or applicable Requirements); provided, however, that Landlord shall have the right to remove any such Lines and/or
Equipment immediately, without notice to Tenant, in the event of an emergency. 
 (d) Approval by Landlord. Landlord’s approval
of, or requirements concerning, Lines and Equipment, the plans, specifications or drawings related thereto or Tenant’s contractors, subcontractors, or service provider, shall not be deemed a warranty as to the adequacy thereof, and Landlord
hereby disclaims any responsibility or liability for the same. Landlord further disclaims all responsibility for the condition, security or utility of Lines and Equipment, and makes no representation regarding the suitability of any such Lines or
Equipment for Tenant’s intended use or the adequacy or fitness of the Building Systems for any such Lines or Equipment. 
 (e)
Waiver of Claims. Landlord shall have no liability for damages arising from, and Landlord does not warrant that Tenant’s use of any Lines or Equipment will be free from, the following: (i) any shortages, failures, variations,
interruptions, disconnections, loss or damage caused by the installation, maintenance, replacement, use or removal of Lines and/or Equipment by or for other tenants or occupants of the Project, by any failure of the environmental conditions or the
power supply for the Building to conform to any requirements for the Lines and/or Equipment, or any other problems associated with any Lines and/or Equipment by any other cause; (ii) any failure of any Lines and/or Equipment to satisfy
Tenant’s requirements; (iii) any eavesdropping or wire-tapping by unauthorized parties; or (iv) any Interference with Tenant’s Lines and/or Equipment caused by the lines and/or equipment of any other party. Without limiting the
generality of any other provision of this Lease, in no event shall Landlord be liable for damages by reason of loss of profits, business interruption or other consequential damage arising from the foregoing occurrences. Tenant further waives any
right to claim that any occurrence described in clauses (i), (ii) and (iii) above constitutes grounds for a claim of abatement of Rent, actual or constructive eviction, or termination of this Lease. 

(f) Acknowledgment. Tenant acknowledges that Landlord has granted and/or may grant lease rights, licenses, and other rights to other
tenants and occupants of the Project and to telecommunications service providers. 
 (g) No Solicitation. Tenant shall not solicit,
suffer, or permit other tenants or occupants of the Project to use its Lines or Equipment (including, without limitation, its wireless intranet, Internet and other communications network). 

33. Landlord’s Personal Property. During the Term of this Lease, Tenant shall have the right, at no cost to Tenant, to use in the
Premises the furniture, fixture and equipment owned by Landlord as identified on Exhibit E attached hereto (“Landlord’s Personal Property”), subject to the terms and conditions contained in this Article 33. All
right, title or interest in Landlord’s Personal Property shall be in and remain with Landlord and no right, title or interest in Landlord’s Personal 

  
 53 

 
Property shall pass to Tenant other than the right to possess and use Landlord’s Personal Property for the Term of this Lease. Tenant shall: (a) at its sole expense, repair and maintain
each item of Landlord’s Personal Property in the same condition as when received, ordinary wear and tear and damage due to Casualty excepted, and in compliance with all applicable Requirements and all instructions and recommendations as to the
repair and maintenance of such item of Landlord’s Personal Property issued at any time by the vendor and/or manufacturer thereof; (b) maintain conspicuously on any of Landlord’s Personal Property such labels, plates, decals or other
markings as Landlord may reasonably require, stating that Landlord is the owner of such Personal Property; and (c) not, directly or indirectly, create, incur or permit to exist any lien, encumbrance, mortgage, pledge, attachment or security
interest on or with respect to Landlord’s Personal Property (except those of persons claiming by, through or under Landlord). If all or any portion of an item of Landlord’s Personal Property becomes lost, stolen, destroyed, damaged beyond
repair or rendered permanently unfit for use for any reason, or in the event of any condemnation, confiscation, theft or seizure or requisition of title to or use of such item, Tenant shall have no liability to Landlord and Landlord’s sole
remedy shall be to proceed against any insurer, condemnor, or third party tortfeasor for compensation, except to the extent that such damage or destruction is due to the gross negligence or willful misconduct of Tenant. 

Signatures follow on next page. 

  
 54 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the Lease Date. 

 

											
	LANDLORD:
	
	 650 TOWNSEND ASSOCIATES LLC,
 a
Delaware limited liability company

		
	By:	 	Townsend Member LLC,
		 	a Delaware limited liability company
		 	Its: Sole Member
			
		 	By:	 	TMG 650 Townsend LLC,
		 		 	a Delaware limited liability company
		 		 	Its: Administrative Manager
				
		 		 	By:	 	TMG Partners,
		 		 		 	 a California corporation

Its: Managing Member

		 		 		 
					
		 		 		 	By:	 	 /s/ Cathy Greenwold

		 		 		 	Name:	 	Cathy Greenwold
		 		 		 	Its:	 	Executive Vice President

  

			
	TENANT:
	
	iRHYTHM TECHNOLOGIES, INC.,
	a Delaware corporation
		
	By:	 	 /s/ William F. Willis

		 	William F. Willis
		 	President and CEO
		
	By:	 	  

	Name:	 	  

	Its:	 	  

 If Tenant is a CORPORATION, the authorized officers must sign on behalf of the corporation and indicate
the capacity in which they are signing. This Lease must be executed by the chairman of the board, president or vice president, and the secretary, assistant secretary, the chief financial officer or assistant treasurer, unless the bylaws or a
resolution of the board of directors shall otherwise provide, in which event a certified copy, of the bylaws or a certified copy of the resolution, as the case may be, must be attached to this Lease. 

  
 55 

 EXHIBIT A 

FLOOR PLAN 
 [to be
attached] 

  
 A-1 

 EXHIBIT B 

RULES AND REGULATIONS 
  

	1.	The Common Areas of the Project shall not be obstructed by Tenant or used by it for any purpose other than for ingress to and egress from the Premises. Landlord shall in all cases retain the right to control and prevent
access to the Common Areas of all persons whose presence in the judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Project and its tenants, provided that nothing herein contained shall be construed to
prevent such access to persons with whom Tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. Tenant shall not go upon the roof of the Project, except in areas that Landlord may
designate as “Common Areas” from time to time. 

  

	2.	No awning, canopy or other projection of any kind over or around the windows or entrances of the Premises shall be installed by Tenant, and only such window coverings as are approved by Landlord shall be used in the
Premises. Tenant shall not place any items within 18” of the interior glass window lines. 

  

	3.	The Premises shall not be used for lodging or sleeping, nor shall cooking be done or permitted by Tenant on the Premises, except that the preparation of coffee, tea, hot chocolate and similar items for Tenant and its
employees shall be permitted. 

  

	4.	Any person or persons employed by Tenant to do janitorial work shall be subject to and under the control and direction of the Project property manager while in the Project and outside the Premises. 

 

	5.	Landlord will furnish Tenant with four (4) keys to the Premises, free of charge. No additional locking devices shall be installed without the prior written consent of Landlord. Landlord may make reasonable charge
for any additional lock or any bolt installed on any door of the Premises without the prior consent of Landlord. Tenant shall in each case furnish Landlord with a key for any such lock. Tenant, upon the termination of its tenancy, shall deliver to
Landlord all keys to doors in the Project and the Premises that shall have been furnished to Tenant, together with security codes for security systems installed by Tenant in accordance with the Lease. 

 

	6.	The freight elevator shall be available for use by Tenant, subject to such reasonable scheduling as Landlord shall deem appropriate. The persons employed by Tenant to move equipment or other items in or out of the
Project must be acceptable to Landlord. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, supplies, furniture or other property brought into the Project. Heavy objects shall, if considered
necessary by Landlord, stand on wood strips of such thickness as is necessary to properly distribute the weight of such objects. Landlord will not be responsible for loss of or damage to any such property from any cause, and all damage done to the
Project by moving or maintaining Tenant’s property shall be repaired at the expense of Tenant. 

  
 B-1 

	7.	Tenant shall not use or keep in the Premises or the Project any kerosene, gasoline or flammable or combustible fluid or materials or use any method of heating or air conditioning other than that supplied by Landlord.
Tenant shall not use, keep or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors and/or vibrations, or interfere in any way with other
tenants or those having business in the Project. No pets shall be kept in the Premises. 

  

	8.	In case of invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right to prevent access to the Project during the continuance of
same by such action as Landlord may deem appropriate, including closing entrances to the Project. 

  

	9.	The doors of the Premises shall be closed and securely locked at such time as Tenant’s employees leave the Premises. 

  

	10.	The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, no foreign substance of any kind whatsoever shall be deposited
therein, and any damage resulting to same from Tenant’s misuse shall be paid for by Tenant. 

  

	11.	Except with the prior consent of Landlord, Tenant shall not sell, or permit the sale from the Premises of, or use or permit the use of any Common Area adjacent to the Premises for the sale of, newspapers, magazines,
periodicals, theatre tickets or any other goods, merchandise or service, nor shall Tenant carry on, or permit or allow any employee or other person to carry on, business in or from the Premises for the service or accommodation of occupants of any
other portion of the Project, nor shall the Premises be used for manufacturing of any kind, or for any business or activity other than the specifically provided for in the Lease. 

 

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

  

	13.	Tenant shall not use in any space, or in the Common Areas of the Project, any handtrucks except those equipped with rubber tires and side guards or such other material handling-equipment as Landlord may approve. No
bicycles, motorcycles, or other vehicles of any kind shall be brought by Tenant into the Project or kept in or about the Premises. 

  

	14.	Tenant shall store all its trash and garbage within the Premises until daily removal of same by Tenant to such location in the Project as may be designated from time to time by Landlord. No material shall be placed in
the Project trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the City of San Francisco without being in violation of
any law or ordinance governing such disposal. 

  

	15.	 All loading and unloading of merchandise, supplies, materials, garbage and refuse and delivery of same to the Premises shall be made only through such
entryways and elevators 

  
 B-2 

	 	
and at such times as Landlord shall designate. In its use of the loading areas on the first basement floor, Tenant shall not obstruct or permit the obstruction of said loading areas, and at no
time shall Tenant park vehicles therein except for loading and unloading. 

  

	16.	Canvassing, soliciting, peddling or distribution of handbills or any other written material in the Project is prohibited and Tenant shall cooperate to prevent same. 

 

	17.	Tenant shall not permit the use or the operation of any coin operated machines on the Premises, including, without limitation, vending machines, video games, pinball machines, or pay telephones without the prior written
consent of Landlord. 

  

	18.	Landlord may direct the use of all pest extermination and scavenger contractors at such intervals as Landlord may require. 

  

	19.	The requirements of Tenant will be attended to only upon application by telephone or in person at the office of the Project. Employees of Landlord shall not perform any work or do anything outside of their regular
duties unless under special instructions from Landlord. 

  

	20.	Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of these Rules and Regulations in
favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project. Landlord shall enforce the Rules and Regulations against Tenant in a reasonable and
non-discriminatory manner. 

  

	21.	Wherever the word “Tenant” occurs in these Rules and Regulations, it is understood and agreed that it shall mean Tenant and other Tenant Parties. 

 

	22.	These Rules and Regulations are in addition to, and shall not be construed in any way to modify, alter or amend, in whole or part, the terms, covenants, agreements and conditions of any lease of premises in the Project;
provided, however, in the event of a conflict between the Rules and Regulations and the Lease, the Lease shall control. 

  

	23.	Landlord reserves the right to make such other reasonable, non-discriminatory rules and regulations as in its judgment may from time to time be needed for the safety, care and cleanliness of the Project, and for the
preservation of good order therein. 

  

	24.	Tenant shall have the right to connect the telephone system in the Premises to the telephone cable distribution system serving the Project at the location of the telephone cable terminal on the floor on which the
Premises are situated, provided that no connection shall be made and no work otherwise affecting the telephone cable terminal or distribution system shall be undertaken without reasonable prior notice to Landlord. Landlord or Landlord’s
contractor with responsibility for maintenance of the telephone distribution system may require supervision of the connection by Landlord or the maintenance contractor, and may impose such other reasonable conditions as may be necessary to protect
the telephone cable terminal or distribution system. Any damage to the telephone cable terminal or distribution system caused by the act or omission of Tenant shall be repaired at the expense of Tenant. 

 

	25.	A breach by Tenant of the covenants contained in Rules 1 through 25 immediately above shall be deemed an Event of Default. 

  
 B-3 

 EXHIBIT C 

RESERVED 

  
 C-1 

 EXHIBIT D 

CONFIRMATION OF LEASE TERM 
 THIS
CONFIRMATION OF LEASE TERM is made this      day of                 , 20     between 650 TOWNSEND ASSOCIATES LLC, a Delaware
limited liability company (“Landlord”), and                     , a
                     (“Tenant”). 

W I T N E S S E T H: 

WHEREAS, by Office Lease dated the      day of
                ,     between the parties hereto (the “Lease”), Landlord leased to Tenant and Tenant leased from Landlord for the Term and
upon the terms and conditions set forth therein the Premises being Suite No.      containing approximately          square feet of rentable area situated in
                    , located at 650 Townsend Street, San Francisco, California, said Premises being more particularly designated in the Lease; and

 WHEREAS, the parties hereto wish to confirm and memorialize the Commencement Date and Expiration Date of the Term. 

NOW, THEREFORE, the parties hereto mutually agree as follows: 

1. All terms used herein, as indicated by the initial capitalization thereof, shall have the same respective meanings designated for such
terms in the Lease. 
 2. The Term of the Lease commenced upon the Lease Commencement Date, which for all purposes under the Lease shall be
deemed to be                 ,     . The Term shall expire at midnight on
                , 20    , unless sooner terminated as provided in the Lease. 

3. The Rent Commencement Date is
                    , 2008. 
 4. Any
work required to be performed by Landlord under the Lease has been completed in the manner required thereunder as of the Lease Commencement Date. 

  
 D-1 

 IN WITNESS WHEREOF, the parties hereto have caused this Confirmation of Lease Term to be executed
as the day and year first above written. 
  

									
	LANDLORD:
	
	650 TOWNSEND ASSOCIATES LLC,
	a Delaware limited liability company
		
	By:	 	Townsend Member LLC,
		 	a Delaware limited liability company
		 	Its: Sole Member
			
		 	By:	 	TMG 650 Townsend LLC,
		 		 	a Delaware limited liability company
		 		 	Its: Administrative Manager
				
		 		 	By:	 	TMG Partners,
		 		 		 	a California corporation
		 		 		 	Its: Managing Member
					
		 		 		 	By:	 	  

		 		 		 	Name:	 	  

		 		 		 	Its:	 	  

  

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

		 	William F. Willis
		 	President and CEO
		
	By:	 	  

	Name:	 	  

	Its:	 	  

  
 D-2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00262-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00262-of-00352.parquet"}]]