Document:

Lease Agreement dated as of April 30, 2008

 Exhibit 4.14 
 COVER PAGE 
 The capitalized terms in this Lease shall have the meanings ascribed to them below, and
each reference to such term in the Lease shall incorporate such meaning therein as if fully set forth therein. 
  

					
	Terms:	  	 
	Landlord:	  	Highwoods Realty Limited Partnership, a North Carolina limited partnership d/b/a Highwoods Properties with its principal office at 2200 Century Parkway, Suite 800, Atlanta,
Georgia 30345
		
	Tenant:	  	AppTec Laboratory Services, Inc , a corporation duly organized and existing under the laws in the State of Delaware with its principal office at 2540 Executive Drive, Saint Paul,
Minnesota 55120.
			
	Premises:	  	(a)	  	Suite: 300, Kennestone Corporate Center
			
		  	(b)	  	Rentable Area; 7,463 square feet
			
		  	(c)	  	See Floor Plan attached hereto as Exhibit “A “
		
	Building:	  	1279 Kennestone Circle, Kennesaw, Cobb County, Georgia, which is located within the Project
		
	Project:	  	Those certain tracts or parcels of land owned by Landlord from time to time and being more particularly described on Exhibit “B,” together with all improvements located
thereon or which may hereafter be constructed thereon Landlord reserves the right to change the Project, including but not limited to, means of ingress and egress and subdivision of the Project, so long as said change(s) does not materially effect
Tenant’s use of the Premises

 Commencement Date: March 1, 2003 
 Termination Date: February 29, 2008 
 Base Taxes and Assessments:
$    *     per square foot 
 Base Insurance:
$    *     per square foot 
 Permitted Uses: Bio-safety testing 
 First Lease Year Base Rent (per year): $38,558.84 
 First Months
Rent: $1,927.94 
 Security Deposit: $4,173.06 
 Agent: None 
  

	*	The estimated base 2003 taxes and assessments on a per square foot basis based on annual Cobb County, Georgia building property tax assessment. Landlord will provide copy of tax
notice and resulting per square foot calculation when available. The base year for insurance will also be 2003. 

  

 1 

 LEASE AGREEMENT 
 THIS LEASE AGREEMENT, made and entered into as of this 27th day of February, 2003, by and between HIGHWOODS REALTY LIMITED PARTNERSHIP a North Carolina limited partnership (“Landlord”), and APPTEC LABORATORY SERVICES, INC., a
Delaware corporation (“Tenant”). 
 In consideration of the premises and covenants contained herein and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 
 1. Premises. Landlord
does hereby rent and lease to Tenant, and Tenant does hereby rent and hire from Landlord, during the Lease Term (as hereinafter defined), that certain space shown on the floor plan attached hereto as Exhibit “A” and made a part
hereof (“Premises”), located in 1279 Kennestone Circle (“Building”) of Kennestone Corporate Center (“Project”), Cobb County, Georgia, as more particularly described on Exhibit “B” attached hereto and
made a part hereof. The Premises are deemed to contain 7,463 rentable square feet (“Rentable Area”). The Project is deemed to contain 82,633 rentable square feet. As used herein, “Tenant’s Share” shall mean a fraction, the
numerator of which shall be the Rentable Area, and the denominator of which shall be the gross rentable area of the Project. No easement for light and air is included in the Premises. For purposes of this Lease, Tenant’s Share is deemed to be
9.03 percent (9.03%) 
 2. Possession. 
 a . “Lease Term” means a term commencing on the date hereof and ending on the last day
(the “Expiration Date”) of the fifth (5th) “Lease Year,” (as hereinafter defined), unless sooner terminated or extended
hereunder, during which all terms and conditions of this Lease shall apply. 
 b. “Commencement Date” means the earlier of the date
Tenant first occupies the Premises or March 1, 2003 and that date upon which Tenant obligation to pay Rent commences. If by the Commencement Date Landlord has not substantially completed the improvements to the Premises required to be made by
Landlord pursuant to Exhibit “D” attached hereto and made a part hereof (if any), or if Landlord, for any other reason whatsoever, cannot deliver possession of the Premises to Tenant by the Commencement Date, then the Commencement
Date shall be postponed (and the rent herein provided shall not commence) until the earlier of either (i) the date of actual occupancy of the Premises by Tenant or (ii) the date immediately following the day Landlord has achieved
substantial completion of such improvements. Landlord and Tenant shall each have the option to terminate this lease by written notice to the other if the Commencement Date has not occurred within three (3) months from the date hereof. Provided,
further, this Lease shall automatically terminate without action on the part of any party hereto if the Commencement Date has not occurred within twelve (12) months from the date hereof. Landlord shall have no liability for any delay in
delivering possession of the Premises to Tenant. 
 c. If, and to the extent, Landlord’s substantial completion of the improvements to
the Premises pursuant to Exhibit “D” attached hereto is delayed due to any act or omission of Tenant or anyone acting under or for Tenant (any such delay being hereinafter referred to as “Tenant’s Delay”), then the
Commencement Date shall be the date specified in subsection (b) above, subject to adjustment as provided therein, but without extension as a result of Tenant’s Delay; provided that from the Commencement Date, as so determined, until the
earlier of (i) the date of actual occupancy of the Premises by Tenant or (ii) the date immediately following the date Landlord would have achieved substantial completion of such improvements but for Tenant’s Delay, Tenant’s
obligations under this Lease shall be limited to the payment of any and all Rent due hereunder. 
 d. Within five (5) days of written
request by Landlord, Tenant agrees to execute and deliver to Landlord a commencement date agreement setting forth the exact Commencement Date of the Lease Term and stating that all tenant improvements to be constructed by Landlord have been
substantially completed, subject to the completion of any outstanding punchlist items. 
 e. The phrase “Lease Year” shall have the following meaning: the first (1st) Lease Year shall commence on the Commencement
Date and shall end on the last day of the 

 COVER PAGE 
 The capitalized terms in this Lease shall have the meanings ascribed to them below, and each reference to such term in the Lease shall incorporate such meaning therein as if fully set forth therein. 
  

					
	Terms:	  	
		
	Landlord:	  	Highwoods Realty Limited Partnership, a North Carolina limited partnership d/b/a Highwoods Properties with its principal office at 2200 Century Parkway, Suite 800, Atlanta, Georgia
30345.
		
	Tenant:	  	AppTec Laboratory Services, Inc., a corporation duly organized and existing under the laws in the State of Delaware with its principal office at 2540 Executive Drive, Saint Paul,
Minnesota 55120.
			
	Premises:	  	(a)	  	Suite: 300, Kennestone Corporate Center
			
		  	(b)	  	Rentable Area: 7,463 square feet
			
		  	(c)	  	See Floor Plan attached hereto as Exhibit “A”
		
	Building:	  	1279 Kennestone Circle, Kennesaw, Cobb County, Georgia, which is located within the Project.
		
	Project:	  	Those certain tracts or parcels of land owned by Landlord from time to time and being more particularly described on Exhibit “B,” together with all improvements located
thereon or which may hereafter be constructed thereon. Landlord reserves the right to change the Project, including but not limited to, means of ingress and egress and subdivision of the Project, so long as said change(s) does not materially effect
Tenant’s use of the Premises.
	
	 Commencement Date: March 1, 2003
  
 Termination Date: February 29, 2008
  
 Base Taxes and Assessments: $    *     per square foot
  
 Base Insurance: $    *     per square
foot
  
 Permitted Uses: Bio-safety testing
  
 First Lease Year Base Rent (per year): $38,558.84
  
 First Months Rent: $1,927.94
  
 Security Deposit: $4,173.06
  
 Agent: None

  

	*	The estimated base 2003 taxes and assessments on a per square foot basis based on annual Cobb County, Georgia building property tax assessment. Landlord will provide copy of tax
notice and resulting per square foot calculation when available. The base year for insurance will also be 2003. 

  

 1 

 
twelfth (12th) full calendar month thereafter. The
first (1st) Lease Year shall include the first twelve (12) full calendar months subsequent to the Commencement Date and any partial
calendar month occasioned by the Commencement Date occurring on any date other than the first (1st) day of a calendar month. Each successive Lease
Year shall commence on the anniversary date of the first (1st) day of the first full calendar month during the first Lease Year and continue
for twelve (12) full calendar months. 
 3. Base Rent. 
 a . Tenant shall pay to Landlord at Highwoods Realty Limited Partnership, P.O. Box 100488, Atlanta, Georgia 30384-0488 or at such other place as Landlord
may designate, from and after the Commencement Date, an initial annual Base Rent of $38,558.84 plus sales tax, if applicable, to be paid without notice, demand, deduction, or set-off on the first day of each month, in advance. The Base Rent shall be
payable during the Lease Term and shall be adjusted as set forth in the Special Stipulations attached hereto. 
 b. As used in this Lease,
the term “Rent” shall include Base Rent, Additional Rent, and all other sums and obligations due Landlord hereunder. 
 c. Payments of Rent not received by Landlord within five (5) calendar days of the due date
thereof shall be subject to a late charge due and payable by Tenant to Landlord on the sixth (6th) calendar day after the due date thereof in
an amount equal to twenty five dollars ($25.00) or five percent (5%) of such past due amount, whichever amount is greater. 
 4.
Additional Rent. Tenant shall pay to Landlord, as Additional Rent, the amounts set forth herein: 
 a. “Taxes and
Assessments” shall mean every type of tax, charge or impost assessed against the Project or the operations thereof, including, but not limited to, sales taxes, ad valorem taxes, special assessments and governmental charges, excepting only
income taxes imposed upon Landlord On or about January 1 following the Commencement Date and annually thereafter during the Lease Term, Landlord shall deliver to Tenant a statement setting forth the estimated Taxes and Assessments for the
calendar year then commencing, and the amount thereof in excess of $    *     per square foot of the Project. Tenant shall pay Tenant’s Share of such excess in equal monthly installments with
payments of Base Rent during the remaining months of such calendar year. Promptly following receipt of the actual tax bills, Landlord shall notify Tenant of any necessary adjustments to the remaining payments for such calendar year. 
 b. “Insurance” shall mean any “all risk”, “fire and extended coverage”, or other casualty insurance covering the Project,
any comprehensive general liability insurance covering the ownership, maintenance, use and occupancy of the Project, and “rent” or “business interruption” insurance, in such amounts and with such coverage as Landlord deems
necessary. On or about January 1 following the Commencement Date and annually thereafter during the Lease Term, Landlord shall deliver to Tenant a statement setting forth the estimated cost for the Insurance for the calendar year then
commencing, and the amount thereof in excess of $    *     per square foot of the Project. Tenant shall pay Tenant’s Share of such excess in equal monthly installments with payments of Base
Rent during the remaining months of such calendar year. Promptly following receipt of the actual Insurance costs, Landlord shall notify Tenant of any necessary adjustments to the remaining payments for such calendar year. 
 c. “CAM Charges” shall mean all expenses reasonably incurred by Landlord in the maintenance, repair and operation of the common areas of the
Project, including, but not limited to, electrical and security charges, landscaping, planting and lawn care, and all repairs, maintenance and replacement of sidewalks, driveways, and loading and parking areas. CAM charges will also include
association dues. On or about the date hereof, and on or about January 1 of each calendar year during the Lease Term, Landlord shall 
  

	*	The estimated base 2003 taxes and assessments on a per square foot basis based on annual Cobb County, Georgia building property tax assessment. Landlord will provide copy of tax
notice and resulting per square foot calculation when available. The base year for Insurance will also be 2003. 

 
deliver to Tenant a statement setting forth the estimated CAM Charges for the calendar year. Tenant shall pay Tenant’s Share of such estimated CAM
Charges in equal monthly installments with payments of Base Rent during the remaining months of such calendar year. At such time as Landlord is able to determine the actual CAM Charges for such calendar year, Landlord shall deliver to Tenant a
statement thereof and any adjustment necessary shall be made to Additional Rent payments next coming due under this section, or, if this Lease has terminated, be adjusted as between Landlord and Tenant within thirty (30) days of delivery of
such statement. No failure of Landlord to give statements as required by paragraphs 4(a) through 4(c) hereof shall be construed as, or deemed to constitute, a waiver by Landlord of the fight to require payment of Additional Rent as required herein
and, until delivery of such statement(s), Tenant shall continue to make all Additional Rent payments in effect for the previous calendar year. CAM Charges are estimated to be $727.65 per month. 
 5. Utilities. Tenant shall promptly pay the cost of all utility services furnished to the Premises, including, but not limited to, gas, water,
electricity, garbage collection and other sanitary services, and any initiation or connection fees for any of the foregoing. Landlord may furnish any utility service to the Premises, and Tenant shall promptly pay Tenant’s Share of the cost of
any such utility, plus if the Premises are sub-metered a five percent (5%) administrative charge, to Landlord within ten (10) days of receiving a statement showing any amount due. Landlord may adjust Tenant’s Share for purposes of
this paragraph if Landlord determines that Tenant’s use of the Premises justifies a disproportionate allocation of utility cost to Tenant. 
 6. Security Deposit. Simultaneously with the execution hereof, Tenant shall deliver to Landlord a Security Deposit in the amount of $4,173.06 (“Security Deposit”) which sum may be held by Landlord in a regular business
checking account, without any obligation to accrue interest. The Security Deposit shall be held by Landlord as security for performance by Tenant of Tenant’s covenants and obligations under the Lease and the Security Deposit shall not
constitute, or be considered, an advance of payment of rent, or a measure of Landlord’s damages in the case of default by Tenant. Without waiving or releasing any liability or obligation of Tenant to perform under the terms of the Lease,
Landlord may from time to time without prejudice to or waiving or releasing any of the other remedies, use such deposit to the extent necessary to offset any arrearages of rent or any other damages, injury, expense, or liability incurred by Landlord
as a result of any event of default by Tenant. Upon receipt of notice from the Landlord that the Security Deposit or any portion of the Security Deposit has been so applied, Tenant shall pay to Landlord the amount of the Security Deposit so applied
in order to restore the Security Deposit to its original amount. Within a reasonable time after termination of the Lease, If Tenant is not then in default under the terms of the Lease, any remaining balance of the Security Deposit shall be returned
by Landlord to Tenant. 
 7. Use. The Premises shall be used by Tenant for bio-safety testing and related purposes and no other. The
Premises shall not be used for any illegal purposes, nor shall the Premises be used in violation of any governmental regulation, in any manner which would be deemed an extra-hazardous use by any insurance company insuring the Premises or the
Building or would otherwise vitiate or increase the rate of insurance carried by either Landlord or Tenant on the Premises or the Building. Tenant shall not do or permit anything to be done in or about the Premises which would in any way obstruct or
interfere with the rights of other tenants of the Building. Tenant hereby agrees to comply with any and all municipal, county, state and federal statutes, regulations, and ordinances, all restrictive covenants to which the Building is subject, and
other legal requirements applicable or in any way relating to the use and occupancy of the Premises. 
 8. Acceptance of Premises.
Tenant accepts the Premises in their present condition and as suited for the uses intended by Tenant, subject only to Landlord’s agreement to construct tenant improvements pursuant to Exhibit “D” attached hereto, if any. 

9. Alterations by Tenant. Tenant shall make no alterations, additions improvements to the Premises without first obtaining the written consent
of Landlord, which consent shall not be unreasonably withheld. Tenant shall conduct any permitted work in such a manner as not to interfere with the operation of the Building or the business of other tenants and shall, prior to commencement of the

  

 4 

 
work, submit to Landlord copies of all necessary permits. Landlord reserves the right to have final approval of the contractors hired by Tenant All
alterations, additions or improvements, whether temporary or permanent in character, made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property and at the end of the Lease Term shall remain in or upon the Premises
without compensation to Tenant If, however, Landlord shall request in writing, Tenant will, prior to termination of this Lease, remove any and all alterations, additions and improvements placed or Installed by Tenant in the Premises, and will repair
any damage caused by such removal. 
 10. Tenant’s Equipment. Any trade fixtures, equipment and other personal property of Tenant
not permanently affixed to the Premises (“Personal Property”) shall remain the property of Tenant. Tenant shall have the right, provided Tenant is not in default hereunder, to remove the same so long as such removal does not adversely
affect the operation, of tenant’s business in the Premises. Subject to any lien rights of Landlord, Tenant shall remove all of the Personal Property from the Premises prior to any expiration or any termination of this Lease. Any Personal
Property remaining on the Premises after expiration or termination of this Lease shall be deemed abandoned and may be removed and disposed of by Landlord, all costs for which shall be paid by Tenant. Tenant at its sole expense shall Immediately
repair any damage occasioned to the Premises by reason of the installation or removal of any Personal Property. Tenant assumes the risk of any and all damage from any casualty whatsoever to, or theft or any other loss of, its improvements to, and
the Personal Property within, the Premises. 
 11. Maintenance and Repair by Landlord 
 a. Landlord shall, except as provided elsewhere herein and subject to the negligence of Tenant, its agents or employees, make necessary repairs to the
foundation, exterior walls (excluding windows, window glass, plate glass and doors) and roof of the Building Tenant shall promptly report to Landlord any defective condition in the Premises known to Tenant which Landlord is required to repair
hereunder, and failure to so report shall relieve Landlord of liability for damages to any personal property, fixtures or Tenant improvements located in the Premises resulting from or in connection with such defective condition 
 b. Landlord shall maintain the common areas of the Project, including parking and landscaped areas. 
 12. Maintenance and Repair by Tenant. Tenant shall, at its sole expense, repair, maintain and replace as necessary and keep in good, clean and
safe condition all portions of the Premises which are not, pursuant to Paragraph 11 hereof, specifically the responsibility of Landlord as set forth herein, including, without limitation, all windows, doors, partitions, and utility and HVAC systems
Tenant shall maintain in force at all times a maintenance contract for the HVAC systems in a form and with a contractor acceptable to Landlord. A copy of the maintenance agreement shall be given to Landlord within the first 60 days of Tenant’s
occupancy Tenant is responsible for all repairs to the mechanical systems. Provided, however, subject to Tenant maintaining the maintenance contract as set forth herein and further subject to Tenant’s negligence, the maintenance
responsibilities of Tenant hereunder as to repair and replacement of HVAC units snail be limited to Seven Hundred Fifty Dollars ($750.00) per Lease Year per HVAC unit. Landlord may, at its option, and without relieving any duty or obligation of
Tenant to perform under the Lease, and after appropriate notice to Tenant, perform any duty of Tenant hereunder and Tenant shall pay the cost thereof to Landlord as Additional Rent and shall be subject to any other remedy or right Landlord may have
should the failure to perform constitute a default under the Lease. Tenant will not injure the Premises, or commit or allow to be committed any waste therein. Tenant shall repair any damage to the Premises or the Building caused by Tenant or
Tenant’s agents, contractors, employees, invitees and visitors Maintenance, repair and additional service requests of Landlord by Tenant will be charged to Tenant at cost plus a ten percent (10%) management fee and an additional ten
percent (10%) administrative fee. 
 13. Mechanic’s Liens. Tenant shall keep the Premises, the Building and the Project free
from liens for any work performed, material furnished or obligations incurred by or for Tenant. Upon the filing of any such lien, Tenant will cause such lien to be removed within ten (10) days after filing; if not so removed, Landlord may cause
same to be discharged and any amount paid by Landlord shall bear interest at the rate of eighteen percent (18%) per annum from the date of payment by Landlord and shall be payable by Tenant to Landlord upon demand 
  

 5 

 14. Insurance. 
 a. Tenant’s Liability Insurance. Throughout the Term, Tenant, at its sole cost and expense, shall keep or cause to be kept for the mutual benefit of Landlord, Landlord’s property manager, and Tenant,
Commercial General Liability Insurance (1986 ISO Form or its equivalent) with a combined single limit, each Occurrence and General Aggregate-per location of at least TWO MILLION DOLLARS ($2,000,000), which policy shall insure against liability of
Tenant, arising out of and in connection with Tenant’s use of the Premises, and which shall insure the indemnity provisions contained in this Lease. Not more frequently than once every five (5) years, Landlord may require the limits to be
increased if in its reasonable judgment (or that of its mortgagee) the coverage is insufficient. 
 b. Tenant’s Property Insurance.
Tenant shall also carry the equivalent of ISO Special Form Property Insurance on Tenant’s Property for full replacement value and with coinsurance waived. For purposes of this provision, “Tenant’s Property” shall mean
Tenant’s personal property and fixtures, and any Non-Standard Improvements to the Premises. Tenant shall neither have, nor make, any claim against Landlord for any loss or damage to the Tenant’s Property, regardless of the cause of the
loss or damage. 
 c. Certificates of Insurance. Prior to taking possession of the Premises, and annually thereafter, Tenant shall deliver to
Landlord certificates or other evidence of insurance satisfactory to Landlord. All such policies shall be non-assessable and shall contain language to the extent obtainable that: (i) any loss shall be payable notwithstanding any act or
negligence of Landlord or Tenant that might otherwise result in forfeiture of the insurance, (ii) that the policies are primary and non-contributing with any insurance that Landlord may carry, and (iii) that the policies cannot be
canceled, non-renewed, or coverage reduced except after thirty (30) days’ prior notice to Landlord. If Tenant fails to provide Landlord with such certificates or other evidence of insurance coverage, Landlord may obtain such coverage and
the cost of such coverage shall be Additional Rent payable by Tenant upon demand. 
 d. Insurance Policy Requirements. Tenant’s
insurance policies required by this Lease shall: (i) be issued by insurance companies licensed to do business in the state in which the Premises are located with a general policyholder’s ratings of at least A- and a financial rating of at
least VI in the most current Best’s Insurance Reports available on the Commencement Date, or if the Best’s ratings are changed or discontinued, the parties shall agree to a comparable method of rating insurance companies; (ii) name
Landlord as an additional insured as its interest may appear [other landlords or tenants may be added as additional insureds in a blanket policy]; (iii) provide that the insurance not be canceled, non-renewed or coverage materially reduced unless
thirty (30) days advance notice is given to Landlord; (iv) be primary policies; (v) provide that any loss shall be payable notwithstanding any gross negligence of Landlord or Tenant which might result in a forfeiture thereunder of
such insurance or the amount of proceeds payable; (vi) have no deductible exceeding TEN THOUSAND DOLLARS ($10,000), unless approved in writing by Landlord; and (vii) be maintained during the entire Term and any extension terms. 

e. Landlord’s Property Insurance. Landlord shall keep the Building, including the improvements (but excluding Tenant’s property), insured
against damage and destruction by perils insured by the equivalent of ISO Special Form Property Insurance in the amount of the full replacement value of the Building. 
 f. Mutual Waiver of Subrogation. Anything in this Lease to the contrary notwithstanding, Landlord hereby releases and waives unto Tenant (including all partners, stockholders, officers, directors, employees and agents
thereof), its successors and assigns, and Tenant hereby releases and waives unto Landlord (including all partners, stockholders, officers, directors,, employees and agents thereof), its successors and assigns, all rights to claim damages for any
injury, loss, cost or damage to persons or to the Premises or any other casualty, as long as the amount of such injury, loss, cost or damage has been paid either to Landlord, Tenant, or any other person, firm or corporation, under the terms of any
Property, General Liability, or other policy of insurance, to the extent such 

  

 6 

 
releases or waivers are permitted under applicable law. As respects all policies of insurance carried or maintained pursuant to this Lease and to the extent
permitted under such policies, Tenant and Landlord each waive the insurance carriers’ rights of subrogation. 
 g. Insurance
Questionnaire. Tenant understands that Landlord may furnish the Insurance Questionnaire attached hereto as Exhibit “C” and made a part hereof to Landlord’s insurance carrier. Landlord’s execution hereof shall not
constitute acknowledgment, approval or the acceptance of responsibility for the materials and conditions stated therein, nor vitiate any of Tenant’s obligations hereunder. Tenant shall promptly notify Landlord of any change to the truth or
accuracy of the information contained therein promptly upon learning of same. The operation by Tenant of its business on the Premises other than in accordance with the information contained in the Insurance Questionnaire shall be a default
hereunder. If any information contained in the Insurance Questionnaire is or becomes false or inaccurate, or if a use not revealed by Tenant in the Insurance Questionnaire causes Landlord’s insurance costs to increase, Tenant shall be liable to
Landlord for any such increase in cost arising from or in connection therewith and shall be deemed to be in default under the Lease. 
 15.
Waiver of Subrogation. All policies of casualty insurance obtained by Landlord or Tenant with respect to the Premises, the Building, or the contents thereof shall contain a waiver by the insurer of all right of subrogation in connection with
any loss or damage insured against by such policy. Landlord and Tenant, to the fullest extent permitted by law, each waive all right of recovery against the other for, and agree to hold the other harmless from liability, for all losses or damages to
the extent of insurance proceeds actually available or that would have been available (if such policies are not obtained in accordance with the provisions hereof) under policies required hereby. If such waiver of subrogation shall not be obtainable
or shall be obtainable only at a premium over that charged without such waiver, the party seeking such waiver shall so notify the other in writing, and the latter party shall have ten (10) days in which either (i) to procure on behalf and
at the cost of the notifying party insurance with such waiver from a company or companies reasonably satisfactory to the notifying party or (ii) to agree to pay such additional premium (in each case, in equitable proportions). 
 16. Casualty. If the Premises are damaged by fire or other casualty or the elements to the extent that, in the judgment of Landlord, the damage
cannot be repaired within one hundred twenty (120) days, or if the Building is so damaged that Landlord shall decide to demolish, rebuild or reconstruct the Building, this Lease shall, at the option of Landlord, terminate as of the date of such
casualty, and Tenant shall immediately surrender the Premises to Landlord and pay Rent up to the date of such surrender. If this Lease is not so terminated, Landlord shall, within a reasonable time, rebuild or repair the Premises to substantially
the same condition in which they existed prior to such damage; provided, however, Landlord’s obligation hereunder shall be limited to the insurance proceeds available, and paid, to Landlord on account of such damage and to improvements
initially constructed at Landlord’s cost. Promptly upon completion of Landlord’s repairs, Tenant shall repair and replace all other alterations and improvements installed in the Premises by or for Tenant and the Personal Property of
Tenant. After any casualty to the Premises, Tenant shall continue to owe and pay Rent, but, subject to the next succeeding sentence, Rent shall be equitably abated until the earlier of the date possession of the entire reconstructed Premises is
restored to Tenant or the Lease terminates. If the Premises or any other portion of the Building is damaged by fire or other casualty resulting from the negligent or willful acts or omissions of Tenant or any of Tenant’s agents, contractors,
employees, or invitees, the Rent shall not be so abated. Landlord shall not be liable to Tenant for inconvenience, annoyance, loss of profits, expenses or other type of injury or damage resulting from the repair of any such damage, or any delay in
making such repairs, or for the termination of this Lease as herein provided. Landlord may terminate this Lease upon any damage or destruction to the Premises occurring during the final two (2) years of the Lease Term. 
 17. Condemnation. 
 a. In the event of
a taking of all of the Premises, or such portion thereof as to substantially impair the use thereof in the sole judgement of Landlord, then this Lease shall automatically terminate on, and all Rent payable by Tenant shall be apportioned and paid
through, the date of such taking. Tenant shall have no right or claim to any part of any award made to or received by Landlord for such taking. 
  

 7 

 b. In the event of a partial taking for which this Lease is not terminated, the Rent hereunder shall be
equitably reduced, and Landlord shall restore and reconstruct the Premises (to the extent of the improvements initially constructed at Landlord’s cost) to the extent necessary to make it reasonably tenantable, but Landlord shall not be required
to spend for such work an amount in excess of the amount received by Landlord for such restoration. 
 18. Indemnity. 
 Tenant shall indemnify and hold harmless Landlord and Landlord’s partners, officers, employees and agents from and against any and all liabilities,
damages, losses, and expenses (including attorney’s fees) arising in whole or in part by reason of or in connection with: 
 (i) any
injury to or death of persons or damage to property (a) on the Premises, or (b) in any manner arising out of, by reason of or in connection with, the use, non-use or occupancy of the Premises; 
 (ii) the violation or breach of, or the failure of Tenant to fully and completely observe and satisfy, any term or condition of this Lease; or

 (iii) the violation of any law affecting the Premises or the use or occupancy thereof. 
 This contract provision notwithstanding, Tenant shall in no way be liable to Landlord for any of the foregoing proximately caused by gross negligence or
willful malfeasance or misconduct of Landlord. 
 19. Subletting and Assignment. 
 a. Tenant shall not assign this Lease or sublet the Premises or any portion thereof without obtaining in each instance the prior written consent of
Landlord. Landlord’s consent to Tenant’s request to an assignment or sublease shall not be unreasonably withheld; provided, however, in determining whether or not to give or withhold its approval of any proposed assignee or sublessee
hereunder, Landlord shall be entitled to consider, without limitation, the creditworthiness of such proposed assignee or sublessee, the character and/or type of business of such proposed assignee or sublessee, the impact of such assignee or
sublessee and its business on the image of the Project, and whether or not such assignee or sublessee will favorably coexist and mix with and not detract from the character and quality of the Project. 
 b. If Tenant should desire to assign this Lease or sublet the Premises or any part thereof, Tenant shall make prior written request to Landlord, which
request shall specify (i) the name and business of the proposed assignee or sublessee, (ii) the size and location of the space affected, (iii) the proposed effective date and duration of the assignment or sublease and (iv) the
proposed rental or other consideration to be paid to Tenant by such assignee or sublessee. Landlord shall have a period of thirty (30) days following receipt of such notice within which to notify Tenant of its decision regarding the proposed
assignment or sublease. Tenant agrees to reimburse Landlord for Landlord’s reasonable attorney’s fees and costs incurred in connection with the processing and documentation of any request made pursuant to this section. 
 c. The occupancy of the Premises by any division, subsidiary, affiliate or other related entity of Tenant or by any successor firm of Tenant or by any
firm into which or with which Tenant may become merged or consolidated shall not require the prior written consent of Landlord but Tenant shall give to Landlord prior written notice of any such merger or consolidation. 
 d. Any consent to subletting or assignment shall not be deemed a waiver of Landlord’s right to withhold its consent to any further subletting or
assignment. Notwithstanding any permitted subletting or assignment, Tenant shall remain obligated to Landlord to discharge all the obligations of Tenant herein contained and Landlord shall be afforded all remedies provided hereunder in the

  

 8 

 
event of an uncured default by Tenant In the event of any permitted assignment of the Lease or any permitted subletting of the Premises by Tenant, in
addition to Tenant’s other obligations hereunder, Tenant shall pay to Landlord the excess, if any, of (i) the rentals and all other charges or consideration of any nature actually received by Tenant from Tenant’s assignee or subtenant
under the terms and provisions of such assignment or sublease or in any manner connected therewith at the time such rentals and other charges are paid thereunder, over (ii) the total Rent paid by Tenant to Landlord hereunder, pro-rated based upon
the number of square feet assigned or subleased, in the case of an assignment or a sublease of a portion, but not all, of the Premises 
 20.
Subordination. 
 a. This Lease is, and shall be, subordinate to any mortgage or deed to secure debt (“Mortgage”) which might
now or hereafter constitute a lien upon the Building or the Project. This provision shall be self-operative, and shall not require any further documentation to evidence or effectuate this subordination. Upon request by Landlord or the holder of any
Mortgage, Tenant shall execute such documentation as maybe requested to evidence the foregoing subordination and, failing to do so within ten (10) days after request therefor, does hereby make, constitute and irrevocably appoint Landlord as
Tenant’s attorney-in-fact and in Tenant’s name, place and stead so to do. Notwithstanding the foregoing, however, any holder of a Mortgage may elect that this Lease shall be superior to its Mortgage, and upon written notification of such
election this Lease shall automatically be superior to said Mortgage whether this lease is dated prior to or subsequent to the date of the Mortgage. 
 b. Upon any assignment of this Lease by Landlord, or upon a foreclosure of any Mortgage or sale in lieu of foreclosure and at the election of the purchaser at such foreclosure sale or sale in lieu of foreclosure,
Tenant shall be bound to said assignee or any such purchaser under all of the terms, covenants and conditions of this Lease for the balance of the Lease Term Tenant hereby attorns to such succeeding party as its landlord under this Lease, and agrees
to execute all instruments required by such purchaser affirming such attornment. 
 21. Defaults. Tenant shall be in default under
this Lease upon the occurrence of any one or more of the following events or occurrences, each of which shall be deemed to be a material default: 
 (i) Tenant fails to pay the full amount of Rent or any other sum due hereunder punctually on the due date thereof. 
 (ii) Tenant
fails to fully and punctually observe or perform any of the terms, conditions or covenants of this Lease, which failure is not cured within five (5) days after written demand by Landlord; provided, that if such failure is impossible to cure
within such five-day period and Tenant is diligently pursuing such cure, Tenant shall have an additional period, as determined by Landlord in its reasonable discretion, not to exceed thirty (30) days to cure such failure. 
 (iii) Tenant fails to take possession or occupancy of, or deserts or abandons the Premises or the Premises become vacant. 
 (iv) Any representation, statement, or warranty made by Tenant, in this Lease, or in any information sheet or document furnished by Tenant or any
guarantor hereof with respect to the net worth, liabilities, assets, or financial condition of Tenant or any guarantor hereof, or any other matter, shall be or prove to be untrue or misleading. 
 (v) The filing or execution or occurrence of: (aa) a petition by or against Tenant or any guarantor hereof in bankruptcy or seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar relief under any bankruptcy or insolvency statute or law, (bb) adjudication of Tenant or any guarantor hereof as a bankrupt or insolvent, or insolvency in the bankruptcy or
equity sense, (cc) an assignment by Tenant or any guarantor hereof for the benefit of creditors, (dd) a petition or proceeding by or against Tenant or any guarantor hereof for, or the appointment of a trustee, receiver, guardian, conservator or

  

 9 

 
liquidator with respect to any portion of Tenant’s or guarantor’s property, (ee) any levy, execution or attachment against Tenant or any guarantor
hereof, or (ff) any transfer or passage of any interest of Tenant under this Lease by operation of law. 
 (vi) Tenant falls to fully and
punctually observe or perform any of the terms, conditions or covenants of this Lease, for which Tenant has already received a written notice and effected cure within the preceding six months. 
 22. Remedies. 
 a. Upon occurrence of
any one or more of the aforesaid events of default, Landlord shall have the option to pursue any one or more of the following remedies without any demand or notice whatsoever (except as expressly provided in this Lease): 
 (i) Terminate this Lease by giving Tenant notice of termination, in which event this Lease shall expire and terminate on the date specified in such
notice of termination, and Tenant shall remain liable for all obligations under this Lease arising up to the date of such termination, and Tenant shall surrender the Premises to Landlord on the date specified in such notice. 
 (ii) Terminate this Lease as provided in subparagraph (a) (i) hereof and recover from tenant all obligations arising up to the date of such
termination and all damages Landlord may incur by reason of Tenant’s default, including, without limitation, a sum which, at the date of such termination represents the present value (discounted at a rate equal to the greater of eight percent
(8%) per annum or the then applicable rate of interest as specified in the financing outstanding on the Project) of the excess, if any, of (aa) the Rent and all other sums which would have been payable hereunder by Tenant for the period
commencing with the day following the date of such termination and ending with the date hereinbefore set for the expiration of the full term hereby granted, over (bb) the aggregate reasonable rental value of the Premises for the same period, all of
which present value of such excess sum shall be deemed immediately due and payable; provided, however, that such sum shall not be deemed a penalty or forfeiture, actual damages being difficult or impossible to measure, and such sum represents the
parties’ reasonable best estimate of the damages which would be incurred by Landlord in the event of a breach by Tenant 
 (iii)
Without terminating this Lease, declare immediately due and payable all Rent and other amounts due and coming due under this Lease for the entire remaining Term hereof, together with all other amounts previously due, at once, which total amount
shall be discounted to the present value (at a rate equal to the greater of eight percent (8%) per annum or the then applicable rate of interest specified in the financing outstanding on the Project); provided, however, that such payment shall
not be deemed a penalty or liquidated damages but shall merely constitute payment in advance for Rent for the remainder of said Term. Upon making such payment, Tenant shall be entitled to receive from Landlord all rents received by Landlord from
other assignees, tenants, and subtenants on account of said Premises during the Term of this Lease provided that the monies to which Tenant shall so become entitled shall in no event exceed the entire amount actually paid by Tenant to Landlord
pursuant to the preceding sentence less all costs. Including refurbishing the Premises and new lease commissions, expenses and attorney’s fees of Landlord incurred in connection with the reletting of the Premises. 
 (iv) Without terminating this Lease, and with or without notice to Tenant, Landlord may in Landlord’s own name, but as agent for Tenant, enter into
and upon and take possession of the Premises or any part thereof, and, at Landlord’s option, remove persons and property therefrom, and such property, if any, may be removed and stored in a warehouse or elsewhere at the cost of, and for the
account of, Tenant, all without being deemed guilty of trespass or becoming liable for any loss or damage which may be occasioned thereby, and Landlord may rent the Premises or any portion thereof as the agent of Tenant with or without
advertisement, and by private negotiations and for any term upon such terms and conditions as Landlord may deem necessary or desirable in order to relet the Premises. Landlord shall in no way be responsible or liable for any part thereof, or for any
failure to collect any rent due upon such reletting Upon each such reletting all rentals received by Landlord from such reletting shall be applied: 

  

 10 

 
first, to the payment of any indebtedness (other than any Rent due hereunder) from Tenant to Landlord; second, to the payment of any costs and
expenses of such reletting, including without limitation, brokerage fees and attorneys’ fees and costs of alterations and repairs; third, to the payment of Rent and other charges then due and unpaid hereunder; and the residue, if any, shall be
held by Landlord to the extent and for application in payment of future Rent as the same may become due and payable hereunder. If the rentals received from such reletting shall at any time or from time to time be less than sufficient to pay to
Landlord the entire sums then due from Tenant hereunder, Tenant shall pay any such deficiency to Landlord. Such deficiency shall, at Landlord’s option, be calculated and paid monthly. 
 (v) Without liability to Tenant or any other party and without constituting a constructive or actual eviction, suspend or discontinue furnishing or
rendering to Tenant any property, material, labor, utilities or other service, which Landlord is obligated to furnish or render, so long as Tenant is in default under this Lease. 
 (vi) Pursue such other remedies as are available at law or in equity. 
 b. Landlord’s pursuit of any remedy or remedies, including, without limitation, any one or more of the remedies stated in the foregoing subparagraph (a), shall not (i) constitute an election of remedies
provided in this Lease or any other remedy or remedies provided by law or in equity, separately or concurrently or in any combination; or (ii) serve as the basis for any claim of actual or constructive eviction, or allow Tenant to withhold any
payments under this Lease. 
 c. No termination of this Lease prior to the normal expiration thereof, by lapse of time or otherwise, shall
affect Landlord’s right to collect Rent for the period prior to termination thereof. No surrender of the Premises or any part thereof by delivery of keys or otherwise shall operate to terminate this Lease unless and until expressly accepted in
writing by an authorized officer of Landlord. 
 d. The foregoing provisions shall apply to any renewal or extension of this Lease.

 23. Notice to Mortgagee. Prior to the exercise by Tenant of any remedy afforded for Landlord’s default hereunder, Tenant shall
give the holder of any Mortgage written notification of such default by Landlord and thirty (30) days within which to cure the same; provided, Tenant’s obligation hereunder is limited to those Mortgage holders of which it has received
written notice. 
 24. Hazardous Substances. Tenant represents and warrants that it will not, on or about the Premises, make, store,
use, treat, transport or dispose of any hazardous or toxic waste, contaminants, oil, radioactive or other materials the removal of which is required or the maintenance of which is prohibited, regulated (unless such regulations are adhered to and
Landlord is notified thereof) or penalized by any local, state or federal agency, authority or governmental unit. 
 25. Signage.
Tenant shall not install or maintain any signs visible from outside the Premises except in accordance with the Rules and Regulations. Tenant shall be responsible to Landlord for any damage caused by the installation, use or removal of any sign.

 26. Attorney’s Fees. In the event that litigation results from an attempt by either party hereto to enforce its rights under
this Lease, the prevailing party in such litigation shall be entitled to reimbursement by the non-prevailing party for any and all reasonable attorney’s fees, and expenses incurred in connection with such enforcement. Provided, further, in the
event that Landlord utilizes services of an attorney to collect rent due and payable hereunder Landlord shall further be entitled to collect from Tenant fifteen percent (15%) of the Rent so collected as attorney’s fees. Additionally,
Tenant agrees to reimburse Landlord for any and all reasonable costs and expenses (including attorneys’fees) which Landlord may incur or pay in connection with negotiations in which Landlord shall become involved through or on account of the
Lease or in connection with any request by Tenant for review or approval by Landlord, provided, however, that this obligation shall not apply to any negotiations between Landlord and Tenant respecting this agreement or any renewals thereof.

  

 11 

 27. Time of Essence. Time is of the essence of this Lease. 
 28. Landlord and Tenant Relationship. This Lease shall create the relationship of landlord and tenant between Landlord and Tenant; no estate shall
pass out of Landlord; and Tenant has only a usufruct not subject to levy and sale. 
 29. Sale by Landlord. In the event of any sale,
conveyance, transfer or assignment by Landlord of its interest in and to the Premises, all obligations and liabilities under this Lease of the party so selling, conveying, transferring or assigning the Premises arising after the data of such
disposition shall terminate. Tenant shall thereafter look only and solely to the party to whom or which the Premises were sold, conveyed, transferred, or assigned for performance of all of Landlord’s duties and obligations under this Lease,
including the return of any Security Deposit. 
 30. Surrender of the Premises. At the termination of this Lease, Tenant shall
surrender the Premises and keys thereof to Landlord in at least as good a condition as on the Commencement Date, excepting only ordinary wear and tear and damage arising from any cause not required to be repaired by Tenant. 
 31. Parties. “Landlord” as used in this Lease shall include Landlord’s assigns and successors in title to the Premises.
“Tenant” shall include Tenant and, if this Lease shall be validly assigned or the Premises sublet, shall include such assignee or subtenant, it successors and permitted assigns. “Landlord” and “Tenant” shall include
male and female, singular and plural, corporation, partnership or individual, as may fit the particular parties. 
 32. Estoppel
Certificate. At any time and from time to time, Tenant, within ten (10) days of written request therefore, shall execute, acknowledge and deliver to Landlord a certificate evidencing whether or not (i) this Lease is in full force and
effect; (ii) this Lease has been amended in any way; (iii) there are any existing defaults on the part of Landlord hereunder, to the knowledge of Tenant, and specifying the nature of such defaults, if any; (iv) the date to which Rent
and other amounts due hereunder, if any, have been paid; and (v) such other matters requested by Landlord. Each certificate delivered pursuant to this paragraph may be relied on by any prospective purchaser of the Building or transferee of
Landlord’s interest hereunder or by any holder or prospective holder of any mortgage instrument or deed to secure debt now or hereafter encumbering the Building. Tenant’s failure to deliver such statement, in addition to being a default
hereunder, shall be deemed to establish conclusively that this Lease is in full force and effect except as declared by Landlord, that Landlord is not in default of any of its obligations under this Lease, and that Landlord has not received more than
one month’s rent in advance. 
 33. Relocation. If the Premises have a rentable area of less than 25% of the Building floor area,
at Landlord’s option, to be exercised by notice to ‘Tenant specifying the date of relocation, Landlord may designate any other space in the Building or the Project to be occupied by Tenant in lieu of the Premises, provided that said other
space is of substantially equal size and area. Landlord shall be responsible for the reasonable costs and expenses related to Tenant’s move as well as the expense of any renovation or alterations necessary to make the new space substantially
conform to layout and appointment with the original Premises. 
 34. Successors and Assigns. The provisions of this Lease shall inure
to the benefit of and be binding upon Landlord and Tenant and their respective successors, heirs, legal representatives and assigns, subject, however, in the case of Tenant, to the restrictions on assignment and subletting contained in this Lease.

 35. Rules and Regulations. Tenant accepts the Premises subject to and hereby agrees with Landlord to abide by the Rules and
Regulations attached to this Lease and incorporated herein by reference, together with such additional Rules and Regulations or amendments thereto as may hereafter from time to time be reasonably established by Landlord, and such additions or
amendments shall be binding on Tenant upon receipt of same by Tenant. 
  

 12 

 36. Right of Entry. Landlord shall have the right, but not the obligation, to enter the Premises
at reasonable hours to exhibit same to prospective purchasers or tenants; to inspect the Premises to see that Tenant is complying with all Tenant’s obligations hereunder; to make repairs required of Landlord under the terms of this Lease or
repairs or modifications to any adjoining space; and for any other reasonable purpose. 
 37. Notices. Any notice required or
permitted to be given hereunder shall be in writing and either personally delivered, sent by U.S. Certified or Registered Mail, return receipt requested, postage prepaid, or sent by Federal Express, or any similar service, to the party being given
such notice at the following addresses: 
  

							
		 	LANDLORD:	 	Highwoods Ready Limited Partnership	 	
		 		 	2200 Century Parkway, Suite 800	 	
		 		 	Atlanta, Georgia 30345	 	
		 		 	Attn: Edna Kilgore	 	
				
		 	With a copy to:	 	Weiss & Glacoma, P.C.	 	
		 		 	2987 Clairmont Road, N E., Suite 340	 	
		 		 	Atlanta, Georgia 30329	 	
		 		 	Attn: Kenneth M. Weiss	 	
				
		 	TENANT:	 	AppTec Laboratory Services, Inc.	 	
		 		 	1279 Kennestone Circle, Suite 300	 	
		 		 	Kennesaw, Georgia 30066	 	
				
		 	With a copy to:	 	AppTec Laboratory Services, Inc.	 	
		 		 	2540 Executive Drive	 	
		 		 	St. Paul, Minnesota 55120	 	
		 		 	Attn: William D. Smith	 	

 The time period in which a response to any notice, demand or request must be given, if any, shall commence to run
from the date of receipt of the notice, demand or request by the addressee thereof Rejection or failure to claim delivery of any such notice, demand or request, or the inability to deliver because of changed address of which no notice was given,
shall be deemed to be receipt of the notice, demand or request as of the date of deposit in the United States Mail or the date of attempted personal delivery, as the case may be. By giving at least thirty (30) days written notice thereof, any
party shall have the right from time to time and at any time to change their respective addresses. 
 38. Holding Over. If Tenant
remains in possession of the Premises after expiration of the Lease Term, without Landlord’s acquiescence and without any distinct agreement of the parties. Tenant shall be a tenant on a month to month basis at a rental rate equal to two times
the rate in effect at the end of this Lease (in addition to all Additional Rent). There shall be no renewal of the Lease by operation of law. 
 39. Miscellaneous. This Lease contains the entire agreement of Landlord and Tenant and no representations or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. No failure of
Landlord to exercise any power given Landlord hereunder, or to insist upon strict compliance by Tenant of any obligation hereunder, and no custom or practice of the parties at variance with the terms hereof, shall constitute a waiver of
Landlord’s right to exercise any right hereunder or demand exact compliance with the terms hereof if any clause or provision of this Lease is illegal, invalid or unenforceable under applicable present or future laws or regulations effective
during the term of this Lease, the remainder of this Lease shall not be affected. In lieu of each clause or provision of this Lease which is illegal, invalid or unenforceable. there shall be added as a part of this Lease a clause or provision as
nearly identical as may be possible and as may be legal, valid and enforceable This Lease shall be governed by, construed under and interpreted and enforced in accordance with the laws of the State of Georgia. Neither this Lease, nor any memorandum
of this Lease or reference hereto, shall be recorded by Tenant without Landlord’s consent endorsed thereon. Landlord shall be excused from the performance of any of its obligations under this Lease for the period of any delay resulting from any
cause 

  

 13 

 
beyond its control, including, without limitation, all labor disputes, governmental regulations or controls, fires or other casualties, inability to obtain
any material or services or acts of God. 
 40 Disclaimer. Tenant has made its own independent inspection and review of the premises
and the terms and conditions of this Lease and acknowledges and agrees that Tenant has not, in any way, relied upon any brochure, literature, representation, guaranty or warranty (whether express or implied, oral or written) made by Landlord or any
agent or representative or employee or attorney on behalf of Landlord in connection with any aspect of the Leased Premises or the Project or the terms and conditions of the Lease. 
 41 Quiet Enjoyment. If Tenant promptly and punctually complies with each of its obligations hereunder, Tenant shall have and enjoy peacefully the
possession of the Premises during the Term hereof, provided that no action of Landlord or other tenants working in other space in the Building, or in repairing or restoring other space in the Building, shall be deemed a breach of this covenant, or
give to Tenant any right to modify this Lease either as to term, rent payables or other obligations to be performed. 
 42 Special
Stipulations. In the event any Special Stipulations are attached to this Lease the terms thereof shall control in the event of a conflict between the provisions of this Lease and the provisions thereof 
 [SIGNATURES ON FOLLOWING PAGE] 
  

 14 

 LIMITATION OF LIABILITY. LANDLORD’S OBLIGATIONS AND LIABILITY TO TENANT WITH RESPECT TO THIS LEASE SHALL BE
LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT, AND NEITHER LANDLORD, NOR ANY JOINT VENTURER, PARTNER, OFFICER, DIRECTOR OR SHAREHOLDER OF LANDLORD OR ANY OF THE JOINT VENTURERS OF LANDLORD SHALL HAVE ANY PERSONAL. LIABILITY WHATSOEVER
WITH RESPECT TO THIS LEASE, 
 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed, under seal, in their respective
names and on their behalf by their duly authorized officials, the day and year indicated below 

							
		 		 	“LANDLORD”
			
		 		 	 HIGHWOODS REALTY LIMITED PARTNERSHIP,
 a North Carolina limited partnership

				
		 		 	By:	 	Highwoods Properties, Inc. general partner
				
		 		 	By:	 	 /s/ Gene Anderson

		 		 		 	Gene Anderson, Sr. Vice President
				
	

	 		 		 	  
 27 Feb 03

	 		 		 	Date Executed by Landlord
	 		 		 	  
 (CORPORATE SEAL)

	 		 	  
 “TENANT”

	 		 	  
 APPTEC LABORATORY
SERVICES, INC,
 a Delaware corporation

				
		 		 	 By:
	 	 /s/ William D. Smith

		 		 	 Print Name:
	 	William D. Smith
		 		 	 Title:
	 	CFO
				
		 		 	 Attest:
	 	 /s/ James R. Johnson

		 		 	 Print Name:
	 	James R. Johnson
		 		 	 Its:
	 	Controller
				
		 		 		 	 2/17/2003

		 		 		 	Date Executed by Tenant
			
		 		 	 (CORPORATE SEAL)

  

 15 

 RULES AND REGULATIONS 
 Sign Display. Tenant will provide its own signage for the Premises Such signage will be coordinated throughout the park for uniformity and
attractiveness No sign, tag, label, picture, advertisement or notice shall be displayed, distributed, inscribed, painted or affixed by Tenant on any part of the outside or inside of the Building or of the Premises without the prior written consent
of Landlord All permitted signage shall be maintained in compliance with applicable governmental rules and regulations, and all restrictive covenants, governing such signs. Tenant shall be responsible for any damage caused by the installation, use
or removal of any sign. Landlord may require Tenant to remove all signage at the termination of the Lease and to repair any damage occasioned by such removal. 
 Drives and Parking Areas. All parking shall be within the property boundaries and within marked parking spaces. There shall be no on-street parking and at no time shall any Tenant obstruct drives and loading
areas intended for the use of all Tenants. The drives and parking areas are for the joint and nonexclusive use of Landlord’s tenants, and their agents, customers and invitees, unless specifically marked. In the event Tenant, its agents,
customers, and/or invitees use a disproportionate portion of the parking, Landlord shall have the right to restrict Tenant, its agents, customers and/or invitees to certain parking areas. Tenant shall not permit any fleet trucks to park overnight in
the Building’s parking areas. 
 Storage and Loading Areas. Unless specifically approved by Landlord in writing, no materials,
supplies or equipment shall be stored anywhere except inside the Premises. In no event shall Tenant cause or allow any outside storage of trash, refuse or debris, whether in the area of the dumpster or otherwise. 
 Locks. No additional locks shall be placed on the doors of the Premises by Tenant nor shall any existing locks be changed unless Landlord is
immediately furnished with two keys thereto. Landlord will, without charge, furnish Tenant with two keys for each lock on the entrance doors when Tenant assumes possession, with the understanding that at the termination or expiration of the term of
the Lease the keys shall be returned 
 Contractors and Service Maintenance. Tenant will refer all contractors, contractor’s
representatives and installation technicians rendering any service on or to the Premises for Tenant to Landlord for its approval and supervision before performance of any service. This provision shall apply to all work performed in the Building,
including, but not limited to, installation of electrical devices and attachments and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment or any other physical portion of the Building 
 Lodging No Tenant shall at any time occupy any part of the Building as sleeping or lodging quarters. 
 Regulation of Operation and Use. Tenant shall not place, install or operate on the Premises or in any part of Building, any engine, stove or
machinery, or conduct mechanical operations or cook thereon or therein, or place or use in or about the Premises any explosives, gasoline, kerosene, oil, acids, caustics or any other flammable, explosive or hazardous material without the prior
written consent of Landlord. 
 Window Coverings. Windows facing the Building exterior shall at all times be wholly clear and
uncovered (except for such blinds or curtains or other window coverings Landlord may provide or approve) so that a full unobstructed view of the interior of the Premises may be had from outside the Building. 
 Modifications. Landlord shall have the right from time to time to modify, add to or delete any of these Rules and Regulations at Landlord’s
sole discretion. 
  

 16 

 SPECIAL STIPULATIONS 
  

	A.	RENTAL SCHEDULE 

 The minimum base rent for the Term shall be the
product of (i) the number of rentable square feet of the Premises, as it may be expanded from time to time, and (ii) the applicable square foot rate set forth in the rent schedule set forth below (the “Base Rent”). For the initial
Lease Year of the Term, and subject to the specific provisions hereof regarding months 1 through 4 of the first Lease Year, Base Rent shall be payable, in advance, in equal (subject to proration for any partial calendar month, which shall be at the
full rate of $6.20 per rentable square foot) monthly installments, at the per annum rate of $6.20 per rentable square foot of the Premises (Three Thousand Eight Hundred Fifty-Five and 88/100 Dollars [$3,855.88] per month), assuming a full calendar
month and that the Premises have 7,463 rentable square feet, and thereafter shall be increased pursuant to the rent schedule below. 
 Rent Schedule. During the initial term of the Lease, the monthly Base Rent shall be paid in accordance with Section 3 and pursuant to the following payment schedule: 
  

										
	 LEASE YEAR
	  	PER RENTABLE
SQ. FT.	  	MONTHLY RENT	  	ANNUAL RENT
	 First Lease Year
 (Months 1-4)
	  	$	3.10	  	$	1,927.94	  	$	38,558.84
	 (Months 5-12)
	  	$	6.20	  	$	3,855.88	  		
	 Second Lease Year
	  	$	6.32	  	$	3,930.51	  	$	47,166.16
	 Third Lease Year
	  	$	6.45	  	$	4,011.36	  	$	48,136.35
	 Fourth Lease Year
	  	$	6.58	  	$	4,092.21	  	$	49,106.54
	 Fifth Lease Year
	  	$	6.71	  	$	4,173.06	  	$	50,076.73

 The above rent schedule does not include Taxes and Assessments, Insurance or CAM Charges pass
through adjustments to be computed annually in accordance with Section 4 and assumes the Premises have 7,463 rentable square feet. 
  

	B	AS-IS CONDITION 

 Except for the items detailed on Exhibit
“D” attached hereto, Tenant agrees to accept the leased premises in an “as-is” condition Landlord agrees that the HVAC, doors, electrical and plumbing fixtures will be in a satisfactory working condition at the time of
occupancy and warrants their condition for ninety (90) days. 
  

	C	DISCLOSURE STATEMENT 

 Real Estate Brokers and Agents. Tenant
warrants and represents that Tenant has had no dealings with any real estate broker or agent, other than Highwoods Properties, Inc., in connection with the negotiation or execution of this Lease. Tenant agrees to Indemnify and hold Landlord harmless
from and against any and all cost, expense or liability for commissions or other compensation or fees claimed by any other broker or agent acting or claiming to act for Tenant with respect to this Lease 
  

	D	STORAGE, USE, AND REMOVAL OF HAZARDOUS MATERIAL AND INFECTIOUS WASTE 

  

	 	1	 General Use. Tenant shall not receive, store or otherwise handle within the Premises or the Project, any “Hazardous Material” or “Infectious
Waste” except as same may be necessary or incident to Tenant’s use of the Premises as a bio-safety testing facility. For purposes of this Lease, (i) “Hazardous Material” means polychlorinated biphenyls, petroleum, flammable
explosives, radioactive materials, asbestos, and any hazardous, toxic or dangerous waste, substance or material defined as such (or for purposes of) in the applicable” “Environmental Laws” or listed as such by the Environmental

  

 17 

	 	 
Protection Agency; (ii) “Infectious Waste” means a solid waste capable of producing an Infectious disease including without limitation all
bulk blood, blood products; cultures of specimens from medical, pathological, pharmaceutical, research, commercial and industrial laboratories; human tissues, organs, body parts, secretions, blood and body fluids removed during surgery or treatment;
the carcasses and body parts of all animals exposed to pathogens in research, used in the vivo testing of pharmaceuticals or that died of known or suspected infectious disease; needles, syringes, bandages, medical instruments, tissues, containers,
receptacles, swabs, scalpel blades, etc; any and all potentially, possibly, or actually contaminated, hazardous, diseased, infected or infectious material, substance, or thing; (iii) “Environmental Laws” means any applicable current
or future governmental law, regulation or ruling applicable to environmental conditions on, under or about, the Premises including, without limitation, federal, state or local solid waste disposal rules, the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended, The Hazardous Material Transportation Act, the Resource Conservation and Recovery Act, as amended, The Toxic Substances Control Act, as amended, The Water Pollution Control Act, as amended, or any
other applicable federal, state or local laws, regulations, or ordinances. 

  

	 	2	Compliance With Laws. Tenant shall cause the Premises to comply with applicable Environmental Laws. Tenant shall at its own cost and expense be responsible for obtaining and
maintaining all licenses and permits necessary in connection with its use of the Premises. In addition, Tenant shall furnish Landlord with a copy of any and all citations, orders, reports, subpoenas or requests regarding the Premises from any
federal, state, or local governmental authority and a copy of any and all information, documents, or reports submitted to any federal, state or local governmental authority by or on behalf of Tenant regarding the Premises. All notices and reports
shall be furnished to Landlord as soon as practical, and in no event later than five (5) days after Tenant’s receipt of such notice or the occurrence of the event which triggers the reporting obligation Nothing in the Lease shall lessen
any duty imposed on Tenant by federal, state or local laws, regulations, rules, or ordinances 

  

	 	3	 Disposal of Hazardous Material or Infectious Waste. It shall be Tenant’s responsibility to see that any Hazardous Material and/or Infectious Waste which
Tenant elects to dispose of or is required to dispose of, is (i) temporarily stored on the Premises in a manner consistent with all Environmental Laws and (ii) removed and handled by an individual or firm licensed, in the case of Hazardous
Material, to dispose of such material. Tenant must Inform Landlord of the names of all individuals or firms which Tenant hires to remove and/or dispose of Hazardous Material and/or Infectious Waste. Tenant will further provide such evidence as is
necessary to prove to Landlord that such individuals or firms are in fact qualified and, if necessary, licensed, to provide such a service to Tenant. Tenant shall be responsible for paying all costs and expenses associated with such removal. If
Tenant falls to dispose of such Hazardous Material and/or Infectious Waste as required by this Lease, Landlord may, but shall not be obligated to, dispose of or contract for the disposal of such items and Tenant shall be responsible for the
resulting costs of such disposal, plus a service charge to be charged by Landlord equal to 100% of the cost of such disposal. Neither Tenant nor its agents, representatives, independent contractors, contractor’s agents, employees, licensees,
visitors or invitees shall cause any Hazardous Material or Infectious Waste to be disposed on, under or about the Project or surrounding property. Tenant or Tenant’s agents, representatives, independent contractors, contractor’s agents,
employees, licensees, visitors or invitees shall not place any Hazardous Material or infectious Waste in any trash dumpster or other garbage collection bin provided by Tenant or Landlord for the disposal of Non-infectious Waste and Non-Hazardous
Material Nothing contained herein shall be deemed to Impose an obligation on Landlord to see that Tenant properly disposes of Hazardous Material or Infectious Waste stored or generated on the Premises. Tenant’s advice to Landlord and/or
Landlord’s approval of a firm or individual selected by Tenant to remove such Hazardous 

  

 18 

	 	 
Material or Infectious Waste shall not be deemed to constitute acceptance by Landlord of the adequacy of the services of such individual or firm nor shall
Landlord be responsible for such Individual’s or firm’s performance of such services. 

  

	 	4.	Off Premises Testing of Samples In the event Tenant requires any off-Premises testing of blood, tissue or other medical samples (“Samples”) which Samples are picked
up by such testing laboratory or other delivery service, such Samples shall be picked up from the Premises, or from a depository box (“Depository”) specifically designated by Tenant for such purpose within the Premises, however nothing
herein shall require Landlord to make available or maintain such a Depository. Access to the Depository shall be restricted to those persons who are authorized by Tenant to remove Samples from the Depository. Landlord shall in no manner be
responsible for Samples left anywhere in the Project including, without limitation, Samples left in the Depository, unless such Samples were left in the Depository by Landlord, its contractors or employees Furthermore, Tenant hereby agrees to
indemnify and hold Landlord harmless from and against any loss, claim, damage, cost or expense including; without limitation, reasonable attorney’s fees, which may be incurred as the result of the existence of the Samples or the Samples being
left in the common area or any other area of the Center including, without limitation, the Depository, or any other matter arising or resulting from the Samples. 

  

	 	5	Liability and Indemnification. Landlord shall have no liability to Tenant or any other party for, and Tenant shall indemnify, defend with counsel acceptable to Landlord, and
hold Landlord harmless from any and all claims, damages, fines, penalties, losses, judgments, costs and liabilities arising out of or relating to Hazardous Material and infectious Waste which was transported to or used, stored or disposed of on,
under or about the Premises by Tenant, its employees, agents, contractors, licensees or invitees, regardless of whether Landlord consented to, approved of, or had notice of the activities giving rise to such liabilities. The provision of this
paragraph shall survive the expiration or termination of this Lease. 

  

 19 

 FIRST AMENDMENT TO LEASE 
 THIS FIRST AMENDMENT TO LEASE made this 4th day of April 2005, by and between HIGHWOODS REALTY LIMITED PARTNERSHIP, a North Carolina limited partnership, d/b/a Highwoods Properties, hereinafter referred to as
“Landlord,” and APPTEC LABORATORY SERVICES, INC., a Delaware corporation, hereinafter referred to as ‘Tenant” 
 W I T N E
S S E T H : 
 WHEREAS, the parties hereto made and entered into a Lease Agreement dated February 28, 2003, (“Lease”), for
premises located at 1279 Kennestone Circle, Suite 300, Marietta, Georgia 30066 being approximately 7,463 rentable square feet of office/warehouse space (“Premises”) 
 WHEREAS, the parties wish to modify the Lease as hereinafter provided 
 NOW, THEREFORE, in consideration of the exchange of valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree that the Lease shall be amended as follows:

  

	1	EXPANSION PREMISES 

 a) Effective upon April 1, 2005
(the “Expansion Premises Commencement Date”), the Premises shall be expanded to include 1279 Kennestone Circle, Suite 200, Marietta, Georgia 30066, comprising 3,100 rentable square feet (the “Expansion Premises”), Effective upon
the Expansion Premises Commencement Date, the terms of the Lease shall apply to the Expansion Premises as well as the Premises and any reference to the Premises in the Lease shall be deemed to refer to both the Expansion Premises and the Premises.
As of the Expansion Premises Commencement Date, the total rentable square footage of the Premises shall be 10,563 rentable square feet and Tenant’s Share shall be 12.78%. 
 b) It is acknowledged that another tenant is presently in possession of the Expansion Premises and in the event that Landlord, in good faith, is not able
to obtain possession thereof in a timely fashion so as to be able to deliver the Expansion Premises to Tenant on the Expansion Premises Commencement Date then, and in such event, the Expansion Premises Commencement Date shall be deferred until that
date on which Landlord does so deliver the Expansion Premises to Tenant. In such event, the “Conditionally Waived Rent,” as hereinafter defined, shall commence on such date and continue for one (1) month (with a proration of Rent if
such date is not the first day of the month) and the rental period of May 1, 2005 through April 30, 2006 shall be shortened by the number of days equal to such deferral so that all other periods, and the Expiration Date, remain as set
forth below. Provided, further, in the event that the Landlord is not able to obtain possession of the Expansion Premises on or before April 30, 2005 (it being acknowledged that the cased opening required by Paragraph 4 hereof may be installed
subsequent thereto), then, and in such event, this First Amendment shall automatically terminate and be of no further force or effect and neither Landlord nor Tenant shall have any obligations or liabilities with respect to same. 
  

	2	TERM 

 The Term for the Expansion Premises shall commence
on the Expansion Premises Commencement Date and expire, so as to be coterminous with that of the Premises, on April 30, 2008 
  

	3	BASE RENT 

 a) The Base Rent for the Expansion Premises
shall be paid (in addition to Additional Rent with respect thereto) pursuant to the Lease beginning on the Expansion Premises Commencement Date according to the schedule below: 
  

 1 

 Beginning on April 1, 2005 through April 30, 2005 no Base Rent shall be payable, subject to the
“Conditionally Waived Rent,” as hereinafter defined, provisions hereof, but Tenant shall be obligated to pay all Additional Rent 
 Beginning May 1, 2005 through April 30, 2006, the monthly sum of One Thousand Nine Hundred Thirty Seven and 50/100 Dollars ($1,937.50) for a total annual Base Rent of Twenty Three Thousand Two Hundred Fifty and 00/100 Dollars
($23,250.00). 
 Beginning May 1, 2006 through April 30, 2007, the monthly sum of One Thousand Nine Hundred Seventy Six and 25/100
Dollars ($1,976.25) for a total annual Base Rent of Twenty Three Thousand Seven Hundred Fifteen and 00/100 Dollars ($23,715.00) 
 Beginning
May 1, 2007 through April 30, 2008, the monthly sum of two Thousand Thirty Five and 67/100 Dollars ($2,035.67) for a total annual Base Rent of Twenty Four Thousand Four Hundred Twenty Eight and 00/100 Dollars ($24,428.00) 
 b) Provided, however, it is acknowledged and agreed that Landlord is agreeing, with respect to the period April 1, 2005 through April 30, 2005
(or a revised monthly period, if the Expansion Premises Commencement Date is deferred), to accept a reduced Base Rent and that the normal and customary Base Rent for such period would have been One Thousand Nine Hundred Thirty Seven and 50/100
Dollars ($1,937.50) but for such agreement Accordingly, Landlord has agreed to conditionally waive receipt of $1,937.50 (the “Conditionally Waived Rent”) subject to Tenant’s compliance with all terms and provisions of this Lease in
the event of any default by Tenant under this Lease, not cured within any relevant grace or cute period, all of the Conditionally Waived Rent may then, at Landlord’s option exercised by written notice to Tenant, become immediately due and
payable Upon expiration of this Lease, without any such uncured default and acceleration, the Conditionally Waived Rent shall be permanently forgiven. 
  

	4	IMPROVEMENTS 

 (a) Landlord shall create a cased opening to
provide access from Suite 200 to Suite 300 at the Landlord’s expense 
 (b) It is acknowledged and agreed that Tenant is in possession
of Suite 300 and that Landlord shall create the cased opening white Tenant retains possession of, and continues to operate from, Suite 300 Landlord will make reasonable efforts not to unreasonably interfere with Tenant’s use of Suite 300 during
the completion of Landlord’s work within the Premises, but Tenant acknowledges that there shall be some such interference and same shall not be deemed a default by Landlord under the Lease 
  

	5	CAPITALIZED TERMS 

 Capitalized terms used herein and not
otherwise defined shall have the meanings ascribed to them in the Lease 
  

	6	RATIFICATION 

 The terms and provisions of the Lease are
hereby restated, ratified and confirmed and the Lease, as modified hereby, shall remain in full force and effect and be binding upon, and inure to the benefit of, the parties hereto, their respective heirs, legal representatives, successors and
assigns (restricted as provided by the Lease) and anyone claiming by, through or under any of them 
 [SIGNATURES ON FOLLOWING PAGE]

  

 2 

	7,	EXCULPATION 

 LANDLORD’S OBLIGATIONS AND LIABILITY
TO TENANT WITH RESPECT TO THIS LEASE SHALL BE LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT, AND NEITHER LANDLORD, NOR ANY JOINT VENTURER, PARTNER, OFFICER, DIRECTOR OR SHAREHOLDER OF LANDLORD OR ANY OF THE JOINT VENTURERS OF LANDLORD
SHALL HAVE ANY PERSONAL LIABILITY WHATSOEVER WITH RESPECT TO THIS LEASE, 
 IN WITNESS WHEREOF, the parties herein have hereto set their
hands and seals, the day and year first above written. 
  

							
		 		 	 “LANDLORD”

			
	 

	 		 	 HIGHWOODS REALTY LIMITED PARTNERSHIP,
 a North Carolina limited partnership

	 		 	  
 By:
	 	  
 Highwoods Properties, Inc , general partner

	 		 	  
 By:
	 	  
 /s/ Gene Anderson

	 		 		 	Gene Anderson, Sr Vice President
	 		 		 	  
 (CORPORATE SEAL)

	 		 		 	  
 4.4.05

	 		 		 	Date Executed by Landlord
			
		 		 	 “TENANT”

			
		 		 	 APPTEC LABORATORY SERVICES, INC.,
 a Delaware corporation

				
		 		 	 By:
	 	 /s/ William D. Smith

		 		 	 Print name:
	 	William D. Smith
		 		 	 Title:
	 	Executive Vice President
				
		 		 	 Attest:
	 	 /s/ James R. Johnson

		 		 	 Print name:
	 	James R. Johnson
		 		 	 Title:
	 	Controller
				
		 		 		 	 No Corporate Seal
  
 (CORPORATE SEAL)

			
		 		 	  

		 		 		 	 Date Executed by Tenant

  

 3 

 SECOND AMENDMENT TO LEASE 
 THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is made as of April 30, 2008 (the “Amendment Date”) by and between
ALPHA EXCHANGE, LLC, a Georgia limited liability company (successor in interest to Highwoods Realty Limited Partnership) (“Landlord”) and WUXI APPTEC, INC., a Delaware corporation (f/k/a Apptec Laboratory Services, Inc, a Delaware
corporation) (“Tenant”). 
 RECITALS 
 Landlord and Tenant have previously entered into that certain Lease Agreement dated February 28, 2003, as amended by that First Amendment to Lease by and between Landlord and Tenant, dated April 4, 2005
(collectively, the “Lease”) for the lease of premises located at 1279 Kennestone Circle, Suites 200-300, Marietta, Georgia 30066 being approximately 10,563 rentable square feet of office/warehouse space (the “Premises”).

 Landlord and Tenant hereby desire to amend the Lease as more particularly set forth below. 
 NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration in hand paid by each party hereto
to the other, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows: 
  

	1.	Recitals. The foregoing Recitals are true and correct and incorporated herein by reference. 

  

	2.	Definitions. All capitalized terms used herein but undefined shall have the meaning as defined in the Lease. 

  

	3.	Lease Term The Lease Term shall commence on May 1, 2008 and expire on July 1, 2013. 

  

	4.	Base Rent. As of May 1, 2008, the Base Rent shall be payable according to the following schedule, and otherwise in accordance with the Lease: 

 

											
	Period	 	Rentable Square
Footage	 	Annual Base
Rental
Per Square Foot	 	Annual
Base
Rental	 	Monthly Installment
of Base Rental
	 from
	 	through	 	 	 	 
	5/1/08	 	6/30/08	 	10,563	 	FREE	 	FREE	 	FREE
	7/1/08	 	6/30/09	 	10,563	 	$7.40	 	$78,166.20	 	$6,513,85
	7/1/09	 	6/30/10	 	10,563	 	$7.55	 	$79,729.52	 	$6,644.13
	7/1/10	 	6/30/11	 	10,563	 	$7.70	 	$81,324.11	 	$6,777.01
	7/1/11	 	6/30/12	 	10,563	 	$7.85	 	$82,950.60	 	$6,912.55
	7/1/12	 	6/30/13	 	10,563	 	$8.01	 	$84,609.61	 	$7,050.80

  

 1 

	5.	Improvements to the Premises. Landlord, at Landlord’s expense, hereby agrees to complete the improvements to the Premises stipulated by S & E Contractors as
identified on Exhibit A attached hereto and made a part hereof or such other improvements which the Landlord and Tenant agree upon; provided, however, Landlord shall only be responsible for expenses related to such improvements up to but not
exceeding $24,000.00 (“Landlord’s Work”). Landlord’s Work shall be performed by Landlord in accordance with the laws of the State of Georgia. 

  

	6.	Tenant’s Exclusive Expansion Options. 

 (a) So
long as Tenant is not in default under the Lease and the Lease is then continuing and no facts or circumstances then exist which, with the giving of notice or the passage of time, or both, would constitute an event of default under the Lease by
Tenant, Landlord hereby grants to Tenant an exclusive option (the “Expansion Option I”) to expand the Premises to include that 4,559 square foot area located at 1279 Kennestone Circle, Suite 600, Marietta, Georgia 30066 (“MRP
Premises”) currently leased to MRP Design Group, Inc. (“MRP”) pursuant to that Lease Agreement between Landlord and MRP dated January 26,1995 (as amended, “MRP Lease”) shown on Exhibit B to this Lease (the
“Expansion Space I”), as set forth herein. 
 (b) So long as Tenant is not in default under the Lease and the Lease is then
continuing and no facts or circumstances then exist which, with the giving of notice or the passage of time, or both, would constitute an event of default under the Lease by Tenant, Landlord hereby grants to Tenant another exclusive option (the
“Expansion Option II”) to expand the Premises to include that 3,242 square foot area located at 1279 Kennestone Circle, Suite 100, Marietta, Georgia 30066 (“NCS Premises”) currently leased to NCS Pearson, Inc. (“NCS”)
pursuant to that Lease Agreement between Landlord and NCS dated June 29, 1998 (as amended, “NCS Lease”) shown on Exhibit C to this Lease (the “Expansion Space II”), as set forth herein. 
 (c) In the event that Tenant shall desire to exercise the Expansion Option I and/or the Expansion Option II, Tenant shall, within one hundred eighty
(180) calendar days before (x) December 31, 2009, the expiration date of the MRP Lease (the “MRP Lease Expiration”), with respect to Expansion Option I and (y) July 31, 2011, the expiration date of the NCS Lease
(“NCS Lease Expiration”), with respect to Expansion Option II, (i) deliver written notice to Landlord to such effect and (ii) negotiate and agree with Landlord on the final terms and execute the amendments to the Lease for either
Expansion Space I or Expansion Space II, as the case may be, pursuant also to terms and conditions of the Lease, subject to, but not limited to, the following changes: 
 (1) The terms of either Expansion Option I or Expansion Option II shall commence and expire on a date that is mutually agreed upon by
Tenant and Landlord. 
 (2) The Expansion Space I and Expansion Space II shall be added to the Premises, as the case may be.

  

 2 

 (3) Tenant’s Additional Rent shall be increased to reflect the addition of each
Expansion Space I and Expansion Space II. 
 (4) The Base Rent for Expansion Space I and Expansion Space II shall be mutually
agreed upon by Landlord and Tenant 
 Upon receipt by Landlord of notice from Tenant of Tenant’s exercise of either
Expansion Option I or Expansion Option II, Landlord and Tenant shall negotiate and execute such respective Lease amendment. In the event that Landlord and Tenant do not execute such respective Lease amendment by the date which is one hundred eighty
(180) calendar days prior to (i) the MRP Lease Expiration with respect to Expansion Option II, the respective Expansion Option I or Expansion Option II shall expire and shall be of no further force or effect. 
 (d) Notwithstanding the foregoing, if the MRP Space becomes available prior to the MRP Lease Expiration, Landlord shall notify (the “Landlord
Notice”) Tenant of the availability of the MRP Premises and Tenant shall have sixty (60) calendar days to (i) provide written notice to Landlord of Tenant’s desire to exercise the Expansion Option I and (ii) negotiate and
execute an amendment to the Lease including the MRP Premises pursuant to terms and conditions mutually agreed upon by Landlord and Tenant and also subject to Section 6(c)(ii) of this Amendment. In the event that (i) Tenant fails to notify
Landlord of Tenant’s desire to exercise the Expansion Option I and/or (ii) Landlord and Tenant do not negotiate and execute such Lease amendment within sixty (60) calendar days after the Landlord Notice, the Expansion Option I shall expire
and shall be of no further force or effect. 
 (e) Notwithstanding the foregoing, if the NCS Space becomes available prior to the NCS Lease
Expiration, Landlord shall notify (the “Landlord Notice”) Tenant of the availability of the NCS Premises and Tenant shall have sixty (60) calendar days to (i) provide written notice to Landlord of Tenant’s desire to exercise
the Expansion Option II and (ii) negotiate and execute an amendment to the Lease including the NCS Premises pursuant to the terms and conditions mutually agreed upon by Landlord and Tenant and also subject to Section 6(c)(ii) of this
Amendment. In the event that (i) Tenant fails to notify Landlord of Tenant’s desire to exercise the Expansion Option II and/or (ii) Landlord and Tenant do not negotiate and execute such Lease amendment within sixty (60) calendar days
after the Landlord Notice, the Expansion Option II shall expire and shall be of no further force or effect 
 (f) Expansion Option I and
Expansion Option II are personal to WUXI APPTEC, INC. and shall become null and void upon the occurrence of an assignment of Tenant’s interest in the Lease or a sublet of all or a part of the Premises. 
  

	7.	 Tenant’s Authority. If Tenant signs as a corporation, each of the persons executing this Amendment on behalf of Tenant represents and warrants
that Tenant has been and is qualified to do business in the state of Georagia, that the 

  

 3 

	 	 
corporation has full right and authority to enter into this Amendment, and that all persons signing on behalf of the corporation were authorized to do so by
appropriate corporate actions. Tenant agrees to furnish promptly upon request a corporate resolution and any other appropriate documentation evidencing the due authorization of Tenant to enter into this Amendment. 

  

	8.	Miscellaneous. 

 (a) Tenant represents to Landlord
that, as of the date hereof, Landlord is not in default of the Lease. 
 (b) All notices for Landlord shall be sent to the following address:

 Alpha Exchange, LLC 
 NAI
Brannen Goddard 
 1300 Parkwood Circle, NW 
 Suite LL-100 
 Atlanta, GA 30339 
 Attn: Mary Waples 
 (c) Except as amended
hereby, the Lease shall be and remain in full force and effect and unchanged. As amended hereby, the Lease is hereby ratified and confirmed by Landlord and Tenant. To the extent the terms hereof are inconsistent with the terms of the Lease, the
terms hereof shall control. 
 (d) The submission of this Amendment to Tenant for examination or consideration does not constitute an offer
to amend the Lease, and this Amendment shall become effective only upon the execution and delivery thereof by Landlord and Tenant. 
 [Remainder of Page Intentionally Left Blank] 
  

 4 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed and sealed as of the
Amendment Date 
  

									
		  		  		 	LANDLORD:
	  
 /s/ Lau Ra Williams
 Witness
 Print Name: Lau Ra Williams
	  		 	  
 ALPHA EXCHANGE, LLC, a
Georgia
limited liability company

					
		  		  		 	By:	 	 Eugenia Investments, Inc., a Delaware
corporation, its sole member

	  
 /s/ Diana E. Franceschi

Witness
	  		 	  
 By:
	 	  
 /s/ Panos J.Kanes
 Panos J.Kanes, Vice President

	Print Name: Diana E. Franceschi	  		 		 	

 [Signatures to Second Amendment to Lease between Alpha Exchange, LLC and WuXi AppTec, Inc continued
on following page] 
  

 5 

 [Signatures to Second Amendment to Lease between Alpha Exchange, LLC and WuXi AppTec, Inc. continued from
previous page] 
  

									
		  		  		 	TENANT:
			
	 /s/ Lisa Olson
 Witness
 Print Name: Lisa Olson
	  		 	 WUXI APPTEC, INC., a Delaware
 corporation

		  		  		 	 By:
 Name:
 Title:
	 	 /s/ William D. Smith
 William D. Smith
 VP Finance & Administration

	 /s/ James R. Johnson
 Witness
	  		 	 
	Print Name: James R. Johnson	  		 	 

  

 6Lease Agreement dated as of August 31, 2007

 Exhibit 4.15 
 LEASE AGREEMENT 
 Basic Lease Information 
  

			
	Lease Date:	 	August 31, 2007.
		
	Landlord:	 	1201 Northland Drive LLC, a Minnesota limited liability company
		
	Landlord’s Address for
Notices:	 	1201 Northland Drive LLC
		 	c/o Eagle Ridge Partners LLC
		 	5753 Wayzata Boulevard
		 	St. Louis Park, MN 55416
		
		 	with a required copy to:
		
		 	Fabyanske, Westra, Hart & Thomson, PA
		 	Attention: Steven C. Cox
		 	Suite 1900
		 	800 LaSalle Avenue
		 	Minneapolis, MN 55402
		
	Landlord’s Address for
the Payment of Rent:	 	1201 Northland Drive LLC
		 	c/o Barthe & Wahrman PA
		 	Suite 510
		 	3601 Minnesota Drive
		 	Bloomington, MN 55435
		
	Tenant:	 	AppTec Laboratory Services, Inc., a Delaware corporation
		
	Tenant’s Notice
Address:	 	AppTec Laboratory Services, Inc.
		 	2540 Executive Drive
		 	Mendota Heights, MN 55120
		
	Land:	 	The 2 parcels of real property legally described as Lot 1, Block 1, Mendota Heights Business Center 3rd Addition, and Lot 1, Block 1, Mendota Heights Business Center 4th Addition, both in Dakota County, Minnesota
(collectively, the “Land”).
		
	Buildings:	 	The 2 adjacent single-story buildings on the Land at 1201 Northland Drive and 2540 Executive Drive, Mendota Heights, Minnesota 55120 (the “Buildings”). The Building at 1201
Northland Drive contains approximately 59,547 rentable square feet of floor area, and the Building

  

					
		  	i	  	AppTec

			
		 	at 2450 Executive Drive contains approximately 23,307 rentable square feet of floor area. Accordingly, the total area of both Buildings is 82,854 rentable square feet of floor
area.
		
	Property:	 	Collectively, the Land, the Buildings, and all other improvements on the Land from time to time are the “Property”. The Land and the Buildings are depicted on Exhibit
A-2 to this Lease.
		
	Premises:	 	The “Premises” consist of the approximately 62,633 rentable square feet of floor area in the Buildings and the enclosed walkway between the Buildings (the
“Link”) as depicted on Exhibit A-l to this Lease.
		
	Term:	 	The initial term of this Lease (the “Initial Term”) will commence on December 1, 2007 (the “Commencement Date”) and will expire on March 31, 2018. The
Initial Term, together with the “Extension Term”, if Tenant exercises the “Extension Option” under Section 3.2 of this Lease, and together with any other extension or renewal of the term, is the
“Term”.
		
	Net Rent (§4.1):	 	Throughout the Initial Term Tenant shall pay equal monthly installments of net rent (“Net Rent”) in the following amounts during the following periods:

  

										
	 Period
	  	Annual Net Rent	  	Monthly
installments of
Net Rent	  	Annual Net Rent
per rentable
square foot
	 December 1, 2007 through March 31,2008
	  	 	none	  	 	none	  	 	none
	 April 1, 2008 through November 30, 2008
	  	$	908,172	  	$	75,682	  	$	14.50
	 December 1, 2008 through November 30, 2009
	  	$	926,340	  	$	77,195	  	$	14.79
	 December 1, 2009 through November 30, 2010
	  	$	944,880	  	$	78,740	  	$	15.086
	 December 1, 2010 through November 30, 2011
	  	$	963,792	  	$	80,316	  	$	15.388
	 December 1, 2011 through November 30, 2012
	  	$	983,028	  	$	81,919	  	$	15.695
	 December 1, 2012 through November 30, 2013
	  	$	1,002,696	  	$	83,558	  	$	16.009
	 December 1, 2013 through November 30, 2014
	  	$	1,022,736	  	$	85,228	  	$	16.329
	 December 1, 2014 through November 30, 2015
	  	$	1,043,220	  	$	86,935	  	$	16.656
	 December 1, 2015 through November 30, 2016
	  	$	1,064,076	  	$	88,673	  	$	16.989
	 December 1, 2016 through November 30, 2017
	  	$	1,085,364	  	$	90,447	  	$	17.329
	 December 1, 2017 through March 31, 2018
	  	$	1,107,036	  	$	92,253	  	$	17.675

  

					
		  	ii	  	AppTec

			
	Net Rent Free Period:	 	Tenant shall owe no Net Rent with respect to the period from December 1, 2007 through March 31, 2008 (the “Net Rent Free Period”). However, Tenant shall pay
“Operating Expenses” and “Taxes”, as Section 6 of this Lease defines those terms, with respect to the Net Rent Free Period.
		
	Tenant’s Share:	 	75.559%
		
	Letter of Credit (§5):	 	Tenant shall, on or before November 1, 2007, deliver to Landlord a letter of credit in the amount of $500,000 (the “Letter of Credit”) in accordance with Section 5 of this
Lease. Landlord shall return the Letter of Credit to Tenant on or before January 31, 2012.
		
	Guarantor:	 	None
		
	Permitted Use:	 	The Premises shall be used solely for general office, laboratory, manufacturing and distribution purposes (the “Permitted Use”) and for no other purpose without Landlord’s
written consent, which consent Landlord shall not unreasonably withhold, condition, or delay and only to the extent permitted by the City of Mendota Heights and all agencies and governmental authorities having jurisdiction over the
Premises.
		
	Landlord’s Work:	 	Landlord shall, by December 1, 2008, (i) replace the roofs of both Buildings and the roof of the Link, (ii) alter the dock area to improve the truck turning radius and access to the dock in a
manner that is reasonably satisfactory to both Landlord and Tenant, and (iii) if and to the extent required in order to obtain a permit for Landlord’s work under this paragraph or the Tenant Improvements, Landlord shall perform any alterations
to the restrooms in the Premises that are necessary in order to bring the restrooms into compliance with the Americans and Disabilities Act (collectively, the “Landlord’s Work”). In order to reduce the cost of replacing the

  

					
		  	iii	  	AppTec

			
		 	roofs and avoid having Tenant’s installation of new roof-top heating, ventilation and air conditioning (“HVAC”) units as part of the Tenant’s Work damage the new
roofs, Tenant shall give Landlord reasonable advance notice of when it plans to replace the roof-top HVAC units and shall coordinate its and its contractor’s schedule for the HVAC unit replacement with Landlord and Landlord’s roof
contractor so as maximize efficiency and cost savings in the replacement of the roofs. However, Landlord is not obligated to replace the roofs at the same time Tenant installs new roof-top HVAC units. All costs of Landlord’s Work shall be paid
for by Landlord and shall not be passed through to Tenant as part of Operating Expenses.
		
	Tenant Improvements:	 	Tenant shall, between the Lease Date and June 30, 2009, construct the “Tenant Improvements” as Exhibit B to this Lease defines that term, in accordance with Exhibit
B to this Lease.
		
	Allowance:	 	“HVAC TIs” means the following components of the Tenant Improvements: (i) capital upgrades and/or replacements of the HVAC system and units serving the Premises; (ii) capital
upgrades and/or replacements to the control/monitoring system so that it will meet Tenant’s reasonable temperature, humidity, air exchange, and pressure differential specifications; and (iii) capital repairs and/or replacements to the boilers.

		
		 	“Lighting TIs” means the replacement of light ballasts as part of the Tenant Improvements.
		
		 	“General TIs” means all Tenant Improvements other than the HVAC TIs and the Lighting TIs.
		
		 	Landlord shall provide an allowance (the “Allowance”) with respect to the Tenant Improvements in the total amount of the sum of the following, all in accordance with the
terms of this paragraph: (i) up to $939,495 ($15 per rentable square foot) for Tenant’s actual out-of-pocket costs of the General TIs; (ii) up to $700,000 for Tenant’s actual out-of-pocket costs for the HVAC TIs; and (iii) up to $65,000
for Tenant’s actual, out-of-pocket costs of the Lighting TIs. So long as no uncured Event of Default exists, Landlord shall pay the Allowance on a monthly basis within 30 days after Tenant delivers to Landlord a sworn construction statement and
draw request, with

  

					
		  	iv	  	AppTec

			
		 	supporting invoices for actual costs incurred and lien waivers one month in arrears from all material contractors and subcontractors. If any of the 3 components of the Tenant Improvements
will cost more than the portion of the Allowance payable with respect to that component, as shown by Tenant’s sworn construction statement, Tenant shall (a) pay the difference and provide supporting invoices and lien waivers reflecting
Tenant’s payment of such difference before drawing on the Allowance for such component, and (b) be solely responsible for the entire excess cost of that component of the Tenant Improvements. If Landlord fails to pay any portion of the Allowance
when due and payable, Landlord shall pay interest on the amounts not paid at the “Default Interest Rate”, Section 4.4 of this Lease defines that term, from the date when due until the date when paid. The attorney fee provision in Section
30.7 of this Lease applies with respect to any dispute between Landlord and Tenant regarding payment of the Allowance.
		
	Expansion Option:	 	So long as no Event of Default remains uncured, Tenant shall have a right of first offer during the Initial Term with respect to the leasing of any vacant space in the Buildings (the
“Expansion Space”) pursuant to this paragraph. Before leasing any Expansion Space during the Term, Landlord shall give Tenant a written notice that Landlord desires to lease such Expansion Space. Tenant shall have the option to
lease all (and not less than all) of the Expansion Space identified in Landlord’s notice by delivering a written notice of acceptance to Landlord within 10 days after receiving Landlord’s notice, time being of the essence. If Tenant
exercises the option to lease the Expansion Space, Landlord and Tenant shall execute and deliver an amendment to this Lease adding the Expansion Space to the Premises under this Lease upon the following terms: (i) Landlord shall deliver possession
of the Expansion Space to Tenant within 30 days after receiving Tenant’s notice, and rent shall commence with respect to the Expansion Space on the 90th day after the date on which possession of the Expansion Space is delivered to Tenant (the “Expansion Space Rent Commencement Date”); (ii) the Net Rent with respect to the Expansion Space shall be at the same rate as this
Lease provides for the original Premises; (iii) if the Expansion Space Rent Commencement Date occurs during the Initial Term, Landlord shall

  

					
		  	v	  	AppTec

			
		 	reimburse Tenant for tenant improvements in the Expansion Space with an allowance equal to the product of (a) $15 per rentable square foot in the Expansion Space, multiplied by (b) a
fraction, the numerator of which is the number of months remaining in the Initial Term including the month in which the Expansion Space Rent Commencement Date occurs and a denominator of which is 124; (iv) the “Tenant’s Number of
Parking Spaces” under the following paragraph shall be increased by 3 spaces per 1,000 square feet of rentable area in the Expansion Space; and (v) Landlord shall either install, at Landlord’s expense (which shall not be passed through
to Tenant as part of Operating Expenses), a new roof-top HVAC unit or units to serve the Expansion Space, based on an office use only for the Expansion Space, or, until such HVAC unit or units have been replaced, Landlord shall pay for all capital
repairs to such existing HVAC unit or units. If Tenant fails to respond within the time required, Landlord shall be free to lease all or any part of the Expansion Space Landlord identified in its notice at any time within 12 months after the
delivery of the notice to any person at any time upon any terms in Landlord’s sole discretion without any further notice to Tenant. However, if any Expansion Space that Landlord previously identified in a notice to Tenant remains or becomes
available again during the Initial Term more than 12 months after Landlord’s notice, Landlord shall again be obligated to give Tenant a notice under this paragraph with respect to such space, and Tenant shall again be entitled to lease such
Expansion Space in accordance with the terms of this paragraph.
		
	Tenant’s Number of
Parking Spaces:	 	Landlord shall make 188 parking spaces (in other words, 3 spaces per 1,000 rentable square feet of floor area in the Premises) (the “Tenant’s Number of Parking Spaces”)
available at all times for use by Tenant, its employees, agents and invitees in accordance with Section 21 of this Lease. Landlord shall make 6 short-term “Visitor Parking” stalls (as depicted on Exhibit A-2 to this Lease) available
on an exclusive basis near the main entrance to the Premises in the 1201 Northland Drive Building.
		
	Signage:	 	Landlord will provide Building-standard directory and suite entry signage for Tenant. Tenant shall be entitled to place its name on the top of the monument sign for the Buildings, subject to
obtaining City approval, and subject to Landlord’s approval, which approval Landlord shall not unreasonably withhold, condition, or delay.

  

					
		  	vi	  	AppTec

					
		
	Wyeth Equipment:	 	Landlord shall permit Tenant to purchase from Wyeth equipment that belongs to Wyeth and is in the Premises on the Lease Date. Landlord makes no warranty or representation whatsoever
with respect to any such equipment and Landlord has no obligation to cause Wyeth to sell any such equipment to Tenant.
		
	Brokers (§38):	 	Landlord’s broker is United Properties/Dan Gleason and Tenant’s broker is The Tegra Group, Inc./Tom Hauschild. Landlord shall pay a commission to United Properties in
accordance with a separate leasing agreement between Landlord and United Properties, and Landlord shall pay a commission to The Tegra, Inc./Tom Hauschild equal to $3.50 per rentable square foot of the Premises.
		
	Landlord’s Waiver:	 	At Tenant’s request, Landlord will from time to time execute and deliver a “landlord’s waiver” in commercially reasonable form in favor of Tenant’s lender or
lenders subordinating any lien or interest of Landlord’s in any of Tenant’s personal property to the lender’s lien, and otherwise granting the lender a reasonable opportunity to enter the Premises, on a non-exclusive basis, to remove
any of its collateral from the Premises following a termination of the Lease or Tenant’s right to possession, provided that (i) the lender must agree to pay the Rent that would be due under this Lease from the date of termination of the Lease
or Tenant’s right to possession until the lender’s right to enter the premises expires, (ii) Landlord shall not be obligated to grant the lender more than 30 days after Tenant’s right to possession ends in which to enter the Premises
to remove its collateral, and (iii) the “landlord’s waiver” shall not subject Landlord to any other material obligation, liability, or cost.
		
	Exhibits:	 	This Lease includes the following Exhibits:
			
		 	Exhibit A-l	  	Outline of the Premises
		 	Exhibit A-2	  	Depiction of the Land and the Buildings
		 	Exhibit B	  	Tenant Improvements
		 	Exhibit C	  	Recorded Matters
		 	Exhibit D	  	Rules and Regulations
		 	Exhibit E	  	Existing Above-Ground Tanks

  

					
		  	vii	  	AppTec

 Table of Contents 
  

							
	 	  	 	 	 	  	Page
	1.	  	Premises	  	1
	2.	  	Acceptance of Possession	  	1
	3.	  	Term	  	2
		  	3.1	 	Initial Term	  	2
		  	3.2	 	Option to Extend	  	2
	4.	  	Rent	  	4
		  	4.1	 	Net Rent	  	4
		  	4.2	 	Additional Rent	  	4
		  	4.3	 	Rent	  	4
		  	4.4	 	Late Charges	  	4
	5.	  	Letter of Credit	  	5
	6.	  	Operating Expenses and Taxes	  	6
		  	6.1	 	Operating Expenses	  	6
		  	6.2	 	Operating Expense Exclusions	  	7
		  	6.3	 	Taxes	  	8
		  	6.4	 	Monthly Payments of Operating Expenses and Taxes	  	8
		  	6.5	 	Annual Reconciliation	  	9
		  	6.6	 	Audit	  	9
	7.	  	Utilities	  	10
	8.	  	Use	  	10
		  	8.1	 	Permitted Use	  	10
		  	8.2	 	Compliance with Laws, Recorded Matters, and Rules and Regulations	  	10
		  	8.3	 	Prohibited Uses	  	11
	9.	  	Alterations and Additions; Surrender of Premises	  	12
		  	9.1	 	Alterations and Additions	  	12
		  	9.2	 	Trade Fixtures	  	12
		  	9.3	 	Changes by Landlord	  	13
		  	9.4	 	Surrender of Premises	  	13
	10.	  	Maintenance, Repairs, and Replacements	  	13
		  	10.1	 	Tenant’s Maintenance, Repair, and Replacement Obligations	  	13
		  	10.2	 	Landlord’s Maintenance, Repair, and Replacement Obligations	  	15
	11.	  	Insurance	  	15
		  	11.1	 	Types of Insurance	  	15
		  	11.2	 	Insurance Policies	  	16
		  	11.3	 	Additional Insureds and Coverage	  	16
		  	11.4	 	Tenant’s Failure to Purchase and Maintain Insurance	  	16
		  	11.5	 	Landlord’s Insurance	  	17
		  	11.6	 	Waiver of Claims	  	17
	12.	  	Limitation of Liability and Indemnity	  	17
	13.	  	Assignment and Subleasing	  	18
		  	13.1	 	Transfers Prohibited	  	18
		  	13.2	 	Leasing Profits	  	19

  

					
		  	viii	  	AppTec

							
		  	13.3	 	Request for Consent	  	19
		  	13.4	 	Consent Standard	  	19
		  	13.5	 	Conditions to Consent	  	20
		  	13.6	 	Permitted Transfers	  	21
	14.	  	Ad Valorem Tax	  	22
	15.	  	Subordination and Attornment; Mortgagee Protection	  	22
		  	15.1	 	Subordination	  	22
		  	15.2	 	Attainment	  	23
		  	15.3	 	Mortgagee Protection	  	23
	16.	  	Landlord’s Right of Entry	  	23
	17.	  	Estoppel Certificates	  	24
	18.	  	Events of Default	  	24
		  	18.1	 	Monetary Default	  	24
		  	18.2	 	Non-Monetary Default	  	24
		  	18.3	 	Insolvency	  	24
	19.	  	Landlord’s Remedies	  	25
		  	19.1	 	Remain out of Possession	  	25
		  	19.2	 	Terminate Right to Possession Only	  	25
		  	19.3	 	Terminate Lease	  	26
		  	19.4	 	Right to Cure	  	26
	20.	  	Landlord’s Default	  	27
	21.	  	Parking	  	27
	22.	  	Signs	  	28
	23.	  	Sale of Premises	  	28
	24.	  	Casualty Damage	  	28
	25.	  	Condemnation	  	29
	26.	  	Environmental Matters/Hazardous Materials	  	30
		  	26.1	 	Definition of Hazardous Materials	  	30
		  	26.2	 	Prohibition; Environmental Laws	  	30
		  	26.3	 	Tenant’s Environmental Obligations	  	31
		  	26.4	 	Environmental Indemnity	  	32
		  	26.5	 	Survival	  	32
	27.	  	Financial Statements	  	32
	28.	  	Holding Over	  	33
	29.	  	Broker Commissions	  	33
	30.	  	General Provisions	  	33
		  	30.1	 	Time	  	33
		  	30.2	 	Successors and Assigns	  	34
		  	30.3	 	No Recordation	  	34
		  	30.4	 	Landlord’s Personal Liability	  	34
		  	30.5	 	Separability	  	34
		  	30.6	 	Choice of Law	  	34
		  	30.7	 	Attorney Fees	  	34
		  	30.8	 	Entire Agreement	  	34
		  	30.9	 	Waiver	  	34
		  	30.10	 	Notices	  	35

  

					
		  	ix	  	AppTec

							
		 	30.11	 	Joint and Several	  	35
		 	30.12	 	Waiver of Jury Trial	  	35
		 	30.13	 	No Merger	  	35
		 	30.14	 	Survival	  	35
		 	30.15	 	Quiet Enjoyment	  	36

  

					
		  	x	  	AppTec

 LEASE AGREEMENT 
 This Lease Agreement (the “Lease”) is made as of the Lease Date set forth in the Basic Lease Information on the first page. The Basic Lease Information is a part of the Lease and the Basic Lease
Information and the balance of the Lease shall be construed as a single instrument. 
 1. Premises. Landlord hereby leases the
Premises to Tenant, and Tenant leases the Premises from Landlord, upon the terms and conditions of this Lease. Tenant agrees that the rentable floor areas of the Premises, the Buildings, and the Property set forth the in Basic Lease Information are
approximations that are reasonable and shall not be subject to revision except as expressly provided in this Section 1. Accordingly, for all purposes related to this Lease, the rentable area of the Premises and the Buildings as of the Lease
Date shall be conclusively deemed to be the number of rentable square feet for such spaces set forth in the Basic Lease Information. Tenant acknowledges that the rentable square footage of the Premises may include a proportionate share of certain
areas used in common by all tenants of the Buildings, such as an electrical room or telephone room. If after the Lease Date Landlord conveys its interest in a part, but less than all of, the Property, the term “Property” shall be
adjusted to refer only to the part of the Property that Landlord continues to own after such conveyance. If either Building is modified after the Lease Date in a manner that actually changes its rentable area, or if Landlord conveys a part of the
Property and the term “Property” is redefined under the previous sentence, Tenant’s Share shall be adjusted to be the quotient of the rentable area of the Premises divided by the rentable area of the Property, expressed as a
percentage. 
 2. Acceptance of Possession. On the date of this Lease, Wyeth is leasing the Premises pursuant to 2 leases (the
“Wyeth Master Leases”) between Landlord and Wyeth Holdings Corporation (“Wyeth”), and Tenant is subleasing and in possession of, most of the Premises pursuant to 2 subleases (the “Wyeth Subleases”)
between Wyeth, as the sublessor, and Tenant, as the sublessee. The Wyeth Master Leases and the Wyeth Subleases are scheduled to expire on November 30, 2007. Tenant shall unconditionally accept possession of the entire Premises in their
“as-is” condition on December 1, 2007. Tenant acknowledges and agrees that neither Landlord nor any of Landlord’s agents or representatives has made any representations or warranties as to the suitability, safety, or fitness of
the Premises for the conduct of Tenant’s business, Tenant’s intended use of the Premises, or for any other purpose. Tenant acknowledges that Landlord has not made, and Landlord disclaims, any representation as to the condition or repair of
the Premises. Except for the Landlord’s Work, Landlord has no obligation to alter, remodel, repair, or improve the Premises, or to remove or demolish any part of the Premises in connection with entering into this Lease. Except for the Allowance
and the free Net Rent during the Net Rent Free Period, Landlord has no obligation to provide any tenant improvement allowance, any “move-in” allowance, any free rent period, or any other inducement of any nature to enter into this Lease.
Tenant shall be solely responsible for ensuring that the Premises fully meet Tenant’s needs, including but not limited to the sprinkler system, smoke hatches (if any), draft curtains (if any), fire hose racks (if any), and the other fire
protection and life safety features and systems of the Premises. 
  

					
		  	1	  	AppTec

 3. Term. 
 3.1 Initial Term. The Basic Lease Information defines the Initial Term of this Lease. 
 3.2 Option to Extend. Tenant shall have one option to extend the Term of this Lease (the “Extension Option”) for
one additional period of 7 years (the “Extension Term”) on the terms and conditions of this Section 3.2. The Extension Term shall commence, if at all, on April 1, 2018, and end on March 31, 2025. Tenant may exercise
the Extension Option by delivering written notice (a “Notice to Extend”) of its exercise of the Extension Option to Landlord not later than April 1, 2017. 
 3.2.1 The Net Rent payable for each month during the Extension Term shall be the fair market rental rate (the “Prevailing
Rental Rate”) at the commencement of the Extension Term, for extensions of space of equivalent quality, size, utility, and location in the Mendota Heights area, talking into account the terms of this Lease, the length of the Extension Term,
and all other relevant factors, but assuming that no improvements Tenant has made to the Premises at Tenant’s sole expense (in other words, without reimbursement through any allowance or credit) had been made. Within 30 days after receiving
Tenant’s Notice to Extend, Landlord shall deliver to Tenant written notice (the “PRR Notice”) advising Tenant of Landlord’s determination of the Prevailing Rental Rate. Unless Tenant delivers to Landlord, within 30 days
after receiving the PRR Notice, a written acceptance of Landlord’s determination of the Prevailing Rental Rate, the Prevailing Rental Rate shall be determined in accordance with Section 3.2.2 below. 
 3.2.2 If Tenant does not accept Landlord’s determination of the Prevailing Rental Rate within 30 days after Landlord’s
PRR Notice as provided in Section 3.2.1, the Prevailing Rent Rate shall be determined as follows. Tenant shall submit to Landlord, within 30 days after receiving the PRR Notice, a notice (the “PRR Objection Notice”):
(i) advising Landlord that Tenant disagrees with Landlord’s determination of the Prevailing Rental Rate in the PRR Notice, and (ii) proposing a specific alternative Prevailing Rental Rate. If Landlord and Tenant fail, despite
good-faith negotiations, to agree on the Prevailing Rental Rate on or before the date (the “Outside Date”) that is 30 days after Landlord receives the PRR Objection Notice, Landlord and Tenant each shall give notice to the other of
the name and address of an arbitrator designated by the party giving such notice. If either party fails to give notice of such designation within 10 business days after the Outside Date, the other party shall provide an additional notice to such
party requiring such party’s appointment of an arbitrator within 10 business days after receipt of such second notice. If either party fails to give notice of such designation within such second 10 business day period, the first arbitrator
chosen shall make the determination of the Prevailing Rental Rate alone. If two arbitrators have been designated, both arbitrators shall, within 10 business days following the designation of the second arbitrator, make their determination of the
Prevailing Rental Rate in writing and give notice to each other and to Landlord and Tenant. The two arbitrators shall have 10 business days after the receipt of 

  

					
		  	2	  	AppTec

 
notice of each other’s determinations to confer with each other and to attempt to reach agreement as to the determination of the Prevailing Rental Rate.
If the two arbitrators agree on the Prevailing Rental Rate, that rate shall be final and binding upon Landlord and Tenant. If the two arbitrators fail to agree on the Prevailing Rental Rate by the end of the 10-business day period, then the two
arbitrators shall promptly designate a third arbitrator. If the two arbitrators fail to agree upon the designation of a third arbitrator within 10 business days, then either party may apply to the American Arbitration Association or any successor
having jurisdiction for the designation of such arbitrator. The third arbitrator shall conduct such hearing and investigations as he or she deems appropriate and shall, within 30 days after his or her designation, choose the one determination out of
the two determinations by the two arbitrators originally selected by the parties that most closely approximates the third arbitrator’s own determination of the Prevailing Rental Rate, and that choice by the third arbitrator shall be binding
upon Landlord and Tenant. The third arbitrator shall have no right to propose a middle ground or any modification of either of the determinations proposed by the original two arbitrators. Each party shall bear the cost of the arbitrator it selects.
The remaining cost of the arbitration shall be split evenly between the parties (and each party shall bear all of its own costs in connection with such arbitration). The determination of the Prevailing Rental Rate in accordance with this
Section 3.2.2 shall be final and binding in fixing the Prevailing Rental Rate. The arbitrators shall not have the power to add to, modify, or change any of the provisions of this Lease. All arbitrators shall be real estate brokers with at least
5 years of continuous experience in the business of acting as real estate agents or brokers with respect to comparable commercial office buildings in the southeastern Twin Cities market, exclusive of any broker from any brokerage firm currently
representing (or who had previously represented within the preceding 2-year period) either Landlord or Tenant. 
 3.2.3
The Extension Option and all of Tenant’s rights under this Section 3.2 shall automatically terminate immediately upon the occurrence of any of the following: (1) either this Lease or Tenant’s right to possession of the Premises is
terminated; (2) Tenant fails to timely exercise the Extension Option, time being of the essence with respect to Tenant’s exercise; or (3) an uncured Event of Default exists at the time Tenant delivers the Notice to Extend. 

3.2.4 If Tenant exercises the Extension Option, then, on or before the commencement date of the Extension Term, Landlord and
Tenant shall execute an amendment to this Lease extending the Term and adjusting the Net Rent to be the Prevailing Rental Rate. Tenant shall have no further extension or renewal option other than the Extension Option except pursuant to an express
written agreement by Landlord executed and delivered after the Lease Date. Landlord shall lease to Tenant the Premises for the Extension Term in its then-current condition, and Landlord shall have no obligation to provide to Tenant any allowances
(e.g., moving allowance, construction allowance, and the like) or other tenant inducements in connection with Tenant’s exercise of the Extension Option. 
  

					
		  	3	  	AppTec

 4. Rent, Net Rent. Tenant shall pay to Landlord, without notice or demand, and
except to the extent this Lease expressly provides to the contrary, without abatement, offset, deduction, or claim, the Net Rent stated in the Basic Lease Information, payable in advance at Landlord’s address stated in the Basic Lease
Information on the first day of each month throughout the Term. 
 4.2 Additional Rent. The term “Additional
Rent” means all of the following: (i) Tenant’s Share of “Operating Expenses”, as Section 6.1 of this Lease defines that term; (ii) Tenant’s Share of “Taxes”, as Section 6.3 of this Lease
defines that term; (iii) “Utility Expenses”, as Section 7 of this Lease defines that term; (iv) all costs and expenses Landlord incurs to enforce this Lease, including, but not limited to, costs associated with the delivery
of notices, delivery and recordation of notices of default, attorney fees, expert fees, court costs and filing fees (collectively, the “Enforcement Expenses”), which Enforcement Expenses are due within 10 days after Tenant receives
Landlord’s demand; (vi) all late charges under Section 4.4 of this Lease; and (vi) all other fees, charges, and other amounts this Lease obligates Tenant to pay to or for the benefit of Landlord or to any other third person other
than Landlord. The use of the term “Additional Rent” is intended to give Landlord the same rights under Minnesota law with respect to Tenant’s failure to pay Additional Rent as Landlord would have for Tenant’s failure to pay Net
Rent, but is not intended to characterize any charge included in Additional Rent as rent for the purpose of the imposition of any rent or similar tax. 
 4.3 Rent. The term “Rent” means, collectively, Net Rent and all Additional Rent. 
 4.4 Late Charges. Tenant acknowledges that late payment by Tenant to Landlord of Net Rent, Tenant’s Share of Operating Expenses, Tenant’s Share of Taxes, Utility Expenses, and any other Additional
Rent will cause Landlord to incur costs not contemplated by this Lease and that it would be difficult and impracticable to determine the exact amount of such costs. Such costs include, without limitation, processing and accounting charges and late
charges that Landlord may incur under the terms of any note secured by any encumbrance against the Premises, and late charges and penalties due to the late payment of real property taxes on the Premises. Therefore, if Landlord does not receive any
installment of Rent within 5 days after the date when due (or within 5 days after Landlord delivers notice of such failure with respect to any Rent other than regular monthly installments of Net Rent and Additional Rent), Tenant shall promptly pay
to Landlord all of the following, as applicable: (a) $500.00 to compensate Landlord for its costs incurred in connection with the late payment; and (b) interest on such delinquent amount at the per annum rate equal to the Wall Street
Journal Prime Rate in effect on the first business day of the applicable year plus 4% (the “Default Interest Rate”) calculated for the time period commencing when such payment was due until paid. If Tenant delivers to Landlord a
check for which there are not sufficient funds, Landlord may, at its sole option, require Tenant to replace such check with a cashier’s check for the amount of such check and to pay by cashier’s check or wire transfer all other charges
payable under this Lease. The parties agree that such late charge and charges are liquidated damages for late payment and represent a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant. Acceptance
of any late charge or other 

  

					
		  	4	  	AppTec

 
charges shall not constitute a waiver by Landlord of Tenant’s default with respect to the delinquent amount, nor prevent Landlord from exercising any of
the other rights and remedies available to Landlord for any other breach of Tenant under this Lease. If a late charge becomes payable for any 3 installments of Rent within any 12-month period, then Landlord, at Landlord’s sole option, can
require the Rent be paid monthly in advance by cashier’s check or by electronic funds transfer. 
 5. Letter of Credit. On or
before November 1, 2007, Tenant shall, at Tenant’s sole cost, deliver to Landlord an irrevocable, unconditional, standby letter of credit in the amount stated in the Basic Lease Information on terms satisfactory to Landlord and its
Mortgagee (such letter of credit, together with any renewal or replacement letters of credit delivered or to be delivered by Tenant under this Section 4 are, collectively, the “Letter of Credit”). Each Letter of Credit shall be
issued by a national bank (the “LC Issuer”) acceptable to Landlord, If Landlord requests, the Letter of Credit shall be made out to Landlord and its lender or lenders as co-beneficiaries, and Tenant shall pay any additional charge
by the LC Issuer for such change. Landlord shall have the right, upon any transfer of its interest in all or any part of the Property containing the Premises, to require Tenant to deliver a replacement Letter of Credit designating Landlord’s
successor as the beneficiary, provided that Landlord’s successor may not obtain possession of such replacement Letter of Credit until Landlord has surrendered the then-outstanding Letter of Credit. If the Letter of Credit expires before
January 31, 2012, Tenant must extend or renew it or replace it by delivering to Landlord a new, renewed, or extended Letter of Credit at least 60 days before the expiration date of the then-current Letter of Credit. Except for any Letter of
Credit that expires on January 31, 2012, no Letter of Credit, nor any renewal or extension of it, may have an expiration date less than 12 months from the date it is issued, renewed, or extended. The Letter of Credit shall secure Tenant’s
obligations and liabilities under this Lease. The Letter of Credit must permit Landlord to make partial draws. At any time, from time to time, when any Rent is past due under this Lease, or when Tenant owes any other amount whatsoever to Landlord in
connection with this Lease or otherwise in connection with its occupancy of the Premises past the date when such amount is due, Landlord may make a partial or full draw or draws upon the Letter of Credit in the amount of such unpaid Rent or other
amount and apply the proceeds of such draw against such amounts Tenant owes Landlord. Landlord shall also be entitled to draw upon the full amount of the Letter of Credit at any time the Letter of Credit is not maintained, renewed, extended,
replaced or restored as Section 5 requires, in which case the proceeds of such draw shall constitute the sole property of Landlord, which Landlord shall hold and apply as a substitute for the Letter of Credit. Landlord shall not be required to
exercise any other remedy available to it under this Lease or otherwise at law before drawing upon the Letter of Credit in accordance with this Section 5, and no such draw upon the Letter of Credit shall in any manner prejudice Landlord’s
right to exercise any other such remedy. Neither the Letter of Credit nor the proceeds of any draw upon the Letter of Credit constitute an advance rental deposit or a measure of Landlord’s damages with respect to any default by Tenant. No draw
under the Letter of Credit shall be deemed a waiver of, or be deemed to have cured, any default by Tenant under the Lease. 
  

					
		  	5	  	AppTec

 6. Operating Expenses and Taxes. 
 6.1 Operating Expenses. In addition to Net Rent, Tenant shall, throughout the entire Term, pay Tenant’s Share of all costs and
expenses Landlord pays or incurs in connection with the operation, maintenance, repair, and replacement of the Property (“Operating Expenses”), including but not limited to: 
 Landlord’s cost of operating, maintaining, repairing, and replacing the Buildings and the “Common Area”, including but not
limited to the cost of the maintenance, repairs, and replacements that Section 10.2 of this Lease obligates Landlord to perform. The term “Common Area” means all areas and facilities within the Property exclusive of the
Premises and the other portions of the Property leased exclusively to other tenants, including but not limited to parking lots and other outside paved areas, sidewalks, access and perimeter roads, lighting, signage, landscaping, hardscaping,
interior common lobbies and mezzanines, and other improvements,. Notwithstanding the foregoing, the cost of any such modifications, repairs, and replacements that are capital in nature as determined in accordance with generally accepted accounting
principles (“GAAP”) shall be amortized, together with interest, over the useful economic life of such improvements as determined by Landlord in its reasonable discretion, and Operating Expenses shall include only amortization of
such capital expenses, and not the entire amount such capital expenses in the year incurred. 
 Landlord’s annual cost
of property insurance for the Property insuring against fire and extended coverage (including, if Landlord elects, “all risk” coverage) and all other insurance, including, but not limited to, earthquake, flood and/or surface water
endorsements for the Property, rental value insurance against loss of Rent in an amount equal to the amount of Rent for a period of at least 6 months commencing on the date of loss, and any deductible. 
 6.1.4 If Landlord elects to so procure, Landlord’s cost of preventive maintenance, and repair contracts including, but not
limited to, contracts for elevator systems and heating, ventilation and air conditioning systems, lifts for disabled persons, and trash or refuse collection. 
 Landlord’s cost of security and fire protection services for all or any part of the Property, if Landlord elects, in its sole
discretion, to provide such services. 
 Landlord’s cost of supplies, equipment, rental equipment and other similar
items used in the operation and/or maintenance of the Property. 
 A property management fee that shall be competitive and
which shall not, in any event, exceed 5% of the Rent paid annually by Tenant (the “Property Management Fee”). Tenant agrees that a Property Management Fee of 4% of gross rent is, for these purposes, “competitive” on the
Lease Date. 
  

					
		  	6	  	AppTec

 6.2 Operating Expense Exclusions. Operating Expenses shall not include costs for:

 6.2.1 repairs, replacements and general maintenance paid by insurance proceeds, paid by Tenant other than as an
Operating Expense, or entirely paid by other tenants of the Property or other third parties; 
 6.2.2 interest,
amortization or other payments on loans to Landlord; 
 6.2.3 depreciation; 
 6.2.4 leasing commissions and costs incurred in advertising for the Property or other marketing or promotional activity related to
marketing space in the Property; 
 6.2.5 legal expenses for services other than those that benefit the tenants of the
Property in general, such as tax appeals; 
 6.2.6 renovating or otherwise improving space for other tenants of the
Property or for vacant leasable areas of the Buildings; 
 6.2.7 Landlord’s costs for electricity and other
services sold to tenants for which Landlord is actually reimbursed by tenants, other than through payment of Operating Expenses, as a separate additional charge or rental; 
 6.2.8 all amounts paid to subsidiaries or affiliates of Landlord for services on or to the Property, to the extent that the costs
of such services exceed competitive costs for such services rendered by persons or entities of similar skill, competence and experience; 
 6.2.9 other than the Property Management Fee, all costs and expenses associated with management and accounting services for the Property including but not limited to all expenses of a centralized office, the
wages, salaries, bonuses and benefits of all management personnel, travel, costs of preparation and handling of accounts receivable and accounts payable, and the payment of any rent, operating expenses or taxes for an on-site management office.

 6.2.10 Landlord’s general corporate overhead and general administrative expenses that would not be chargeable
to operating expenses of the Property in accordance with generally accepted accounting principles, consistently applied; 
 6.2.11 removing Hazardous Materials from the Property that were regulated as Hazardous Materials on the Lease Date other than Hazardous Materials used in accordance with Law in the operation, maintenance and/or repair of the
Property, and other than Hazardous Materials brought on to the Property by Tenant, its employees, agents, or contractors; 
  

					
		  	7	  	AppTec

 6.2.12 any repair to remedy damage caused by or resulting from the negligence of
any other tenants in the Property, including their agents, servants, employees or invitees, together with the costs and expenses incurred by Landlord in attempting to recover such costs; 
 6.2.13 interest or penalties incurred as a result of Landlord’s failure to pay any costs or taxes as they become due;

 6.2.14 the study or analysis of the scope of the ADA, and with respect to making any changes to the Property as a
result of rules, requirements of regulations arising out of the ADA, except for changes to the ADA after the Lease Date; and 
 6.2.15 the operation of the entity that constitutes Landlord as distinguished from the cost of operating the Property, including accounting and legal matters, management salaries, and related expenses and benefits. 
 Operating Expenses shall be “net” only and for that purpose shall be deemed reduced by the amount of any insurance reimbursement, other
reimbursement, credit or the like received by Landlord in connection with such operating expense. In addition, “Operating Expenses” shall not include any costs that would duplicate other costs already included in Operating Expenses.

 6.3 Taxes. Tenant shall pay, throughout the entire Term,
Tenant’s Share of all “Taxes” that are due and payable during the Term, as this Section 6.3 defines that term. Tenant shall pay the entire amount of any personal property taxes now or hereafter assessed or levied against the
Premises or Tenant’s personal property. The term “Taxes” means any form of tax and assessment (general, special, supplemental, ordinary or extraordinary), commercial rental tax, payments under any improvement bond or bonds,
license fees, license tax, business license fee, rental tax, transaction tax, levy, or penalty imposed by authority having the direct or indirect power of tax (including any city, county, state or federal government, or any school, agricultural,
lighting, drainage or other improvement district) as against any legal or equitable interest of Landlord in the Property, as against Landlord’s right to rent, or as against Landlord’s business of leasing the Premises or the occupancy of
Tenant or any other tax, fee, or excise, however described, including, but not limited to, any value added tax, or any tax imposed in substitution (partially or totally) of any tax previously included within the definition of real property taxes, or
any additional tax the nature of which was previously included within the definition of real property taxes. The term “Taxes” does not include any franchise, estate, inheritance net income, or excess profits tax imposed upon
Landlord. For purposes of determining Tenant’s Share of Taxes, any special assessments shall be treated as if paid by Landlord over the longest time period permitted by law Monthly Payments of Operating Expenses and Taxes.
Landlord shall estimate Tenant’s Share of Operating Expenses and Tenant’s Share of Taxes for calendar year 2007 before December 1, 2007, and Tenant shall pay to Landlord 1/12th of this estimated amount on December 1, 2007. Thereafter, Landlord may estimate such expenses as of the beginning of each calendar year and Tenant shall pay 1/12th of such
estimated amount on the first day of each month during such calendar year and for each ensuing calendar year throughout the Term. 

  

					
		  	8	  	AppTec

 6.5 Annual Reconciliation. By May 31 of each calendar year, Landlord shall
deliver to Tenant an accounting of actual Operating Expenses and Taxes for the prior calendar year. Within 30 days after Landlord’s delivery of such accounting, Tenant shall pay to Landlord the amount of any underpayment. Notwithstanding
Landlord’s obligation to so furnish an accounting, Landlord’s failure to give such accounting by such date shall not constitute a waiver by Landlord of its right to collect any of Tenant’s underpayment at any time. Landlord shall
credit the amount of any overpayment by Tenant toward the next estimated monthly installment or installments falling due, or if the Term has expired, refund the amount of overpayment to Tenant when the accounting is delivered. If the Term expires
before the annual reconciliation of expenses Landlord shall have the right to reasonably estimate Tenant’s Share of such expenses, and if Landlord determines that an underpayment is due, Landlord shall be entitled (but not obligated) to deduct
such underpayment from the Security Deposit. If Landlord reasonably determines that Tenant has made an overpayment, Landlord shall refund such overpayment to Tenant as soon as is practicable. Notwithstanding the foregoing, any failure by Landlord to
accurately estimate Tenant’s Share of such expenses or to otherwise perform such reconciliation of expenses, including without limitation, Landlord’s failure to deduct any portion of any underpayment from the Security Deposit, shall not
constitute a waiver of Landlord’s right to collect any of Tenant’s underpayment at any time during the Term or at any time after the expiration or earlier termination of this Lease. Notwithstanding anything to the contrary in this Lease,
Landlord shall have no right to collect any underpayment by Tenant of Tenant’s Share of Operating Expenses or Taxes at any time that is more than one year after the end of the calendar year to which such underpayment relates. 
 6.6 Audit. At any time within 6 months after receiving Landlord’s accounting of actual Operating Expenses and Taxes for a
particular calendar year, Tenant may, upon 5 business days’ prior written notice to Landlord, at Tenant’s sole cost and expense, examine and/or audit Landlord’s books and records concerning Operating Expenses and Taxes for such
calendar year, during Landlord’s reasonable business hours. Any such audit may be conducted by Tenant’s employees or by an accounting firm. Tenant may make a written request to Landlord for any claimed excess payment of Operating Expenses
or Taxes within the 6-month period after it has received Landlord’s accounting of actual Operating Expenses and Taxes for a particular year. If Tenant fails to make such a written request for any claimed excess payment for Operating Expenses or
Taxes within such 6-month period, Tenant’s claim to any excess payment for Operating Expenses or Taxes for the year for which such statement was prepared shall be conclusively deemed waived and discharged. Landlord shall reimburse Tenant for
the reasonable costs incurred by Tenant in conducting any such audit if it is determined pursuant to such audit that Landlord has overstated the actual amount of Tenant’s Share of either Operating Expenses or Taxes for the applicable year by
more than 3%. Any accounting firm employed by Tenant to perform such audit may not be compensated on any basis that makes all or any part of its fee contingent upon the results of the audit or the amount of any refund from Landlord. The results of
any such audit (and any negotiations between the parties related to such audit) shall be maintained strictly confidential by Tenant and its accounting firm and shall not 
  

					
		  	9	  	AppTec

 
be disclosed, published or otherwise disseminated to any other party other than to Landlord and its authorized agents, except that it may be disclosed to
Tenant’s attorneys and lenders, or in connection with the enforcement by Tenant of its rights under this Lease; Landlord and Tenant shall use their best efforts to cooperate in such negotiations and to promptly resolve any discrepancies between
Landlord and Tenant in the accounting of such Operating Expenses and Taxes. 
 7. Utilities. Commencing on the Commencement Date and
throughout the Term, Tenant shall pay the cost of all water, sewer use, sewer discharge fees and sewer connection fees, gas, heat, electricity, refuse pickup, janitorial service, telephone and other utilities billed or metered separately to the
Premises and/or Tenant, Tenant shall also pay its share of any assessments or charges for utility or similar purposes included within any tax bill for the tax parcel in which the Premises are located, including, without limitation, entitlement fees,
allocation unit fees, and/or’ any similar fees or charges, and any related penalties. For any such utility fees or use charges that are not billed or metered separately to Tenant, Tenant shall pay to Landlord, without prior notice or demand, on
the first day of each month throughout the Term the amount that is attributable to Tenant’s use of the utilities or similar services, as reasonably estimated and determined by Landlord based upon factors such as size of the Premises and
intensity of use of such utilities by Tenant such that Tenant shall pay the portion of such charges reasonably consistent with Tenant’s use of such utilities and similar services (“Utility Expenses”), If Tenant disputes any
such estimate or determination, then Tenant shall either pay the estimated amount or cause the Premises to be separately metered at Tenant’s sole expense. Tenant shall pay, before delinquency, any amount, tax, charge, surcharge, assessment or
imposition levied, assessed or imposed upon the Premises, or Tenant’s use and occupancy of the Premises. 
 8. Use. 

8.1 Permitted Use. The Premises may be used solely for the Permitted Use and for no other use or purpose. 
 8.2 Compliance with Laws, Recorded Matters, and Rules and Regulations. The
use of the Premises and the Common Area by Tenant, any assignee or subtenant of Tenant, and any of their respective directors, shareholders, members, partners, employees, representatives, agents, invitees, licensees, customers or contractors (each
of Tenant and such other persons is a “Tenant Party”; collectively, they are the “Tenant Parties”) shall be subject to, and at all times in compliance with: (a) any and all applicable federal, state and local
laws, ordinances, statutes, rules, regulations, court orders, and other governmental directives in effect from time to time (collectively, “Laws”); (b) those documents and instruments that are currently recorded against the
Property and that are listed on Exhibit C and any documents that are recorded in the public records after the Lease Date with respect to all or any part of the Property that do not materially adversely affect the rights granted to Tenant
under this Lease (collectively, the “Recorded Matters”); and (c) any and all rules and regulations set forth in Exhibit D,
and any other reasonable rules and regulations of general applicability to all tenants of the Property that Landlord promulgates after the Lease 
  

					
		  	10	  	AppTec

 
Date relating to parking and the operation of the Premises, the Buildings and the Property and that do not adversely affect the rights granted to Tenant
under this Lease (collectively, the “Rules and Regulations”). Tenant shall be solely responsible for ensuring that the Premises meet Tenant’s needs, and that each Tenant Party’s occupancy and use of the Premises is in
compliance with all applicable Laws throughout the Term. Additionally, Tenant shall be solely responsible for the payment of all costs, fees, and expenses associated with any modifications to the Premises occasioned by the enactment of, or changes
to, any Laws arising from Tenant’s particular use of the Premises (as opposed to general office, laboratory, warehouse and distribution uses) regardless of when such Laws become effective. 
 8.3 Prohibited Uses. Tenant shall not use the Premises or permit
anything to be done in or about the Premises nor keep or bring anything in the Premises that will in any way conflict with any of the requirements of the Board of Fire Underwriters or similar body now or hereafter constituted or in any way increase
the existing rate of or affect any policy of fire or other insurance upon the Buildings or any of their contents, or cause a cancellation of any insurance policy (unless Tenant pays such rate increase). No auctions may be held or otherwise conducted
in, on or about the Premises or anywhere else in the Property without Landlord’s prior written consent, which Landlord may withhold in its sole discretion. Tenant shall not do, and shall not permit any other Tenant Party to do, anything in the
Property that will in any way obstruct or interfere with the rights of Landlord, other tenants or occupants of the Property, or other persons or
businesses in the area, or injure or unreasonably annoy other tenants or use or allow the Premises to be used for any unlawful purpose, as determined by Landlord, in its reasonable discretion, for the benefit, quiet enjoyment and use by Landlord and
all other tenants or occupants of the Buildings; nor shall Tenant cause, maintain or permit any private or public nuisance in, on or about the Premises or any other part of the Property, including, but not limited to, any offensive odors, noises,
fumes or vibrations. Tenant shall not damage or deface or otherwise commit or suffer to be committed any waste in, upon or about the Premises. Tenant shall not place or store, nor permit any other person or entity to place or store, any property,
equipment, materials, supplies, personal property or any other items or goods outside of the Premises other than in compliance with all applicable Laws. Tenant shall place no loads upon the floors, walls, or ceilings in excess of the maximum
designed load permitted by the applicable Uniform Building Code or that may damage the Premises or outside areas; nor place any harmful liquids in the drainage systems; nor dump or store waste materials, refuse or other such materials, or allow such
to remain outside the Premises, except in refuse dumpsters, storage tanks or in any enclosed trash areas provided. Tenant shall comply with all applicable Laws, Recorded Matters, and the Rules and Regulations applicable to its use of the Premises,
any other areas of the Property Landlord reserves for Tenant’s exclusive use, and/or the Common Area. If Tenant fails to so comply with such Laws, Recorded Matters, Rules and Regulations, or the provisions of this Lease, Landlord shall have
rights and remedies of Landlord under this Lease including, but not limited to, the payment by Tenant to Landlord of all Enforcement Expenses and Landlord’s costs and expenses, if any, to cure any of such failures of Tenant, if Landlord, at its
sole option, elects to undertake such cure. 

  

					
		  	11	  	AppTec

 9. Alterations and Additions; Surrender of Premises. 
 9.1 Alterations and Additions. Tenant shall have the right, without the need for Landlord’s prior consent, to make additions,
decorations, alterations and improvements to the Premises (collectively “Alterations”) to the extent that such Alterations do not (i) adversely affect the structure of the Buildings or any Building system, (ii) affect the
exterior appearance of either Building, (iii) reduce the value of the Buildings or the Premises; or (iv) cost more than $250,000 in the aggregate. With respect to any Alterations made by or on behalf of Tenant that require Landlord’s
consent, which consent shall not be unreasonably withheld, conditioned or delayed: (i) not less than 20 days prior to commencing any Alteration, Tenant shall deliver to Landlord the plans, specifications and necessary permits for the
Alteration, together with certificates evidencing that Tenant’s contractors and subcontractors have adequate insurance coverage naming Landlord and Landlord’s agents as additional insureds, (ii) the Alteration shall be constructed
with new materials, in a good and workmanlike manner, and in compliance with all Laws and the plans and specifications delivered to, and, if required above, approved by Landlord, (iii) Tenant shall reimburse Landlord for any reasonable
out-of-pocket expenses inclined by Landlord in connection with any review of Tenant’s plans and specifications by architects, engineers or other professional consultants retained by Landlord to the extent necessary in light of the Alterations
which Tenant desires to make, and (iv) upon Landlord’s reasonable request, Tenant shall, prior to commencing any Alteration, provide Landlord with evidence of Tenant’s ability to pay for the Alterations. Any Alteration by Tenant shall
be the property of Tenant until the expiration or termination of this Lease; at that time the Alteration shall remain on the Premises and become the property of Landlord without payment by Landlord, unless Landlord has, as a condition to any consent
required of Landlord, notified Tenant that Tenant shall be obligated to remove the Alteration at the end of the Term. In all events, Tenant shall obtain all permits or other governmental approvals before commencing any of such work and deliver a
copy of same to Landlord. All Alterations shall be installed by a qualified, reputable, and licensed contractor, at Tenant’s sole expense in compliance with all applicable Laws (including, but not limited to, the Americans with Disabilities
Act, 42 U.S.C. 12101 et seq, all regulations and guidelines related to such Act, and all similar applicable state laws, as in effect on the Lease Date and as subsequently modified, amended, and/or supplemented from time to time during the Term
(collectively, the “ADA”), Recorded Matters, and Rules and Regulations. Tenant shall keep the Premises and the Land free from any liens arising out of any work performed, materials furnished or obligations incurred by or on behalf
of Tenant. 
 9.2 Trade Fixtures. Tenant may install its trade fixtures and equipment in the Premises, provided that
the installation and removal of them will not adversely affect any structural portion of the Buildings, At the expiration or termination of this Lease, Tenant shall remove all of such trade fixtures and equipment except to the extent that Landlord
agrees in writing that they may remain in the Premises and, in the event of such removal, Tenant shall repair any resulting damage and shall restore the Premises to its condition existing prior to such installation (other than minor damage such as
holes caused by nails, screws and 
  

					
		  	12	  	AppTec

 
other fasteners). If Landlord agrees to allow Tenant not to remove any installation, the installation shall remain on the Premises and become the property of
Landlord without payment by Landlord. 
 9.3 Changes by Landlord. Landlord shall have the right, in Landlord’s
sole discretion, from time to time, provided that parking for and access to the Premises are not materially reduced other than on a temporary basis and Tenant’s rights under this Lease are not otherwise materially adversely affected to:
(i) make changes to the Common Area, and/or to any other part of the Property, including without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas,
ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; (ii) close temporarily any of the Common Area for maintenance, rebuilding or other alterations so long as reasonable access to the Premises remains
available; (iii) renovate the Buildings or add additional buildings or other improvements in the Common Area; (iv) use the Common Area while engaged in making additional improvements, repairs or alterations to the Property; and
(v) perform such other acts and make such other changes in, to or with respect to the Common Area and Property as Landlord may deem appropriate. 
 9.4 Surrender of Premises. Upon the expiration of the Term or any earlier termination or cancellation of this Lease, whether by forfeiture, lapse of time or otherwise, or upon the termination of Tenant’s
right to possession of the Premises, Tenant will at once surrender and deliver possession of the Premises to Landlord in good condition and repair including, but not limited to, replacing all light bulbs and ballasts not in good working condition,
except for reasonable wear and tear. Reasonable wear and tear shall not include any damage or deterioration that would have been prevented by proper maintenance by Tenant or Tenant otherwise performing all of its obligations under this Lease, or any
deterioration in the condition or value of any part of the Premises or the remainder of the Property that results from any Hazardous Materials that any Tenant Party brings onto the Property, Upon such termination of this Lease, Tenant shall remove
all tenant signage, personal property and any Alterations as to which Landlord has required such removal as a condition to Landlord’s giving any consent required under Section 9.1 above. Tenant shall repair any damage caused by the removal
of any signs, trade fixtures, furniture, furnishings, fixtures, additions, and improvements that are removed from the Premises by Tenant. Tenant shall ensure that the removal of such items and the repair of the Premises will be completed before such
termination of this Lease. Approximately 90 days before the expiration of the Term, Landlord shall be entitled to inspect the HVAC systems and the sprinkler and other fire safety systems, and Tenant shall, at Tenant’s sole cost and expense,
perform all repairs and replacements necessary to bring the HVAC systems and sprinkler and other fire safety systems into good working condition upon the expiration of the Term. 
 10. Maintenance, Repairs, and Replacements. 
 10.1 Tenant’s Maintenance, Repair, and Replacement Obligations. Except for those portions of the Premises that Section 10.2 requires Landlord to maintain and subject to the provisions of
Section 11.6, Tenant shall, at Tenant’s sole cost 

  

					
		  	13	  	AppTec

 
and expense, keep and maintain the Premises and any portion of the Common Area used by any Tenant Parties in good, clean and safe condition and repair
including, but not limited to, repairing any damage caused by any Tenant Party. Without limiting the generality of the preceding sentence, Tenant shall be solely responsible for maintaining, repairing, and replacing, at its sole cost: (a) all
mechanical and HVAC systems serving exclusively the Premises, including boilers and emergency generators; (b) all plumbing, electrical wiring, and other electrical equipment exclusively serving the Premises; (c) all interior lighting
(including, without limitation, light bulbs and/or ballasts) serving the Premises; (d) all exterior and interior glass, windows, window frames, window casements, skylights, interior and exterior doors, door flames and door closers; (e) all
roll-up doors, ramps and dock equipment, including without limitation, dock bumpers, dock plates, dock seals, dock levelers and dock lights; (f) all tenant signage; (g) lifts for disabled persons serving the Premises; (h) all
sprinkler systems, fire protection systems and security systems within or serving exclusively the Premises; and (i) all partitions, fixtures, equipment, interior painting, and interior walls and floors of the Premises (including, without
limitation, any dividing walls contiguous to any portion of the Premises) Notwithstanding anything to the contrary in the foregoing, if Tenant is required to make or pay for any repairs or maintenance of a capital nature that relate to alterations
or items that will have value to Landlord in leasing the Premises as general office space to a subsequent office tenant, Tenant shall only be responsible for paying that portion of the costs for such repair or maintenance that is attributable to the
portion of the useful life of such repair or maintenance that falls within the remaining Term, as extended or renewed from time to time. For example, if there were 3 years remaining in the Term and Tenant were required to perform a capital repair to
a standard roof-top HVAC chiller (but not to any specialized HVAC controls or equipment that would not be required for a standard office tenant) costing $40,000 where the useful life of such repair was 10 years, then Tenant would be required to pay
$12,000 towards such repair and the Landlord would be responsible $28,000, subject to a reimbursement from Tenant to reflect the longer Term if Tenant extends or renews the Term after such payment. The attorney fee provision in Section 30.7 of
this Lease applies with respect to any dispute between Landlord and Tenant regarding any payment owed under this Section 10.1. Tenant’s obligation to keep, maintain, preserve and repair the Premises shall specifically extend to the cleanup
and removal of any and all “Hazardous Materials”, as Section 26.1 defines that term, that any Tenant Party releases or discharges anywhere in, on or about the Property. Unless Landlord otherwise notifies Tenant in writing that
Landlord has elected to procure and maintain any or all of the following described contracts, Tenant shall, at Tenant’s sole cost and expense: (i) enter into and maintain in effect, from the Lease Date through the expiration of the Term, a
preventive maintenance and service contract with a qualified maintenance contractor who is reasonably acceptable to Landlord for the regularly-scheduled servicing of all HVAC systems and equipment in or serving the Premises that requires that
filters be replaced at least quarterly or more often if suggested by the operation or maintenance manual for the applicable equipment, and that is otherwise on terms reasonably acceptable to Landlord; (ii) enter into and maintain in effect from
the Lease Date through the expiration of the Term a contract or contracts with a qualified contractor who is reasonably acceptable to Landlord for the regularly-scheduled maintenance, servicing, and inspection of all sprinklers and all fire and life
safety alarms and systems in or 

  

					
		  	14	  	AppTec

 
serving the Premises that requires inspections at least quarterly or more often if required by any governmental authority with jurisdiction, and that
requires the contractor to submit to all applicable governmental authorities all required certificates of inspection or compliance, and that is otherwise on terms reasonably acceptable to Landlord; (iii) ensure that all certificates of
inspection or compliance relating to the sprinklers, fire alarms, and other life-safety systems and equipment in or serving the Premises that any governmental authority requires are timely and properly submitted; and (iv) deliver to Landlord
copies of all contracts and certificates that the preceding clauses require Tenant to maintain or cause to be submitted, together with any additional evidence of compliance Landlord reasonably requests. Tenant will promptly deliver to Landlord a
true and complete copy of each such contract and any and all renewals or extensions of such contracts, and each service report or other summary received by Tenant in connection with such contracts. Tenant is solely responsible for all of the
maintenance, repairs, and replacements this Section 10.1 obligates Tenant to perform, and Tenant is not Landlord’s agent or contractor with respect to any of such maintenance, repairs, or replacements. 
 10.2 Landlord’s Maintenance, Repair, and Replacement Obligations. Landlord shall, at Landlord’s expense, subject to
reimbursement as an Operating Expense, perform such maintenance, repairs, and replacements as are needed to keep in good and clean condition and repair, reasonable wear and tear excepted: (a) the plumbing, electrical, mechanical and all utility
connections, systems and equipment up to the point of hook up in the Premises that are not maintained by the utility service provider and that do not exclusively serve the Premises; (b) the floors (but not carpeting or any other flooring
surface), foundations, structural elements of walls, roofs, and roof membranes of the Buildings and the Link; (c) the exterior surface of exterior walls (but not exterior windows, doors, or any other openings) of the Buildings and the Link;
(d) Property signage (exclusive of tenant signage); and (e) exterior lighting, sidewalks, parking areas, driveways, and landscaping in the portions of the Common Area that serve the Premises. Landlord shall also be responsible for snow and
ice removal from the parking areas and sidewalks on the Property. The attorney fee provision in Section 30.7 of this Lease applies with respect to any dispute between Landlord and Tenant regarding Landlord’s obligations under this
Section 10.2. 
 11. Insurance. 
 11.1 Types of Insurance. Tenant shall maintain in full force and effect at all times during the Term, at Tenant’s sole cost and expense, for the protection of Tenant and Landlord, as their interests may
appear, policies of insurance that afford the following coverages: (i) worker’s compensation as required by Law; (ii) employer’s liability, as required by Law, with a minimum limit of $100,000 per employee and $500,000 per
occurrence; (iii) primary commercial general liability insurance issued on an occurrence basis providing coverage against any and all claims for bodily injury and property damage occurring in, on or about the Premises with a combined single
limit of not less than $2,000,000 per occurrence with a $5,000,000 aggregate limit; (iv) comprehensive automobile liability insurance with a combined single limit of not less than $2,000,000 per occurrence 

  

					
		  	15	  	AppTec

 
and insuring Tenant against liability for claims arising out of the ownership, maintenance, or use of any owned, hired or non-owned automobiles; and
(v) property insurance covering damage to or loss of any personal property, trade fixtures, inventory, fixtures and equipment located in, on or about the Premises. 
 11.2 Insurance Policies. Tenant shall deliver to Landlord certificates of insurance and true and complete copies of any and all
endorsements this Lease requires Tenant to maintain, at the time Tenant executes and delivers this Lease. Tenant shall, at least 30 days before the expiration of each policy, deliver to Landlord certificates of renewal or “binders” for
such policy. Each certificate shall expressly provide that the policy or policies it concerns shall not be cancelable or otherwise subject to modification except after 30 days prior written notice to the parties named as additional insureds. Tenant
shall have the right to maintain insurance coverage that this Lease obligates it to maintain under a blanket insurance policy, provided that such blanket policy expressly affords coverage for the Premises and for Landlord as required by this Lease.
Landlord hereby expressly disclaims any representation the forms or amounts of insurance this Lease requires are adequate to cover Tenant’s property or its obligations under this Lease. 
 11.3 Additional Insureds and Coverage. The commercial general liability policy or policies that this Lease requires Tenant to
maintain shall name Landlord, any property management company and/or agent of Landlord for the Property, any Mortgagee, and any joint venture partners of Landlord as additional insureds. In addition, such policies shall provide for severability of
interest. All insurance this Lease requires Tenant to maintain shall, except for workers’ compensation and employer’s liability insurance, be primary, without right of contribution from any insurance maintained by Landlord, whose insurance
shall be considered excess insurance only. Any umbrella liability policy or excess liability policy (which shall be in “following form”) shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as
primary insurance. The limits of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. The insurance that this Lease requires Tenant to maintained shall cover any and all damage or injury arising from or related to
Tenant’s operations of its business and/or any Tenant Party’s use of the Premises and/or any of the areas within the Property, whether such events occur within the Premises or in any other areas of the Property, so that such risks of loss
shall be borne by Tenant’s insurance carriers, not Landlord’s. 
 11.4 Tenant’s Failure to Purchase and
Maintain Insurance. If Tenant does not purchase the insurance required in this Lease or keep such insurance in full force and effect throughout the Term, Landlord may, but without obligation to do so, purchase the necessary insurance and pay the
premium for such insurance. If Landlord so elects to purchase such insurance, Tenant shall promptly pay to Landlord, as Additional Rent, the amount so paid by Landlord, upon Landlord’s demand. In addition, Tenant shall pay to Landlord, as
Additional Rent, any and all Enforcement Expenses and damages that Landlord may sustain by reason of Tenant’s failure to obtain and maintain such insurance. If Tenant fails to maintain any insurance required in this Lease, Tenant shall be
liable for all losses, damages, and costs resulting from such failure. 
  

					
		  	16	  	AppTec

 11.5 Landlord’s Insurance. Landlord shall maintain primary commercial
liability insurance in such amounts and on such terms as Landlord determines is prudent. Landlord shall maintain throughout the Term “all-risk” property insurance covering the full replacement value of the Property, exclusive of costs of
excavations, foundations, underground utilities, and footings, but not including any Alterations Tenant or any other occupant of the Property has installed, or any fixtures, equipment, or other personal property of any Tenant Party. Landlord shall
also maintain throughout the Term rent loss insurance with a 12-month term and an extended period of indemnity for an additional 180 days. 
 11.6 Waiver of Claims. Notwithstanding anything to the contrary in this Lease, Landlord and Tenant hereby mutually waive their rights of recovery against each other for any loss of, or damage to, either
party’s property to the extent that such loss or damage is insured by an insurance policy required to be in effect at the time of such loss or damage, or would be insured under an insurance policy this Lease requires the applicable party to
maintain. Each party shall obtain any special endorsements, if required by its insurer whereby the insurer waives its rights of subrogation against the other party. This provision is intended to waive fully, for the benefit of Landlord and Tenant,
any rights and/or claims that might give rise to a right of subrogation in favor of any insurance carrier. The coverage obtained by Tenant under this Section 11 shall include, without limitation, a waiver of subrogation endorsement attached to the
certificate of insurance. This Section 11.6 shall not apply in those instances in which such waiver of subrogation would invalidate such insurance coverage or would cause either party’s insurance coverage to be voided or otherwise
uncollectible. 
 12. Limitation of Liability and Indemnity. Except for damage resulting from the willful misconduct of Landlord or
its employees, agents, contractors, and other authorized representatives and subject to the provisions of Section 11.6, Tenant shall protect, defend (with counsel acceptable to Landlord) and hold Landlord and Landlord’s Mortgagees,
partners, employees, agents, representatives, legal representatives, successors and assigns (collectively, the “Landlord Indemnitees”) harmless and indemnify the Landlord Indemnitees from and against all liabilities, damages,
claims, losses, judgments, charges and expenses (including reasonable attorney fees, court costs and expenses incurred in consulting about, negotiating, prosecuting or defending any claim, including the enforcement of this provision)
(“Claims”) arising from or in any way related to, directly or indirectly, but only to the extent such claim would not be covered by insurance Landlord maintains or that this Lease obligates Landlord to maintain: (i) injury to
or death of persons or damage to property or business loss occurring or resulting directly or indirectly from any occurrence in the Premises, regardless of whether the Landlord Indemnitees are or are claimed to be responsible for such injury, death,
or damage; (ii) work or labor performed, or for materials or supplies furnished to or at the request of Tenant in connection with performance of any work done for the account of Tenant at the Property; (iii) any breach by Tenant of this
Lease; and/or (iv) the negligence or willful misconduct of Tenant or any Tenant Party. 
 Except for damage resulting from the willful
misconduct of Landlord or its employees, agents, contractors, and other authorized representatives, Landlord shall not be liable to Tenant for any loss or damage to any Tenant Party’s property, for any injury to or loss of Tenant’s
business, or for any damage or injury to any person from any cause whatsoever, including, but not limited to, any acts, 

  

					
		  	17	  	AppTec

 
errors or omissions by or on behalf of any other tenants or occupants of the Property. Landlord and its authorized representatives shall not be liable for
any interference with light or air, or for any latent defect in the Premises. 
 Except for damage resulting from the willful misconduct of
any Tenant Party and subject to the provisions of Section 11.6, Landlord shall protect, defend (with counsel acceptable to Tenant) and hold Tenant and Tenant’s partner’s, employees, agents, representatives, legal representatives,
successors and assigns (collectively, the “Tenant Indemnitees”) harmless and indemnify the Tenant Indemnitees from and against all Claims arising from or in any way related to, directly or indirectly, but only to the extent such
claim would not be covered by insurance Tenant maintains or that this Lease obligates Tenant to maintain: (i) injury to or death of persons or damage to property or business loss occurring or resulting directly or indirectly from any occurrence
in any part of the Property other than the Premises, regardless of whether the Tenant Indemnitees are or are claimed to be responsible for such injury, death, or damage; (ii) any breach by Landlord of this Lease; and/or (iii) the
negligence or willful misconduct of Landlord or its employees, agents, contractors, and other authorized representatives. 
 13.
Assignment and Subleasing. 
 13.1 Transfers Prohibited. Except for “Permitted Transfers” that
Section 13.6 expressly permits, Tenant shall not, without the prior written consent of Landlord (which consent Landlord shall not unreasonably withhold, condition, or delay), either (1) assign, transfer, or encumber this Lease or any
estate or interest in this Lease, whether directly or by operation of law, and whether voluntarily or involuntarily, (2) enter into any merger, consolidation, spin-off, split-off, or other reorganization of any nature whatsoever, or contribute
or distribute any material portion of the assets and/or liabilities of Tenant (any event described by this clause (2) is an “Entity Reorganization”), (3) if Tenant is an entity other than a corporation whose stock is
publicly traded, permit the transfer of more than 50% of the ownership interests in Tenant, (4) sublet all or any portion of the Premises, (5) grant any license, concession, or other right of any nature to possess, use and/or otherwise
occupy in any manner all or any portion of the Premises, or (6) permit the possession, use, or other occupancy of all or any portion the Premises by any person other than Tenant. Any event described in clauses (1), (2) and (3) of the
preceding sentence is an “Assignment”; any of the events described in clauses (4), (5) and (6) is a “Sublease”; and any event that is either an Assignment or a Sublease is also a
“Transfer”. Any Transfer other than a Permitted Transfer that Tenant enters into or permits to occur without obtaining Landlord’s express prior written consent is a “Prohibited Transfer”. Any Prohibited
Transfer shall automatically be null and void, shall in no manner whatsoever release or excuse Tenant from any of its obligations or liabilities to Landlord under this Lease, and shall constitute a non-curable default by Tenant under this Lease. If
any Prohibited Transfer occurs, Landlord shall be entitled to exercise any and all remedies available under this Lease, at law, in equity, or otherwise. In addition, in the event any Prohibited Transfer occurs, Landlord may, at any time whatsoever,
regardless of when Landlord actually becomes aware of the occurrence or possible occurrence of a Prohibited Transfer, regardless of any claim or argument that Landlord has orally 

  

					
		  	18	  	AppTec

 
consented to a Prohibited Transfer or has otherwise waived its right to terminate under this Sentence, and regardless of whether Landlord has knowingly
accepted rent from any occupant under a Sublease, elect to terminate this Lease effective upon delivering a written notice of termination to Tenant, and Tenant shall have 20 days after receipt of such termination notice to vacate and surrender
possession of the Premises to Landlord, leaving the Premises in the condition this Lease requires them to be in on the scheduled expiration of the Term. Tenant acknowledges that Landlord has specifically conditioned its willingness to enter into
this Lease upon obtaining the right to terminate this Lease the event of any Prohibited Transfer as provided in the preceding sentence, and Tenant hereby specifically waives any and all defenses, arguments or claims of any nature whatsoever that
Landlord is not entitled to terminate this Lease in accordance with the preceding sentence in the event Tenant does not obtain Landlord’s express prior written consent to any Transfer other than a Permitted Transfer. 
 13.2 Leasing Profits. Whether or not Landlord has consented to the applicable Assignment or Sublease, 50% of the amount by which
the consideration (after deducting from such consideration the amount of any leasehold improvement costs, marketing costs and any brokerage fees paid by Tenant in connection with such Assignment or Sublease) received by Tenant pursuant to any
Assignment or Sublease (other than a Permitted Transfer under Section 13.6) exceeds, in any month, the Net Rent and monthly Additional Rent then required to be paid with respect to such space, shall be payable by Tenant directly to Landlord as
additional Rent due under this Lease on or before the first day of each such month. 
 13.3 Request for Consent. Tenant
may request Landlord’s consent to a Transfer by delivering to Landlord a written description of the material terms of the proposed Transfer, including the proposed effective date of the Transfer, which date must be at least 30 days after the
date Landlord receives the request for consent (the “Proposed Transfer Date”), and the following information about the proposed transferee: its name and address; information about its business and business history in sufficient
detail to permit Landlord to determine its business plan and prospects; the proposed transferee’s proposed use of the Premises; banking, financial, and other credit information in sufficient detail to permit Landlord to evaluate the proposed
transferee’s creditworthiness; and general references sufficient to enable Landlord to determine the proposed transferee’s business reputation and character. 
 13.4 Consent Standard. Landlord shall not unreasonably withhold, condition, or delay its consent to a Transfer that Tenant proposes
under Section 13.3, and Landlord shall deliver written notice of its refusal to consent to a proposed Transfer, along with its reasons for the refusal, or written notice of its election to cancel under Section 13.2, within 15 days after
receiving Tenant’s written request for consent. Reasonable bases for Landlord’s refusal to consent to a proposed Transfer shall include, but not be limited to: (i) the prospective Transferee is a prospective tenant of other space in
the Property with whom Landlord has exchanged letters of intent with respect to a lease of space in the Property within the preceding 3 months, (ii) Landlord would reasonably reject the prospective Transferee as a tenant (with respect to a
lease of comparable in scope to the proposed Transfer) based on the prospective Transferee’s credit, (iii) Landlord reasonably determines that the prospective Transferee’s 
  

					
		  	19	  	AppTec

 
use of the Premises will involve a disproportionately large parking demand (materially in excess of Tenant’s rights to parking under this Lease), or
(iv) the Transfer will in any manner cause the Premises to become not in compliance with the ADA or any other applicable Laws, unless Tenant and/or the proposed subtenant submits to Landlord plans and specifications for all work necessary to
comply with the ADA and such other applicable Laws, and such plans and specifications are acceptable to Landlord in its sole reasonable discretion. 
 13.5 Conditions to Consent. If Landlord elects to consent to a proposed Transfer, Landlord’s consent shall entirely conditional and contingent upon (regardless of whether any form of Landlord’s
consent refers in any manner to this condition) the proposed transferee’s execution and delivery to Landlord of a written agreement in which the transferee expressly assumes Tenant’s obligations under this Lease for the express benefit of
Landlord, or the proposed sublessee’s agreement to abide by all terms of this Lease for the express benefit of Landlord, as applicable, agrees that Landlord shall have all remedies against the transferee with respect to a breach of this Lease
as Landlord has against Tenant, acknowledges that any Transfer that is a Sublease is subject to the terms of this Section 13.5, and agrees to any additional reasonable conditions upon which Landlord has agreed to consent to such Transfer,
provided that any transferee of less than all of the Premises shall be liable only for obligations under this Lease that are properly allocable to the space subject to the Transfer for the period of the Transfer. In the case of a Sublease, Tenant
and the subtenant shall enter into an agreement prepared by Landlord specifying Landlord’s reasonable conditions to the Sublease and any additional Rent that Tenant will be obligated to pay to Landlord under Section 13.7 as a consequence
of such Sublease. No Sublease shall survive the expiration or termination of the Term, provided that Landlord may elect, upon written notice to any occupant under any Sublease, to assume such Sublease, in which case such Sublease shall survive the
termination or expiration of this Lease, and the occupant under such Sublease shall attorn to Landlord as its direct landlord under the terms of the Sublease. In addition, in the event of any default by Tenant that remains uncured beyond the
expiration of any applicable notice or cure period, Landlord may elect, in its sole discretion, by written notice to Tenant and the occupant under any Sublease, to assume such Sublease, in which case the occupant under such Sublease shall attorn to
Landlord as its direct landlord under the terms of the Sublease, and Tenant shall be automatically deemed to have relinquished to Landlord the premises subleased under such Sublease for the remainder of the Term, and Tenant’s sole liability
with respect to such relinquished space shall be to pay to Landlord any shortfall between the rent Landlord actually receives under the Sublease and the Rent Tenant owes to Landlord under this Lease with respect to the relinquished space, on a per
rentable square foot basis. Notwithstanding anything in this Lease to the contrary, in the event Landlord assumes any Sublease, Landlord shall not be liable to the occupant under the Sublease for any prepaid rents or security deposits paid to
Tenant, or for any breach or default of the Sublease by Tenant. No subtenant or other occupant under any Sublease shall have any right whatsoever to enter into any Transfer of all or any of the Premises or its rights under such Sublease without
Landlord’s prior written consent, which consent Landlord may withhold in its sole discretion for any reason whatsoever. No Transfer shall release Tenant from its obligations under this Lease, but rather Tenant and its transferee shall be
jointly and severally liable for 

  

					
		  	20	  	AppTec

 
all obligations of the Tenant under this Lease arising on or at any time after the effective date of the Transfer. If an Event of Default occurs while all or
any part of the Premises is subject to a Transfer, then Landlord, in addition to its other remedies, may, to the extent permitted by Law, collect directly from the transferee all rents becoming due to Tenant and apply such rents against Rent for so
long as the Event of Default continues. Tenant hereby authorizes its transferees to make payments of rent directly to Landlord upon receipt of notice from Landlord to do so without notice to or consent by Tenant. Tenant shall pay for the cost of any
demising walls or other improvements required by a proposed Sublease or Assignment. 
 13.6 Permitted
Transfers. Notwithstanding the prohibition on Transfers in Section 13.1, Tenant may Transfer all or part of its interest in this Lease or all or part of the Premises (a “Permitted Transfer”) to the following
types of entities (a “Permitted Transferee”) without the consent of Landlord: 
 13.6.1 Any person or
entity who, directly or indirectly, through one or more intermediaries, controls, is controlled by, or is under common control with Tenant. 
 13.6.2 The survivor of, or the distributee or contributee of the rights and obligations of the Tenant under this Lease pursuant to, any Entity Reorganization that satisfies all of the following conditions:
(a) the Entity Reorganization is effected in accordance with all applicable Laws; (b) the Permitted Transferee will remain primarily liable for all of the obligations and liabilities of the “Tenant” under this Lease arising both
before and after the Entity Reorganization; and (c) the Permitted Transferee will be at least as able as was the Tenant before the Entity Reorganization to perform the obligations and liabilities of the Tenant under this Lease, as reasonably
determined by Landlord in its reasonable discretion. 
 13.6.3 Any person or entity who acquires fifty percent
(50%) or more of the stock or ownership assets of Tenant or any person or entity who acquires all or substantially all of Tenant’s assets in accordance with all of the following conditions: (a) the Transfer is effected in accordance
with all applicable Laws; (b) such person or entity executes and delivers to Landlord a written agreement in which such person or entity expressly assumes Tenant’s obligations under this Lease for the express benefit of Landlord and
(c) the Permitted Transferee will be at least as able as was the Tenant before the Transfer to perform the obligations and liabilities of the Tenant, as reasonably determined by Landlord in its reasonable discretion. 
 Tenant shall deliver to Landlord written notice of any Permitted Transfer as soon as reasonably possible, together with copies of the instrument or
instruments effecting such Permitted Transfer and documentation establishing Tenant’s satisfaction of the requirements set forth above applicable to any such Permitted Transfer. The Tenant named in this Lease shall remain liable for the
performance of all obligations and the payment of all liabilities of the Tenant under this Lease, or if Tenant no longer exists 

  

					
		  	21	  	AppTec

 
because of an Entity Reorganization, the surviving or acquiring entity shall expressly acknowledge in writing to Landlord its obligations and liabilities as
the Tenant under this Lease. The occurrence of a Permitted Transfer shall not waive Landlord’s rights as to any subsequent Transfers. 
 14. Ad Valorem Taxes. Before delinquency, Tenant shall pay all taxes and assessments levied upon trade fixtures, alterations, additions, improvements, inventories and personal property located and/or installed in the Premises by, or
on behalf of, Tenant; and if requested by Landlord, Tenant shall promptly deliver to Landlord copies of receipts for payment of all such taxes and assessments. To the extent any such taxes are not separately assessed or billed to Tenant, Tenant
shall pay the amount of such taxes as invoiced by Landlord. 
 15. Subordination and Attornment; Mortgagee Protection.

 15.1 Subordination. This Lease is and shall be entirely subject and subordinate to the lien and
the terms of any deed of trust, mortgage or other security instrument, or any ground lease, master lease, or primary lease (together with any replacements, renewals, amendments, modifications, extensions or refinancings, and to each and every
advance thereunder, a “Mortgage”), that on or at any time after the date of this Lease covers all or any part of the Premises (the mortgagee or beneficiary under any Mortgage, or the lessor under any such lease, and any party
acquiring any interest in the Premises or this Lease by or through any such mortgagee, beneficiary, is a “Mortgagee”), provided that, so long as Tenant is not then in default under this Lease beyond any applicable grace or cure
period provided in this Lease, this Lease shall not be extinguished or terminated by an action or proceeding to foreclose or otherwise enforce any Mortgage or by a conveyance in lieu of foreclosure, but rather, this Lease shall continue in full
force and effect and the new owner of the Premises following a foreclosure sale or conveyance in lieu of foreclosure (“New Owner”) shall recognize and accept Tenant as the tenant under this Lease and New Owner will be bound, as the
landlord, to Tenant under all terms of this Lease for the remainder of the Term, except that New Owner: 
 15.1.1 will
not be bound by any amendment, supplement or other modification of this Lease entered into after the date of the Mortgage that was not consented to in writing by Mortgagee, except for any amendments to this Lease that are executed to memorialize
Tenant’s exercise of any rights granted to Tenant in this Lease; 
 15.1.2 will not be bound by any prepayment of
Rent that Tenant may have made in excess of the Rent then due for the next succeeding month; 
 15.1.3 will not be
liable for any act, omission, or breach whatsoever by any landlord under the Lease that occurs before the date New Owner acquires title to and possession of the Premises, nor subject to any claim, right of set-off or defense that Tenant may have
against any prior landlord, except for defaults of a continuing nature and except for any such landlord’s failure to pay the Allowance when due; and 
  

					
		  	22	  	AppTec

 15.1.4 will, upon any sale or other transfer by New Owner of its interest in the
Premises, automatically be released and discharged from all liability thereafter accruing under the Lease. 
 Upon request,
Tenant shall, from time to time, within 10 days after written request, execute, acknowledge, and deliver to Landlord a recordable Subordination, Non-Disturbance, and Attornment Agreement (an “SNDA”) in favor of any Mortgagee on any
form reasonably requested by such Mortgagee that contains terms materially identical to the terms of this Section 15.1. Tenant’s failure or refusal to so execute, acknowledge, and deliver an SNDA within 10 days shall constitute a material
default under this Lease. Notwithstanding the foregoing, any Landlord’s Mortgagee may elect, at any time, unilaterally, to make this Lease superior to its Mortgage by so notifying Tenant in writing. No Mortgagee shall have any liability or
responsibility under or pursuant to the terms of this Lease or otherwise after it ceases to own an interest in the Buildings. Nothing in this Lease shall be construed to require any Mortgagee to see to the application of the proceeds of any loan,
and Tenant’s agreements set forth in this Lease shall not be impaired on account of any modification of the documents evidencing and securing any loan. 
 15.2 Attornment. Tenant shall attorn to any party succeeding to Landlord’s interest in the Premises, whether by purchase,
foreclosure, deed in lieu of foreclosure, power of sale, termination of lease, or otherwise, upon such party’s request, and shall execute such agreements confirming such attornment as such party may reasonably request. 
 15.3 Mortgagee Protection. Upon any breach or default on the part of Landlord, Tenant will give written notice by registered or
certified mail to each Mortgagee whose notice address Tenant has received. Each Mortgagee to whom this Lease has been assigned by Landlord is an express third party beneficiary of this Lease and shall have the right to cure any breach or default by
Landlord during the cure period this Lease gives Landlord. Tenant shall not make any prepayment of Rent more than one month in advance without the prior written consent of each such Mortgagee, except to the extent this Lease obligates Tenant to make
quarterly payments of Rent in advance. Tenant waives the collection of any deposit from such Mortgagees or any purchaser at a foreclosure sale of such Mortgagee’s Mortgage the Mortgagee or such purchaser has actually received and not refunded
the deposit. Tenant shall make all payments under this Lease to the Mortgagee with the most senior Mortgage upon receiving a direction, in writing, to pay such amounts to such Mortgagee. Tenant shall comply with such written direction to pay without
determining whether an event of default exists under such Mortgagee’s loan to Landlord. 
 16. Landlord’s Right of Entry.
Tenant grants Landlord or its agents the right to enter the Premises at all reasonable times after not less than 3 days’ prior written notice (except in the case of emergencies) for purposes of inspection, exhibition, posting of notices,
repair, or alteration. At Landlord’s option, Landlord shall at all times have and retain a key with which to unlock all the doors in, 

  

					
		  	23	  	AppTec

 
upon, and about the Premises, excluding Tenant’s vaults and safes. Landlord shall have the light to use any and all means Landlord deems necessary to
enter the Premises in an emergency. Landlord shall also have the right to place “for rent” signs on the outside of the Premises at any time during the last 12 months of the Term, Landlord shall be entitled to place “for sale”
signs on the Property at any time when Landlord is marketing all or a part of the Property for sale. In connection with any entry into the Premises other than during emergencies, Landlord shall use good faith efforts to comply with Tenant’s
security measures. 
 17. Estoppel Certificates. Landlord and Tenant shall each execute (and acknowledge if required by any
current or prospective Mortgagee or ground lessor) and deliver to the other party hereto (the “Requesting Party”), within not less than 10 days after the Requesting Party delivers it to the Certifying Party, an estoppel certificate
certifying (i) that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification), (ii) the date or dates to which Net Rent and all Additional Rent have been paid, (iii) that there
are not, to the Certifying Party’s knowledge, any uncured defaults by the Requesting Party under this Lease or specifying such defaults as are claimed, and (iv) any other matter relating to the Lease that the Requesting Party reasonably
requires. Landlord and any prospective purchaser or encumbrancer of the Premises and Tenant, Tenant’s lenders and any prospective purchaser of the ownership interests or assets of Tenant may conclusively rely upon any such estoppel certificate.
Either party’s failure to timely deliver an estoppel certificate shall be a default under this Lease, and each party shall indemnify the other party from and against any loss, cost, damage or expense, incidental, consequential, or otherwise,
arising or accruing directly or indirectly, from any failure of the other party to execute and deliver to the Requesting Party any such estoppel certificate, together with any and all enforcement expenses. 
 18. Events of Default. The occurrence of any one or more of the following events shall, at Landlord’s option, constitute a breach of this
Lease by Tenant and an “Event of Default”: 
 18.1 Monetary Default. Tenant’s failure to pay any
monthly installment of Net Rent or Additional Rent within 5 days after the date when due or Tenant’s failure to pay any other Rent within 5 days after Tenant receives written notice that such other Rent was not paid when due. 
 18.2 Non-Monetary Default. Tenant’s failure to cure any breach of this Lease (other than a failure to timely pay any Rent)
within 30 days after written notice of the breach. If such failure is curable but cannot reasonably be cured within 30 days, Tenant shall promptly commence the cure of such breach and thereafter diligently prosecute such cure to completion as soon
as is reasonably practicable, provided that Tenant shall not have more than an additional 90 days to complete any such cure. 
 18.3 Insolvency. Tenant’s assignment for the benefit of creditors, Tenant’s filing of a voluntary bankruptcy petition, or the filing of an involuntary petition by any of Tenant’s creditors seeking the rehabilitation,
liquidation, or reorganization of Tenant under any Law relating to bankruptcy, insolvency or other relief of debtors and, in the case of an involuntary action, the failure to remove or discharge the same within 60 days of such filing, the
appointment of a receiver or other custodian to take 

  

					
		  	24	  	AppTec

 
possession of substantially all of Tenant’s assets or this leasehold, Tenant’s insolvency or inability to pay Tenant’s debts or failure
generally to pay Tenant’s debts when due, any court entering a decree or order directing the winding up or liquidation of Tenant or of substantially all of Tenant’s assets, Tenant taking any action toward the dissolution or winding up of
Tenant’s affairs, the cessation or suspension of Tenant’s use of the Premises, or the attachment, execution or other judicial seizure of substantially all of Tenant’s assets or this leasehold. 
 19. Landlord’s Remedies. Upon the occurrence of any Event of Default, Landlord shall have the option to pursue any one or more of the
following remedies without any notice or demand whatsoever, all subject to applicable Minnesota law: 
 19.1 Remain out of
Possession. Landlord may remain out of possession of the Premises and sue Tenant from time to time for any and all past-due installments of Rent, for specific performance of the terms of this Lease, and for any other damages or amounts to which
Landlord may be entitled; 
 19.2 Terminate Right to Possession Only. Landlord may terminate Tenant’s right to
possession of the Premises only without terminating this Lease or the Term, in which case Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever: 
 19.2.1 Landlord may lawfully enter upon and take possession of the Premises and expel or remove Tenant and any other person who may
be occupying all or any part of the Premises without being liable for prosecution or any claim for damages; 
 19.2.2
Landlord perform on Tenant’s behalf any action this Lease obligates Tenant to perform; 
 19.2.3 At any time, or
from time to time after any such termination of Tenant’s right to possession of the Premises, Landlord may re-let all or any part of the Premises, in the name of Landlord or otherwise, for such term or terms (which may be greater or less than
the period that would otherwise have constituted the balance of the Term) and on such conditions (which may include concessions or free rent) as Landlord, in its absolute discretion, may determine and may collect and receive all rent; Landlord shall
have no duty to mitigate any damages and shall in no way be responsible or liable for any failure to re-let all or any part of the Premises, or for any failure to collect any rent due upon any such re-letting; 
 19.2.4 Landlord shall be entitled, whether or not all or any part of the Premises has been re-let, to recover from Tenant, and
Tenant shall pay to Landlord, the following amounts, as and for liquidated and agreed current damages for Tenant’s default, and all such amounts shall continue to be payable until the end of Term: 
 (A) The equivalent of the sum of Net Rent and Additional Rent, and all other damages and amounts to which Landlord is entitled, less

  

					
		  	25	  	AppTec

 (B) The net proceeds of any re-letting effected pursuant to this Section 19.2.4
after deducting all of Landlord’s reasonable expenses in connection with such reletting, including, without limitation, all repossession costs, brokerage commissions, legal expenses, attorney fees, alteration costs, and expenses of preparation
of all or any part of the Premises for such reletting; Tenant shall pay to Landlord such current damages, in the amount determined in accordance with this Section 19.2.4, as set forth in a written statement from Landlord to Tenant (the
“Deficiency”), in monthly installments on the days on which the Net Rent is due, and Landlord shall be entitled to recover from Tenant each monthly installment of the Deficiency; and 
 19.2.5 Landlord shall be entitled at any time after Tenant’s right to possession is terminated, to elect to terminate this
Lease by delivering a written notice of termination in accordance with Section 19.3. 
 19.3 Terminate Lease.
Landlord may give written notice to Tenant stating that this Lease and the Term shall expire and terminate on the date specified in such notice, and upon the date specified in such notice, this Lease and all rights of Tenant under this Lease
shall expire and terminate, in which event, whether or not Landlord has collected any monthly Deficiency, Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, as and for final liquidated damages for
Tenant’s default and Landlord’s loss of the benefit of its bargain under this Lease, and not as a penalty, an amount equal to the full Rent that would have been payable under this Lease during the lesser of (i) the 2-year period
commencing on the termination date, or (ii) the remainder of the Term, provided that any amounts Tenant has paid to Landlord under Section 19.2.4 shall be credited against the amount due under this Section 19.3. Landlord and Tenant
agree that Landlord’s actual damages would be difficult or impossible to ascertain, and that the amount set forth in this paragraph represents a reasonable and fair estimate of Landlord’s actual damages; and 
 19.4 Right to Cure. If Tenant fails to perform any of its obligations under this Lease beyond any applicable notice and cure
period, Landlord may, at Landlord’s option without any obligation to do so, and in its sole discretion as to whether it is necessary to do so, perform any such obligation on Tenant’s behalf, without any liability or responsibility for any
loss or damage Tenant or anyone holding under or through Tenant sustains as a consequence. If Landlord so performs any of Tenant’s obligations under this Lease, the full amount of the cost and expense entailed or the payment so made or the
amount of the loss so sustained shall immediately be owing by Tenant to Landlord, and Tenant shall promptly pay to Landlord upon demand, as Additional Rent, the full amount of such cost or expense with interest from the date of payment at the
Default Rate. 
 19.5 Remedies Non-Exclusive. Landlord shall be entitled to exercise any other right or remedy allowed
at law or in equity or by statute or otherwise. In the event of any breach or threatened breach by Tenant of this Lease, Landlord shall be entitled to 

  

					
		  	26	  	AppTec

 
enjoin such breach or threatened breach and shall have the right to invoke any right or remedy allowed at law or in equity or by statute or otherwise as
though entry, reentry, summary proceedings and other remedies were not provided for in this Lease. Each remedy or right this Lease grants to Landlord shall be cumulative and shall be in addition to every other right or remedy this Lease grants
Landlord, or now or hereafter existing at law or in equity or by statute or otherwise, and the exercise or the beginning of the exercise by Landlord of any one or more of such rights or remedies shall not preclude the simultaneous or later exercise
by Landlord of any or all other rights or remedies. Tenant hereby expressly waives, to the fullest extent permitted by Law, any and all right of redemption or reentry or repossession or to revive the validity and existence of this Lease if Tenant is
dispossessed by a judgment or by order of any court having jurisdiction over the Premises or the interpretation of this Lease, in case of any entry, reentry or repossession by Landlord, or in case of any expiration or termination of this Lease.
Tenant also acknowledges and agrees that, notwithstanding any other provision of this Lease to the contrary, Landlord shall have absolutely no obligation to relet all or any portion of the Premises or to take any other action whatsoever to mitigate
its damages following either a termination of Tenant’s right to possession only or a termination of this Lease, except that Landlord shall list the Premises for rent with an experienced broker in the ordinary course of business. If Landlord
does re-let all or any portion of the Premises, Landlord may do so for any rent and upon any other terms whatsoever in Landlord’s sole discretion, and Landlord shall have no obligation to Tenant to collect rent from or to otherwise enforce any
rights or remedies against any subsequent tenant of all or any part of the Premises, 
 20. Landlord’s Default. Landlord shall
not be deemed in breach or default of this Lease unless Landlord fails within a reasonable time to perform an obligation that this Lease requires Landlord to perform. For the purposes of this provision, and except to the extent this Lease expressly
provides to the contrary, a reasonable time shall not be less than 30 days after Landlord receives a written notice specifying the nature of the obligation Landlord has not performed, provided, however, that if the nature of Landlord’s
obligation is such that more than 30 days, after receipt of written notice, is reasonably necessary for its performance, then Landlord shall not be in breach or default of this Lease if performance of such obligation is commenced within such 30-day
period and is thereafter diligently pursued to completion. 
 21. Parking. Tenant Parties shall be permitted to use the Tenant’s
Number of Parking Spaces stated in the Basic Lease Information in the Common Area at no additional cost from time to time on a non-exclusive basis in common with the other tenants of the Property for the purpose of parking vehicles in connection
with Tenant’s use of the Premises. Upon Tenant’s request, Landlord shall exercise commercially reasonable efforts to ensure that the Tenant’s Number of Parking Spaces is generally available for use by Tenant Parties, but Landlord
shall not otherwise be required to enforce Tenant’s right to use such parking spaces. If at any time Landlord believes that Tenant Parties may be using more than Tenant’s Number of Parking Spaces, Tenant shall make all reasonable efforts
Landlord requests to determine how many parking spaces Tenant Parties are using from time to time and to ensure that Tenant Parties do not use more than Tenant’s Number of Parking Spaces, including but not limited to ensuring that Tenant
Parties do not park outside of any parking area that Landlord may designate from time to time in its discretion as being solely for use by Tenant 

  

					
		  	27	  	AppTec

 
Parties, provided that such area designated by Landlord is reasonably adjacent to the Premises and contains the Tenant’s Number of Parking Spaces.
Tenant shall not be entitled to any designated or exclusive parking spaces or areas except for the short-term “Visitor Parking” stalls Exhibit A-2 to this Lease identifies. Tenant Parties shall not be entitled to use, and Tenant
shall take all reasonable measures to prevent Tenant Parties from using, any parking spaces in the Common Area that may from time to time be designated for the exclusive use of any other tenant or tenants of the Property, 
 22. Signs. All signs and graphics of every kind visible in or from public view or corridors or the exterior of the Premises shall be subject to
Landlord’s prior written approval (which Landlord shall not unreasonably withhold, condition, or delay) and shall be subject to any applicable Laws and in compliance with Landlord’s sign criteria as same may exist from time to time. Tenant
shall remove all such signs and graphics before the termination of this Lease. Such installations and removals shall be made in a manner as to avoid damage or defacement of the Premises; and Tenant shall repair any damage or defacement, including
without limitation, discoloration caused by such installation or removal. Landlord shall have the right, at its option, to deduct from the Security Deposit such sums as are reasonably necessary to remove such signs, including, but not limited to,
the costs and expenses associated with any repairs necessitated by such removal, Notwithstanding the preceding provisions of this Section 22, in no event shall any (a) neon, flashing or moving sign(s) or (b) sign(s) that interfere
with the visibility of any sign, awning, canopy, advertising matter, or decoration of any kind of any other business or occupant of the Buildings or the Property be permitted under this Lease. Tenant shall maintain any such sign, awning, canopy,
advertising matter, lettering, decoration, or other thing as may be approved in good condition and repair at all times. 
 23. Sale of
Premises. If Landlord sells or otherwise transfers the Premises or ceases to own the Premises, Landlord shall be entirely released from any and all of its obligations to perform or further perform under this Lease and from all liability under
this Lease arising upon or with respect to any time on or after the date of such sale, transfer, or cessation, and the purchaser, at such sale or any subsequent sale of the Premises shall be deemed, without any further agreement between the parties
or their successors in interest or between the parties and any such purchaser, to have assumed and agreed to carry out any and all of the covenants and obligations of Landlord under this Lease; provided that Landlord shall not be released from
liability for payment of the Allowance (but only to the extent Tenant then remains potentially entitled under this Lease to request any remaining unpaid Allowance) unless the purchaser has expressly agreed to pay the Allowance to Tenant when due and
Tenant is an intended third-party beneficiary of such written agreement. For purposes of this Section 23, the term “Landlord” means only the owner and/or agent of the owner as such parties exist as of the day on which Tenant executes
this Lease. A ground lease or similar long term lease by Landlord of the entire Property shall be deemed a sale within the meaning of this Section 23. Tenant shall attorn to such new owner provided such new owner does not disturb Tenant’s
use, occupancy, or quiet enjoyment of the Premises so long as Tenant is not in default of any of the provisions of this Lease, 
 24.
Casualty Damage. If all or any part of the Premises is damaged by fire or other casualty, Tenant shall give prompt written notice of such damage to Landlord. If either of the Buildings is so damaged by fire or other casualty that substantial
alteration or reconstruction of such Building will, in Landlord’s sole opinion, be required (whether or not the Premises shall have been damaged 

  

					
		  	28	  	AppTec

 
by such fire or other casualty), Landlord may, at its option, terminate this Lease by notifying Tenant in writing of such termination within 60 days after
the date of such damage, in which event the Rent shall be abated as of the date of such damage. In addition, if, in the reasonable judgment of Landlord’s contractor, the required repairs likely will take longer than 180 days to complete after
they are commenced, Landlord shall give Tenant written notice within 45 clays after the date of the damage of the contractor’s determination and Tenant shall have the right to terminate this Lease by delivering a written termination notice to
Landlord within 10 days after receiving Landlord’s notice, time being of the essence with respect to Tenant’s termination notice. If neither Landlord nor Tenant elects to terminate this Lease, and provided insurance proceeds and any
contributions from Tenant, if necessary, are available to fully repair the damage, Landlord shall within 90 days after the date of such damage commence to repair and restore the Buildings and shall proceed with reasonable diligence to restore the
Buildings (except that Landlord shall not be responsible for delays outside its control) to substantially the same condition in which it was immediately before the happening of the casualty; provided, Landlord shall not be required to rebuild,
repair, or replace any part of Tenant’s furniture, furnishings or fixtures and equipment removable by Tenant or any improvements, alterations or additions installed by or for the benefit of Tenant under this Lease. Landlord shall not in any
event be required to spend for such work an amount in excess of the insurance proceeds (excluding any deductible) and any contributions from Tenant, if necessary, actually received by Landlord as a result of the fire or other casualty. Landlord
shall not be liable for any inconvenience or annoyance to Tenant, injury to the business of Tenant, loss of use of any part of the Premises by Tenant or loss of Tenant’s personal property resulting in any way from such damage or the repair of
such damage, except that Rent shall equitably abate during the time and to the extent the Premises are unfit for occupancy. In the event any Mortgagee requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the
right to terminate this Lease by delivering written notice of termination to Tenant within 30 days after the date of notice to Tenant of any such event, whereupon all rights and obligations shall cease and terminate under this Lease. Notwithstanding
the foregoing, if Landlord has not substantially completed the repairs this Section 24 requires within 270 days after the casualty occurs (subject to an extension of such period for any Tenant delay, provided that Landlord must give Tenant
notice of any such delay promptly after Landlord becomes aware of the delay), Tenant may terminate this Lease upon 30 days’ written notice delivered to Lender and Mortgagee before Landlord has substantially completed such required repairs,
provided that if the required repairs are substantially completed within 30 days after Tenant delivered its termination notice, the termination notice will be ineffective. Tenant will not have the right to terminate the Lease under this
Section 24 with respect to such casualty damage, and the Lease shall remain in full force and effect with the same effect as if Tenant had never had a termination right under this Section 24. 
 25. Condemnation. If 25% or more of the Premises is condemned by eminent domain, inversely condemned, or conveyed in lieu of condemnation for any
public or quasi-public or purpose (“Condemned”), then Tenant or Landlord may terminate this Lease as of the date when physical possession of the Premises is taken and title vests in such condemning authority, and Rent shall be
adjusted to the date of termination. Tenant shall not because of such condemnation assert any claim against Landlord for any compensation because of such condemnation, and Landlord shall be entitled to receive the entire amount of any award without
deduction for any 

  

					
		  	29	  	AppTec

 
estate of interest or other interest of Tenant provided however, that Tenant shall be entitled to make a separate claim with the taking authority for all
losses suffered by Tenant in connection with the condemnation including without limitation Tenant’s trade fixtures, personal property and relocation expense, but only to the extent Tenant’s claim does not decrease any award to Landlord. If
a substantial portion of the Premises, either of the Buildings, or the Property is so Condemned, Landlord at its option may terminate this Lease. If Landlord does not elect to terminate this Lease, Landlord shall, if necessary, promptly proceed to
restore the Premises or the Building to substantially its same condition before such partial condemnation, allowing for the reasonable effects of such partial condemnation, and a proportionate allowance shall be made to Tenant, as solely determined
by Landlord, for the Rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of such partial condemnation and restoration. Landlord shall not be required to spend funds for restoration in
excess of the amount received by Landlord as compensation awarded. 
 26. Environmental Matters/Hazardous Materials. 
 26.1 Definition of Hazardous Materials. The term “Hazardous Materials” means: (a) any hazardous or toxic
wastes, materials or substances, and other pollutants or contaminants, that are or become regulated by any Environmental Laws; (b) petroleum, petroleum by products, gasoline, diesel fuel, or crude oil; (c) asbestos and asbestos containing
material, in any form, whether friable or non-friable; (d) polychlorinated biphenyls; (e) radioactive materials; (f) lead and lead-containing materials; (g) any other material, waste or substance displaying toxic, reactive,
ignitable or corrosive characteristics, as all such terms are used in their broadest sense, and are defined or become defined by any Environmental Law (defined below); and/or (h) any materials that cause or threatens to cause a nuisance upon or
waste to any portion of the Premises, any other part of the Property, or any surrounding property, or poses or threatens to pose a hazard to the health and safety of persons on the Premises or any surrounding property, 
 26.2 Prohibition; Environmental Laws. Tenant may use and/or store Hazardous Materials that are necessary for Tenant’s
business, provided that such usage and storage is in full compliance with any and all local, state and federal environmental, health and/or safety-related laws, statutes, orders, standards, courts’ decisions, ordinances, rules and regulations
(as interpreted by judicial and administrative decisions), decrees, directives, guidelines permits or permit conditions, currently existing and as amended, enacted, issued or adopted in the future that are or become applicable to Tenant or all or
any portion of the Premises (collectively, the “Environmental Laws”). Tenant shall not install any underground tanks anywhere on the Property. Tenant may not install any above-ground tanks, either inside or outside the Premises,
without Landlord’s express written consent, which Landlord shall not unreasonably withhold, provided that: (a) Tenant shall install, use, maintain, repair, replace, and remove all such tanks in accordance with all applicable Laws, at
Tenant’s sole cost and risk; (b) with respect to any above-ground tanks outside the Premises, Landlord shall be entitled to approve the location and require Tenant to install fences, visual screening, containment berms, landscaping, and
other safety features or protections in Landlord’s sole discretion; and (c) Landlord may disapprove any tank outside the Premises if Landlord determines, in its sole discretion, that the proposed tank will materially adversely affect
another tenant’s use or enjoyment of its Premises or the Property, the use or enjoyment of any common areas, 

  

					
		  	30	  	AppTec

 
Landlord’s operation of the Property or any potential alterations to the Property, or otherwise materially adversely affects the value of the Property.
Tenant shall at all times remain the owner of and responsible party with respect to all tanks it installs or uses in the Premises or anywhere else on the Property, and Tenant shall remove all such tanks before the Term expires at its sole cost,
including repairing all damage and remediating any contamination that occurs as a result of such removals. Landlord hereby consents to the above-ground storage tanks inside and outside the Premises on the Lease Date that are listed on the Exhibit
E to this Lease. Landlord shall have the right at all times during the Term to (i) inspect the Premises, (ii) conduct tests and investigations to determine whether Tenant is in compliance with this Section 26, and
(iii) request lists of all Hazardous Materials used, stored or otherwise located on, under or about the Premises, the Common Area and/or the parking lots (to the extent the Common Area and/or the parking lots are not considered part of the
Premises). The cost of all such inspections, tests and investigations shall be borne solely by Tenant if Landlord reasonably believes they are necessary and they reveal a release or discharge of Hazardous Materials that is Tenant’s
responsibility under this Lease. Landlord’s rights under this Section 26.2 shall not create (a) a duty on Landlord’s part to inspect, test, investigate, monitor or otherwise observe the Premises or the activities of any Tenant
Party with respect to Hazardous Materials, including without limitation, any Tenant Party’s operation, use and any remediation related to Hazardous Materials, or (b) liability on the part of Landlord and its representatives for
Tenant’s use, storage, disposal or remediation of Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 
 26.3 Tenant’s Environmental Obligations. Tenant shall give to Landlord immediate verbal and follow-up written notice of any
spills, releases, discharges, disposals, emissions, migrations, removals or transportation of Hazardous Materials on, under or about the Premises, or in any Common Area or parking lots (to the extent such areas are not considered part of the
Premises). Tenant, at its sole cost and expense, shall promptly investigate, clean up, remove, restore and otherwise remediate (including, without limitation, prepare any feasibility studies or reports and perform any and all closures) any spill,
release, discharge, disposal, emission, migration or transportation of Hazardous Materials arising from or related to the intentional or negligent acts or omissions of any Tenant Party such that the affected portions of the Property and any adjacent
property are returned to the condition existing before the appearance of such Hazardous Materials. Any such investigation, clean up, removal, restoration and other remediation shall only be performed after Tenant has obtained Landlord’s prior
written consent, which consent Landlord may not unreasonably withhold, condition, or delay so long as such actions would not potentially have a material adverse long-term or short-term effect on the Premises or any other part of the Property.
Notwithstanding the preceding provisions of this Section 26.3, Tenant shall be entitled to respond immediately to an emergency without first obtaining Landlord’s prior written consent. Tenant, at its sole cost and expense, shall conduct
and perform, or cause to be conducted and performed, all closures as required by any Environmental Laws or any agencies or other governmental authorities having jurisdiction and for which such closures are required as a result of Tenant’s use
and/or occupancy of Premises. If Tenant fails to 

  

					
		  	31	  	AppTec

 
so promptly investigate, clean up, remove, restore, provide closure or otherwise so remediate, Landlord may, but without obligation to do so, take any and
all steps necessary to rectify the same and Tenant shall promptly reimburse Landlord, upon demand, for all costs and expenses to Landlord of performing investigation, clean up, removal, restoration, closure and remediation work. All such work
undertaken by Tenant, as required by this Lease, shall be performed in such a manner so as to enable Landlord to make full economic use of the Premises and the remainder of the Property after the satisfactory completion of such work, 
 26.4 Environmental Indemnity. In addition to Tenant’s obligations as set forth in this Lease, Tenant shall protect, indemnify,
defend (with counsel acceptable to Landlord) and hold Landlord and the other Indemnitees harmless from and against any and all claims, judgments, damages, penalties, fines, liabilities, losses (including, without limitation, diminution in value of
all or any part of the Premises or any other part of the Property, damages for the loss of or restriction on the use of rentable or usable space, suits, administrative proceedings and costs (including, but not limited to, attorney and consultant
fees and court costs) arising at any time during or after the Term in connection with or related to, directly or indirectly, the use, presence, transportation, storage, disposal, migration, removal, spill, release or discharge of Hazardous Materials
on, in or about the Premises, or in any Common Area or parking lots (to the extent such areas are not considered part of the Premises) as a result (directly or indirectly) of the intentional or negligent acts or omissions of any Tenant Party.
Neither the written consent of Landlord to the presence, use, or storage of Hazardous Materials in, on, under, or about any portion of the Premises or any other part of the Property, nor Tenant’s strict compliance with all Environmental Laws
shall excuse Tenant from its obligations of indemnification under this Lease. To the extent Landlord is strictly liable under any Environmental Laws, Tenant’s obligations to Landlord under this Section 26 and the indemnity contained shall
likewise be without regard to fault on Tenant’s part with respect to the violation of any Environmental Law that results in liability to any of the Indemnitees. Tenant shall not be relieved of its indemnification obligations under the
provisions of this Section 26 as a result of Landlord’s status as either an “owner” or “operator” under any Environmental Laws 
 26.5 Survival. Tenant’s obligations and liabilities under this Section 26 shall survive the expiration or earlier
termination of this Lease. 
 27. Financial Statements. Tenant, for the reliance of Landlord, any Mortgagee, or any prospective
Mortgagee or purchaser of all or any part of the Buildings or the Property, within 10 days after Landlord’s request, shall deliver to Landlord the then current audited financial statements of Tenant, which statements shall be prepared or
compiled by a certified public accountant and shall present fairly the financial condition of Tenant at such dates and the result of its operations and changes in its financial positions for the periods ended on such dates. If an audited financial
statement has not been prepared, Tenant shall provide Landlord with an unaudited financial statement and/or such other information, the type and form of which are acceptable to Landlord in Landlord’s reasonable discretion, that reflects the
financial condition of Tenant. 
  

					
		  	32	  	AppTec

 28. Holding Over. If Tenant holds possession of the Premises after the expiration of the Term with
Landlord’s consent (which consent Landlord may withhold, condition, or delay in its sole and absolute discretion), Tenant shall become a tenant from month-to-month under a new tenancy upon all applicable terms and conditions of this Lease,
except that the monthly Net Rent during such hold over period shall be 125% of the Net Rent due on the last month of the Term. Landlord’s acceptance of the monthly Net Rent without the additional increase in Net Rent specified in the preceding
sentence shall not be deemed or construed as a waiver by Landlord of any of its rights to collect at any time the increased amount of the Net Rent this Section 28 obligates Tenant to pay, including retroactively to the first day after the
expiration of the scheduled Term. Such month-to-month tenancy shall not constitute a renewal or extension for any further term. All options, if any, that this Lease grants shall be deemed automatically terminated and be of no force or effect during
such month-to-month tenancy. Tenant shall continue in possession until such tenancy shall be terminated by either Landlord or Tenant giving written notice of termination to the other party at least 30 days before the effective date of termination.
This Section 28 shall not be construed as Landlord’s permission for Tenant to hold over, and if Tenant holds over without Landlord’s consent, Tenant shall be liable for all damages Landlord suffers as a result of such holding over,
including but not limited to any lost rent and other damages Landlord suffers as a result of being unable to deliver possession of the Premises to a subsequent tenant immediately after the Term expires. 
 29. Broker Commissions. Landlord and Tenant each represents and warrants for the benefit of the other that it has had no dealings with any real
estate broker, agent or finder in connection with the Premises and/or the negotiation of this Lease, except for the broker or brokers identified in the Basic Lease Information (the “Brokers”), and that it knows of no other real
estate broker, agent or finder who is or might be entitled to a real estate brokerage commission or finder’s fee in connection with this Lease or otherwise based upon contacts between the claimant and Tenant. Each party shall indemnify and hold
harmless the other from and against any and all liabilities or expenses arising out of claims made for a fee or commission by any real estate broker, agent, or finder in connection with the Premises and this Lease other than the Brokers resulting
from the actions of the indemnifying party. Any real estate brokerage commission or finder’s fee payable to the Broker in connection with this Lease shall only be payable and applicable to the Initial Term and to the extent of the Premises as
same exist as of the date on which Tenant executes this Lease. Unless expressly agreed to in writing by Landlord and the Brokers, no real estate brokerage commission or finder’s fee shall be owed to, or otherwise payable to, the Brokers for any
extensions or renewals of the Initial Term or for any additional space leased by Tenant other than the Premises Tenant will occupy on the Commencement Date. Tenant further represents and warrants to Landlord that Tenant will not receive (i) any
portion of any brokerage commission or finder’s fee payable to the Brokers in connection with this Lease or (ii) any other form of compensation or incentive from the Brokers with respect to this Lease. 
 30. General Provisions. 
 30.1 Time. Time is of the essence in this Lease and with respect to each and all of its provisions in which performance is a factor. 
  

					
		  	33	  	AppTec

 30.2 Successors and Assigns. The covenants and conditions in this Lease, subject
to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of Landlord and Tenant. 
 30.3 No Recordation. Tenant shall not record this Lease or a short form memorandum of this Lease. 
 30.4 Landlord’s Personal Liability. Landlord’s liability (which, for the purposes of this Lease, shall include Landlord and the owner of the Buildings if other than Landlord) to Tenant for any default
by Landlord under this Lease shall be limited to the actual interest of Landlord and its present or future partners in the Property, and Tenant shall look solely to Landlord’s interest in the Property (and the rents therefrom and insurance
proceeds with respect thereto) for satisfaction of any liability and shall not look to other assets of Landlord nor seek any recourse against the assets of the individual partners, directors, officers, shareholders, agents or employees of Landlord;
it being intended that Landlord and the individual partners, directors, officers, shareholders, agents or employees of Landlord shall not be personally liable in any manner whatsoever for any judgment or deficiency. The liability of Landlord under
this Lease is limited to its actual period of ownership of title to the Buildings, and Landlord shall be automatically released from further performance under this Lease and from all further liabilities and expenses under this Lease upon and
following the transfer of Landlord’s interest in the Buildings. 
 30.5 Separability. Any provisions of this Lease
that proves to be invalid, void, or illegal shall in no way affect, impair, or invalidate any other provisions of this Lease and such other provision shall remain in full force and effect. 
 30.6 Choice of Law. This Lease shall be governed by the internal laws of the State of Minnesota, without giving effect to any
choice of law principles. 
 30.7 Attorney Fees. If any dispute between the parties results in litigation or any other
proceeding, the party that does not prevail shall reimburse the prevailing party for all actual costs and expenses, including, without limitation, reasonable attorney and expert fees and costs the prevailing party incurs in connection with such
litigation or other proceeding, including any appeals. For purposes of this Section, the term “prevailing party” shall be defined to mean the party whose position in such litigation or proceeding is substantially upheld. Such costs,
expenses, and fees shall be included in and made a part of the judgment recovered by the prevailing party, if any. 
 30.8
Entire Agreement. This Lease supersedes any prior agreements, representations, negotiations, or correspondence between the parties, and contains the entire agreement of the parties on matters it covers. No other agreement, statement, or promise
made by any part, that is not in writing and signed by all parties to this Lease, shall be binding. 
 30.9 Waiver. No
delay or omission by Landlord or Tenant in the exercise of any right or remedy with respect to any default by the other party shall impair such light or remedy or be construed as a waiver by such party. The subsequent 

  

					
		  	34	  	AppTec

 
acceptance of Rent by Landlord after any breach by Tenant of this Lease shall not be deemed a waiver of such breach, other than a waiver of timely payment
for the particular Rent payment involved, and shall not prevent Landlord from maintaining an eviction or other action based on such breach. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent shall be deemed to be
other than on account of the earliest Rent or other sums due, nor shall any endorsement or statement on any check or accompanying any check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without
prejudice to Landlord’s right to recover the balance of such Rent or other sum or pursue any other remedy provided in this Lease. No failure, partial exercise, or delay on the part of Landlord in exercising any right, power, or privilege under
this Lease shall operate as a waiver of such right, power, or privilege. 
 30.10 Notices. Any and all notices and
demands required or permitted to be given under this Lease shall be in writing and shall be sent: (a) by United States mail, certified and postage prepaid; or (b) by personal delivery; or (c) by overnight courier, addressed to
Landlord or Tenant or any Mortgagee entitled to notice under Section 15.3 above; or (d) by fax or email followed by a confirmatory letter sent within 2 business days in another manner permitted this Section 30.10 permits at its notice
address set forth in the Basic Lease Information. Notice and/or demand shall be deemed given upon the earlier of actual receipt or the third day following deposit in the United States mail. Notice and/or demand by fax or email shall be complete upon
receipt. The parties to this Lease may change their addresses by giving notice of the new address to the other in accordance with this Section 30.10. 
 30.11 Joint and Several. If Tenant consists of more than one person or entity, the obligations of all such persons or entities shall be joint and several. 
 30.12 Waiver of Jury Trial. Landlord and Tenant waive trial by jury in any action, proceeding, or counterclaim either of
them brings against the other on any matters whatsoever arising out of or in any way related to this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises or any other part of the Property, and/or any claim
of injury, loss, or damage. 
 30.13 No Merger. Neither Tenant’s voluntary or other surrender of this Lease, nor
the parties’ mutual termination or cancellation of this Lease, nor a termination of this Lease by Landlord for a default by Tenant under this Lease, shall work a merger with any Sublease, and Landlord may, in the event of any such occurrence,
elect, at its sole option, by written notice to the subtenant or subtenants, either terminate or assume, as the landlord, all or any then-existing Subleases. 
 30.14 Survival. Except to the extent this Lease expressly states to the contrary, all of Tenant’s and Landlord’s
liabilities and obligations under this Lease shall, to the fullest extent permitted by Law, survive the expiration of the Term or the earlier cancellation or termination of this Lease. 
  

					
		  	35	  	AppTec

 30.15 Quiet Enjoyment. Subject to the terms of this Lease, Tenant shall and may
peaceably and quietly hold and enjoy possession of the Premises during the Term. 
 Signature Page Follows 
  

					
		  	36	  	AppTec

 Landlord and Tenant hereby execute and deliver this Lease Agreement as of the Lease Date. 
  

			
	AppTec Laboratory Services, Inc.
		
	By:	 	 /s/ William D. Smith

	Name:	 	William D. Smith
	Its:	 	VP Finance and Treasurer

  

			
	1201 Northland Drive LLC
		
	By:	 	 /s/ John C Sholtz

	Name:	 	John C Sholtz
	Its:	 	Manager

  

					
		  	37	  	AppTec

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00143-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00143-of-00352.parquet"}]]