Document:

Office Building Lease Agreement

 Exhibit 10.3 
 SECOND & SENECA 
 SEATTLE, WASHINGTON 
 OFFICE LEASE AGREEMENT 
 BETWEEN

 WA-SECOND & SENECA, L.L.C., a Delaware limited liability company 
 (“LANDLORD”) 
 AND 
 SAFECO INSURANCE COMPANY OF AMERICA, a Washington corporation 
 (“TENANT”) 

 TABLE OF CONTENTS 
  

					
	1.	  	 Basic Lease Information
	  	1
	2.	  	 Lease Grant
	  	4
	3.	  	 Adjustment of Commencement Date; Possession
	  	4
	4.	  	 Rent
	  	5
	5.	  	 Compliance with Laws; Use
	  	6
	6.	  	 [Intentionally Omitted.]
	  	6
	7.	  	 Building Services
	  	6
	8.	  	 Leasehold Improvements
	  	7
	9.	  	 Repairs and Alterations
	  	8
	10.	  	 Entry by Landlord
	  	9
	11.	  	 Assignment and Subletting
	  	10
	12.	  	 Liens
	  	11
	13.	  	 Indemnity and Waiver of Claims
	  	11
	14.	  	 Insurance
	  	12
	15.	  	 Subrogation
	  	13
	16.	  	 Casualty Damage
	  	13
	17.	  	 Condemnation
	  	13
	18.	  	 Events of Default
	  	14
	19.	  	 Remedies
	  	14
	20.	  	 Limitation of Liability
	  	15
	21.	  	 [Intentionally Omitted.]
	  	15
	22.	  	 Holding Over
	  	15
	23.	  	 Subordination to Mortgages; Estoppel Certificate
	  	16
	24.	  	 Notice
	  	16
	25.	  	 Surrender of Premises
	  	16
	26.	  	 Miscellaneous
	  	17

 OFFICE LEASE AGREEMENT 
 THIS OFFICE LEASE AGREEMENT (the “Lease”) is made and entered into as of May 23rd, 2006, by and between, WA-SECOND & SENECA, L.L.C., a Delaware limited liability company (“Landlord”), and SAFECO INSURANCE
COMPANY OF AMERICA, a Washington corporation (“Tenant”). The following exhibits and attachments are incorporated into and made a part of the Lease: Exhibit A-1 (Outlines and Locations of Suites 100, 800 and 900),
Exhibit A-2 (Outline and Location of Suite 160), Exhibit A-3 (Outline and Location of Suite 500), Exhibit A-4 (Outline and Location of Suite 700), Exhibit A-5 (Outlines and Locations of Suites 200 and 300), Exhibit
A-6 (Outline and Location of Suite 400), Exhibit A-7 (Legal Description), Exhibit B (Expenses and Taxes), Exhibit C (Work Letter), Exhibit D (Commencement Letter), Exhibit E (Building Rules and Regulations),
Exhibit F (Additional Provisions), Exhibit G (HVAC Specifications), Exhibit H (Janitorial Specifications), Exhibit I (Schedule of Dish/Antenna License Rates) and Exhibit J (Summary of Initial BOMA Certification).

 1. Basic Lease Information. 
  

	 	1.01	“Building” shall mean the building located at 1191 Second Avenue, Seattle, Washington, and commonly known as Second & Seneca Building. Subject to Section 2
of Exhibit F attached hereto, “Rentable Square Footage of the Building” is deemed to be 422,420 square feet. 

  

	 	1.02	“Premises” shall mean, collectively, Space A (defined below), Space B (defined below) and Space C (defined below). As used herein: (a) “Space A”
shall mean the area shown on Exhibit A-1 to this Lease (subject to Section 1 of Exhibit F attached hereto); (b) “Space B” shall mean the area shown on Exhibit A-5 to this Lease;
(c) “Space C” shall mean the area shown on Exhibit A-6 to this Lease; and (d) “Space” shall mean any of Space A, Space B or Space C. The “Rentable Square Footage of the Premises” is
deemed to be equal to the sum of the Rentable Square Footage of Space A, the Rentable Square Footage of Space B, and the Rentable Square Footage of Space C. Subject to Section 1 of Exhibit F attached hereto, Space A is located on the
1st, 8th and 9th floors and known as suites 100, 800 and 900, and, subject to Sections 1 and 2 of
Exhibit F attached hereto, the “Rentable Square Footage of Space A” is deemed to be 64,852 square feet. Space B is located on the 2nd and 3rd floors and known as suites 200 and 300, and, subject to
Section 2 of Exhibit F attached hereto, the “Rentable Square Footage of Space B” is deemed to be 49,631 square feet. Space C is located on the 4th floor and known as suite 400, and, subject to Section 2 of Exhibit F attached hereto, the “Rentable Square Footage of Space C” is
deemed to be 23,887 square feet. If the Premises include one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises. Subject to Sections 1 and 2 of
Exhibit F attached hereto, Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building, the Rentable Square Footage of Space A, the Rentable Square Footage of Space B, the Rentable Square Footage of Space C, and
the Rentable Square Footage of the Premises are correct. 

	 	1.03	“Base Rent”: 

  

	 	(a)	Space A: 

  

							
	Lease Months	 	Annual Rate
Per Square Foot	 	 Monthly
 Base Rent
 (subject to Sections 1
 and 2 of Exhibit F
 attached hereto)

	1-14	 	$	22.00	 	$	118,895.33
	15-26	 	$	23.00	 	$	124,299.67
	27-38	 	$	24.00	 	$	129,704.00
	39-50	 	$	25.00	 	$	135,108.33
	51-62	 	$	26.00	 	$	140,512.67
	63-74	 	$	27.00	 	$	145,917.00
	75-86	 	$	28.00	 	$	151,321.33
	87-98	 	$	29.00	 	$	156,725.67
	99-110	 	$	30.00	 	$	162,130.00
	111-122	 	$	31.00	 	$	167,534.33

  

	 	(b)	Space B: 

  

							
	Lease Months	 	Annual Rate
Per Square Foot	 	 Monthly
 Base Rent
 (subject to Section 2 of
Exhibit F attached
hereto)

	1-14	 	$	22.00	 	$	90,990.17
	15-26	 	$	23.00	 	$	95,126.08
	27-38	 	$	24.00	 	$	99,262.00
	39-50	 	$	25.00	 	$	103,397.92
	51-62	 	$	26.00	 	$	107,533.83
	63-74	 	$	27.00	 	$	111,669.75
	75-86	 	$	28.00	 	$	115,805.67

  

	 	(c)	Space C: 

  

							
	Lease Months	 	Annual Rate
Per Square Foot	 	 Monthly Base Rent
 (subject to Section 2 of
Exhibit F attached
hereto)

	1-14	 	$	22.00	 	$	43,792.83
	15-26	 	$	23.00	 	$	45,783.42
	27-38	 	$	24.00	 	$	47,774.00
	39-50	 	$	25.00	 	$	49,764.58
	51-62	 	$	26.00	 	$	51,755.17

 As used herein, “Lease Month” means (a) the period commencing on the
Commencement Date (defined in Section 1.06) and expiring on the last day of the first full calendar month of the Term (defined in Section 1.06), and (b) each subsequent full calendar month of the Term. 
 Notwithstanding anything in this Section 1.03 of the Lease to the contrary, Tenant shall be entitled to an abatement of Base Rent in the amount of
100% of the Base Rent payable for each Space for the period commencing on the Commencement Date and expiring on the later to occur of (a) the last day of the second Lease Month, or (b) January 31, 2007. 
 1.04 “Tenant’s Pro Rata Share”: 
  

	 	(a)	Space A: 15.7665% (subject to Sections 1 and 2 of Exhibit F attached hereto) 

  

	 	(b)	Space B: 11.7492% (subject to Section 2 of Exhibit F attached hereto) 

  

	 	(c)	Space C: 5.6548% (subject to Section 2 of Exhibit F attached hereto) 

	 	1.05	“Base Year” for Taxes (defined in Exhibit B): 2007; “Base Year” for Expenses (defined in Exhibit B): 2007.

  

	 	1.06	“Term”: With respect to each Space, the Term shall commence on the Commencement Date and, unless terminated early in accordance with this Lease, end on the
Termination Date (defined below) for such Space. The “Commencement Date” shall mean the earlier to occur of (a) the date occurring 60 days after the Actual Delivery Date (defined below) for the entire Premises, or (b) the date
on which Tenant commences business operations in the Premises. As used herein, “Termination Date” shall mean (a) with respect to Space A, the last day of the 122nd Lease Month; (b) with respect to Space B, the last day of the 86th Lease Month; and (c) with respect to Space C, the last day of the 62nd Lease Month. As used herein, “Actual Delivery Date” shall mean, for anyone or more portion(s) of the Premises, the earliest date on which Landlord tenders delivery, or has tendered delivery, of all such portion(s)
of the Premises to Tenant free of all personal property, trade fixtures and debris. The parties anticipate that the Actual Delivery Date for each portion of the Premises will occur on or about October 1, 2006 (the “Target Delivery
Date”). 

  

	 	1.07	Allowance(s): (a) with respect to Space A: (i) $42.00 per rentable square foot of Space A, to be applied to the costs of designing, permitting and constructing
tenant improvements as more fully set forth in Exhibit C attached hereto, and (ii) $0.15 per rentable square foot of Space A, to be applied to space planning costs as more fully set forth in Exhibit C attached hereto; (b) with
respect to Space B: (i) $33.00 per rentable square foot of Space B, as more fully set forth in Exhibit C attached hereto, and (ii) $0.15 per rentable square foot of Space B, to be applied to space planning costs as more fully set
forth in Exhibit C attached hereto; and (c) with respect to Space C: (i) $30.00 per rentable square foot of Space C, as more fully set forth in Exhibit C attached hereto, and (ii) $0.15 per rentable square foot of Space C, to
be applied to space planning costs as more fully set forth in Exhibit C attached hereto. 

  

	 	1.08	“Security Deposit”: None. 

  

	 	1.09	“Guarantor(s)”: None. 

  

	 	1.10	Broker(s): Bill Pollard and Karen Sullivan of Pacific Real Estate Partners (“Tenant’s Broker”), representing Tenant; and John Black and Jason Furr of
Broderick Group, Inc., together with Shawn Jackson of Equity Office Properties Management Corp. (collectively, “Landlord’s Broker”), representing Landlord. 

  

	 	1.11	“Permitted Use”: General office use and any other use that: (a) is limited to administrative office use and uses reasonably ancillary to general or
administrative office use (including, without limitation, the operation of a cafeteria and an exercise facility for Tenant’s employees, provided that such exercise facility shall be located on the 1st floor of the Building); (b) is legally permitted; (c) is not a retail use (other than the operation of a retail insurance agency on the 1s floor of the Building); (d) does not generate an unusual amount of foot traffic or noise; (e) does not impose an
unusual burden on the Building systems; (f) does not pose an unusual risk to the Building or to the safety or health of its occupants or adversely affect Landlord’s or Tenant’s insurance coverage; and (g) in all other respects is
compatible with a class “A” office building. 

	 	1.12	“Notice Address(es)”: 

  

			
	Landlord:	 	Tenant:
		
	 WA-SECOND & SENECA, L.L.C.
 c/o Equity
Office
 701 Fifth Avenue, Suite 4000
 Seattle, Washington
98104
 Attn:        Property Manager, Second &
                 Seneca Building
	 	Prior to the Commencement Date:
	 	  
 SAFECO INSURANCE COMPANY
 OF AMERICA
 4300 Brooklyn Avenue NE
 Seattle, Washington 98185
 Attn: Corporate Real Estate

		 	  
 With a copy to:

		
		 	 Alston, Courtnage & Bassetti LLP
 Attn: Michael S.
Courtnage
 1000 Second Avenue, Suite 3900
 Seattle, Washington
98104-1045

		
		 	From and after the Commencement Date:
		
		 	 SAFECO INSURANCE COMPANY
 OF AMERICA
 4300 Brooklyn Avenue NE
 Seattle, Washington 98185
 Attn: Corporate Real Estate

		 	  
 With a copy to:

		
		 	 Alston, Courtnage & Bassetti LLP
 Attn: Michael S.
Courtnage
 1000 Second Avenue, Suite 3900
 Seattle, Washington
98104-1045

 A copy of any notices to Landlord shall be sent to Equity Office, One Market, Spear Tower, Suite
600, San Francisco, California 94105, Attn: Seattle Regional Counsel. 
  

	 	1.13	“Business Day(s)” are Monday through Friday of each week, exclusive of New Year’s Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are commonly recognized by other office buildings in the area where the Building is located. “Building Service Hours” are 7:00 A.M.
to 6:00 P.M. on Business Days and 9:00 A.M. to 1:00 P.M. on Saturdays. 

  

	 	1.14	“Landlord Work” means the work, if any, that Landlord is obligated to perform in the Premises pursuant to a separate agreement (the “Work Letter”),
if any, attached to this Lease as Exhibit C. 

  

	 	1.15	“Property” means the Building and the parcel(s) of land on which it is located and, at Landlord’s discretion, the parking facilities and other improvements, if
any, serving the Building and the parcel(s) of land on which they are located. 

 2. Lease Grant. 
 The Premises are hereby leased to Tenant from Landlord, together with the right to use any and all portions of the Property that are designated by
Landlord for the common use of tenants and others (the “Common Areas”). 
 3. Adjustment of Commencement Date; Possession.

 3.01 Notwithstanding anything to the contrary in Section 1.06 above, any failure of Landlord to cause the Actual Delivery Date for
all or any portion of the Premises to occur by the Target Delivery Date (or by any other date) shall not be a default by Landlord or, except as expressly provided in Section 3.03 below, otherwise render Landlord liable for damages. Promptly
after the determination of the Commencement Date, Landlord and Tenant shall execute and deliver a commencement letter in the form attached as Exhibit D. 

 3.02 Except as otherwise expressly provided in this Lease, the Premises are accepted by Tenant in
“as is” condition and configuration without any representations or warranties by Landlord. By taking possession of the Premises, Tenant agrees that the Premises are in good order and satisfactory condition, except for any defects in such
condition for which Landlord is expressly responsible under this Lease and which cannot reasonably be discovered by visual inspection. If Tenant takes possession of the Premises before the Commencement Date, such possession shall be subject to the
terms and conditions of this Lease and Tenant shall pay Rent (defined in Section 4.01) to Landlord for each day of possession before the Commencement Date. However, except for the cost of services requested by Tenant (e.g. freight elevator
usage), Tenant shall not be required to pay Rent for any days of possession before the Commencement Date during which Tenant, with the approval of Landlord, is in possession of the Premises for the sole purpose of performing improvements or
installing furniture, equipment or other personal property. 
 3.03 Notwithstanding Section 3.01 above, if, for any portion of the
Premises, the Actual Delivery Date is delayed beyond the Outside Delivery Date (defined below) for such portion of the Premises, then Tenant, as its sole and exclusive remedy for such delay, shall be entitled, for each day of such delay, to an
abatement of Rent following the Commencement Date in an amount equal to the product of (a) the Applicable Factor (defined in Section 3.05 below), multiplied by (b) the amount of Base Rent that is payable hereunder with respect to such
portion of the Premises for the first day of the Term (as determined without regard to any other abatement of Base Rent to which Tenant is entitled hereunder). As used herein, “Outside Delivery Date” shall mean, for each portion of
the Premises, October 10, 2006; provided, however, that such Outside Delivery Date shall be postponed by one day for each day, if any, by which the Actual Delivery Date for such portion of the Premises is delayed by reason of any event of Force
Majeure (defined in Section 26.03) (but excluding any holdover or unlawful possession by any third party). 
 3.04 If, on the Actual
Delivery Date for any portion of the Premises, any Building system for which Landlord is responsible under clause (b) of Section 9.02 below and which is located in or serves such portion of the Premises fails to be in good repair and
working order as required under such clause 9.02(b), then Landlord shall be required to cure such failure and Tenant shall be entitled, for each day in the period commencing on such Actual Delivery Date and expiring on the day immediately preceding
the date on which such cure is completed, to an abatement of Rent following the Commencement Date in an amount equal to the product of (a) the Applicable Factor, multiplied by (b) the amount of Base Rent that is payable hereunder with
respect to such portion of the Premises for the first day of the Term (as determined without regard to any other abatement of Base Rent to which Tenant is entitled hereunder). 
 3.05 As used herein, “Applicable Factor” means, with respect to any delay of the Actual Delivery Date for any portion of the Premises
beyond the Outside Delivery Date for such portion of the Premises or any failure of any Building system for which Landlord is responsible under clause (b) of Section 9.02 below and which is located in any portion of the Premises to be in
good repair and working order, as required under such clause 9.02(b), on the Actual Delivery Date for such portion of the Premises: (x) 2.0 for the first 21 days of such delay or failure, as the case may be, and (y) 3.0 for all subsequent
days of such delay or failure, as the case maybe. 
 4. Rent. 
 4.01 Tenant shall pay Landlord, without any setoff or deduction, unless expressly set forth in this Lease, all Base Rent and Additional Rent due for the Term (collectively referred to as “Rent”).
“Additional Rent” means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord under this Lease. Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes or business and
occupation taxes), if any, imposed upon or measured by Rent. Except as provided in Section 22 below, Rent for partial calendar months shall be prorated on a per-diem basis. Base Rent and recurring monthly charges of Additional Rent shall be due and
payable in advance on the first day of each calendar month without notice or demand. All other items of Rent shall be due and payable by Tenant on or before 30 days after billing by Landlord. Rent shall be made payable to the entity, and sent to the
address, Landlord designates and shall be made by good and sufficient check or by other means acceptable to Landlord. Tenant shall pay Landlord an administration fee equal to 2% of all past due Rent, provided that Tenant shall be entitled to a grace
period of 10 days for the first 2 late payments of Rent in a calendar year. In addition, past due Rent shall accrue interest at 

 
12% per annum. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due.
Rent for any partial month during the Term shall be prorated. No endorsement or statement on a check or letter accompanying payment shall be considered an accord and satisfaction. Except as may be otherwise expressly provided herein, Tenant’s
covenant to pay Rent is independent of every other covenant in this Lease. 
 4.02 Tenant shall pay Tenant’s Pro Rata Share of Taxes and
Expenses in accordance with Exhibit B of this Lease. 
 5. Compliance with Laws; Use. 
 5.01 The Premises shall be used for the Permitted Use and for no other use whatsoever. Tenant shall comply with all statutes, codes, ordinances, orders,
rules and regulations of any municipal or governmental entity whether in effect now or later, including the Americans with Disabilities Act (“Law(s)”), regarding the operation of Tenant’s business and the use, condition,
configuration and occupancy of the Premises (provided, however, that nothing in this sentence, as distinguished from the next succeeding sentence, shall impose upon Tenant any obligation to cause the Base Building (defined below) or the Common Areas
to comply with Law, and nothing in this sentence shall diminish Landlord’s obligations under Section 9.02 below). In addition, Tenant shall, at its sole cost and expense, promptly comply with any Laws that relate to the Base Building, but
only to the extent such obligations are triggered by Tenant’s use of the Premises, other than for general office use, or Alterations or improvements in the Premises performed or requested by Tenant. “Base Building” shall
include the structural portions of the Building, the public restrooms and the Building mechanical, electrical and plumbing systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located.
Tenant shall promptly provide Landlord with copies of any notices it receives regarding an alleged violation of Law. Tenant shall comply with the rules and regulations of the Building attached as Exhibit E and such other reasonable
rules and regulations adopted by Landlord from time to time, including rules and regulations for the performance of Alterations (defined in Section 9); provided that in the event of any conflict between the express terms of this Lease and such
other rules and regulations, the terms of this Lease shall control. 
 5.02 Landlord shall, at Landlord’s expense (except to the extent
properly included in Expenses pursuant to Exhibit B), cause the Base Building and the Common Areas to comply with all applicable Laws (including, without limitation, the Americans with Disabilities Act(“ADA”)) to the
extent that (a) such compliance is necessary in order for Tenant to use the Premises for the Permitted Use in a normal and customary manner and for Tenant’s employees and visitors to have safe access to and from the Premises, or
(b) Landlord’s failure to cause such compliance would impose liability upon Tenant under applicable Law; provided, however, that Landlord shall not be obligated to cause such compliance to the extent that any non-compliance (i) is
caused or triggered by any of the matters that are Tenant’s responsibility under any provision of this Lease, including, without limitation, Section 5.01 above or Section 9 below, or (ii) arises under any provision of the ADA
other than Title III thereof. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and obtain a waiver or deferment of compliance, the
right to assert any and all defenses allowed by Law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by Law, provided that no claim, suit, loss, damage, liability or expense shall be imposed upon Tenant
(unless Landlord agrees to indemnify, defend and hold Tenant harmless from and against the same) as a result of such contest. Landlord, after the exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations or
improvements necessary to comply with the terms of any final order or judgment. 
 6. [Intentionally Omitted.] 
 7. Building Services. 
 7.01 Landlord shall furnish
Tenant with the following services: (a) water for use in the Base Building lavatories and water provided to the Premises for use in the lavatories and any other plumbing facilities located in the Premises; (b) customary heat and air conditioning in
season during Building Service Hours in accordance with the specifications attached hereto as Exhibit G (provided, however, that Landlord shall not be liable for any failure to maintain the temperature within the Premises in accordance with
such specifications to the extent such failure results from Tenant’s failure to keep the window coverings in the Premises closed during periods when the Premises is exposed to direct sunlight) or otherwise as required by 

 
governmental authority, although Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s
then standard charge for additional HVAC service (which charge Landlord represents is, as of the date of this Lease, $30.00 per hour, subject to change from time to time based solely upon Landlord’s actual costs and reasonable wear and tear)
and providing such prior notice as is reasonably specified by Landlord; (c) standard janitorial service on Business Days, including those services listed on Exhibit H attached hereto, in a manner customarily performed within the
janitorial industry in office buildings of similar age, size, class and composition as the Building in the Seattle central business district, or such other reasonably comparable janitorial services designated by Landlord from time to time;
(d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and
such protective services or monitoring systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) security to the Building (which may be provided
through a security system involving any one or a combination of cameras, monitoring devices or guards, sign-in or identification procedures or other comparable system); and (h) such other services as Landlord reasonably determines are necessary
or appropriate for the Property. 
 7.02 Electricity used by Tenant in the Premises shall, at Landlord’s option, be paid for by Tenant
through inclusion in Expenses (except as provided for excess usage). Without the consent of Landlord, Tenant’s use of electrical service shall not exceed, either in voltage, rated capacity, use beyond Building Service Hours or overall load,
that which Landlord reasonably deems to be standard for the Building. For purposes hereof, with respect to overall load, the “electrical standard” for the Building is: (i) a design load of 1.2 watts per square foot of net useable
floor area for all building standard overhead lighting located within the Premises which requires a voltage of 480/277 volts; and (ii) a connected load of 3.3 watts per square foot of net useable area for all equipment located and operated
within the Premises which requires a voltage of 120/208 volts single phase or less, it being understood that electricity required to operate the Base Building HVAC system is not included within or deducted from such 3.3 watts per square foot
described in this clause (ii). Landlord shall have the right to measure electrical usage by commonly accepted methods, including the installation of measuring devices such as submeters and check meters. If it is determined that Tenant is using
excess electricity, Tenant shall pay Landlord Additional Rent for the cost of such excess electrical usage and for the cost of purchasing and installing the measuring device(s). 
 7.03 Landlord’s failure to furnish, or any interruption, diminishment or termination of services due to the application of Laws, the failure of any
equipment, the performance of repairs, improvements or alterations, utility interruptions or the occurrence of an event of Force Majeure (defined in Section 26.03) (collectively a “Service Failure”) shall not render
Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. However, if the Premises, or a material portion of the Premises,
are made untenantable for a period in excess of 2 consecutive Business Days as a result of a Service Failure that is reasonably within the control of Landlord to correct, then Tenant, as its sole remedy, shall be entitled to receive an abatement of
Rent payable hereunder during the period beginning on the 3rd consecutive Business Day of the Service Failure and
ending on the day the service has been restored to extent necessary to render the Premises (or the applicable portion thereof) tenantable. If the entire Premises have not been rendered untenantable by the Service Failure, the amount of abatement
shall be equitably prorated. 
 8. Leasehold Improvements. 
 All improvements in and to the Premises, including any Alterations (defined in Section 9.03) (collectively, “Leasehold Improvements”) shall remain upon the Premises at the end of the Term
without compensation to Tenant, provided that Tenant, at its expense, in compliance with the National Electric Code or other applicable Law, shall remove any Cable (defined in Section 9.01 below). In addition, Landlord, by written notice to Tenant
at least 30 days prior to the Termination Date, may require Tenant, at its expense, to remove any Landlord Work or Alterations (including, without limitation, Initial Alterations (defined in Exhibit C attached hereto)) that, in
Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with standard office improvements (the Cable and such other items collectively
are referred to as “Required Removables”); provided, however, that no Alteration (including any portion of the Initial Alterations) that requires Landlord’s written approval pursuant to this Lease, other than any Cable,
shall be deemed a Required Removable unless Landlord has provided Tenant with written notice, at or about the time of such approval, that such Alteration constitutes a Required 

 
Removable. Required Removables shall include, without limitation, internal stairways, raised floors, personal baths and showers, vaults, rolling file systems
and structural alterations and modifications. In addition, if, pursuant Section 1 of Exhibit F attached hereto, the Premises includes Suite 500 (defined in Section 1 of Exhibit F attached hereto) and Landlord is not required
to remove the Suite 500 Data Center Improvements (defined in Section 1.F of Exhibit F attached hereto) pursuant to Section 1.F of Exhibit F attached hereto, then the Suite 500 Data Center Improvements shall be deemed Required
Removables. The Required Removables shall be removed by Tenant before the Termination Date. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant fails to perform its obligations in a timely manner,
Landlord may perform such work at Tenant’s expense. 
 9. Repairs and Alterations. 
 9.01 Upon Tenant’s discovery of any conditions in the Premises that are dangerous or in need of maintenance or repair, Tenant shall promptly provide
Landlord with notice of the same. Subject to Section 16 below, Tenant shall, at its sole cost and expense (subject to the third sentence of Section 9.02 below), perform all maintenance and repairs to the Premises that are not
Landlord’s express responsibility under this Lease, and keep the Premises in good condition and repair, reasonable wear and tear excepted. Tenant’s repair and maintenance obligations include, without limitation, repairs to: (a) floor
covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e) electronic, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant (collectively,
“Cable”); (f) supplemental air conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant; and (g) Alterations. Notwithstanding the foregoing, to the
extent, if any, that Landlord has any rights, under any warranty issued by any third-party vendor, to require such vendor to perform or pay for any repair in the Premises that Tenant is required hereunder to perform, Landlord shall, upon written
notice and request from Tenant, either (at Landlord’s option): (x) assign such rights to Tenant, or (y) at Tenant’s expense, enforce such rights against such vendor for Tenant’s benefit. Subject to the terms of
Section 15 below, to the extent Landlord is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing damage to the Building caused by the acts of Tenant, Tenant Related Parties and their respective
contractors and vendors. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (or such longer period of time as may be necessary provided that Tenant has commenced such repairs within such 15-day
period and is working diligently to complete the same) (although notice shall not be required in an emergency), Landlord may make the repairs, and Tenant shall pay the reasonable cost of the repairs, together with an administrative charge in an
amount equal to 10% of the cost of the repairs. 
 9.02 Landlord shall keep and maintain in good repair and working order and perform
maintenance upon the: (a) structural elements (including the footings and foundation) of the Building; (b) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general (including the
Premises), except for systems installed by or for the exclusive benefit of Tenant or any prior tenant or otherwise exclusively serving the Premises; (c) Common Areas; (d) roof of the Building (including its membrane and structure);
(e) exterior cladding and windows of the Building; and (f) elevators serving the Building. Landlord shall promptly make repairs for which Landlord is responsible. Subject to the terms of Section 15 below, to the extent Tenant is not
reimbursed by insurance proceeds, Landlord shall reimburse Tenant for the cost of repairing damage to the Premises caused by the acts of Landlord, Landlord Related Parties and their respective contractors and vendors. 
 9.3 Tenant shall not make alterations, repairs, additions or improvements or install any Cable (collectively referred to as “Alterations”)
without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. However, Landlord’s consent shall not be required for any Alteration that satisfies all of the following
criteria (a “Cosmetic Alteration”): (a) is of a cosmetic nature such as painting, wallpapering, hanging pictures, re-configuring and updating existing data cabling and telecommunications lines, and installing carpeting; (b)
is not visible from the exterior of the Premises or Building; (c) will not affect the Base Building or any Building systems; and (d) does not require work to be performed inside the walls or above the ceiling of the Premises (other than wiring work
through existing conduit which does not require demolition of wall or ceiling materials). Cosmetic Alterations shall be subject to all the other provisions of this Section 9.03. Prior to starting work, Tenant shall furnish Landlord with plans and
specifications; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building provided that such contractors shall be reasonably competitive in price for comparable
work performed in Seattle, Washington); required permits 

 
and approvals; and evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord and naming Landlord as an
additional insured. Changes to the plans and specifications must also be submitted to Landlord for its approval, which approval shall not be unreasonably withheld, conditioned or delayed. Alterations shall be constructed in a good and workmanlike
manner using Building-standard materials or other materials of a quality reasonably approved by Landlord. Tenant shall reimburse Landlord for any reasonable sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic
Alterations. Before incurring such sums, Landlord shall notify Tenant that it intends to use third parties for such examination. In addition, Tenant shall pay Landlord a fee for Landlord’s oversight and coordination of any non-Cosmetic
Alterations (other than the Initial Alterations) in an amount equal to (a) 5% of the cost of such non-Cosmetic Alterations if such cost does not exceed $50,000.00; and (b) 3% of the cost of such Non-Cosmetic Alterations if such cost
exceeds $50,000.00. Upon completion, Tenant shall furnish “as-built” plans for non-Cosmetic Alterations, completion affidavits and full and final waivers of lien, all in form reasonably acceptable to Landlord. Landlord’s approval of
an Alteration shall not be deemed a representation by Landlord that the Alteration complies with Law. 
 10. Entry by Landlord. 
 10.01 Landlord may enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or
additions to the Premises or any portion of the Building. Except in emergencies or to provide Building services (including, without limitation, routine repair, maintenance and servicing of Building systems and plumbing lines and fixtures), Landlord
shall provide Tenant with reasonable prior oral notice of entry (provided, however, that from and after Landlord’s receipt of written notice from Tenant of an e-mail address to which Landlord may deliver such notice of entry, such notice of
entry shall be made by e-mail to such e-mail address or such other e-mail address as Tenant may designate by written notice to Landlord from time to time) and shall use reasonable efforts to minimize any interference with Tenant’s use of the
Premises. If reasonably necessary, and after reasonable prior e-mail notice (as provided above in this Section 10) to Tenant (except in an emergency), Landlord may temporarily close all or a portion of the Premises to perform repairs,
alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Building Service Hours. Entry by Landlord shall not constitute a constructive eviction or,
except as provided in Sections 10.02 and 10.03 below, entitle Tenant to an abatement or reduction of Rent. 
 10.02 Notwithstanding
Section 10.01 above, if (a) any entry into the Premises by Landlord pursuant to Section 10.01 above (i) is not made necessary by the acts or omissions of Tenant or any Tenant Related Party (defined in Section 13 below)
(including, without limitation, any breach by Tenant of its obligations under this Lease) or by damage caused by any Casualty (defined in Section 16 below) or any Taking (defined in Section 17 below), and (ii) either (A) is made
necessary by events or conditions within Landlord’s reasonable control and continues for more than 3 consecutive Business Days, or (B) is made necessary by events or conditions outside Landlord’s reasonable control and continues for
more than 30 consecutive Business Days; and (b) during the period of, and as a result of, such entry, the Premises (or a material portion thereof) is rendered unusable by Tenant for the conduct of its business, then Tenant shall be entitled to
an abatement of Base Rent beginning on the first Business Day immediately following the expiration of such 3 or 30 Business Day period, as applicable, and ending on the earlier to occur of the date on which such entry terminates or the date on which
the Premises (or such portion thereof) becomes useable by Tenant for the conduct of its business, which abatement shall be based on the rentable square footage of the portion of the Premises so rendered unusable. Except to the extent expressly
provided in the preceding sentence, Landlord shall not be liable in any manner for any inconvenience, loss of business or other damage to Tenant, and Tenant shall not be entitled to an abatement or reduction of Rent, arising out of Landlord’s
entry into the Premises in accordance with Section 10.01 above. 
 10.03 If any closure of the Premises (or any portion thereof) by
Landlord pursuant to Section 10.01 above (a) is not made necessary by the acts or omissions of Tenant or any Tenant Related Party (defined in Section 13 below) (including, without limitation, any breach by Tenant of its obligations under this Lease)
or by damage caused by any Casualty (defined in Section 16 below) or any Taking (defined in Section 17 below), and (b) either (i) is made necessary by events or conditions within Landlord’s reasonable control and continues for more than 3
consecutive Business Days, or (ii) is made necessary by events or conditions outside Landlord’s reasonable control and continues for more than 30 consecutive Business Days, then Tenant shall be entitled to an abatement of Base Rent beginning on
the first Business Day immediately following the expiration of such 3 or 30 Business Day period, as applicable, and ending on the date on which such closure terminates. Except to the extent expressly provided 

 
in the preceding sentence, Landlord shall not be liable in any manner for any inconvenience, loss of business or other damage to Tenant, and Tenant shall not
be entitled to an abatement or reduction of Rent, arising out of Landlord’s closure of the Premises (or any portion thereof) in accordance with Section 10.01 above. 
 11. Assignment and Subletting. 
 11.01 Except in connection with a Permitted Transfer (defined in
Section 11.04), Tenant shall not assign, sublease, transfer or encumber any interest in this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior
written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed if Landlord does not exercise its recapture rights under Section 11.02. Any change in Tenant’s Ultimate Parent (defined below) (other
than a change in control resulting solely from the issuance, transfer and/or redemption of voting securities listed on a recognized securities exchange) shall constitute a Transfer. As used herein, “Tenant’s Ultimate Parent”
means, collectively, the parties that (a) directly or indirectly have control over Tenant (other than control resulting solely from the ownership of voting securities listed on a recognized securities exchange), and (b) consist of
(i) companies whose voting securities are listed on a recognized securities exchange, and/or (ii) persons. Any attempted Transfer in violation of this Section is voidable by Landlord. In no event shall any Transfer, including a Permitted
Transfer, release or relieve Tenant from any obligation under this Lease unless otherwise expressly agreed in writing by Landlord. 
 11.02
Except in connection with a Permitted Transfer, Tenant shall provide Landlord with financial statements for the proposed transferee, a fully executed copy of the proposed assignment, sublease or other Transfer documentation and such other
information as Landlord may reasonably request. Except in connection with a Permitted Transfer, within 15 Business Days after receipt of the required information and documentation, Landlord shall (except as provided in Section 11.07 below)
either: (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated by Landlord; (b) reasonably refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease or
subletting of more than 25% of the Rentable Square Footage of the Premises (excluding any portion of the Premises subleased with Landlord’s consent granted pursuant to Section 11.07 below) for more than 50% of the remaining Term (excluding
unexercised options), recapture the portion of the Premises that Tenant is proposing to Transfer (provided, however, that if Landlord elects to recapture, Tenant shall have 5 Business Days from receipt of Landlord’s notice of recapture within
which to withdraw its request for consent to the Transfer, in which event Landlord shall not have the right to recapture and this Lease shall continue in full force and effect as if no such request had been made). If Landlord exercises its right to
recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the Transfer. Tenant shall pay
Landlord a review fee of $1,000.00 for Landlord’s review of any Transfer other than a Permitted Transfer. 
 11.03 Tenant shall pay
Landlord 50% (provided, however, that with respect to any sublease to which Landlord consents pursuant to Section 11.07 below, such percentage shall be 100%) of all rent and other consideration which Tenant receives as a result of a Transfer
that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer after Tenant has first recovered all reasonable and customary out-of-pocket expenses directly incurred by Tenant in connection with
such Transfer, including, without limitation, brokerage fees, legal fees and construction costs. Tenant shall pay Landlord for Landlord’s share of the excess within 30 days after Tenant’s receipt of the excess. If Tenant is in Default,
Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a credit against Rent in the amount of Tenant’s share of payments received by Landlord. 
 11.04 Tenant may assign this Lease to a successor to Tenant by merger, consolidation or the purchase of substantially all of Tenant’s assets, or
assign this Lease or sublet all or a portion of the Premises to an Affiliate (defined below), without the consent of Landlord, provided that all of the following conditions are satisfied (a “Permitted Transfer”): (a) Tenant must not
be in Default; (b) Tenant must give Landlord written notice at least 15 Business Days before such Transfer (or, if later, at the earliest time permitted under applicable Law); and (c) if such Transfer will result from a merger or consolidation of
Tenant with another entity, then the Credit Requirement (defined below) must be satisfied. Tenant’s notice to Landlord shall include reasonable information and documentation evidencing the Permitted Transfer and showing that each of the above
conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. “Affiliate” shall mean an entity controlled by, controlling or under common control
with Tenant. The “Credit Requirement” shall be deemed satisfied if, as of the date immediately preceding the date of 

 
the Transfer, the financial strength of the entity with which Tenant is to merge or consolidate is not less than that of Tenant, as determined (x) based
on credit ratings of such entity and Tenant by both Moody’s and Standard & Poor’s (or by either such agency alone, if applicable ratings by the other agency do not exist), or (y) if such credit ratings do not exist, then in
accordance with Moody’s KMV RiskCalc (i.e., the on-line software tool offered by Moody’s for analyzing credit risk) based on CFO-certified financial statements for such entity and Tenant covering their last two fiscal years ending before
the Transfer. 
 11.05 If, pursuant to this Section 11, Tenant provides Landlord with any financial information regarding a proposed
Transfer, Landlord shall not disclose, or permit any of the Landlord Related Parties to disclose, such information to any third party, except to the extent, if any, that (a) such disclosure is made in connection with the evaluation of such
Transfer by Landlord, any Landlord Related Party, or any prospective or actual successor to the interest of Landlord or such Landlord Related Party in this Lease or to the interest of such Landlord Related Party in Landlord; or (b) such
information is available to such third party from a public source or any other source that is not under a confidentiality obligation with respect thereto; or (c) such disclosure is, in Landlord’s reasonable judgment, required by applicable
Law. 
 11.06 Tenant shall promptly provide Landlord with written notice of any change in Tenant’s legal name. 
 11.07 Notwithstanding anything to the contrary in Sections 11.01 or 11.02 above, provided that no Default exists, Landlord shall not withhold its
consent, pursuant to Section 11.02 above, to any sublease for which all of the following conditions are satisfied: (a) neither the proposed subtenant (nor any entity or individual constituting the proposed subtenant, if the proposed
subtenant consists of more than one entity or individual) nor any entity or individual that owns or controls, or is owned or controlled by, the proposed subtenant (other than through the ownership of voting securities listed on a recognized
securities exchange) shall be Prohibited Party (defined in Section 26.01 below); (b) the proposed subtenant must be neither: (i) a party whose occupancy at the Building would, in Landlord’s reasonable judgment, cause the Building
to become subject to additional or different Laws or increased insurance premiums; (ii) a party, such as a social security office or a law enforcement agency, whose occupancy of the subleased premises would, in Landlord’s reasonable
judgment, be likely to generate an unusual amount of foot traffic, noise or security risk; nor (iii) a party that Landlord, for any reason other than such party’s financial condition, does not consider suitable for a class “A”
office building (provided that this clause (iii) shall not apply at any time at which the Building is not being operated as a class “A” office building); and (c) at no time during the Term will the aggregate square footage sublet
by Tenant with Landlord’s consent granted pursuant to this Section 11.07 exceed the lesser of (x) 45,000 rentable square feet, or (y) 33% of the Rentable Square Footage of the Premises. 
 12. Liens. 
 Tenant shall not permit mechanics’
or other liens to be placed upon the Property, Premises or Tenant’s leasehold interest in connection with any work or service done or purportedly done by or for the benefit of Tenant or its transferees. Tenant shall give Landlord notice at
least 15 days prior to the commencement of any work in the Premises to afford Landlord the opportunity, where applicable, to post and record notices of non-responsibility. Tenant, within 20 days of notice from Landlord, shall fully discharge any
lien by settlement, by bonding or by insuring over the lien in the manner prescribed by the applicable lien Law and, if Tenant fails to do so, Tenant shall be deemed in Default under this Lease and, in addition to any other remedies available to
Landlord as a result of such Default by Tenant, Landlord, at its option, may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord, including, without limitation, reasonable
attorneys’ fees. 
 13. Indemnity and Waiver of Claims. 
 Except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related Parties, Tenant shall indemnify, defend and hold Landlord and its trustees, members, principals, beneficiaries,
partners, officers, directors, employees, Mortgagees (defined in Section 23) and agents (“Landlord Related Parties”) harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges and
expenses, including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law) (collectively referred to as “Losses”), which may be imposed upon, incurred by or asserted
against Landlord or any of the Landlord Related Parties by any third party and arising out of or in connection with any damage or injury occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related
Parties or any of Tenant’s transferees, contractors or licensees occurring on or about the 

 
Premises or the Property. Except to the extent caused by the negligence or willful misconduct of Tenant or any Tenant Related Parties, Landlord shall
indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (“Tenant Related Parties”) harmless against and from all Losses which may be
imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties by any third party and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord or the Landlord Related Parties
occurring on or about the Premises or the Property. 
 14. Insurance. 
 14.01 Tenant shall maintain (without any self-insured retention) the following insurance (“Tenant’s Insurance”): (a) Commercial General Liability Insurance applicable to the
Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (b) Property/Extra-Expense Insurance written on an All Risk or Special Cause of Loss Form, including earthquake sprinkler
leakage, at replacement cost value and with a replacement cost endorsement covering all of Tenant’s business and trade fixtures, equipment, movable partitions, furniture, merchandise and other personal property within the Premises
(“Tenant’s Property”) and any Leasehold Improvements performed by or for the benefit of Tenant; (c) Workers’ Compensation Insurance in amounts required by Law; and (d) Employers Liability Coverage
of at least $1,000,000.00 per occurrence (provided that if this coverage is unavailable from the Worker’s Compensation carrier or applicable State Fund, a “Stop Gap Liability” endorsement to the Commercial General Liability Policy is
acceptable). Any company writing Tenant’s Insurance shall have an A.M. Best rating of not less than A-VIII. All Commercial General Liability Insurance policies shall name as additional insureds Landlord (or its successors and assignees), the
managing agent for the Building (or any successor), EOP Operating Limited Partnership, Equity Office Properties Trust and their respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and other designees
of Landlord and its successors as the interest of such designees shall appear. In addition, Landlord shall be named as a loss payee with respect to Property Insurance on the Leasehold Improvements. All policies of Tenant’s Insurance shall
contain endorsements that the insurer(s) shall give Landlord and its designees at least 30 days’ advance written notice of any cancellation, termination, material change or lapse of insurance. Tenant shall provide Landlord with a certificate of
insurance evidencing Tenant’s Insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter as necessary to assure that Landlord always has current certificates
evidencing Tenant’s Insurance. Landlord shall maintain the following insurance (“Landlord’s Insurance”), the premiums of which will be included in Expenses: (1) Commercial General Liability insurance
applicable to the Property, Building and Common Areas providing, on an occurrence basis, a minimum combined single limit of at least $2,000,000.00; (2) All Risk Property Insurance on the Building at replacement cost value;
(3) Worker’s Compensation insurance as required by the state in which the Building is located and in amounts as may be required by applicable statute; and (4) Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any
company writing Landlord’s Insurance shall have an A.M. Best rating of not less than A-VIII. 
 14.02 Notwithstanding anything to the
contrary in Section 14.01 above, provided that Tenant delivers to Landlord an audited financial statement reasonably satisfactory to Landlord evidencing that Tenant has a net worth, as measured by its retained earnings (“Net
Worth”), in the amount of at least $100,000,000.00 (the “Minimum Net Worth”) as of the date of such financial statement, Tenant may self-insure for the Property/Extra-Expense Insurance that Tenant is
required to maintain under Section 14.01 above (the “Required Property Insurance”). As a condition to being permitted to self-insure pursuant to the preceding sentence, Tenant must maintain throughout the Term a Net
Worth at least equal to the Minimum Net Worth and deliver to Landlord, within 90 days after the end of each of Tenant’s fiscal years, a financial statement in the form described above evidencing Tenant’s Net Worth. If at any time
Tenant’s Net Worth is less than the Minimum Net Worth, then Tenant must obtain, provide, and keep in full force and effect the Required Property Insurance and provide Landlord with evidence of the same. If Tenant self insures as described
herein, then, for purposes of Section 15 below, any loss or damage to Tenant, Tenant’s Property, its leasehold interest, its business, the Premises or any additions or improvements thereto or contents thereof that would have been covered
by the Required Property Insurance shall be deemed covered by and recoverable by Tenant under valid and collectible policies of insurance. 
 14.03 If at any time Landlord self-insures for the All Risk Property Insurance on the Building that Landlord is required to maintain under Section 14.01 above, then, for purposes of Section 15 below, any loss or damage to Landlord
or its property or business that would have been covered by such All Risk Property Insurance shall be deemed covered by and recoverable by Landlord under valid and collectible polices of insurance. 

 15. Subrogation. 
 Landlord and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all rights of recovery, claims, actions or causes of action against the other for any loss or damage with respect
to Tenant’s Property, Leasehold Improvements, the Building, the Premises, or any contents thereof, including rights, claims, actions and causes of action based on negligence, which loss or damage is (or would have been, had the insurance
required by this Lease been carried) covered by insurance. For the purposes of this waiver, any deductible with respect to a party’s insurance shall be deemed covered by and recoverable by such party under valid and collectable policies of
insurance. 
 16. Casualty Damage. 
 16.01
If all or any portion of the Premises becomes untenantable by fire or other casualty to the Premises (collectively a “Casualty”), Landlord, with reasonable promptness, shall cause a general contractor selected by Landlord to provide
Landlord and Tenant with a written estimate of the amount of time required using standard working methods to Substantially Complete the repair and restoration of the Premises and any Common Areas necessary to provide access to the Premises
(“Completion Estimate”). If the Completion Estimate indicates that the Premises or any Common Areas necessary to provide access to the Premises cannot be made tenantable within 240 days from the date the repair is started, then
either party shall have the right to terminate this Lease upon written notice to the other within 10 days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was caused by the
intentional misconduct of Tenant or any Tenant Related Parties. In addition, Landlord, by notice to Tenant within 90 days after the date of the Casualty, shall have the right to terminate this Lease if: (1) the Premises have been materially
damaged and there is less than 1 year of the Term remaining on the date of the Casualty; (2) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt; or (3) a material uninsured loss to the
Building or Premises occurs. In addition, Tenant shall have the right to terminate this Lease if: (a) a substantial portion of the Premises has been damaged by fire or other casualty and such damage cannot reasonably be repaired within 60 days
after receipt of the Completion Estimate; (b) there is less than 1 year of the Term remaining on the date of the Casualty; (c) the Casualty was not caused by the willful misconduct of Tenant or its agents, employees or contractors; and
(d) Tenant provides Landlord with written notice of its intent to terminate within 15 days after its receipt of the Completion Estimate. 
 16.02 If this Lease is not terminated, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, restore the Premises and Common Areas. Such
restoration shall be to substantially the same condition that existed prior to the Casualty, except for modifications required by Law or any other modifications to the Common Areas deemed desirable by Landlord. Upon notice from Landlord, Tenant
shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s Insurance with respect to any Leasehold Improvements performed by or for the benefit of Tenant;
provided if the estimated cost to repair such Leasehold Improvements exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to
Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs. In no event shall Landlord be required to spend more for the
restoration than the proceeds received by Landlord, whether insurance proceeds or proceeds from Tenant. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the
repair thereof. Provided that the Casualty did not result from Tenant’s willful misconduct, during any period of time that all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall abate for
the portion of the Premises that is untenantable and not used by Tenant. 
 17. Condemnation. 
 Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent
domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would have a material adverse effect on
Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days 

 
after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order granting possession to, or vesting
legal title in, the condemning authority. If this Lease is not terminated, Base Rent and Tenant’s Pro Rata Share shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation
awarded for a Taking shall be the property of Landlord, and the right to receive compensation or proceeds is expressly waived by Tenant; provided, however, that Tenant may file a separate claim for that portion, if any, of such compensation or
proceeds that is specifically allocable to Tenant’s Property and Tenant’s reasonable relocation expenses. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will
restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking. 
 18. Events of Default.

 In addition to any other default specifically described in this Lease, each of the following occurrences shall be a
“Default”: (a) Tenant’s failure to pay any portion of Rent when due, if the failure continues for 5 days after written notice to Tenant (“Monetary Default”); (b) Tenant’s failure (other than a
Monetary Default) to comply with any term, provision, condition or covenant of this Lease, if the failure is not cured within 20 days after written notice to Tenant provided, however, if Tenant’s failure to comply cannot reasonably be cured
within 20 days, Tenant shall be allowed additional time (not to exceed 90 days) as is reasonably necessary to cure the failure so long as Tenant begins the cure within 20 days and diligently pursues the cure to completion; (c) Tenant permits a
Transfer without Landlord’s required approval or otherwise in violation of Section 11 of this Lease; (d) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes a general assignment for the benefit of
creditors, admits in writing its inability to pay its debts when due or forfeits or loses its right to conduct business; (e) the leasehold estate is taken by process or operation of Law; or (f) Tenant is in default beyond any notice and
cure period under any other lease or agreement with Landlord at the Building or Property. If Landlord provides Tenant with notice of Tenant’s failure to comply with any particular non-monetary covenant of this Lease on 3 separate occasions
during any 12 month period, Tenant’s subsequent violation of such provision shall, at Landlord’s option, be an incurable Default by Tenant. All notices sent under this Section shall be in satisfaction of, and not in addition to, notice
required by Law. 
 19. Remedies. 
 19.01
Upon Default, Landlord shall have the right to pursue any one or more of the following remedies: 
 (a) Terminate this Lease, in which case
Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises, Landlord, in compliance with Law, may enter upon and take possession of the Premises and remove Tenant, Tenant’s Property and any party
occupying the Premises. Tenant shall pay Landlord, on demand, all past due Rent and other losses and damages Landlord suffers as a result of Tenant’s Default, including, without limitation, all Costs of Reletting (defined below) and any
deficiency that may arise from reletting or the failure to relet the Premises. “Costs of Reletting” shall include all reasonable costs and expenses incurred by Landlord in reletting or attempting to relet the Premises, including,
without limitation, legal fees, brokerage commissions, the cost of alterations and the value of other concessions or allowances granted to a new tenant. 
 (b) Terminate Tenant’s right to possession of the Premises and, in compliance with Law, remove Tenant, Tenant’s Property and any parties occupying the Premises. Landlord may (but shall not be obligated to)
relet all or any part of the Premises, without notice to Tenant, for such period of time and on such terms and conditions (which may include concessions, free rent and work allowances) as Landlord in its good faith discretion shall determine.
Landlord may collect and receive all rents and other income from the reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. The
re-entry or taking of possession of the Premises shall not be construed as an election by Landlord to terminate this Lease. 
 19.02 In lieu
of calculating damages under Section 19.01, Landlord may elect to receive as damages the sum of (a) all Rent accrued through the date of termination of this Lease or Tenant’s right to possession, and (b) an amount equal to the
total Rent that Tenant would have been required to pay for the remainder of the Term discounted to present value at the Discount Rate (defined below) then in effect, minus the then present fair rental value of the Premises for the remainder of the
Term, similarly discounted, after deducting all anticipated Costs of Reletting. “Discount Rate” shall be the per annum interest rate published by the Federal Reserve Bank of San Francisco at the time of the award. 

 19.03 If Tenant is in Default of any of its non-monetary obligations under the Lease, Landlord shall have
the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work performed by Landlord. The repossession or re-entering of
all or any part of the Premises shall not relieve Tenant of its liabilities and obligations under this Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and remedy shall be cumulative and in addition
to any other right and remedy now or subsequently available to Landlord at Law or in equity. 
 19.04 Notwithstanding anything to the
contrary in this Section 19, Landlord shall use reasonable efforts to mitigate damages, provided that those efforts shall not require Landlord to relet the Premises in preference to any other space in the Building or to relet the Premises to
any party that Landlord could reasonably reject as a transferee pursuant to Section 11.02. In addition, notwithstanding anything to the contrary in this Section 19, if Landlord relets the Premises for a term (the “Relet
Term”) that extends past the Termination Date of this Lease (without consideration of any earlier termination pursuant to this Section 19), the Costs of Reletting that may be included in Landlord’s damages under this Lease
shall be limited to a prorated portion of the Costs of Reletting, based on the percentage that the length of the Term remaining on the commencement date of the new lease bears to the length of the Relet Term. For example, if Landlord enters into a
lease with a Relet Term of 10 years with a new tenant and there are 2 years left on the Term as of the commencement date of such new lease, then only 20% of the Costs of Reletting shall be included when determining Landlord’s damages.

 20. Limitation of Liability. 
 20.01
NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. FOR PURPOSES HEREOF, “INTEREST OF LANDLORD IN
THE PROPERTY” SHALL INCLUDE RENTS DUE FROM TENANTS, INSURANCE PROCEEDS, AND PROCEEDS FROM CONDEMNATION OR EMINENT DOMAIN PROCEEDINGS (COLLECTIVELY, “PROCEEDS”). NOTWITHSTANDING THE FOREGOING, IN NO
EVENT SHALL TENANT BE ENTITLED TO RECOVER PROCEEDS FROM ANY LANDLORD RELATED PARTY OR ANY OTHER THIRD PARTY AFTER SUCH PROCEEDS HAVE BEEN DISTRIBUTED OR PAID TO SUCH LANDLORD RELATED PARTY OR OTHER THIRD PARTY; PROVIDED, HOWEVER, THAT NOTHING IN
THIS PARAGRAPH SHALL DIMINISH ANY RIGHT THAT TENANT, AS A CREDITOR OF LANDLORD, MAY HAVE UNDER APPLICABLE LAW TO INITIATE OR PARTICIPATE IN AN ACTION TO CAUSE ALL OR ANY PORTION OF ANY SUCH DISTRIBUTION OR PAYMENT TO BE SET ASIDE, DISGORGED AND/OR
PAID OVER TO TENANT OR REPAID TO LANDLORD ON THE GROUNDS THAT SUCH DISTRIBUTION OR PAYMENT (OR SUCH PORTION THEREOF) WAS PREFERENTIAL OR FRAUDULENT OR BECAUSE OF LANDLORD’S EXISTING OR REASONABLY FORESEEABLE INSOLVENCY. TENANT SHALL LOOK SOLELY
TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN
NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT
SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN SECTION 23 BELOW), NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. 
 20.02 NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, IN NO EVENT SHALL TENANT OR ANY TENANT RELATED PARTY BE LIABLE TO LANDLORD FOR
ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE, EXCEPT AS OTHERWISE PROVIDED IN SECTION 22 BELOW. 
 21. [Intentionally Omitted.] 

22. Holding Over. 
 If Tenant fails to surrender all
or any part of the Premises at the termination of this Lease, occupancy of the Premises after termination shall be that of a tenancy at sufferance. Tenant’s 

 
occupancy shall be subject to all the terms and provisions of this Lease, and Tenant shall pay an amount (on a per month basis without reduction for partial
months during the holdover) equal to 150% of the sum of the Base Rent and Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to
extend the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or otherwise. If Landlord is unable to deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as
a result of Tenant’s holdover and Tenant fails to vacate the Premises within 15 days after notice from Landlord, Tenant shall be liable for all damages that Landlord suffers from the holdover. 
 23. Subordination to Mortgages; Estoppel Certificate. 
 23.01 Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust or ground lease(s) subsequently arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and
extensions thereof (collectively referred to as a “Mortgage”), provided that Landlord provides Tenant with a commercially reasonable subordination agreement executed by the party having the benefit of the Mortgage
(“Mortgagee”). Upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. As an alternative, a Mortgagee shall have the right at any time to
subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease. Landlord and Tenant shall each, within 10 days after receipt of a written request from the other,
execute and deliver a commercially reasonable estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). Without limitation, such estoppel certificate may include a certification
as to the status of this Lease, the existence of any defaults and the amount of Rent that is due and payable. Landlord represents and warrants to Tenant that, as of the date hereof: (a) no Mortgage exists that has been executed by Landlord, and
(b) to Landlord’s actual knowledge (without inquiry), no Mortgage otherwise exists. 
 23.02 For purposes of this Section 23,
a subordination agreement shall not be deemed to be commercially reasonable unless it provides that: (a) so long as Tenant is paying the Rent due under the Lease and is not otherwise in default under the Lease beyond any applicable cure period,
its right to possession and the other terms of the Lease shall remain in full force and effect; (b) the Mortgagee shall have additional time to cure defaults of Landlord (not to exceed 30 days for any monetary default or 90 days for any
non-monetary default); (c) neither the Mortgagee nor any successor-in-interest shall be bound by (i) any payment of the Base Rent, Additional Rent, or other sum due under this Lease for more than 1 month in advance or (ii) any amendment or
modification of this Lease made without the express written consent of the Mortgagee or any successor-in-interest; and (d) neither the Mortgagee nor any successor-in-interest will be liable for any act or omission of any prior landlord
(including Landlord) or subject to any offset or defense that Tenant might have against any prior landlord (including Landlord), except to the extent that any default by such prior landlord continues following the acquisition of such prior
landlord’s interest hereunder by the Mortgagee or such successor-in-interest (other than a default by such prior landlord of any obligation to pay or reimburse any funds to Tenant, except to the extent such funds have been received by the
Mortgagee). 
 24. Notice. 
 All demands,
approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by hand or sent by registered or certified mail with return receipt requested or sent by overnight or same day courier service
at the party’s respective Notice Address(es) set forth in Section 1. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the
Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice
Address (other than to a post office box address) by giving the other party written notice of the new address. 
 25. Surrender of Premises.

 At the termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property from the Premises,
and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, excepting ordinary wear and tear, damage resulting from Casualty, and any damage that Landlord is obligated to repair hereunder. If Tenant fails
to remove any of Tenant’s Property within 2 days after termination of this Lease or 

 
Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s
Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred. If Tenant fails to remove Tenant’s Property
from the Premises or storage, within 30 days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and title to Tenant’s Property shall vest in Landlord. 
 26. Miscellaneous. 
 26.01 This Lease shall be
interpreted and enforced in accordance with the Laws of the state or commonwealth in which the Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state or commonwealth. If any term or
provision of this Lease shall to any extent be void or unenforceable, the remainder of this Lease shall not be affected. If there is more than one Tenant or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant
shall be joint and several obligations of all the parties and entities, and requests or demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities. Notices to any one person or entity
shall be deemed to have been given to all persons and entities. Tenant and Landlord (each, a “Representing Party”) each represents and warrants to the other that each individual executing this Lease on behalf of the Representing
Party is authorized to do so on behalf of the Representing Party and that neither the Representing Party (nor any entity or individual constituting the Representing Party, if the Representing Party consists of more than one entity or individual) nor
any entity or individual that owns or controls, or is owned or controlled by, the Representing Party (other than through the ownership of voting securities listed on a recognized securities exchange), is a party (a “Prohibited Party”)
that is: (a) in violation of any laws relating to terrorism or money laundering, or (b) among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected
terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/tllsdn.pdf or any replacement website or other replacement official
publication of such list. 
 26.02 If either party institutes a suit against the other for violation of or to enforce any covenant, term or
condition of this Lease, the prevailing party shall be entitled to reimbursement of all of its costs and expenses, including, without limitation, reasonable attorneys’ fees. Landlord and Tenant hereby waive any right to trial by jury in any
proceeding based upon a breach of this Lease. No failure by either party to declare a default immediately upon its occurrence, nor any delay by either party in taking action for a default, nor Landlord’s acceptance of Rent with knowledge of a
default by Tenant, shall constitute a waiver of the default, nor shall it constitute an estoppel. 
 26.03 Whenever a period of time is
prescribed for the taking of an action by Landlord or Tenant (other than the payment of the Rent), the period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes,
acts of God, shortages of labor or materials, war, terrorist acts, civil disturbances and other causes beyond the reasonable control of the performing party (“Force Majeure”). 
 26.04 Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building
and Property. Upon transfer Landlord shall be released from any further obligations hereunder and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations, provided that, any successor pursuant to
a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or deed in lieu thereof) shall have assumed Landlord’s obligations under this Lease. 
 26.05 Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only and the delivery of it does not constitute an offer to Tenant
or an option. 
 (a) Tenant represents that it has dealt directly with and only with Tenant’s Broker as a broker in
connection with this Lease. Tenant shall indemnify and hold Landlord and the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord agrees to indemnify and
hold Tenant and the Tenant Related Parties harmless from all claims of any brokers, including Landlord’s Broker, claiming to have represented Landlord in connection with this Lease. Landlord agrees to pay a brokerage commission to Tenant’s
Broker in accordance with and subject to the terms of a separate written commission agreement to be entered into between Landlord and Tenant’s Broker. 

 (b) Agency Disclosure. At the signing of this Lease, Landlord’s Broker represented
Landlord, and Tenant’s Broker represented Tenant. Each party signing this document confirms that the prior oral and/or written disclosure of agency was provided to such party in this transaction, as required by RCW 18.86.030(1)(g). 

(c) Landlord and Tenant, by their execution of this Lease, each acknowledge and agree that they have timely received a pamphlet on the
law of real estate agency as required under RCW 18.86.030(1)(f). 
 26.06 Time is of the essence with respect to Tenant’s exercise of
any expansion, renewal or extension rights granted to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue
after the expiration or termination of this Lease. 
 26.07 Tenant may peacefully have, hold and enjoy the Premises, subject to the terms of
this Lease, provided Tenant pays the Rent and fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building. 

26.08 This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself any and all
rights not specifically granted to Tenant under this Lease. This Lease constitutes the entire agreement between the parties and supersedes all prior agreements and understandings related to the Premises, including all lease proposals, letters of
intent and other documents. Neither party is relying upon any warranty, statement or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and Tenant.

 26.09 This Lease may be executed and delivered in counterparts, each of which shall be deemed an original hereof and all of which
collectively shall be deemed one and the same document. 
 Landlord and Tenant have executed this Lease as of the day and year first above
written. 
 [Signatures are on next page.] 

					
	LANDLORD:
	
	WA-SECOND & SENECA, L.L.C., a Delaware limited liability company
		
	By:	 	Equity Office Management, L.L.C., a Delaware limited liability company, its non-member manager
			
		 	By:	 	 

		 	Name:	 	M. Patrick Callahan
		 	Title:	 	SUP - Seattle Region

  

			
	TENANT:
	
	SAFECO INSURANCE COMPANY OF AMERICA, a Washington corporation
		
	By:	 	 

	Name:	 	Arthur Chong
	Title:	 	Executive Vice President
	
	Tenant’s Tax ID Number (SSN or FEIN): 91-0742148

 LANDLORD ACKNOWLEDGMENT 
  

					
	STATE OF WASHINGTON	 	)	  	
	COUNTY OF KING	 	)	  	ss:

 I, the undersigned, a Notary Public, in and for the County and State aforesaid, do hereby certify
that M. PATRICK CALLAHAN, personally known to me to be the REGIONAL SENITRVICE President of EQUITY OFFICE MANAGEMENT, L.L.C., a Delaware limited liability company, and personally known to me to be the same person whose name is subscribed to the
foregoing instrument, appeared before me this day in person and acknowledged that as such officer of said entity being authorized so to do, (s)he executed the foregoing instrument on behalf of said entity, by subscribing the name of such entity by
himself/herself as such officer, as a free and voluntary act, and as the free and voluntary act and deed of said entity, for the uses and purposes therein set forth. 
 GIVEN under my hand and official seal this 23rd day of May, 2006. 
  

			
	Notary Public	  	

	Printed Name	  	Sandra K. Gilbreath

  

					
	Residing at:                        	  		  	
	My Commission Expires:                	  		  	
			
		  	TENANT ACKNOWLEDGMENT	  	

  

					
	STATE OF Washington	  	)	  	
	COUNTY OF King	  	)	  	ss:

 On this the 23 day of May, 2006, before me a Notary Public duly authorized in and for the said
County in the State aforesaid to take acknowledgments personally appeared Arthur Chong, known to me to be Executive Vice President of SAFECO INSURANCE COMPANY OF AMERICA, a Washington corporation, one of the parties described in the foregoing
instrument, and acknowledged that as such officer, being authorized so to do, (s)he executed the foregoing instrument on behalf of said corporation by subscribing the name of such corporation by himself/herself as such officer and caused the
corporate seal of said corporation to be affixed thereto, as a free and voluntary act, and as the free and voluntary act of said corporation, for the uses and purposes therein set forth. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal. 
  

			
	Notary Public	 	

	Printed Name	 	Karri J. Harrington

 Residing at: Lynnwood, WA 
 My Commission Expires: 6-27-2009Office Building Lease Agreement

 Exhibit 10.4 
 LEASE 
 BETWEEN 
 MICROSOFT CORPORATION, 
 AS LANDLORD 
 AND 
 GENERAL AMERICA CORPORATION, 
 AS TENANT 

 LEASE BETWEEN 
 MICROSOFT CORPORATION, 
 AS LANDLORD 
 AND 
 GENERAL AMERICA CORPORATION, 
 AS TENANT 
 INDEX

  

					
	 	  	 	  	Page
	SECTION I - LEASE DATA AND EXHIBITS	  	1
	    1.	  	Lease Data	  	1
	    1.1	  	Premises	  	1
	    1.2	  	Commencement Date	  	1
	    1.3	  	Term	  	1
	    1.4	  	Minimum Rent	  	2
	    1.5	  	Use	  	2
	    1.6	  	Notice Addresses	  	2
	    1.7	  	Project	  	3
	    1.8	  	Exhibits	  	3
		
	SECTION II - PREMISES	  	3
	    2.1	  	Premises	  	3
	    2.2	  	Landlord’s Reserved Parking Rights	  	3
	    2.3	  	Reductions in Office Space and Warehouse Space	  	3
	    2.4	  	Consequences of Space Reductions	  	4
	    2.5	  	Agreed Net Rentable Square Footage	  	4
	    2.6	  	Parking	  	5
	    2.7	  	Reserved to Landlord	  	5
	    2.8	  	Changes to Project	  	5
		
	SECTION III - TERM	  	5
	    3.1	  	Term	  	5
		
	SECTION IV - RENT	  	5
	    4.1	  	Minimum Rent	  	5
	    4.2	  	Additional Rent	  	6
	    4.3	  	Tenant’s Contributions to Operating Expenses and Real Property Taxes	  	6
	    4.4	  	Interest	  	11
		
	SECTION V - CONDUCT OF BUSINESS	  	11
	    5.1	  	Use of Premises	  	11
	    5.2	  	Appearance of Premises	  	11
	    5.3	  	Unlawful Use	  	11
	    5.4	  	Liens and Encumbrances	  	11

					
	    5.5	  	Hazardous Substances	  	11
	    5.6	  	Signs	  	12
		
	SECTION VI - UTILITIES AND OTHER CHARGES	  	12
	    6.1	  	Utilities	  	12
	    6.2	  	Licenses and Taxes	  	12
	    6.3	  	Electrical and Telecommunications Wires	  	12
		
	SECTION VII - DEPOSIT	  	12
	    7.1	  	Deposit	  	12
		
	SECTION VIII - COMPLETION AND ALTERATIONS	  	12
	    8.1	  	Delivery of Premises	  	12
	    8.2	  	Alterations by Tenant	  	13
		
	SECTION IX - MAINTENANCE OF PREMISES	  	13
	    9.1	  	Maintenance and Repairs by Tenant	  	13
	    9.2	  	Failure to Maintain	  	13
	    9.3	  	Maintenance and Repairs by Landlord	  	14
	    9.4	  	Surrender of Premises	  	14
		
	SECTION X - TRAFFIC	  	14
	    10.1	  	Trip Cap Agreement	  	14
	    10.2	  	Adjustment of Tenant’s Trip Cap Allocation	  	15
	    10.3	  	Monitoring and Compliance	  	15
		
	SECTION XI - INSURANCE AND INDEMNITY	  	15
	    11.1	  	Indemnification	  	15
	    11.2	  	Insurance	  	16
	    11.3	  	Landlord’s Insurance	  	16
	    11.4	  	Waiver of Subrogation	  	16
		
	SECTION XII - ASSIGNMENT AND SUBLETTING	  	17
	    12.1	  	Assignment or Sublease	  	17
	    12.2	  	Assignment by Landlord	  	17
		
	SECTION XIII - DESTRUCTION OF PREMISES	  	17
	    13.1	  	Partial Destruction	  	17
	    13.2	  	Total Destruction	  	17
	    13.3	  	Limitation	  	17
		
	SECTION XIV - EMINENT DOMAIN	  	18
	    14.1	  	Total Taking	  	18
	    14.2	  	Partial Taking	  	18
	    14.3	  	Damages	  	18
		
	SECTION XV - DEFAULT OF TENANT	  	18
	    15.1	  	Defaults	  	18

					
	    15.2	  	Legal Expenses	  	20
	    15.3	  	Remedies Cumulative; Waiver	  	20
		
	SECTION XVI - ACCESS BY LANDLORD; DEFAULT OF LANDLORD	  	20
	    16.1	  	Right of Entry	  	20
	    16.2	  	Default of Landlord	  	20
		
	SECTION XVII - SURRENDER OF PREMISES	  	20
	    17.1	  	Surrender of Possession	  	20
	    17.2	  	Holding Over	  	20
		
	SECTION XVIII - QUIET ENJOYMENT	  	21
	    18.1	  	Landlord’s Covenant	  	21
		
	SECTION XIX - MISCELLANEOUS	  	21
	    19.1	  	Notices	  	21
	    19.2	  	Successors or Assigns	  	21
	    19.3	  	Brokerage Commissions	  	21
	    19.4	  	Partial Invalidity	  	21
	    19.5	  	Recording	  	21
	    19.6	  	Subordination; Notice to Lender; Estoppel	  	21
	    19.7	  	Liability of Landlord	  	22
	    19.8	  	Force Majeure	  	22
	    19.9	  	Authority	  	22
	    19.10	  	Headings	  	22
	    19.11	  	Gender	  	22
	    19.12	  	Counterparts	  	22
		
	SECTION XX - EXECUTION OF LEASE	  	22
	    20.1	  	Intentionally Omitted	  	22
		
	SECTION XXI - ENTIRE AGREEMENT - APPLICABLE LAW	  	22
	    21.1	  	Entire Agreement - Applicable Law	  	22

 EXHIBITS 
  

			
	A	 	Legal Description of Premises
	B	 	Site Plan
	C	 	Legal Description of Project
	D-1	 	Boundary of Rainier CMR (first floor)
	D-2	 	Boundary of Rainier CMR (second floor)

 LEASE 
 THIS LEASE is made as of the 31st day of May, 2006, by and between MICROSOFT CORPORATION, a Washington corporation (“Landlord”), and GENERAL AMERICA CORPORATION, a Washington corporation
(“Tenant”). 
 For and in consideration of the mutual promises, covenants and conditions set forth in this Lease, Landlord and
Tenant agree as follows: 
 SECTION I - LEASE DATA AND EXHIBITS 
 1. Lease Data. The following definitions shall apply for purposes of this Lease, except as otherwise specifically modified herein: 
 1.1 Premises. The real property that is legally described on Exhibit A attached hereto (the “Real Property”), as depicted on the site plan attached hereto as Exhibit B, inclusive of all
buildings and other improvements depicted thereon (the “Premises”). 
 The Premises includes three (3) office buildings (the
“Office Buildings”), one (1) warehouse building (the “Warehouse Building”), and one (1) parking structure, except that with respect to the Rainier Building, the office portions of the Rainier Building consisting of
152,935 net rentable square feet are not included in the Premises, and only the cafeteria, meeting rooms, mail room, training rooms, gift shop, copy center, salon, and “magic wardrobe” portions of the Rainier Building, consisting of 34,624
net rentable square feet (the “Rainier CMR”), are included in the Premises. The boundary between the office portions of the Rainier Building and the Rainier CMR is shown on the partial floor plans of the Rainier Building attached hereto as
Exhibits D-1 (first floor) and D-2 (second floor). Occupants of the office portions of the Rainier Building and occupants of the Rainier CMR will not have access across that boundary, subject to fire code and other legal requirements. However,
Tenant agrees to cooperate with Landlord to permit deliveries to the office portions of the Rainier Building from the loading docks on the first level through the Rainier CMR, subject to Tenant’s security requirements. The Office Buildings and
Warehouse Building are referred to collectively as the Premises Office and Warehouse Buildings. The Office Buildings consist of 360,920 net rentable square feet of office space and the Warehouse Building includes 35,325 square feet of office space
(for a total of 396,245 net rentable square feet of office space) (the “Office Space”) and the warehouse building includes 70,649 net rentable square feet of warehouse space (the “Warehouse Space”). 
 1.2 Commencement Date. The term of this Lease shall commence upon the date Landlord acquires title to the Real Property from Tenant. 

1.3 Term. With respect to the Pacific Building the Term shall terminate on December 31, 2006. With respect to the Shasta Building and the
Adams Building and the Rainier CMR, (i) if Tenant has elected option 5C (i) under the Third Amendment of Purchase and Sale Agreement dated May 23, 2006 between Landlord and Tenant (the “Third Amendment”) the Term shall terminate
on December 31, 2006, provided that if Tenant reimburses the Purchase Price 
  

 1 

 Increment (as defined in the Third Amendment) in accordance with the Third Amendment Tenant may continue to occupy the
Shasta and Adams Buildings until May 31, 2007; and the term of the GAC Lease with respect to the Shasta and Adams Buildings shall terminate on May 31, 2007 or (ii) if Tenant has elected option 5C (ii) under the Third Amendment,
the Term shall terminate on May 31, 2007. 
  
 1.4 Minimum
Rent. Tenant shall pay Minimum Rent in the following monthly amounts: 
 (a) With respect to all Office Space in the Premises, except for
Office Space in the Shasta and Adams Buildings and the Rainier CMR: 
 $1.50 per rentable square foot per month; and

 (b) With respect to all Warehouse Space in the Premises: 
 $1.00 per rentable square foot per month. 
 No Minimum Rent shall be payable with respect to Office Space in the Shasta and Adams Buildings, or with respect to the Rainier CMR. 
 1.5 Use. Tenant shall use the Office Space only for general business office purposes and other purposes permitted by applicable law, shall use the Warehouse Space only for warehouse purposes and other purposes
permitted by applicable law, and shall use the balance of the Premises only for parking and other purposes incidental to its use of the Office Space and the Warehouse Space. 
 1.6 Notice Addresses 
  

			
	Landlord:	  	 Microsoft Corporation
 One Microsoft Way
 Redmond, WA 98052
 Attention: Chris
Owen, General Manager,
Real Estate & Facilities
 Fax No. (425) 936-7329

		
	With copy to:	  	 Tim Osborn
 Senior Attorney
 Microsoft Corporation
 One Microsoft Way, Building 8
 Redmond, WA 98052-6399
 Fax No. (425) 936-7329

		
	Tenant:	  	 General America Corporation
 4300 Brooklyn Avenue
NE
 Seattle, WA 98185
 Attn: Corporate Real Estate
 Fax No. (206) 545-5477

  

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	With copy to:	  	 Alston, Courtnage & Bassetti LLP
 Attn: Michael S.
Courtnage
 1000 Second Avenue
 Suite 3900
 Seattle, Washington 98104-1045
 Fax No. (206) 623-1752

 1.7 Project. The Project consists of the real property described in Exhibit C
hereto. The balance of the Project located outside of the Premises includes one office building (the “Olympic Building”) and one parking structure (the “West Parking Garage”). 
 1.8 Exhibits. The following exhibits are made a part of this Lease: 
  

			
	Exhibit A -	  	Legal Description of Real Property
	Exhibit B -	  	Site Plan
	Exhibit C -	  	Legal Description of Project
	Exhibit D-1 -	  	Boundary of Rainier CMR (first floor)
	Exhibit D-2 -	  	Boundary of Rainier CMR (second floor)

 SECTION II - PREMISES 
 2.1 Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises. 
 2.2 Landlord’s Reserved Parking Rights. Landlord (as owner of Lot 1, and not as landlord under this Lease) initially reserves the right to
use up to 648 parking stalls in the West Parking Garage on Lot 1 (which is located on the Project outside the Premises but is identified on the Site Plan), and shall issue 648 parking passes to its employees and others for that purpose. 

2.3 Reductions in Office Space and Warehouse Space. Tenant may cause portions of the Office Space and/or the Warehouse Space to be removed from
the Premises (a “Space Reduction”) on the following terms and conditions: 
 (a) Tenant shall give Landlord not less than thirty
(30) days written notice of the effective date of any Space Reduction affecting the Pacific Building; 
 (b) Space Reductions with
respect to the Rainier CMR and the Pacific Building (as so identified on the Site Plan) shall consist of the entire Rainier CMR or the entire Pacific Building, as the case may be; no Space Reductions shall be permitted as to portions of either the
Rainier CMR or the Pacific Building; 
 (c) Space reductions in the Adams Building (as so identified on the Site Plan) or the Shasta Building
(as so identified on the Site Plan) shall consist of either the entire Adams Building or Shasta Building, or one or more entire floors in the Adams Building or the Shasta Building. 
 (d) The effective date of any such Space Reduction (a “Space Reduction Effective Date”) shall be the date Tenant vacates the portion of the
Premises involved in the Space 
  

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 Reduction, including removal of all of Tenant’s trade fixtures, personal property, and equipment, and returns the
portion of the Premises so vacated to Landlord in the condition required by section 9.4. 
 2.4 Consequences of Space Reductions. On
the Space Reduction Effective Date, with respect to any Space Reduction: 
 (a) the Office Space or Warehouse Space affected by the Space
Reduction shall no longer be considered part of the Premises, including, without limitation, for purposes of calculating Minimum Rent and Tenant’s Share (as defined in Section 4.3(b)(iii) below) of Project Operating Costs and Building
Operating Costs (as defined and allocated in Section 4.3(b)(i) below and Real Property Taxes (as defined in Section 4.3(b)(ii) below); 
 (b) Tenant’s right to use parking spaces on the Premises shall be reduced at the rate of 2.36 stalls for each 1,000 net rentable square feet of Office Space affected by any Space Reduction (other than a Space Reduction affecting the
Pacific Building). A Space Reduction removing the Pacific Building from the Premises shall reduce Tenant’s parking allocation by 154 stalls. 
 (c) Tenant’s Trip Cap Allocation shall be reduced as provided in Section 10.2. 
 (d) At such time, if any, as all of the
Office Space and all of the Warehouse Space has been removed from the Premises, this Lease shall terminate as to the entire Premises. 
 2.5
Agreed Net Rentable Square Footage. For purposes of this section II, the parties agree that the following are the net rentable square footages of the buildings and floors identified below: 
 Rainier Building: 187,559 net rentable square feet of Office Space, of which 34,624 net rentable square feet consists of the Rainier CMR. 
 Pacific Building: 70,649 net rentable square feet of Warehouse Space 
 and 35,325 net rentable square feet of Office Space 
 Adams Building 
  

			
	Floor P1:	 	29,422 net rentable square feet of Office Space
		
	Floor P2:	 	4,115 net rentable square feet of Office Space
		
	Floor 1:	 	51,856 net rentable square feet of Office Space
		
	Floor 2:	 	48,152 net rentable square feet of Office Space
		
	Floor 3:	 	44,903 net rentable square feet of Office Space

 Shasta Building 
  

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	Floor P1:	 	14,118 net rentable square feet of Office Space
		
	Floor P2:	 	816 net rentable square feet of Office Space
		
	Floor 1:	 	46,476 net rentable square feet of Office Space
		
	Floor 2:	 	44,640 net rentable square feet of Office Space
		
	Floor 3:	 	41,798 net rentable square feet of Office Space

 2.6 Parking. On the Commencement Date, Tenant shall have the right to use, and shall be
issued parking passes for, all parking stalls on the Premises and all those parking stalls located in the West Parking Garage other than (i) those in the West Parking Garage reserved by Landlord pursuant to Section 2.2, and (ii) 361
stalls located in the North Parking Garage, which shall be reserved by Landlord. The number of parking stalls Tenant is entitled to use, and the number of parking passes allocated to Tenant, shall be reduced on each Space Reduction Effective Date as
provided in Section 2.4 (b). 
 2.7 Reserved to Landlord. Landlord reserves all air rights over the Premises (except as otherwise
expressly agreed in writing) and the right to install, maintain, use, repair and replace pipes, ducts, conduits and wires leading through the Premises outside that portion of the Premises Office and Warehouse Buildings then constituting the Premises
to serve other parts of the Project in locations which will not materially interfere with Tenant’s use thereof or access thereto or its parking rights under this Lease. Landlord shall provide Tenant reasonable prior notice of any such work.

 2.8 Changes to Project. Landlord reserves the right at any time to make alterations or additions to the Project located outside
that portion of the Premises Office and Warehouse Buildings then constituting the Premises, to expand the Project to include additional phases from time to time; to construct other buildings or improvements in the Project located outside the
Premises or located on Lot 5 of the Real Property; and to relocate the various parking and other common areas located outside the Premises; and to grant easements with respect thereto, all to the extent that such will not materially interfere with
Tenant’s use of or access to the Premises or the buildings and other improvements located thereon or its parking rights under this Lease. 
 SECTION III - TERM 
 3.1 Term. Subject to the provisions of Section 2.4 (c), this Lease shall be for the term specified
in Section 1.3 (the “Term”), commencing on the Commencement Date. 
 SECTION IV - RENT 
 4.1 Minimum Rent. Tenant shall pay to Landlord at the address specified in Section 1.6, or at such other entity or address as may be
specified by Landlord from time to time, without setoff or deduction whatsoever, except as permitted hereunder, as fixed monthly minimum rent during the Term, the amounts set forth in Section 1.4 (“Minimum Rent”). Minimum Rent and
other sums due 
  

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 from Tenant under this Lease shall be paid to Landlord by electronic transfer into a financial institutional account
designated by Landlord from time to time. Monthly installments of Minimum Rent are due in advance on or before the first day of each month of the Term. Minimum Rent for partial months shall be prorated. The Minimum Rent does not include the
Additional Rent payable by Tenant pursuant to this Lease. 
 4.2 Additional Rent. In addition to Minimum Rent, all other sums to be
paid or reimbursed by Tenant to Landlord, whether or not so designated, are “Additional Rent” for the purposes of this Lease. Unless otherwise specifically provided in this Lease, Tenant shall pay Landlord all Additional Rent within ten
(10) days after demand. As used herein the term “Rent” refers to both Minimum and Additional Rent. 
 4.3 Tenant’s
Contributions to Operating Expenses and Real Property Taxes. In addition to Minimum Rent Tenant shall pay to Landlord as Additional Rent Tenant’s Share of all “Project Operating Costs”, “Building Operating Costs” and
“Real Property Taxes” incurred in connection with the operation of the Project as follows: 
 (a) Before Lease commencement and each
calendar year commencing thereafter, Landlord will notify Tenant in writing of Landlord’s estimate of Tenant’s Share (as defined in Section 4.3(b)(iii) below) of the Project Operating Costs, Building Operating Costs, and Real Property
Taxes for the current year. Tenant shall pay such estimated amount in advance, in equal monthly installments, without deduction or offset, on or before the first (1st) day of each calendar month, with the payment of Minimum Rent required pursuant to Section 4.1 above. Following the end of each calendar year,
Landlord will compute Project Operating Costs, Building Operating Costs, and Real Property Taxes for such year based on actual costs and, if Tenant’s Share of the amounts due for such year is greater than the amounts already paid by Tenant
pursuant to this Section 4.3, Tenant shall pay Landlord the deficiency within thirty (30) days after receiving written notice of such amount from Landlord. If the total amount paid for such year exceeds Tenant’s Share, then if Tenant
has cured any Tenant defaults then existing under this Lease, Landlord shall credit such excess to the payment of Additional Rent which may thereafter become due under this Lease; however, upon the expiration or sooner termination of the Term, if
Tenant has otherwise complied with all other terms and conditions of this Lease, Landlord shall refund such excess to Tenant. If at any time during a calendar year Landlord obtains additional information regarding costs or expenses of the Real
Property, Landlord may at its election adjust the amount of the monthly installments due under this section for the balance of the year to reflect such additional information, by giving Tenant written notice thereof, which notice also shall state
the amount of the deficiency, if any, in the prior monthly payments for the calendar year. Tenant shall pay any such deficiency within thirty (30) days of its receipt of the notice and shall make the adjusted monthly payments for the remainder
of the calendar year. 
 (b) For purposes of this Lease: 
 (i) “Operating Costs” means all expenses actually paid or incurred by Landlord for maintaining, managing, operating, cleaning, repairing, replacing and administering the Project (but not the Premises Office
and Warehouse Buildings or the Olympic Building located thereon) or dealing with safety and security related thereto, and the personal property used in conjunction therewith, including without limitation, the costs of common refuse collection,
water, 
  

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 sewer, electricity, gas, heat, air conditioning, fuel, light, fire protection, and other utilities; services; supplies;
window washing; snow, garbage, trash and debris removal; traffic control costs, fire protection, life safety and security services and systems; gardening and landscape maintenance; parking and drive area resurfacing and restriping; services of
independent contractors; compensation (including employment taxes and fringe benefits) of all persons who perform duties directly in connection with the operation, management, maintenance, repair, replacement and administration of the Project; costs
incurred in connection with compliance with legal requirements; signage costs, other than for signs belonging to individual tenants; insurance premiums and charges for all insurance carried with respect to the Project and all deductibles with
respect thereto; bond premiums and charges; association fees and dues; the Project’s share of expenses under easement, cross-easement or like agreements benefiting the Project; license and permit costs and governmental fees and charges,
including inspection fees; subsidies, mitigation and other payments required by public and quasi-governmental bodies, including those for traffic management requirements; professional management fees (not to exceed one and one-half percent (1 1/2%)) of gross Premises income easement and license fees; reserves for roof repairs; legal and accounting expenses
directly attributable to the Project and other expenses or charges whether or not hereinabove described which, in accordance with generally accepted accounting and management practices, would be considered an expense of maintaining, managing,
operating, cleaning, repairing, replacing and administering the Project. 
 “Building Operating Costs” shall mean the
utility costs attributable to the Premises Office and Warehouse Buildings, to the extent not paid directly by Tenant under the terms of Section 6.1; maintenance and repair costs related solely to the Premises Office and Warehouse Buildings;
supplies related solely to the Premises Office and Warehouse Buildings; refuse removal services attributable solely to the Premises Office and Warehouse Buildings (if separately billed); and life safety systems costs related solely to the Premises
Office and Warehouse Buildings. All other costs falling within the definition of Operating Costs that are not part of Building Operating Costs are Project Operating Costs: 
 Notwithstanding the foregoing, the following items shall be excluded or deducted, as the case may be, from the calculation of Tenant’s share of Operating Costs: 
 (1) Leasing commissions, fees and costs, advertising and promotional expenses and other costs incurred in procuring tenants for or in selling any
Building in the Project or the Project; 
 (2) Legal fees except those incurred directly in connection with Landlord’s operation and
maintenance of the Project (other than the maintenance of the Building thereon); 
 (3) Costs of renovating or otherwise improving or
decorating space for any tenant or other occupant of the Project, including Tenant, or relocating any tenant; 
 (4) Financing costs
including interest and principal amortization of debts and the costs of providing the same; 
  

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 (5) Depreciation other than amortization of the cost of any alterations, additions, changes, repairs,
replacements or other items which, under generally accepted accounting principles, are properly classified as capital items, except that such costs as capitalized shall be amortized on a straight-line basis over the useful life of the item in
question with the annual amortization to be included as part of Operating Costs. 
 (6) Rental on ground leases or other underlying leases
and the costs of providing the same; 
 (7) Wages, bonuses and other compensation of employees above the grade of Building manager, and
fringe benefits other than insurance plans and tax-qualified benefit plans; 
 (8) Any liabilities, costs or expenses associated with or
incurred in connection with the removal, enclosure, encapsulation or other handling of asbestos or other hazardous or toxic materials or substances and the cost of defending against claims in regard to the existence or release of Hazardous
Substances or materials at the Project (except with respect to those costs for which Tenant is otherwise responsible pursuant to the express terms of this Lease); 
 (9) Costs of any items for which Landlord is or is entitled to be paid or reimbursed by insurance; 
 (10)
Increases in insurance or Real Property Taxes specifically identifiable as due to any tenant of the Olympic Building or other tenant of the Project; 
 (11) Charges for electricity, water, or other utilities, services or goods and applicable taxes for which Tenant or any other tenant, occupant, person or other party is obligated to pay directly to the utility or to
reimburse Landlord and which are not payable as part of the general reimbursement of Operating Costs; 
 (12) Cost of any HVAC, janitorial
or other services provided to other tenants after regular business hours; 
 (13) Cost of installing, operating and maintaining any
specialty service, such as an observatory, broadcasting facilities, child or daycare, luncheon club or athletic or recreation club; 
 (14)
Cost of any work or service performed on an extra cost basis for any tenant in the Project; 
 (15) Cost of any work or services performed
for any facility other than the Buildings that form part of the Premises or Project; 
 (16) Any cost representing an amount paid to a
person, firm, corporation or other entity related to Landlord that is in excess of the amount which would have been paid in the absence of such relationship; 
  

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 (17) Any cost of painting or decorating any interior parts of any Building in the Project; 

(18) Costs of relamping all light fixtures in non-public areas of the Project including, without limitation, labor and materials for light tubes,
bulbs, starters, ballasts and their equivalents; 
 (19) Any cost associated with operating an off-site management office for any Building
in the Project or for the Project; 
 (20) Landlord’s general overhead and any other expense not directly attributable to operation and
management of the Project (e.g., the activities of Landlord’s officers and executives or professional development expenditures); 
 (21) Cost of initial cleaning and rubbish removal from the Premises or Project to be performed before delivery of the Premises to Tenant; 
 (22) Cost of initial landscaping of the Project; 
 (23) Costs of any mitigation fees, impact fees, subsidies, tap-in fees,
connection fees or similar one time charges or costs (however characterized), imposed or incurred in connection with undertaking the initial Project or any expansion of the Project; 
 (24) Any fees, costs or expenditures incurred in connection with negotiations, disputes and claims of other tenants or occupants of the Project;

 (25) Cost of any items that, under generally accepted accounting principles, are properly classified as capital expenses, except to the
extent Landlord is expressly allowed to recover such costs under this Lease; 
 (26) Lease payments for rental equipment (other than
equipment for which depreciation is properly charged as an expense) that would constitute a capital expenditure if the equipment were purchased; 
 (27) Cost of the initial stock of tools and equipment for operation, repair and maintenance of the Project; 
 (28) Late fees or
charges incurred by Landlord due to late payment of expenses; 
 (29) Cost of acquiring, securing, cleaning or maintaining sculptures,
paintings and other works of art; 
 (30) Real Property Taxes or taxes on Landlord’s business (such as income, excess profits,
franchise, capital stock, estate, inheritance, etc.); 
 (31) Costs and expenses incurred in connection with contesting or settlement of any
claimed violation of law or requirements of law; 
  

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 (32) Direct costs or allocable costs (such as Real Property Taxes) associated with parking operations if
there is a separate charge to Tenant, other tenants or the public for parking; 
 (33) Costs incurred in connection with remedying
violations of law with respect to those parts of the Project that Landlord is responsible for maintaining and repairing; 
 (34) Costs
incurred in connection with compliance with the local implementation of the National Energy Code, including but not limited to provisions requiring the removal of cable and wires within the Project and Premises (except to the extent such removal is
required of Tenant hereunder); 
 (35) Cost of complying with the ADA, whether such costs are classified as capital items or expenses under
generally accepted accounting principles, to the extent that such compliance was required on the date of this Lease; 
 (36) Charitable or
political contributions; 
 (37) Costs related to public transportation, transit or van pools; 
 (38) All other items for which another party compensates or pays (other than as part of Operating Costs) so that Landlord shall not recover any item of
cost more than once; and 
 (39) Flowers, balloons or gifts of any type. 
 (ii) “Real Property Taxes” means all taxes on the Project (including common areas and facilities), and on personal property used in
conjunction therewith, and taxes on property of tenants of the Project which have not been paid by such tenants directly to the taxing authority; surcharges; all local improvement and other assessments of every kind and nature levied with respect to
the Project and/or the personal property used in connection with the operation of the Project; any taxes levied or assessed in addition to or in lieu of, in whole or in part, such taxes or assessments and any other tax or assessment upon leasing of
the Project or rents collected therefrom, other than any federal, state or local net income tax or franchise tax; and all costs incurred by Landlord in contesting taxes or assessments or attempting to reduce such or assessed values. 
 (iii) “Tenant’s Share” of Project Operating Costs and “Tenant’s Share” of Real Property Taxes means the ratio, from time
to time, of (i) the net rentable square footage of space in the Premises Office and Warehouse Buildings then constituting the Premises, to (ii) 838,325. Tenant’s Share of Building Operating Costs means the ratio, from time to time, of
(i) the net rentable square footage of space in the Premises Office and Warehouse Buildings then constituting the Premises, to (ii) 619,829. 
 (c) Not later than one hundred twenty (120) days after the expiration of each calendar year included in the Term, Landlord shall submit to Tenant a detailed written statement, certified by Landlord containing the
amount of actual Operating Costs for such calendar year 
  

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 broken down by component of expenses, the amount paid by Tenant towards the Operating Costs, and the amount, if any,
Tenant owes Landlord or the amount Landlord owes Tenant as a refund for such year. Tenant or its audit representatives shall have the right to inspect and audit Landlord’s books and records with respect to this Lease no more than once each
calendar year or not more than one (1) year after the end of any calendar year during the Term to verify actual Operating Costs for such calendar year. Tenant’s audit representative shall be designated by Tenant. The Landlord’s books
and records shall be kept on an accrual basis according to generally accepted accounting principles provided that prepaid items will be amortized to match the period in which the service or benefit is received. If Tenant’s audit of the
Operating Costs by Tenant’s audit representative reveals an overcharge of more than five percent (5%), Landlord promptly shall reimburse Tenant for the reasonable out-of-pocket cost of the audit. Any overcharge or underpayment of Operating
Costs shall be due from one party to the other within thirty (30) days after the amount of the overcharge or underpayment has been fixed. 
 4.4 Interest. Interest shall accrue on any payment due under this Lease which is more than ten (10) days past due at the rate of twelve percent (12%) per annum. If the foregoing rate exceeds the maximum rate permitted by
applicable law, interest shall accrue at the maximum rate so permitted by law, from the date due until paid on any amount not paid when due. 
 SECTION V - CONDUCT OF BUSINESS 
 5.1 Use of Premises. Tenant shall use the Premises only for the purposes stated in
Section 1.5. Tenant shall not use or permit the use of the Premises for any other purpose without Landlord’s express prior written consent. Tenant shall promptly comply with such rules and regulations for the Project adopted from
time-to-time by Landlord, upon reasonable notice to Tenant so long as such rules and regulations are not inconsistent with the terms of this Lease and are uniformly enforced. 
 5.2 Appearance of Premises. Tenant shall maintain the Premises Office and Warehouse Buildings (to the extent they remain part of the Premises) in
a clean, orderly and neat fashion and shall neither commit waste nor knowingly permit any waste to be committed thereon. Tenant shall not permit any accumulation of trash or refuse on or about the Premises Office and Warehouse Buildings except in
covered containers. 
 5.3 Unlawful Use. Tenant shall not use or knowingly permit the Premises or any part thereof to be used for any
purpose in violation of any municipal, county, state or federal law, ordinance, rule or regulation (collectively “Applicable Laws”). 
 5.4 Liens and Encumbrances. Tenant shall keep the Premises free and clear of all liens and encumbrances arising or growing out of its use and occupancy of the Premises. If any lien is filed against the Real Property as a result of
the action or inaction of Tenant or its employees, agents or contractors, Tenant shall within fifteen (15) business days of Landlord’s demand therefor discharge such lien by payment or post a bond sufficient in amount to cause the lien to
be removed of record. 
 5.5 Hazardous Substances. Tenant shall not, without Landlord’s prior written consent, keep any
substances designated as, or containing components designated as, hazardous, dangerous, 
  

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 toxic, or harmful, and/or subject to regulation under any federal, state, or local law, regulation, or ordinance
(“Hazardous Substances”) on or about the Premises, except supplies and products normally used in a general business operations (which shall be stored, used, and disposed of in compliance with all Applicable Laws). Tenant shall indemnify,
defend and hold Landlord harmless with respect to all claims, suits, causes of action, costs, losses, damages, fines and penalties attributable to Tenant’s release of Hazardous Substances in, on, under, about or from the Premises in violation
of Applicable Laws during the Term. Tenant’s obligations under this Section 5.5 shall survive expiration or termination of this Lease. 
 5.6 Signs. Tenant shall be permitted to retain in place all existing signs on the Premises and, subject to the provisions of Section 8.2, to modify them for its use during the Term. 
 SECTION VI - UTILITIES AND OTHER CHARGES 
 6.1 Utilities. Tenant shall pay prior to delinquency for all electricity, telephone, water, gas, sewer, garbage, fire protection and any other utilities which are supplied to the Premises Office and Warehouse Buildings (to the extent
they remain a part of the Premises) which are separately metered or submetered to the Premises, and, as part of Building Operating Costs, Tenant’s Share of all other utilities provided to the Premises Office and Warehouse Buildings that are not
separately metered or submetered. Tenant shall cooperate with Landlord to allow the electrical service provider access to electrical lines and equipment within the Premises. The Premises are served by data, communications and power cabling located
within a subterranean bank/vault (the “Vault”) that serves the entire Project. Landlord and Tenant shall jointly cooperate to develop procedures so that such services can be maintained and access is available to the Vault for work in
conjunction therewith. 
 6.2 Licenses and Taxes. Tenant shall be liable for, and shall pay or cause to be paid throughout the Term,
all license and excise fees and occupation taxes covering the business conducted on the Premises during the Term and all personal property taxes levied with respect to all personal property located at the Premises during the Term. 
 6.3 Electrical and Telecommunications Wires. Tenant shall comply with all Applicable Laws with respect to all wires, cables and similar
installations (“Wires”) installed by Tenant within the Premises during the Term. 
 SECTION VII- DEPOSIT 
 7.1 Deposit. Intentionally omitted. 
 SECTION VIII - COMPLETION AND ALTERATIONS 
 8.1 Delivery of Premises. Landlord is leasing the Premises to Tenant in an AS IS
condition. Tenant acknowledges that Landlord has acquired the Premises on the Commencement Date from Tenant, that Tenant has occupied the Premises prior to the Commencement Date and is occupying the Premises on the Commencement Date, and that,
accordingly, (i) Landlord has no obligation to Tenant with respect to delivery of possession of the Premises, and (ii) Landlord has no obligations to Tenant with respect to the condition of the Premises Office and Warehouse Buildings on
the Commencement Date, including, without limitation, with respect to any defects in the Buildings, latent or patent, or any deferred maintenance of the Premises Office and Warehouse Buildings. 
  

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 8.2 Alterations by Tenant. Tenant shall not make any Material alterations, additions or
improvements in or to the Premises without first submitting to Landlord professionally-prepared plans and specifications for such work and obtaining Landlord’s prior written approval thereof, which approval shall not be unreasonably withheld,
delayed or conditioned. For the purposes of this Section 8.2, a “Material” alteration, addition, or improvement shall be any such alteration, addition, or improvement (i) the cost of which will exceed $500,000), or
(ii) which will change the exterior appearance or affect the structure or building systems of any of the Premises Office and Warehouse Buildings. Tenant agrees that in view of the relatively short term of this Lease, and Tenant’s rights to
effect Space Reductions, it shall not be unreasonable for Landlord to condition Landlord’s approval of any Material alteration, addition, or improvement on Tenant’s agreement to remove such alteration, improvement or addition upon the
earlier of (i) the expiration of the term of this Lease, or (ii) the Space Reduction Effective Date with respect to the space in which such alteration, improvement, or addition is located, and to repair any damage to the Premises caused by
any such removal. Tenant covenants that it will cause all alterations, additions and improvements to the Premises be performed at Tenant’s sole cost and in good and workmanlike manner consistent with commercial standards for an office park
comparable to the Premises, and in the case of Material alterations, additions or improvements in a manner which: (a) is consistent with the Landlord-approved plans and specifications and any conditions reasonably imposed by Landlord in
connection therewith; and (b) does not invalidate or otherwise affect the warranties then in effect with respect to the Premises. Tenant shall secure all governmental permits and approvals for, as well as comply with all Applicable Laws in
connection with, all alterations, additions and improvements. 
 SECTION IX - MAINTENANCE OF PREMISES 
 9.1 Maintenance and Repairs by Tenant. Except for matters which are Landlord’s responsibility under terms of Section 9.3, and except for
maintenance attributable to the negligence or wrongful acts of Landlord or its employees, agents, contractors, guests or invitees or its or their breach of applicable law or Landlord’s breach of its obligations under this Lease, Tenant shall at
all times keep the interior of the Premises Office and Warehouse Buildings (to the extent they remain a part of the Premises) (including doors and entrances, all windows and molding and trim of all doors and windows) and all partitions, door
surfaces and appurtenances thereof, all systems therein, in good order, condition and repair. If Tenant’s maintenance obligations will require it to make any expenditures which are capital in nature, then its share of the cost therefor shall be
limited to an amount equal to a portion of such expense that is equal to the percentage that the then remaining Term bears to the Internal Revenue Service determined useful life for the capital expenditure item. Tenant shall not be obligated to
perform such capital expenditure work until Landlord provides to Tenant an amount equal to the difference between the cost thereof and Tenant’s share of such cost. Tenant shall maintain and replace all light bulbs, tubes and ballasts within the
Premises Office and Warehouse Buildings and provide janitorial service to the Premises Office and Warehouse Buildings (to the extent such are still subject to the terms of this Lease). 
 9.2 Failure to Maintain. If Tenant fails to keep and maintain the Premises Office and Warehouse Buildings in the condition set forth in
Section 9.1, Landlord may, at its option and, 
  

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 except in the case of emergency, following notice to Tenant and expiration of the applicable cure period, put or cause
the same to be put in the condition required thereunder, and Tenant on demand shall pay Landlord the reasonable out-of-pocket cost thereof within ten (10) business days after its receipt of an invoice and supporting documentation therefor.

 9.3 Maintenance and Repairs by Landlord. Except for maintenance attributable to the negligence or wrongful acts of Tenant or its
employees, agents, contractors, guests or invitees or its or their breach of applicable law or Tenant’s breach of its obligations under this Lease or to alterations, additions or improvements made by Tenant, Landlord shall maintain and repair
the roof structure, exterior walls, foundation and building structure of all Premises Office and Warehouse Buildings, all systems serving the Premises Office and Warehouse Buildings, and all of the balance of the Premises located outside those
Buildings in a good order, repair and condition during the Term. In the event of an emergency caused by an event posing an immediate danger or injury to persons or damage to property involving any of those items which are Landlord’s obligation
to repair under the terms of this Section 9.3, Tenant shall exercise due diligence in attempting to immediately contact Landlord telephonically or by other reasonable means to inform Landlord of the emergency and of the need to take action. If
Landlord fails to commence taking action to deal with the emergency problem within twenty four (24) hours after being advised by Tenant thereof, then Tenant may make such repair as it deems necessary to resolve the immediate danger giving rise
to the emergency, but not any long term problem, for the account of Landlord. Following Tenant’s completion of such emergency repair work, Landlord shall reimburse Tenant for its reasonable out-of-pocket expenses incurred in performing such
repair work within fifteen (15) days following Landlord’s receipt of invoice from Tenant. If Landlord fails to reimburse Tenant within such fifteen (15) day period, then Tenant may offset such amount together with interest at the
interest rate set forth in Section 4.4 from the next installment(s) of Rent due. 
 9.4 Surrender of Premises. At the expiration
or sooner termination of this Lease, or upon any Space Reduction Effective Date, Tenant shall return the Premises Warehouse and Office Buildings (or the portion subject to the Space Reduction) to Landlord in the same condition in which received (or,
if altered in compliance with the provisions of Section 8.2, then the Premises Warehouse and Office Buildings shall be returned in such altered condition, except that if Landlord conditioned its consent to any alteration, addition, or
improvement upon Tenant’s removal of such alteration, addition, or improvement, Tenant shall remove such alteration, addition or improvements to the Premises Office and Warehouse Building upon its surrender of the Premises and repair any damage
caused by any such removal) reasonable wear and tear and damage by casualty or condemnation or attributable to Landlord’s breach of this Lease excepted. Prior to such return, Tenant shall remove its trade fixtures, personal property and
equipment. Tenant’s obligation to perform this covenant shall survive the expiration or termination of this Lease. 
 SECTION X –
TRAFFIC 
 10.1 Trip Cap Agreement. Tenant shall cooperate with Landlord in meeting the objectives and complying with the terms and
conditions of any Transportation Management Plan (the “Plan”) and the Safeco Trip Cap Agreement recorded under Recording No. 9804290364, as amended by instrument under Recording No. 20040811002098 (and as it may be affected by
Section 4(c) of the Second Amendment to Development Agreement recorded under Recording No. 20040811002099) (the “Trip Cap Agreement”). Tenant acknowledges that its share of the PM Peak Hours Trips under the Base Trip Cap of the
Trip Cap Agreement is limited to 676 trips (“Tenant’s Trip Cap Allocation”). 
  

 14 

 10.2 Adjustment of Tenant’s Trip Cap Allocation. Upon each Space Reduction with respect to
any building other than the Pacific Building, Tenant’s Trip Cap Allocation shall be reduced at the rate of 1.19 trips for each 1,000 net rentable square feet of Office Space affected by the Space Reduction. If the Space Reduction removes the
Pacific Building from the Premises Tenant’s Trip Cap Allocation shall be reduced by 66 trips. 
 10.3 Monitoring and Compliance.
Compliance with the Trip Cap Agreement shall be monitored by an engineer or consultant (the “TCA Consultant”) selected by Landlord (with Tenant’s approval which shall not be unreasonably withheld, delayed or conditioned) under a
contract with the City of Redmond (the “City”). The cost of the TCA Consultant’s monitoring shall be shared by Landlord and Tenant in the same ratio as they share the Base Trip Cap. If Tenant is determined by the TCA Consultant to
have used trips that exceed Tenant’s Trip Cap Allocation by more than five percent (5%), and if such excess causes there to be a violation of the Trip Cap Agreement, then Tenant shall satisfy the City’s requirements related to such
violation (including payment of any monetary penalty, if then applicable) and shall be allocated any increase in the Base Trip Cap to the Adjusted Trip Cap attributable thereto, so long as Tenant complies with the City’s requirements related
thereto. 
 SECTION XI - INSURANCE AND INDEMNITY 
 11.1 Indemnification. 
 (a) Except as provided in Section 1l.l(b) Landlord shall not be liable
for (a) any loss of or damage to any property (including property of Tenant) occurring in or about the Premises from any cause whatsoever or (b) for interference with light, air, or view. Except as covered by the waiver contained in
Section 11.4, Tenant shall indemnify, defend and hold Landlord, its lender(s) (“Lender”), its and their officers, agents, and employees and contractors harmless from all losses, damages, fines, penalties, liabilities and expenses
(including reasonable attorneys’ fees and other costs incurred in connection with such claims, regardless of whether claims involve litigation) resulting from any injury to any person or from any loss of or damage to any property attributable
to Tenant’s operation or occupation of the Premises or caused by or resulting from any act or omission of Tenant or any subtenant, agent, contractor, licensee, assignee, or concessionaire of Tenant, or of any officer, agent, employee, guest or
invitee of any such person in, on or about the Premises. 
 (b) Except as provided in Section 11.1 (a) Tenant shall not be liable
for any loss of or damage to any property (including property of Landlord) occurring in or about the Premises from any cause whatsoever. Except as covered by the waiver contained in Section 11.4 Landlord shall indemnify, defend and hold Tenant,
its officers, agents, and employees and contractors harmless from all losses, damages, fines, penalties, liabilities and expenses, (reasonable attorneys’ fees and other costs incurred in connection with such claims, regardless of whether claims
involve litigation) resulting from any injury to any person or from any loss of or damage to any property attributable to Landlord’s activities on the Premises or caused by or resulting from any act or omissions of Landlord or any agent,
contractor, licensee, assignee, or concessionaire of Landlord, or of any officer, agent, employee, guest or invitee of any such person in, on or about the Premises. 
  

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 (c) Notwithstanding any of the foregoing, if losses, liabilities, damages, liens, costs and expenses so
arising are caused by the concurrent negligence of both Landlord and Tenant, their employees, contractors, agents, invitees and licensees, a party shall indemnify the other only to the extent of the indemnifying party’s own negligence or that
of its officers, agents, employees, guests or invitees. The indemnifications provided for in this Section 11.1 with respect to acts or omissions during the term of this Lease shall survive termination or expiration of this Lease. Landlord and
Tenant shall promptly notify the other of casualties or accidents occurring in or about the Premises. LANDLORD AND TENANT ACKNOWLEDGE THAT THE INDEMNIFICATION PROVISIONS OF THIS SECTION 11.1 WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM.

 11.2 Insurance. During the Term Tenant shall, at its own expense, maintain commercial general liability insurance with minimum
limits of Five Million Dollars ($5,000,000) per occurrence and annual aggregate. Landlord and Lender shall be named as additional insureds and shall be furnished with a certificate of such policy or policies of insurance which shall bear an
endorsement that the same shall not be canceled nor materially reduced in coverage or limits without thirty (30) days prior written notice to Landlord and Lender. During the Lease term, Tenant shall also maintain at its own expense insurance
covering its furniture, fixtures, equipment and inventory on the Premises in an amount equal to the full insurable value thereof, against fire and such other perils as are covered by an all risk policy. All insurance required under this Lease shall
(a) be issued by insurance companies authorized to do business in the State of Washington and having a financial rating of at least A, Class X status, as rated in the most recent edition of Best’s Insurance Reports, or with companies
otherwise acceptable to Landlord; and (b) be issued as a primary policy, or under the blanket policy, not contributing with and not in excess of coverage which Landlord may carry. 
 11.3 Landlord’s Insurance. Landlord shall maintain such property and liability insurance relating to the Real Property as it deems prudent,
and, so long as Microsoft Corporation is the Landlord, may self insure all such risks to the extent it deems appropriate. 
 11.4 Waiver
of Subrogation. Notwithstanding anything to the contrary contained herein, neither Landlord nor Tenant shall be liable to the other party or to any insurance company (by way of subrogation or otherwise) insuring the property of the other party
for any loss or damage to any building, structure or tangible personal property of the other occurring in or about the Premises, even though such loss or damage might have been occasioned by the negligence of such party, its agents or employees, if
such loss or damage is covered by property insurance benefiting the party suffering such loss or damage or was required to be covered by property insurance under terms of this Lease or if the party was self-insuring as to such loss as permitted
under this Lease. Each party shall cause each insurance policy obtained by it insuring its property to contain such a waiver of subrogation clause. 
  

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 SECTION XII - ASSIGNMENT AND SUBLETTING 
 12.1 Assignment or Sublease. Except for existing subtenants and for subleases to Tenant’s affiliates, Tenant may not sublet the whole or any
part of the Premises or assign or encumber its interest hereunder without the prior written consent of Landlord. 
 12.2 Assignment by
Landlord. If Landlord sells or otherwise transfers the Premises, or if Landlord assigns its interest under this Lease (other than for security purposes) and such purchaser, transferee or assignee assumes Landlord’s obligations hereunder
arising thereafter, Landlord shall thereupon be relieved of all liabilities hereunder which accrue as to periods thereafter, but this Lease shall otherwise remain in full force and effect. 
 SECTION XIII - DESTRUCTION OF BUILDINGS 
 13.1 Partial Destruction. If any of
the Premises Office or Warehouse Buildings, or any parking structure on the Premises (a “Building” for purposes of Sections XIII and XIV) is rendered partially untenantable by fire or other casualty, and if the damage is repairable within
one hundred twenty (120) days from the date of the occurrence (with the repair work and preparations therefore to be done during regular working hours on regular work days), Landlord shall repair the Building so damaged with due diligence and
Rent shall be abated in the proportion that the untenantable portion of the Premises Office or Warehouse Building, as the case may be, bears to the whole thereof for the period from the date of the casualty to the completion of the repairs (or in
the case of damage to a parking structure, on an equitable basis in proportion to the effect that the loss of use thereof has on Tenant’s operations on the Premises). 
 13.2 Total Destruction. If any of the Buildings is completely destroyed or destroyed by fire or other casualty to such an extent that the damage
cannot be repaired within one hundred twenty (120) days of the occurrence, Landlord shall have the option to restore the Building or to terminate this Lease with respect to such Building by written notice given to Tenant within thirty
(30) days after the casualty, with any termination with respect to such Building to be effective thirty (30) days after Landlord’s notice. Notwithstanding the foregoing, if Landlord’s election not to restore a parking structure
would render the Premises in violation of parking requirements under applicable zoning codes, Landlord may elect not to restore such structure only if alternate parking is provided on the Real Property sufficient to bring the Premises into
compliance with such requirements. If Landlord elects to restore a Building, it shall commence and prosecute the restoration work with diligence after obtaining required governmental consents and permits. For the period from the date of the casualty
until completion of the repairs (or the date of termination of this Lease with respect to the damaged Building, if Landlord elects not to restore the Building), Rent shall be abated in the same proportion that the untenantable portion of the
Premises Office or Building, as the case may be, bears to the whole thereof (or in the case of damage to a parking structure, on an equitable basis in proportion to the effect that the loss of use thereof has on Tenant’s operations on the
Premises). 
 13.3 Limitation. Landlord shall not be liable to Tenant for destruction or damage to any of Tenant’s property
including fixtures, equipment and other improvements, or for damages or compensation for inconvenience, loss of business or disruption arising from damages to or repairs or restoration of any portion of the Premises. 
  

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 SECTION XIV - EMINENT DOMAIN 
 14.1 Total Taking. If any Building is taken by eminent domain, this Lease shall terminate as to such Building as of the date Tenant is required to
vacate the Building, and Rent shall be paid to that date. If the Premises or all of the Buildings are taken by eminent domain, this Lease shall terminate as of the date Tenant is required to vacate the Buildings or Premises, and rent shall be paid
to that date. The term “eminent domain” shall include the taking or damaging of property by, through or under any governmental or statutory authority, and any purchase or acquisition in lieu thereof, whether the damaging or taking is by
government or any other person. 
 14.2 Partial Taking. In the event of a taking of any part of any Building or required parking
therefor or access thereto by eminent domain, this Lease may, at the option of either Landlord or Tenant, be terminated as to such Building by written notice given to the other party not more than thirty (30) days after Landlord receives notice
(and provides Tenant written notice) of the taking, and such termination shall be effective as of the date when Tenant is required to vacate the portion of the Building so taken. If this Lease is so terminated as to such Building, all Rent with
respect to such Building shall be paid to the date of termination. Whenever any portion of any Building is taken by eminent domain and this Lease is not terminated, Landlord shall at its expense proceed with all reasonable dispatch to restore the
remainder of that Building to a structurally sound condition. Rent payable hereunder with respect to a Premises Office or Warehouse Building shall be equitably reduced from the date Tenant is required to partially vacate such Premises Office or
Warehouse Building. 
 14.3 Damages. Landlord reserves all right to the entire damage award or payment for any taking by eminent
domain or a transfer in lieu thereof, and Tenant waives all claim whatsoever against Landlord for damages for termination of its leasehold interest in the Premises or for interference with its business as a result of such taking. Except as noted in
the next sentence, Tenant hereby grants and assigns to Landlord any right Tenant may now have or hereafter acquire to such damages and agrees to execute and deliver such further instruments of assignment as Landlord may from time to time request.
However, Tenant shall have the right to prosecute its own claim against the condemning authority and to receive from the condemning authority damages attributable to interference with Tenant’s operations on the Premises, for its moving and
relocation costs and for any taking of Tenant’s furniture, trade fixtures and other personal property. 
 SECTION XV - DEFAULT OF TENANT

 15.1 Defaults. 
 (a)
Time is of the essence of this Lease. Tenant shall be in default under this Lease if (i) Tenant violates or breaches or fails to keep or perform any covenant, term or condition of this Lease, or (ii) Tenant files or is the subject of a
petition in bankruptcy, (iii) a trustee or receiver is appointed for Tenant’s assets, (iv) Tenant makes an assignment for the benefit of creditors. If the Tenant default is the nonpayment of Rent under this Lease, Tenant shall have
five (5) business days after written notice to cure the default. If the Tenant default above is something other than nonpayment of Rent due under this Lease, Tenant shall have thirty (30) days following receipt of written notice from
Landlord within which to cure any such default; provided, if the nature of the default is such that the same cannot reasonably be cured within such thirty (30) day 
  

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 period, the cure period shall be extended for so long as may be reasonably necessary to cure the default so long as
Tenant commences the cure within the initial thirty (30) day period and thereafter diligently prosecutes the cure to completion in good faith. 
 (b) If a default is not cured within the applicable cure period, if any, Landlord shall have the following rights and remedies, at its option which shall not be exclusive, but shall be cumulative and in addition and supplemental to any and
all other rights and/or remedies that Landlord may have at law or if equity: (1) to declare the term hereof ended and to reenter the Premises and take possession thereof and remove all persons therefrom, and Tenant shall have no further claim
thereon or hereunder; or (2) without declaring this Lease terminated, to reenter the Premises and occupy the whole or any part thereof for and on account of Tenant and to collect any unpaid Rent, which have become payable, or which may
thereafter become payable; or (3) even though it may have reentered the Premises, to thereafter elect to terminate this Lease and all of the rights of Tenant in or to the Premises. If Landlord reenters the Premises under option (2) above,
Landlord shall not be deemed to have terminated this Lease or the liability of Tenant to pay any Rent thereafter accruing, or to have terminated Tenant’s liability for damages under any of the provisions hereof, by any such reentry or by any
action, in unlawful detainer or otherwise, to obtain possession of the Premises, unless Landlord shall have notified Tenant in writing that it has so elected to terminate this Lease, and Tenant further covenants that the service by Landlord of any
notice pursuant to the unlawful detainer statutes and the surrender of possession pursuant to such notice shall not (unless Landlord elects to the contrary at the time of or at any time subsequent to the serving of such notices and such election is
evidenced by written notice to Tenant) be deemed to be a termination of this Lease. In the event of any entry or taking possession of the Premises, Landlord shall have the right, but not the obligation, to remove therefrom all or any part of the
personal property located therein and may place the same in storage at a public warehouse at the expense and risk of Tenant. 
 (c) If
Landlord elects to terminate this Lease pursuant to the provisions of options (1) or (3) in Section 15.l(b), Landlord may recover from Tenant as damages, the following: (i) the worth at the time of award of any unpaid Rent which
had been earned at the time of such termination; plus (ii) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that
could have been reasonably avoided; plus (iii) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that could have been reasonably
avoided; plus (iv) any other amount necessary to compensate Landlord for all the detriment that Landlord proves was proximately caused by Tenant’s failure to perform its obligations under this Lease. As used in items (i) and
(ii) above, the “worth at the time of award” is computed by allowing interest at the interest rate specified in Section 4.4 hereof. As used in item (iii) above, the “worth at the time of award” is computed by using
a discount rate of five percent (5%). 
 (d) For all purposes of this Section 15.1 only, all such sums, other than Minimum Rent, shall,
for the purpose of calculating any amount due under the provisions of item (iii) in Section 15.1(c), be computed on the basis of the average monthly amount thereof accruing during the immediately preceding twelve (12) month period,
except that if it becomes necessary to compute such Additional Rent before such a twelve (12) month period has occurred then such Additional Rent shall be computed on the basis of the average monthly amount hereof accruing during such shorter
period. 
  

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 15.2 Legal Expenses. If any litigation arises in connection with the Lease, the prevailing party
shall be entitled to reimbursement from the non-prevailing party for the prevailing party’s reasonable costs and attorneys’ fees incurred in connection therewith or in preparation therefor, including those incurred in bankruptcy court and
on appeal. 
 15.3 Remedies Cumulative; Waiver. Landlord’s remedies hereunder are cumulative, and Landlord’s exercise of any
right or remedy due to a default or breach by Tenant shall not be deemed a waiver of, or alter, affect or prejudice any other right or remedy which Landlord may have under this Lease or by law. Neither the acceptance of rent nor any other acts or
omissions of Landlord at any time or times after the happening of any event authorizing the cancellation or forfeiture of this Lease shall operate as a waiver of any past or future violation, breach or failure to keep or perform any covenant,
agreement, term or condition hereof or to deprive Landlord of its right to cancel or forfeit this Lease, upon the written notice provided for herein, for any default, or be construed so as at any future time to estop Landlord from promptly
exercising any other option, right or remedy that it may have under any term or provision of this Lease. 
 SECTION XVI - ACCESS BY LANDLORD;
DEFAULT OF LANDLORD 
 16.1 Right of Entry. Landlord and its agents shall have the right to enter the Premises Office and Warehouse
Buildings at any time following two (2) business days prior notice to Tenant, to examine the same, to show them to prospective purchasers or lenders or to perform Landlord’s obligations under this Lease; provided, in an emergency, no
advance notice shall be required. If requested by Tenant, a Tenant representative shall accompany Landlord. 
 16.2 Default of
Landlord. If Landlord defaults in the performance of any covenant required to be performed by Landlord, Tenant may give Landlord a written notice specifying the default. Subject to Tenant’s emergency rights under terms of Section 9.3,
if Landlord does not remedy the default within thirty (30) days following receipt thereof or, in the case of a default which reasonably requires more than thirty (30) days to cure, if Landlord has not commenced to promptly remedy the same
within thirty (30) days following receipt thereof and be diligently and continuously prosecuting such cure, then Tenant may pursue self-help or any other remedy available at law or in equity. 
 SECTION XVII - SURRENDER OF PREMISES 
 17.1
Surrender of Possession. Tenant shall promptly yield and deliver to Landlord possession of the Premises upon the expiration or earlier termination of this Lease in compliance with the provisions of Section 9.4. 
 17.2 Holding Over. If Tenant holds over after the end of the Term with Landlord’s prior written consent, such shall be as a tenancy from
month to month on the terms and conditions set forth herein. Any holding over by Tenant after the expiration of the term hereof without Landlord’s prior written consent shall be deemed to be a tenancy at will, terminable at any time by Landlord
at a rental rate equal to one and one-half (1 1/2) times the rental rate in effect on the date of
expiration of the Term, prorated on a daily basis, and otherwise on the terms, covenants and conditions of this Lease to the extent applicable. Tenant shall be liable for all damages suffered by Landlord if Tenant holds over without Landlord’s
prior written consent. 
  

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 SECTION XVIII - QUIET ENJOYMENT 
 18.1 Landlord’s Covenant. Tenant, upon fully complying with and promptly performing all of the terms, covenants, and conditions of this Lease
on its part to be performed, shall have and quietly enjoy the Premises free from claims arising by, through or under Landlord, but not otherwise, for the Term, if Tenant’s performance of such terms, covenants, and conditions continues for such
period, subject, however, to matters of record on the date hereof. 
 SECTION XIX - MISCELLANEOUS 
 19.1 Notices. Any notices required in accordance with any of the provisions herein shall be in writing and delivered, sent by fax, overnight
courier or mailed by registered or certified mail to Landlord and Tenant at the addresses set forth in Section 1.6, or to such other address as a party shall from time to time advise the other party by a written notice given in accordance with
this Section 19.1. If mailed, a notice shall be deemed received three (3) business days after the postmark affixed on the envelope by the United States Post Office, unless sooner received or rejected. 
 19.2 Successors or Assigns. All of the terms, conditions, covenants and agreements of this Lease shall extend to and be binding upon Landlord,
Tenant and, subject to the terms of Section 12.1 hereof, their respective heirs, administrators, executors, successors and permitted assigns, and upon any person or persons coming into ownership or possession of any interest in the Premises by
operation of law or otherwise, and shall be construed as covenants running with the land. 
 19.3 Brokerage Commissions. Each party
agrees to indemnify and hold the other party harmless from all liabilities and claims for brokerage commissions or finder’s fees growing out of agreements which the first party has made with persons or entities relative to this Lease.

 19.4 Partial Invalidity. If any term, covenant or condition of this Lease or the application thereof to any person or circumstance
is, to any extent, invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected
thereby and each term, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
 19.5
Recording. Tenant shall not record this Lease without the prior written consent of Landlord. However, upon either party’s request, both parties shall execute a memorandum of this Lease, in a form customarily used for such purpose of
recordation. The memorandum shall describe the parties, the Premises and the term of this Lease and shall incorporate the other terms of this Lease by reference. 
 19.6 Subordination; Notice to Lender; Estoppel. 
 (a) Unless otherwise designated by Landlord, this
Lease shall be subordinate to all existing or future mortgages and deeds of trust on the Real Property, and to any extensions, renewals or replacements thereof so long as the lender agrees that so long as Tenant is not in default 
  

 21 

 under this Lease beyond the applicable cure period, Tenant’s occupancy of the Premises under this Lease and its
rights hereunder will not be disturbed, and Tenant will not be joined by the holder of any mortgage or deed of trust in any action or proceeding to foreclose thereunder, except for joinder where such is necessary for jurisdictional reasons. Tenant
agrees to attorn to Landlord’s successor following any foreclosure sale or transfer in lieu thereof. 
 (b) Within ten
(10) business days of Landlord’s request therefor, Tenant shall promptly execute and deliver to third parties designated by Landlord an estoppel certificate or letter that correctly recites the facts with respect to the Lease and its
existence, terms and status. 
 19.7 Liability of Landlord. Tenant covenants that it shall look solely to Landlord’s interests in
the Premises (including without limitation the rents, issues and profits and sale and insurance proceeds from the Premises) for the satisfaction of any judgment or decree against Landlord based upon any default under this Lease; agrees that no other
property or assets of the Landlord (or its members) shall be subject to levy, execution or other enforcement procedures for satisfaction of any such judgment or decree; and agrees that no member in Landlord shall be named in any such action or
proceeding. 
 19.8 Force Majeure. Neither party shall be deemed in default hereof nor liable for damages arising from its failure to
perform its duties or obligations hereunder if such is due to causes beyond its reasonable control, including, but not limited to, acts of God, acts of civil or military authorities, acts of terrorism, embargoes, fires, floods, windstorms,
earthquakes, strikes, lockouts, boycotts or other labor disturbances, civil disturbances or commotion or war; provided that the foregoing shall not excuse a party from the performance of its payment obligations under this Lease when stated herein.

 19.9 Authority. Landlord and Tenant each represent and warrant to the other that it has the power and authority to enter into this
Lease and that the person(s) signing this Lease on its behalf were duly authorized to do so. 
 19.10 Headings. The headings in this
Lease are for convenience only and do not in any way limit or affect the terms and provisions hereof. 
 19.11 Gender. Wherever
appropriate in this Lease, the singular shall be deemed to refer to the plural and the plural to the singular, and pronouns of certain genders shall be deemed to include either or both of the other genders. 
 19.12 Counterparts. This Lease may be executed in counterparts, each of which shall be deemed an original, but which when taken together shall
constitute one and the same instrument. 
 SECTION XX – INTENTIONALLY OMITTED 
 20.1 Intentionally Omitted. 
 SECTION
XXI - ENTIRE AGREEMENT - APPLICABLE LAW 
 21.1 Entire Agreement - Applicable Law. This Lease and the Exhibits attached hereto, and by
this reference incorporated herein, set forth the entire agreement of Landlord and Tenant 
  

 22 

 concerning the Premises, and there are no other agreements or understanding, oral or written, between Landlord and Tenant
concerning the Premises. Any subsequent modification or amendment of this Lease shall be binding upon Landlord and Tenant only if reduced to writing and signed by them. This Lease shall be governed by, and construed in accordance with the laws of
the State of Washington. 
 DATED as of the day and year first written above. 
  

			
	 LANDLORD:

	
	 MICROSOFT CORPORATION,
 a Washington corporation

		
	By	 	 /s/ Chris R. Owens

		 	Its General Manager, Real Estate & Facilities
	
	 TENANT:

	
	 GENERAL AMERICA CORPORATION,
 a Washington corporation

		
	 By
	 	 /s/ Michael LaRocco

		 	 Its President & Chairman

  

 23 

			
	STATE OF WASHINGTON	 	)
		 	) ss.
	COUNTY OF KING	 	)

 On this 23rd day of May, 2006, before me, the undersigned, a Notary Public in and for the State of
Washington, duly commissioned and sworn personally appeared Chris R. Owens, known to me to be the General Manager, Real Estate & Facilities of Microsoft Corporation, the entity that executed the foregoing instrument, and acknowledged the
said instrument to be the free and voluntary act and deed of entity, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 
 I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature
appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above written. 

 

	
	 /s/ Allison C. Gubata

	Signature
	
	 Allison C. Gubata

	Print Name
	NOTARY PUBLIC in and for the State of
	Washington, residing at Kirkland.
	My commission expires 9-29-08.

  

 24 

			
	STATE OF WASHINGTON	 	)
		 	) ss.
	COUNTY OF KING	 	)

 On this 23rd day of May, 2006, before me, the undersigned, a Notary Public in and for the State of
Washington, duly commissioned and sworn personally appeared Michael E. LaRocco, known to me to be the President & Chairman of GENERAL AMERICA CORPORATION, the corporation that executed the foregoing instrument, and acknowledged the said
instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 
 I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature
appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above written. 

 

	
	 /s/ Jill M. Brown

	 Signature

	
	 Jill M. Brown

	 Print Name

	 NOTARY PUBLIC in and for the State of

	 Washington, residing at Seattle.

	 My commission expires 3-7-10

  

 25

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