Document:

EX-10.16

 Exhibit 10.16 
 LOAN AND SECURITY AGREEMENT 
 This LOAN AND SECURITY AGREEMENT (this
“Agreement”) is entered into as of November 21, 2013, by and between TRIPLEPOINT CAPITAL LLC (“Lender”) and ROKA BIOSCIENCE, INC. (“Borrower”). 

RECITALS 
 A. Borrower
wishes to obtain credit from time to time from Lender, and Lender desires to extend credit to Borrower. This Agreement sets forth the terms on which Lender will advance credit to Borrower, and Borrower will repay the amounts owing to Lender.

 AGREEMENT 

The parties agree as follows: 
  

	 	1.	DEFINITIONS AND CONSTRUCTION. 

 1.1 Definitions. As used in this Agreement, all capitalized terms shall have the definitions set forth on Exhibit A. Any term used in the Code and not defined herein shall have the meaning
given to the term in the Code. 
 1.2 Accounting Terms. Any accounting term not specifically defined on Exhibit A
shall be construed in accordance with GAAP and all calculations shall be made in accordance with GAAP. The term “financial statements” shall include the accompanying notes and schedules. 

 

	 	2.	LOAN AND TERMS OF PAYMENT. 

2.1 Credit Extensions. 
 (a) Promise to Pay. Borrower promises to pay to Lender, in lawful money of the United States of America, the aggregate unpaid principal amount of all Credit Extensions made by Lender to Borrower,
together with interest on the unpaid principal amount of such Credit Extensions at rates in accordance with the terms hereof. 

(b) [Reserved]. 
 (c) Term Loans. 
 (i) Subject to and upon the terms and conditions of this
Agreement, Lender agrees to make Term Loan Advances to Borrower. Borrower may request Term Loan Advances under Tranche A at any time from the date hereof through the Tranche A Availability End Date. The aggregate outstanding amount of Tranche A Term
Loan Advances shall not exceed the Tranche A Term Loan Maximum Amount. Borrower may request Term Loan Advances under Tranche B at any time after the date in which Borrower has provided evidence satisfactory to Lender in its sole discretion, that the
Tranche B Milestone has been met, through the Tranche B Availability End Date. The aggregate outstanding amount of Tranche B Term Loan Advances shall not exceed the Tranche B Term Loan Maximum Amount. The principal amount of each Term Loan Advance
shall be at least One Hundred Thousand Dollars ($100,000). 
 (ii) Interest on Term Loan Advances shall accrue from the date
each such Term Loan Advance (“Advance Date”) is made at the rate specified in Section 2.3(a), and shall be payable in accordance with Section 2.3(c). Each Tranche A Term Loan Advance shall be payable in twenty-seven
(27) equal monthly installments of principal and interest, beginning on the date that is nine (9) months after first interest only payment date of such Term Loan Advance, other than an Interim Interest Payment, and continuing on the first
of each month thereafter until paid in full. Each Tranche B Term Loan Advance shall be payable in thirty (30) equal 

  
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monthly installments of principal and interest, beginning on the date that is six (6) months after first interest only payment date of such Term Loan Advance other than an Interim Interest
Payment, and continuing on the first of each month thereafter until paid in full. Notwithstanding the foregoing, in the event Borrower has met the Equity Milestone, Borrower shall have the option to elect (prior to the date any Term Loan Advance is
made) to make payments under any Tranche A or Tranche B Term Loan Advance in twenty-four (24) equal monthly installments of principal and interest, beginning on the date that is twelve (12) months after first interest only payment date of
such Term Loan Advance other than an Interim Interest Payment, and continuing on the first of each month thereafter until paid in full (“Extended Interest Term”). Borrower may prepay any portion of any Term Loan Advance in
accordance with Section 2.1(c)(iv). Any prepayments shall be subject to the terms of the Subordination Agreement. 
 (iii)
When Borrower desires to obtain a Term Loan Advance, Borrower shall notify Lender (which notice shall be irrevocable) by facsimile transmission to be received no later than 3:00 p.m. Pacific time ten (10) Business Days before the day on which
the Term Loan Advance is to be made (other than a Term Loan Advance to be made as of the Closing Date). Such notice shall be substantially in the form of Exhibit C. The notice shall be signed by a Responsible Officer or its designee. Lender
shall be entitled to rely on any facsimile or telephonic notice given by a person who Lender reasonably believes to be a Responsible Officer or a designee thereof, and Borrower shall indemnify and hold Lender harmless for any damages or loss
suffered by Lender as a result of such reliance. In addition, Borrower shall execute a promissory note for any Term Loan Advances in substantially the form as the promissory note set forth in Exhibit D. 

(iv) Voluntary Prepayments. Borrower shall have the option to prepay all, or any portion of the Term Loan Advances, provided
Borrower (a) provides written notice to Lender of its election to prepay the Term Loans at least five (5) days prior to such prepayment, and (b) pays to Lender, on the date of such prepayment, an amount equal to the sum of
(1) all outstanding principal being prepaid, (2) all accrued and unpaid interest (through the end of the month in which such prepayment is made) in respect of the Term Loan Advances and all other unpaid fees and expenses, including Lender
Expenses, owing hereunder, plus (B) the Prepayment Fee, plus (3) the End of Term Payment, plus (4) all other sums, if any, that shall have become due and payable under the Loan Documents, including interest at the Default Rate with
respect to any past due amounts. Partial prepayments hereunder shall be applied first to accrued and unpaid interest, fees and expenses and then to the installments of principal due hereunder in the inverse order of their maturities. 

2.2 [Intentionally Omitted] 
 2.3 Interest Rates, Payments, and Calculations. 
 (a) Advances.
Except as set forth in Section 2.3(b), the Term Loan Advances shall bear interest, on the outstanding daily balance thereof, at the Interest Rate and the interest shall accrue in advance from the Advance Date. 

(b) Late Fee; Default Rate. If any payment is not made within five (5) days after the date such payment is due, Borrower
shall pay Lender a late fee equal to the lesser of (i) five percent (5%) of the amount of such unpaid amount or (ii) the maximum amount permitted to be charged under applicable law. All Obligations shall bear interest, from and after
the occurrence and during the continuance of an Event of Default, at a rate equal to five (5) percentage points above the interest rate applicable immediately prior to the occurrence of the Event of Default. 

(c) Payments. Interest on each Term Loan Advance shall be due and payable the first day of each month after the Advance Date for
each such Term Loan Advance, and continuing on the first day of each month thereafter during the term of each such Term Loan Advance (unless such payment date falls on a weekend or national holiday in which event such payment shall be due on the
previous Business Day). In the event a Term Loan Advance is made on any day other than the first day of the month, Borrower shall be deemed to make an Interim Interest Payment on the date of such Term Loan Advance such that the amount of the
proceeds of such Term Loan Advance shall be reduced by the Interim Interest Payment for such Term Loan Advance. Any interest not paid when due shall be compounded by becoming a part of the Obligations, and such interest shall thereafter accrue
interest at the rate then applicable hereunder. Any and all payments shall be made free and clear of and without deduction or withholding for any taxes except (i) as required by applicable law, (ii) taxes imposed on or

  
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measured by net income (however denominated) and franchise taxes and (iii) in the case of a lender that is organized under the laws of a jurisdiction other than the United States (a
“Foreign Lender”), any U.S. federal withholding taxes imposed under Sections 1471 through 1474 of the Internal Revenue Code, as of the date of this Agreement (or any amended or successor version that is substantively comparable and not
more onerous to comply with), any regulations or official interpretations thereof and any agreements entered into pursuant to Section 1471(b)(1) of the Code. 
 2.4 [Reserved]. 
 2.5 Fees. Borrower shall pay to Lender the following:

 (a) Facility Fee. On or before the Closing Date, a nonrefundable fee equal to (i) $50,000 for the Tranche A and
(ii) $50,000 for the Tranche B. 
 (b) Lender Expenses. (i) On the Closing Date, all Lender Expenses incurred
through the Closing Date and, (ii) after the Closing Date, all Lender Expenses, as and when they become due; 
 (c) End
of Term Payment. On the Maturity Date of each then outstanding Term Loan Advance, Borrower shall pay to Lender an end of term payment in an amount equal to seven percent (7.00%) of such Term Loan Advance; and 

(d) Prepayment Fee. On the prepayment of any outstanding principal amounts due and owing under any Term Loan Advance, in addition
to any other payments and fees due, Borrower shall pay to Lender an amount equal to the Prepayment Fee, if applicable. 
 2.6
Term. This Agreement shall become effective on the Closing Date and, subject to Section 13.8, shall continue in full force and effect for so long as any Obligations remain outstanding or Lender has any obligation to make Credit
Extensions under this Agreement. Notwithstanding the foregoing, Lender shall have the right to terminate its obligation to make Credit Extensions under this Agreement immediately and without notice upon the occurrence and during the continuance of
an Event of Default. 
  

	 	3.	CONDITIONS OF LOANS. 

 3.1
Conditions Precedent to Initial Credit Extension. The obligation of Lender to make the initial Credit Extension is subject to the condition precedent that Lender shall have received, in form and substance satisfactory to Lender, the following
(except as otherwise provided): 
 (a) this Agreement; 

(b) an officer’s certificate of Borrower with respect to incumbency and resolutions authorizing the execution and delivery of this
Agreement and the Loan Documents; 
 (c) a financing statement (Form UCC-1); 

(d) agreement to furnish insurance; 
 (e) payment of the fees and Lender Expenses then due specified in Section 2.5; 
 (f) current SOS Reports indicating that except for Permitted Liens, there are no other security interests or Liens of record in the Collateral; 

(g) current financial statements, including audited statements for Borrower’s most recently ended fiscal year, company prepared
consolidated and consolidating balance sheets and income statements for the most recently ended month in accordance with Section 6.2, and such other updated financial information as Lender may reasonably request; 

(h) current Compliance and Collateral Certificate in accordance with Section 6.2; 

  
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 (i) a Warrant in form and substance satisfactory to Lender; 

(j) an ACH Debit Authorization Form; 
 (k) an inventory holder’s acknowledgment agreement or a notice of security interest, as applicable covering Borrower’s Tennessee locations duly executed by each third party in possession of
Borrower’s assets; 
 (l) a landlord waiver duly executed by the landlord of each location at which Borrower leases real
property including Borrower’s San Diego, California and Warren, New Jersey locations, provided that such fully executed landlord waivers may be delivered to Lender within thirty (30) days after the Closing Date; 

(m) evidence satisfactory to Lender that Borrower received, prior to June 30, 2013, net cash proceeds in an amount equal to at
least Twenty Five Million Dollars ($25,000,000); 
 (n) a Subordination Agreement, duly executed by Comerica Bank; and

 (o) such other documents or certificates, and completion of such other matters, as Lender may reasonably deem necessary or
appropriate. 
 3.2 Conditions Precedent to all Credit Extensions. The obligation of Lender to make each Credit
Extension, including the initial Credit Extension, is further subject to the following conditions: 
 (a) timely receipt by
Lender of the Payment/Advance Form as provided in Section 2.1; 
 (b) the representations and warranties contained in
Article 5 shall be true and correct in all material respects on and as of the date of such Payment/Advance Form and on the effective date of each Credit Extension as though made at and as of each such date, and no Event of Default shall have
occurred and be continuing, or would exist after giving effect to such Credit Extension (provided, however, that those representations and warranties expressly referring to another date shall be true, correct and complete in all material respects as
of such date). The making of each Credit Extension shall be deemed to be a representation and warranty by Borrower on the date of such Credit Extension as to the accuracy of the facts referred to in this Section 3.2 and 

(c) no event or circumstance shall exist or have occurred that has had or could reasonably be expected to have a Material Adverse
Effect. 
  

	 	4.	CREATION OF SECURITY INTEREST. 

 4.1 Grant of Security Interest. Borrower grants and pledges to Lender a continuing security interest in the Collateral to secure prompt repayment of any and all Obligations and to secure prompt
performance by Borrower of each of its covenants and duties under the Loan Documents. Except as set forth in the Schedule, such security interest constitutes a valid, first priority security interest in the presently existing Collateral, and will
constitute a valid, first priority security interest in later-acquired Collateral. Except as expressly permitted by Section 7.1, Borrower also hereby agrees not to sell, transfer, assign, mortgage, pledge, lease, grant a security interest in,
or encumber any of its Intellectual Property; provided that other than non-exclusive licenses given in the ordinary course of Borrower’s business and Permitted Transfers, in the event Borrower transfers, sells, assigns, grants a security
interest in, hypothecates, permits or suffer to exist any Lien, or otherwise transfers any interest in or encumbers any material portion of the Intellectual Property (including through the grant of a negative pledge on the Intellectual Property to
any Person other than Lender or Comerica), either voluntarily or involuntarily, without Lender’s prior written consent, Lender’s security interest shall include (and shall be deemed to have a Lien in such assets included from
November 21, 2013) all Intellectual Property. Notwithstanding any termination of this Agreement, Lender’s Lien on the Collateral shall remain in effect for so long as any Obligations are outstanding. 

  
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 4.2 Perfection of Security Interest. Borrower authorizes Lender to file at any time
financing statements, continuation statements, and amendments thereto that (i) either specifically describe the Collateral or describe the Collateral as all assets of Borrower of the kind pledged hereunder, and (ii) contain any other
information required by the Code for the sufficiency of filing office acceptance of any financing statement, continuation statement, or amendment, including whether Borrower is an organization, the type of organization and any organizational
identification number issued to Borrower, if applicable. Any such financing statements may be filed by Lender at any time in any jurisdiction whether or not Division 9 of the Code is then in effect in that jurisdiction. Borrower shall from time to
time endorse and deliver to Lender, at the request of Lender, all Negotiable Collateral and other documents that Lender may reasonably request, in form satisfactory to Lender, to perfect and continue perfection of Lender’s security interests in
the Collateral and in order to fully consummate all of the transactions contemplated under the Loan Documents. Borrower shall have possession of the Collateral, except where expressly otherwise provided in this Agreement or where Lender chooses to
perfect its security interest by possession in addition to the filing of a financing statement. Where Collateral is in possession of a third party bailee, Borrower shall take such steps as Lender reasonably requests for Lender to (i) obtain an
acknowledgment, in form and substance satisfactory to Lender, of the bailee that the bailee holds such Collateral for the benefit of Lender, (ii) obtain “control” of any Collateral consisting of investment property, deposit accounts,
letter-of-credit rights or electronic chattel paper (as such items and the term “control” are defined in Revised Article 9 of the Code) by causing the securities intermediary or depositary institution or issuing Lender to execute a control
agreement in form and substance satisfactory to Lender. Borrower will not create any chattel paper without placing a legend on the chattel paper acceptable to Lender indicating that Lender has a security interest in the chattel paper. 

4.3 Right to Inspect. Lender (through any of its officers, employees, or agents) shall have the right, upon ten (10) business
days’ prior notice, from time to time during Borrower’s usual business hours but no more than twice a year (unless an Event of Default has occurred and is continuing), to inspect Borrower’s Books and to make copies thereof and to
check, test, and appraise the Collateral in order to verify Borrower’s financial condition or the amount, condition of, or any other matter relating to, the Collateral. 

 

	 	5.	REPRESENTATIONS AND WARRANTIES. 

 Borrower represents and warrants as follows: 
 5.1 Due Organization and
Qualification. Borrower and each Subsidiary is an entity duly existing under the laws of the jurisdiction in which it is organized and qualified and licensed to do business in any state in which the conduct of its business or its ownership of
property requires that it be so qualified, except where the failure to do so could not reasonably be expected to cause a Material Adverse Effect. 
 5.2 Due Authorization; No Conflict. The execution, delivery, and performance of the Loan Documents are within Borrower’s powers, have been duly authorized, and are not in conflict with nor
constitute a breach of any provision contained in Borrower’s organizational documents, nor will they constitute an event of default under any material agreement by which Borrower is bound. Borrower is not in default under any agreement by which
it is bound, except to the extent such default would not reasonably be expected to cause a Material Adverse Effect. 
 5.3
Collateral. Borrower has rights in or the power to transfer the Collateral, and its title to the Collateral is free and clear of Liens, adverse claims, and restrictions on transfer or pledge except for Permitted Liens. All Collateral is
located solely in the Collateral States. All Inventory is in all material respects of good and merchantable quality, free from all material defects, except for Inventory for which adequate reserves have been made. 

5.4 Intellectual Property. Borrower is the sole owner or licensee of the Intellectual Property, except for licenses granted by
Borrower to its customers in the ordinary course of business. To the best of Borrower’s knowledge, each of the Copyrights, Trademarks and Patents is valid and enforceable, and no part of the Intellectual Property has been judged invalid or
unenforceable, in whole or in part, and no claim has been made to Borrower that any part of the Intellectual Property violates the rights of any third party except to the extent such claim could not reasonably be expected to cause a Material Adverse
Effect. 

  
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 5.5 Name; Location of Chief Executive Office; Location of Inventory and Equipment.
Except as disclosed in the Schedule, Borrower has not done business under any name other than that specified on the signature page hereof, and its exact legal name is as set forth in the first paragraph of this Agreement. The chief executive office
of Borrower is located in the Chief Executive Office State at the address indicated in Section 10 hereof. Except as disclosed in the Schedule, all inventory and equipment of Borrower is located at the address indicated in Section 10 hereof
and in the Collateral States at the addresses set forth in the Schedule. 
 5.6 Actions, Suits, Litigation, or
Proceedings. Except as set forth in the Schedule, there are no actions, suits, litigation or proceedings, at law or in equity, pending by or against Borrower or any Subsidiary before any court, administrative agency, or arbitrator in which a
likely adverse decision could reasonably be expected to have a Material Adverse Effect. 
 5.7 No Material Adverse Change in
Financial Statements. All consolidated and consolidating financial statements related to Borrower and any Subsidiary that are delivered by Borrower to Lender fairly present in all material respects Borrower’s consolidated and consolidating
financial condition as of the date thereof and Borrower’s consolidated and consolidating results of operations for the period then ended. There has not been a material adverse change in the consolidated or in the consolidating financial
condition of Borrower since the date of the most recent of such financial statements submitted to Lender. 
 5.8 Solvency,
Payment of Debts. Borrower is able to pay its debts (including trade debts) as they mature; the net book value of Borrower’s assets (including goodwill minus disposition costs) exceeds the fair value of its liabilities; and Borrower is not
left with unreasonably small capital after the transactions contemplated by this Agreement. 
 5.9 Compliance with Laws and
Regulations. Borrower and each Subsidiary have met the minimum funding requirements of ERISA with respect to any employee benefit plans subject to ERISA. No event has occurred resulting from Borrower’s failure to comply with ERISA that is
reasonably likely to result in Borrower’s incurring any liability that could reasonably be expected to have a Material Adverse Effect. Borrower is not an “investment company” or a company “controlled” by an “investment
company” within the meaning of the Investment Company Act of 1940. Borrower is not engaged principally, or as one of the important activities, in the business of extending credit for the purpose of purchasing or carrying margin stock (within
the meaning of Regulations T, U, and X of the Board of Governors of the Federal Reserve System). Borrower has complied in all material respects with all the provisions of the Federal Fair Labor Standards Act. Borrower is in compliance with all
environmental laws, regulations and ordinances except where the failure to comply is not reasonably likely to have a Material Adverse Effect. Borrower has not violated any statutes, laws, ordinances or rules applicable to it, the violation of which
could reasonably be expected to have a Material Adverse Effect. Borrower and each Subsidiary have filed or caused to be filed all tax returns required to be filed, and have paid, or have made adequate provision for the payment of, all taxes
reflected therein except those being contested in good faith with adequate reserves under GAAP or where the failure to file such returns or pay such taxes could not reasonably be expected to have a Material Adverse Effect. 

5.10 Subsidiaries. Borrower does not own any stock, partnership interest or other equity securities of any Person, except for
Permitted Investments. 
 5.11 Government Consents. Borrower and each Subsidiary have obtained all consents, approvals
and authorizations of, made all declarations or filings with, and given all notices to, all governmental authorities that are necessary for the continued operation of Borrower’s business as currently conducted, except where the failure to do so
would not reasonably be expected to cause a Material Adverse Effect. 
 5.12 Inbound Licenses. Except as disclosed on the
Schedule, Borrower is not a party to, nor is bound by, any inbound license or other agreement, the failure, breach, or termination of which could reasonably be expected to cause a Material Adverse Effect, or that prohibits or otherwise restricts
Borrower from granting a security interest in Borrower’s interest in such license or agreement or any other property. 

5.13 Full Disclosure. No representation, warranty or other statement made by Borrower in any certificate or written statement
furnished to Lender taken together with all such certificates and written 

  
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statements furnished to Lender contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements contained in such certificates or
statements not misleading, it being recognized by Lender that the projections and forecasts provided by Borrower in good faith and based upon reasonable assumptions are not to be viewed as facts and that actual results during the period or periods
covered by any such projections and forecasts may differ from the projected or forecasted results. 
  

	 	6.	AFFIRMATIVE COVENANTS. 

Borrower covenants that, until payment in full of all outstanding Obligations, and for so long as Lender may have any commitment to make a
Credit Extension hereunder, Borrower shall do all of the following: 
 6.1 Good Standing and Government Compliance.
Borrower shall maintain its and each of its Subsidiaries’ organizational existence and good standing in the Borrower State, shall maintain qualification and good standing in each other jurisdiction in which the failure to so qualify could
reasonably be expected to have a Material Adverse Effect, and shall furnish to Lender the organizational identification number issued to Borrower by the authorities of the jurisdiction in which Borrower is organized, if applicable. Borrower shall
meet, and shall cause each Subsidiary to meet, the minimum funding requirements of ERISA with respect to any employee benefit plans subject to ERISA. Borrower shall comply in all material respects with all applicable Environmental Laws, and maintain
all material permits, licenses and approvals required thereunder where the failure to do so could reasonably be expected to have a Material Adverse Effect. Borrower shall comply, and shall cause each Subsidiary to comply, with all statutes, laws,
ordinances and government rules and regulations to which it is subject, and shall maintain, and shall cause each of its Subsidiaries to maintain, in force all licenses, approvals and agreements, the loss of which or failure to comply with which
would reasonably be expected to have a Material Adverse Effect. 
 6.2 Financial Statements, Reports, Certificates.
Borrower shall deliver to Lender: (i) as soon as available, but in any event within thirty (30) days after the end of each calendar month, a company prepared consolidated and consolidating balance sheet and income statement covering
Borrower’s operations during such period, in a form reasonably acceptable to Lender and certified by a Responsible Officer; (ii) as soon as available, but in any event within forty-five (45) days after the end of each calendar
quarter, a company prepared consolidated and consolidating balance sheet and income statement covering Borrower’s operations during such period, in a form reasonably acceptable to Lender and certified by a Responsible Officer; (iii) as
soon as available, but in any event within one hundred eighty (180) days after the end of Borrower’s fiscal year, audited consolidated and consolidating financial statements of Borrower prepared in accordance with GAAP, consistently
applied, together with an opinion which is unqualified (other than for a going concern comment or qualification related solely to Borrower not having sufficient cash or financial resources to support 12 months of operation) or otherwise consented to
in writing by Lender on such financial statements of an independent certified public accounting firm reasonably acceptable to Lender; (iv) if applicable, copies of all statements, reports and notices sent or made available generally by Borrower
to its security holders or to any holders of Subordinated Debt and all reports on Forms 10-K and 10-Q filed with the Securities and Exchange Commission; (v) promptly upon receipt of notice thereof, a report of any legal actions pending or
threatened against Borrower or any Subsidiary that could result in damages or costs to Borrower or any Subsidiary of One Hundred Thousand Dollars ($100,000) or more; (vi) promptly upon receipt, each management letter prepared by Borrower’s
independent certified public accounting firm regarding Borrower’s management control systems; and (vii) as soon as available, but in any event not later than thirty (30) days from Borrower’s fiscal year end, Borrower’s
financial and business projections and budget for the immediately following year, with evidence of approval thereof by Borrower’s board of directors; and (viii) such budgets, sales projections, operating plans or other financial
information generally prepared by Borrower in the ordinary course of business as Lender may reasonably request from time to time. 
 (a) Within thirty (30) days after the last day of each month, Borrower shall deliver to Lender with the monthly financial statements a Compliance and Collateral Certificate certified as of the last
day of the applicable month and signed by a Responsible Officer in substantially the form of Exhibit E hereto. 
 (b)
Immediately upon becoming aware of the occurrence or existence of an Event of Default hereunder, a written statement of a Responsible Officer setting forth details of the Event of Default, and the action which Borrower has taken or proposes to take
with respect thereto. 
 (c) Lender shall have a right from time to time hereafter to audit Borrower’s Accounts and
appraise Collateral at Borrower’s expense, provided that such audits will be conducted no more often than every six (6) months unless an Event of Default has occurred and is continuing. The audit cost per annum (absent an Event of Default)
shall not exceed $10,000. 

  
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 Borrower may deliver to Lender on an electronic basis any certificates, reports or
information required pursuant to this Section 6.2, and Lender shall be entitled to rely on the information contained in the electronic files, provided that Lender in good faith believes that the files were delivered by a Responsible Officer. If
Borrower delivers this information electronically, it shall also deliver to Lender by U.S. Mail, reputable overnight courier service, hand delivery, facsimile or .pdf file within five (5) Business Days of submission of the unsigned electronic
copy the certification of monthly financial statements, and the Compliance and Collateral Certificate, each bearing the physical signature of the Responsible Officer. 
 6.3 Inventory; Returns. Borrower shall keep all Inventory in good and merchantable condition, free from all material defects except for Inventory for which adequate reserves have been made. Returns
and allowances, if any, as between Borrower and its account debtors shall be on the same basis and in accordance with the usual customary practices of Borrower, as they exist on the Closing Date. Borrower shall promptly notify Lender of all returns
and recoveries and of all disputes and claims involving more than Two Hundred Thousand Dollars ($200,000). 
 6.4 Taxes.
Borrower shall make, and cause each Subsidiary to make, due and timely payment or deposit of all material federal, state, and local taxes, assessments, or contributions required of it by law, including, but not limited to, those laws concerning
income taxes, F.I.C.A., F.U.T.A. and state disability, and will execute and deliver to Lender, on demand, proof satisfactory to Lender indicating that Borrower or a Subsidiary has made such payments or deposits and any appropriate certificates
attesting to the payment or deposit thereof; provided that Borrower or a Subsidiary need not make any payment if the amount or validity of such payment is contested in good faith by appropriate proceedings and is reserved against (to the extent
required by GAAP) by Borrower. 
 6.5 Insurance. 

(a) Borrower, at its expense, shall keep the Collateral insured against loss or damage by fire, theft, explosion, sprinklers, and all
other hazards and risks, and in such amounts, as ordinarily insured against by other owners in similar businesses conducted in the locations where Borrower’s business is conducted on the date hereof. Borrower shall also maintain liability and
other insurance in amounts and of a type that are customary to businesses similar to Borrower’s. 
 (b) All such policies
of insurance shall be in such form, with such companies, and in such amounts as reasonably satisfactory to Lender. All policies of property insurance shall contain a lender’s loss payable endorsement, in a form satisfactory to Lender, showing
Lender as an additional loss payee, and all liability insurance policies shall show Lender as an additional insured and specify that the insurer must give at least twenty (20) days notice to Lender before canceling its policy for any reason.
Upon Lender’s request, Borrower shall deliver to Lender certified copies of the policies of insurance and evidence of all premium payments. If no Event of Default has occurred and is continuing, proceeds payable under any casualty policy will,
at Borrower’s option, be payable to Borrower to replace the property subject to the claim, provided that any such replacement property shall be deemed Collateral in which Lender has been granted a first priority security interest. If an Event
of Default has occurred and is continuing, all proceeds payable under any such policy shall, at Lender’s option, be payable to Lender to be applied on account of the Obligations. 

6.6 Accounts. Borrower shall, and shall cause all of its Subsidiaries to, maintain all of its and their depository, operating
accounts and cash management accounts, and its and their primary investment accounts, with banks as identified on the Compliance and Collateral Certificate (subject at all times to control agreements satisfactory to Lender); provided, however, that
Borrower shall have until thirty (30) days after the Closing Date to complete the transfer of all account balances maintained at the banks and financial institutions other than Comerica Bank and to close all such accounts, and, so long as no
such account is subject to a control agreement in favor of Comerica Bank during such thirty (30) day period, no control agreements will be required by Lender. 

  
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 6.7 Financial Covenants. None. 

6.8 Registration of Intellectual Property Rights. 
 (a) Borrower shall register or cause to be registered on an expedited basis (to the extent not already registered) with the United States Patent and Trademark Office or the United States Copyright Office,
as the case may be, those registrable intellectual property rights now owned or hereafter developed or acquired by Borrower, to the extent that Borrower, in its reasonable business judgment, deems it appropriate to so protect such intellectual
property rights. 
 (b) Borrower shall promptly give Lender written notice of any applications or registrations of intellectual
property rights filed with the United States Patent and Trademark Office and United States Copyright Office, including the date of such filing and the registration or application numbers, if any. 

(c) Borrower shall give Lender prompt written notice of the filing of any applications or registrations with the United States Copyright
Office, including the title of such intellectual property rights to be registered, as such title will appear on such applications or registrations, and the date such applications or registrations will be filed. 

(d) Borrower shall (i) protect, defend and maintain the validity and enforceability of the Trademarks, Patents, Copyrights, and
trade secrets, (ii) use commercially reasonable efforts to detect infringements of the Trademarks, Patents and Copyrights and promptly advise Lender in writing of material infringements detected and (iii) not allow any material Trademarks,
Patents or Copyrights to be abandoned, forfeited or dedicated to the public without the written consent of Lender, which shall not be unreasonably withheld. 
 6.9 Consent of Inbound Licensors. Prior to entering into or becoming bound by any material license or other similar agreement (other than commercial off-the-shelf license agreements), Borrower
shall provide written notice to Lender. 
 6.10 Reagent Agreements. From the date hereof and going forward, Reagent
Agreements entered into between Borrower and its customers and new deployments of Equipment to existing customers shall require such customer to (i) acknowledge that it has no security interest in the Equipment located at the location at which
it has been installed for such customer and (ii) acknowledge that such Equipment shall remain subject to the lien of any lender of Borrower from time to time having a perfected security interest with respect to such Equipment 

6.11 Creation/Acquisition of Subsidiaries. Without limiting the generality of any other provision hereof, in the event
Borrower or any Subsidiary creates or acquires any Subsidiary, Borrower and such Subsidiary shall promptly notify Lender of the creation or acquisition of such new Subsidiary and take all such action as may be reasonably required by Lender to cause
each such Subsidiary to become a co-borrower under this Agreement, or in Lender’s sole discretion, guarantee the Obligations and, in each case, grant a continuing pledge and security interest in and to all of the property and assets of such
Subsidiary (substantially as described on Exhibit B hereto), and Borrower (or any intermediate Subsidiary holding the equity interests in such Subsidiary) shall grant and pledge to Lender a perfected security interest in the equity interests of each
Subsidiary (whether foreign or domestic). 
 6.12 Further Assurances. At any time and from time to time Borrower shall
execute and deliver such further instruments and take such further action as may reasonably be requested by Lender to effect the purposes of this Agreement. 

  
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	 	7.	NEGATIVE COVENANTS. 

Borrower covenants and agrees that, so long as any credit hereunder shall be available and until the outstanding Obligations are paid in
full or for so long as Lender may have any commitment to make any Credit Extensions, Borrower will not do any of the following without Lender’s prior written consent: 
 7.1 Dispositions. Convey, sell, lease, license, transfer or otherwise dispose of (collectively, to “Transfer”), or permit any of its Subsidiaries to Transfer, all or any part of its
business or property (other than Permitted Transfers and other than for the sale of equipment by Borrower to its customers in the ordinary course of business), or subject to Section 6.6 of the Agreement, move cash balances, other than Permitted
Transfers and except that Borrower may (without consent of Lender unless an Event of Default shall have occurred and be then continuing) license or sublicense Intellectual Property outside of the United States or for uses within the United States
not currently served by Borrower, provided in each case that such license or sublicense does not result in a breach by Borrower of Section 7.2 of this Agreement. 
 7.2 Change in Name, Location, Executive Office, or Executive Management; Change in Business; Change in Fiscal Year; Change in Control. Change its name or the Borrower State or relocate its chief
executive office without thirty (30) days prior written notification to Lender; replace its chief executive officer or chief financial officer without written notification to Lender within thirty (30) days of such replacement; engage in
any business, or permit any of its Subsidiaries to engage in any business, other than or reasonably related or incidental to the businesses currently engaged in by Borrower; change its fiscal year end; have a Change in Control. 

7.3 Mergers or Acquisitions. Merge or consolidate, or permit any of its Subsidiaries to merge or consolidate, with or into any
other business organization (other than mergers or consolidations of a Subsidiary into another Subsidiary or into Borrower), or acquire, or permit any of its Subsidiaries to acquire, all or substantially all of the capital stock or property of
another Person, or enter into any agreement to do any of the same, except where (i) such transactions do not in the aggregate exceed Two Hundred and Fifty Thousand Dollars ($250,000) during any fiscal year, (ii) no Event of Default has
occurred, is continuing or would exist after giving effect to such transactions, (iii) such transactions do not result in a Change in Control, and (iv) Borrower is the surviving entity. 

7.4 Indebtedness. Create, incur, assume, guarantee or be or remain liable with respect to any Indebtedness, or permit any
Subsidiary so to do, other than Permitted Indebtedness, or prepay any Indebtedness or take any actions which impose on Borrower an obligation to prepay any Indebtedness, except Indebtedness to Lender. 

7.5 Encumbrances. Create, incur, assume or allow any Lien with respect to any of its property, or assign or otherwise convey any
right to receive income, including the sale of any Accounts, or permit any of its Subsidiaries so to do, except for Permitted Liens, or covenant to any other Person that Borrower in the future will refrain from creating, incurring, assuming or
allowing any Lien with respect to any of Borrower’s property. 
 7.6 Distributions. Pay any dividends or make any
other distribution or payment on account of or in redemption, retirement or purchase of any capital stock, except that Borrower may (i) repurchase the stock of former employees pursuant to stock repurchase agreements as long as an Event of
Default does not exist prior to such repurchase or would not exist after giving effect to such repurchase, and (ii) repurchase the stock of former employees pursuant to stock repurchase agreements by the cancellation of indebtedness owed by
such former employees to Borrower regardless of whether an Event of Default exists. 
 7.7 Investments. Directly or
indirectly acquire or own, or make any Investment in or to any Person, or permit any of its Subsidiaries so to do, other than Permitted Investments, or suffer or permit any Subsidiary to be a party to, or be bound by, an agreement that restricts
such Subsidiary from paying dividends or otherwise distributing property to Borrower. Further, Borrower shall not enter into any license or agreement with any Prohibited Territory or with any Person organized under or doing business in a Prohibited
Territory. 
 7.8 Transactions with Affiliates. Directly or indirectly enter into or permit to exist any material
transaction with any Affiliate of Borrower (including the senior executive officers, directors, and partners of such affiliated Person) except for transactions that are in the ordinary course of Borrower’s business, upon fair and reasonable
terms that are no less favorable to Borrower than would be obtained in an arm’s length transaction with a non-affiliated Person. 

  
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 7.9 Subordinated Debt. Make any payment in respect of any Subordinated Debt, or
permit any of its Subsidiaries to make any such payment, except in compliance with the terms of such Subordinated Debt and the terms of the subordination agreement relating to such Subordinated Debt, or amend any provision of any document evidencing
such Subordinated Debt, except in compliance with the terms of the subordination agreement relating to such Subordinated Debt, or amend any provision affecting Lender’s rights contained in any documentation relating to the Subordinated Debt
without Lender’s prior written consent. 
 7.10 Inventory and Equipment. Store the Inventory or the Equipment with a
bailee, warehouseman, or similar third party unless the third party has been notified of Lender’s security interest and Lender (a) has received an acknowledgment in the form acceptable to Lender from the third party that it is holding or
will hold the Inventory or Equipment for Lender’s benefit; or (b) is in possession of the warehouse receipt, where negotiable, covering such Inventory or Equipment. Except for Inventory sold in the ordinary course of business and except
for such other locations as Lender may approve in writing, Borrower shall keep the Inventory and Equipment only at the location set forth in Section 10, the current Schedule, and such other locations of which Borrower gives Lender prior written
notice. 
 7.11 No Investment Company; Margin Regulation. Become or be controlled by an “investment company,”
within the meaning of the Investment Company Act of 1940, or become principally engaged in, or undertake as one of its important activities, the business of extending credit for the purpose of purchasing or carrying margin stock, or use the proceeds
of any Credit Extension for such purpose. 
 7.12 Gen Probe Prepayment. Make any prepayment consisting of more than ten
percent (10%) of Borrower’s current cash on hand in respect of any of the obligations owing pursuant to the Supply Agreement between Gen-Probe Incorporated and Roka Bioscience, Inc. dated May 27, 2011 (the “Gen-Probe Supply
Agreement”), at any time when (i) principal and interest payments on Term Loan Advances are outstanding under this Agreement and (ii) each of Paul Thomas and Steven Sobieski are no longer Chief Executive Officer and Chief
Financial Officer of Borrower, respectively (“Target Officers”). For the avoidance of doubt, the foregoing restriction shall not be applicable if (i) one of the Target Officers maintains his position as Chief Executive Officer
or Chief Financial Officer of Borrower, as applicable, (ii) Borrower has consummated its initial public offering or (iii) no principal and interest payments on Term Loan Advances are outstanding under this Agreement. 

 

	 	8.	EVENTS OF DEFAULT. 

 Any
one or more of the following events shall constitute an Event of Default by Borrower under this Agreement: 
 8.1 Payment
Default. If Borrower fails to pay any of the Obligations when due; 
 8.2 Covenant Default. 

(a) If Borrower fails to perform any obligation under Article 6 or violates any of the covenants contained in Article 7 of this
Agreement; or 
 (b) If Borrower fails or neglects to perform or observe any other material term, provision, condition,
covenant contained in this Agreement, in any of the Loan Documents, or in any other present or future agreement between Borrower and Lender and as to any default under such other term, provision, condition or covenant that can be cured, has failed
to cure such default within twenty (20) days after Borrower receives notice thereof or any officer of Borrower becomes aware thereof; provided, however, that if the default cannot by its nature be cured within the twenty (20) day period or
cannot after diligent attempts by Borrower be cured within such twenty (20) day period, and such default is likely to be cured within a reasonable time, then Borrower shall have an additional reasonable period (which shall not in any case
exceed thirty (30) days) to attempt to cure such default, so long as Borrower continues to diligently attempt to cure such default, and within such reasonable time period the failure to have cured such default shall not be deemed an Event of
Default but no Credit Extensions will be made; 

  
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 8.3 Material Adverse Change. If there occurs any circumstance or circumstances that
could reasonably be expected to have a Material Adverse Effect. 
 8.4 Attachment. If any material portion of
Borrower’s and/or its Subsidiaries assets is attached, seized, subjected to a writ or distress warrant, or is levied upon, or comes into the possession of any trustee, receiver or person acting in a similar capacity and such attachment,
seizure, writ or distress warrant or levy has not been removed, discharged or rescinded within fifteen (15) days, or if Borrower and/or its Subsidiaries is enjoined, restrained, or in any way prevented by court order from continuing to conduct
all or any material part of its business affairs, or if a judgment or other claim becomes a lien or encumbrance upon any material portion of Borrower’s and/or its Subsidiaries assets, or if a notice of lien, levy, or assessment is filed of
record with respect to any of Borrower’s and/or its Subsidiaries assets by the United States Government, or any department, agency, or instrumentality thereof, or by any state, county, municipal, or governmental agency, and the same is not paid
within fifteen (15) days after Borrower and/or its Subsidiaries receives notice thereof, provided that none of the foregoing shall constitute an Event of Default where such action or event is stayed or an adequate bond has been posted pending a
good faith contest by Borrower and/or its Subsidiaries (provided that no Credit Extensions will be made during such cure period); 
 8.5 Insolvency. If Borrower and/or its Subsidiaries becomes insolvent, or if an Insolvency Proceeding is commenced by Borrower and/or its Subsidiaries, or if an Insolvency Proceeding is commenced
against Borrower and/or its Subsidiaries and is not dismissed or stayed within thirty (30) days (provided that no Credit Extensions will be made prior to the dismissal of such Insolvency Proceeding); 

8.6 Other Agreements. If there is a default or other failure to perform in any agreement to which Borrower and/or its Subsidiaries
is a party with a third party or parties resulting in a right by such third party or parties, whether or not exercised, to accelerate the maturity of any Indebtedness in an amount in excess of Two Hundred Thousand Dollars ($200,000) or that would
reasonably be expected to have a Material Adverse Effect; 
 8.7 Subordinated Debt. If Borrower and/or its Subsidiaries
makes any payment on account of Subordinated Debt, except to the extent the payment is allowed under any subordination agreement entered into with Lender; 
 8.8 Judgments; Settlements. If one or more (a) judgments, orders, decrees or arbitration awards requiring the Borrower and/or its Subsidiaries to pay an aggregate amount of Two Hundred
Thousand Dollars ($200,000) or greater shall be rendered against Borrower and/or its Subsidiaries other than those covered by insurance (less a reasonable deductible) for which the insurer has acknowledged coverage and the same shall not have been
vacated or stayed within thirty (30) days thereafter (provided that no Credit Extensions will be made prior to such matter being vacated or stayed); or (b) settlements is agreed upon by Borrower and/or its Subsidiaries for the payment by
Borrower and/or its Subsidiaries of an aggregate amount of Two Hundred Thousand Dollars ($200,000) or greater or that could reasonably be expected to have a Material Adverse Effect. 

8.9 Misrepresentations. If any material misrepresentation or material misstatement exists now or hereafter in any warranty or
representation set forth herein or in any certificate delivered to Lender by any Responsible Officer pursuant to this Agreement or to induce Lender to enter into this Agreement or any other Loan Document. 

 

	 	9.	LENDER’S RIGHTS AND REMEDIES. 

 9.1 Rights and Remedies. Upon the occurrence and during the continuance of an Event of Default, Lender may, at its election, without notice of its election and without demand, do any one or more of
the following, all of which are authorized by Borrower: 
 (a) Declare all Obligations, whether evidenced by this Agreement, by
any of the other Loan Documents, or otherwise, immediately due and payable (provided that upon the occurrence of an Event of Default described in Section 8.5 (insolvency), all Obligations shall become immediately due and payable without any
action by Lender); 

  
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 (b) [reserved]; 
 (c) Cease advancing money or extending credit to or for the benefit of Borrower under this Agreement or under any other agreement between Borrower and Lender; 

(d) Settle or adjust disputes and claims directly with account debtors for amounts, upon terms and in whatever order that Lender
reasonably considers advisable; 
 (e) Make such payments and do such acts as Lender considers necessary or reasonable to
protect its security interest in the Collateral. Borrower agrees to assemble the Collateral if Lender so requires, and to make the Collateral available to Lender as Lender may designate. Borrower authorizes Lender to enter the premises where the
Collateral is located, to take and maintain possession of the Collateral, or any part of it, and to pay, purchase, contest, or compromise any encumbrance, charge, or lien which in Lender’s determination appears to be prior or superior to its
security interest and to pay all expenses incurred in connection therewith. With respect to any of Borrower’s owned premises, Borrower hereby grants Lender a license to enter into possession of such premises and to occupy the same, without
charge, in order to exercise any of Lender’s rights or remedies provided herein, at law, in equity, or otherwise; 
 (f)
[reserved]; 
 (g) Ship, reclaim, recover, store, finish, maintain, repair, prepare for sale, advertise for sale, and sell (in
the manner provided for herein) the Collateral. Lender is hereby granted a license or other right, solely pursuant to the provisions of this Section 9.1, to use, without charge, Borrower’s labels, patents, copyrights, rights of use of any
name, trade secrets, trade names, trademarks, service marks, and advertising matter, or any property of a similar nature, as it pertains to the Collateral, in completing production of, advertising for sale, and selling any Collateral and, in
connection with Lender’s exercise of its rights under this Section 9.1, Borrower’s rights under all licenses and all franchise agreements shall inure to Lender’s benefit; 

(h) Sell the Collateral at either a public or private sale, or both, by way of one or more contracts or transactions, for cash or on
terms, in such manner and at such places (including Borrower’s premises) as Lender determines is commercially reasonable, and apply any proceeds to the Obligations in whatever manner or order Lender deems appropriate. Lender may sell the
Collateral without giving any warranties as to the Collateral. Lender may specifically disclaim any warranties of title or the like. This procedure will not be considered adversely to affect the commercial reasonableness of any sale of the
Collateral. If Lender sells any of the Collateral upon credit, Borrower will be credited only with payments actually made by the purchaser, received by Lender, and applied to the indebtedness of the purchaser. If the purchaser fails to pay for the
Collateral, Lender may resell the Collateral and Borrower shall be credited with the proceeds of the sale; 
 (i) Lender may
credit bid and purchase at any public sale; 
 (j) Apply for the appointment of a receiver, trustee, liquidator or conservator
of the Collateral, without notice and without regard to the adequacy of the security for the Obligations and without regard to the solvency of Borrower, any guarantor or any other Person liable for any of the Obligations; and 

(k) Any deficiency that exists after disposition of the Collateral as provided above will be paid immediately by Borrower. 

Lender may comply with any applicable state or federal law requirements in connection with a disposition of the Collateral and compliance will not be
considered adversely to affect the commercial reasonableness of any sale of the Collateral. 
 9.2 Power of Attorney.
Effective only upon the occurrence and during the continuance of an Event of Default, Borrower hereby irrevocably appoints Lender (and any of Lender’s designated officers, or employees) as Borrower’s true and lawful attorney to:
(a) send requests for verification of Accounts or notify account debtors of Lender’s security interest in the Accounts; (b) endorse Borrower’s name on any checks or other 

  
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forms of payment or security that may come into Lender’s possession; (c) sign Borrower’s name on any invoice or bill of lading relating to any Account, drafts against account
debtors, schedules and assignments of Accounts, verifications of Accounts, and notices to account debtors; (d) dispose of any Collateral; (e) make, settle, and adjust all claims under and decisions with respect to Borrower’s policies
of insurance; (f) settle and adjust disputes and claims respecting the accounts directly with account debtors, for amounts and upon terms which Lender determines to be reasonable; and (g) file, in its sole discretion, one or more financing
or continuation statements and amendments thereto, relative to any of the Collateral without the signature of Borrower where permitted by law; provided Lender may exercise such power of attorney to sign the name of Borrower on any of the documents
described in clause (g) above, regardless of whether an Event of Default has occurred. The appointment of Lender as Borrower’s attorney in fact, and each and every one of Lender’s rights and powers, being coupled with an interest, is
irrevocable until all of the Obligations have been fully repaid and performed and Lender’s obligation to provide advances hereunder is terminated. 
 9.3 Accounts Collection. At any time after the occurrence and during the continuation of an Event of Default, Lender may notify any Person owing funds to Borrower of Lender’s security interest
in such funds and verify the amount of such Account. Borrower shall collect all amounts owing to Borrower for Lender, receive in trust all payments as Lender’s trustee, and immediately deliver such payments to Lender in their original form as
received from the account debtor, with proper endorsements for deposit. 
 9.4 Lender Expenses. If Borrower fails to pay
any amounts or furnish any required proof of payment due to third persons or entities, as required under the terms of this Agreement, then Lender may do any or all of the following after reasonable notice to Borrower: (a) make payment of the
same or any part thereof; or (b) obtain and maintain insurance policies of the type discussed in Section 6.5 of this Agreement, and take any action with respect to such policies as Lender deems prudent. Any amounts so paid or deposited by
Lender shall constitute Lender Expenses, shall be immediately due and payable, and shall bear interest at the then applicable rate hereinabove provided, and shall be secured by the Collateral. Any payments made by Lender shall not constitute an
agreement by Lender to make similar payments in the future or a waiver by Lender of any Event of Default under this Agreement. 

9.5 Lender’s Liability for Collateral Lender has no obligation to clean up or otherwise prepare the Collateral for sale. All
risk of loss, damage or destruction of the Collateral shall be borne by Borrower. 
 9.6 No Obligation to Pursue Others
Lender has no obligation to attempt to satisfy the Obligations by collecting them from any other person liable for them and Lender may release, modify or waive any collateral provided by any other Person to secure any of the Obligations, all without
affecting Lender’s rights against Borrower. Borrower waives any right it may have to require Lender to pursue any other Person for any of the Obligations. 
 9.7 Remedies Cumulative. Lender’s rights and remedies under this Agreement, the Loan Documents, and all other agreements shall be cumulative. Lender shall have all other rights and remedies
not inconsistent herewith as provided under the Code, by law, or in equity. No exercise by Lender of one right or remedy shall be deemed an election, and no waiver by Lender of any Event of Default on Borrower’s part shall be deemed a
continuing waiver. No delay by Lender shall constitute a waiver, election, or acquiescence by it. No waiver by Lender shall be effective unless made in a written document signed on behalf of Lender and then shall be effective only in the specific
instance and for the specific purpose for which it was given. Borrower expressly agrees that this Section 9.7 may not be waived or modified by Lender by course of performance, conduct, estoppel or otherwise. 

9.8 Demand; Protest. Except as otherwise provided in this Agreement, Borrower waives demand, protest, notice of protest, notice of
default or dishonor, notice of payment and nonpayment and any other notices relating to the Obligations. 
  

	 	10.	NOTICES. 

 Unless
otherwise provided in this Agreement, all notices or demands by any party relating to this Agreement or any other agreement entered into in connection herewith shall be in writing and (except for financial

  
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statements and other informational documents which may be sent by first-class mail, postage prepaid) shall be personally delivered or sent by a recognized overnight delivery service, certified
mail, postage prepaid, return receipt requested, or by telefacsimile to Borrower or to Lender, as the case may be, at its addresses set forth below: 
  

			
	If to Borrower:	  	ROKA BIOSCIENCE, INC.
		  	20 Independence Blvd., 4th Floor
		  	Warren, New Jersey 07059
		  	Attn: Steven Sobieski, S.V.P. and C.F.O.
		  	FAX: (908) 604-2008
		
	If to Lender:	  	TriplePoint Capital LLC
		  	2755 Sand Hill Road, Suite 150
		  	Menlo Park, CA 94025
		  	Attn: Legal Department
		  	Attn: Sajal Srivastava, COO
		  	Fax: (650) 854-1850

 The parties hereto may change the address at which they are to receive notices hereunder, by notice in
writing in the foregoing manner given to the other. 
  

	 	11.	CHOICE OF LAW AND VENUE; JURY TRIAL WAIVER. 

 This Agreement shall be governed by, and construed in accordance with, the internal laws of the State of California, without regard to principles of conflicts of law. Each of Borrower and Lender hereby
submits to the exclusive jurisdiction of the State and Federal courts located in the State of California. THE UNDERSIGNED ACKNOWLEDGE THAT THE RIGHT TO TRIAL BY JURY IS A CONSTITUTIONAL ONE, BUT THAT IT MAY BE WAIVED UNDER CERTAIN CIRCUMSTANCES. TO
THE EXTENT PERMITTED BY LAW, EACH PARTY, AFTER CONSULTING (OR HAVING HAD THE OPPORTUNITY TO CONSULT) WITH COUNSEL OF ITS, HIS OR HER CHOICE, KNOWINGLY AND VOLUNTARILY, AND FOR THE MUTUAL BENEFIT OF ALL PARTIES, WAIVES ANY RIGHT TO TRIAL BY JURY IN
THE EVENT OF LITIGATION ARISING OUT OF OR RELATED TO THIS AGREEMENT OR ANY OTHER DOCUMENT, INSTRUMENT OR AGREEMENT BETWEEN THE UNDERSIGNED PARTIES. 
  

	 	12.	REFERENCE PROVISION. 

12.1 In the event the Jury Trial Waiver set forth above is not enforceable, the parties elect to proceed under this Judicial Reference
Provision. 
 12.2 With the exception of the items specified in Section 12.3, below, any controversy, dispute or claim
(each, a “Claim”) between the parties arising out of or relating to this Agreement or any other document, instrument or agreement between the undersigned parties (collectively in this Section, the “Loan Documents”), will be
resolved by a reference proceeding in California in accordance with the provisions of Sections 638 et seq. of the California Code of Civil Procedure (“CCP”), or their successor sections, which shall constitute the exclusive remedy for the
resolution of any Claim, including whether the Claim is subject to the reference proceeding. Except as otherwise provided in the Loan Documents, venue for the reference proceeding will be in the Superior Court in the County where the real property
involved in the action, if any, is located or in a County where venue is otherwise appropriate under applicable law (the “Court”). 
 12.3 The matters that shall not be subject to a reference are the following: (i) foreclosure of any security interests in real or personal property, (ii) exercise of self-help remedies
(including, without limitation, set-off), (iii) appointment of a receiver and (iv) temporary, provisional or ancillary remedies (including, without limitation, writs of attachment, writs of possession, temporary restraining orders or
preliminary injunctions). This Agreement does not limit the right of any party to exercise or oppose any of the rights and remedies described in clauses (i) and (ii) or to seek or oppose from a court of competent jurisdiction any of the
items described in clauses (iii) and (iv). The exercise of, or opposition to, any of those items does not waive the right of any party to a reference pursuant to this Agreement. 

  
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 12.4 The referee shall be a retired Judge or Justice selected by mutual written agreement of
the parties. If the parties do not agree within ten (10) days of a written request to do so by any party, then, upon request of any party, the referee shall be selected by the Presiding Judge of the Court (or his or her representative). A
request for appointment of a referee may be heard on an ex parte or expedited basis, and the parties agree that irreparable harm would result if ex parte relief is not granted. 

12.5 The parties agree that time is of the essence in conducting the reference proceedings. Accordingly, the referee shall be requested,
subject to change in the time periods specified herein for good cause shown, to (i) set the matter for a status and trial-setting conference within fifteen (15) days after the date of selection of the referee, (ii) if practicable, try
all issues of law or fact within one hundred twenty (120) days after the date of the conference and (iii) report a statement of decision within twenty (20) days after the matter has been submitted for decision. 

12.6 The referee will have power to expand or limit the amount and duration of discovery. The referee may set or extend discovery
deadlines or cutoffs for good cause, including a party’s failure to provide requested discovery for any reason whatsoever. Unless otherwise ordered based upon good cause shown, no party shall be entitled to “priority” in conducting
discovery, depositions may be taken by either party upon seven (7) days written notice, and all other discovery shall be responded to within fifteen (15) days after service. All disputes relating to discovery which cannot be resolved by
the parties shall be submitted to the referee whose decision shall be final and binding. 
 12.7 Except as expressly set forth
in this Agreement, the referee shall determine the manner in which the reference proceeding is conducted including the time and place of hearings, the order of presentation of evidence, and all other questions that arise with respect to the course
of the reference proceeding. All proceedings and hearings conducted before the referee, except for trial, shall be conducted without a court reporter, except that when any party so requests, a court reporter will be used at any hearing conducted
before the referee, and the referee will be provided a courtesy copy of the transcript. The party making such a request shall have the obligation to arrange for and pay the court reporter. Subject to the referee’s power to award costs to the
prevailing party, the parties will equally share the cost of the referee and the court reporter at trial. 
 12.8 The referee
shall be required to determine all issues in accordance with existing case law and the statutory laws of the State of California. The rules of evidence applicable to proceedings at law in the State of California will be applicable to the reference
proceeding. The referee shall be empowered to enter equitable as well as legal relief, enter equitable orders that will be binding on the parties and rule on any motion which would be authorized in a court proceeding, including without limitation
motions for summary judgment or summary adjudication. The referee shall issue a decision at the close of the reference proceeding which disposes of all claims of the parties that are the subject of the reference. Pursuant to CCP § 644, such
decision shall be entered by the Court as a judgment or an order in the same manner as if the action had been tried by the Court and any such decision will be final, binding and conclusive. The parties reserve the right to appeal from the final
judgment or order or from any appealable decision or order entered by the referee. The parties reserve the right to findings of fact, conclusions of laws, a written statement of decision, and the right to move for a new trial or a different
judgment, which new trial, if granted, is also to be a reference proceeding under this provision. 
 12.9 If the enabling
legislation which provides for appointment of a referee is repealed (and no successor statute is enacted), any dispute between the parties that would otherwise be determined by reference procedure will be resolved and determined by arbitration. The
arbitration will be conducted by a retired judge or Justice, in accordance with the California Arbitration Act §1280 through §1294.2 of the CCP as amended from time to time. The limitations with respect to discovery set forth above shall
apply to any such arbitration proceeding. 
 12.10 THE PARTIES RECOGNIZE AND AGREE THAT ALL CONTROVERSIES, DISPUTES AND CLAIMS
RESOLVED UNDER THIS REFERENCE PROVISION WILL BE DECIDED BY A REFEREE AND NOT BY A JURY. AFTER CONSULTING (OR HAVING HAD THE OPPORTUNITY TO CONSULT) WITH COUNSEL OF ITS, HIS OR HER OWN CHOICE, EACH PARTY KNOWINGLY AND

  
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VOLUNTARILY, AND FOR THE MUTUAL BENEFIT OF ALL PARTIES, AGREES THAT THIS REFERENCE PROVISION WILL APPLY TO ANY CONTROVERSY, DISPUTE OR CLAIM BETWEEN OR AMONG THEM ARISING OUT OF OR IN ANY WAY
RELATED TO, THIS AGREEMENT OR THE OTHER LOAN DOCUMENTS. 
  

	 	13.	GENERAL PROVISIONS. 

 13.1
Successors and Assigns. This Agreement shall bind and inure to the benefit of the respective successors and permitted assigns of each of the parties and shall bind all persons who become bound as a debtor to this Agreement; provided, however,
that neither this Agreement nor any rights hereunder may be assigned by Borrower without Lender’s prior written consent, which consent may be granted or withheld in Lender’s sole discretion. Lender shall have the right without the consent
of or notice to Borrower to sell, transfer, negotiate, or grant participation in all or any part of, or any interest in, Lender’s obligations, rights and benefits hereunder. 

13.2 Indemnification. Borrower shall defend, indemnify and hold harmless Lender and its officers, employees, and agents against:
(a) all obligations, demands, claims, and liabilities claimed or asserted by any other party in connection with the transactions contemplated by this Agreement and/or the Loan Documents; and (b) all losses or Lender Expenses in any way
suffered, incurred, or paid by Lender, its officers, employees and agents as a result of or in any way arising out of, following, or consequential to transactions between Lender and Borrower whether under this Agreement, or otherwise (including
without limitation reasonable attorneys fees and expenses), except for losses caused by Lender’s gross negligence or willful misconduct. 
 13.3 Time of Essence. Time is of the essence for the performance of all obligations set forth in this Agreement. 
 13.4 Severability of Provisions. Each provision of this Agreement shall be severable from every other provision of this Agreement for the purpose of determining the legal enforceability of any
specific provision. 
 13.5 Correction of Loan Documents. Lender may correct patent errors and fill in any blanks in this
Agreement and the other Loan Documents consistent with the agreement of the parties. 
 13.6 Amendments in Writing,
Integration. All amendments to or terminations of this Agreement or the other Loan Documents must be in writing signed by the parties hereto. All prior agreements, understandings, representations, warranties, and negotiations between the parties
hereto with respect to the subject matter of this Agreement and the other Loan Documents, if any, are merged into this Agreement and the Loan Documents. 
 13.7 Counterparts. This Agreement may be executed in any number of counterparts and by different parties on separate counterparts, each of which, when executed and delivered, shall be deemed to be
an original, and all of which, when taken together, shall constitute but one and the same Agreement. This Agreement and any related promissory note may be executed and delivered by facsimile or transmitted electronically in either Tagged Image
Format Files (“TIFF”) or Portable Document Format (“PDF”) and, upon such delivery, facsimile, TIFF or PDF signature, as applicable, will be deemed to have the same effect as if the original signature had been delivered to the
other party. 
 13.8 Survival. All covenants, representations and warranties made in this Agreement shall continue in
full force and effect so long as any Obligations remain outstanding or Lender has any obligation to make any Credit Extension to Borrower. The obligations of Borrower to indemnify Lender with respect to the expenses, damages, losses, costs and
liabilities described in Section 13.2 shall survive until all applicable statute of limitations periods with respect to actions that may be brought against Lender have run. 

13.9 Confidentiality. In handling any confidential information, Lender and all employees and agents of Lender shall exercise the
same degree of care that Lender exercises with respect to its own proprietary information of the same types to maintain the confidentiality of any non-public information thereby received or 

  
 -17-

 
received pursuant to this Agreement except that disclosure of such information may be made (i) to the Subsidiaries or Affiliates of Lender in connection with their present or prospective
business relations with Borrower, (ii) to prospective transferees, participants, or purchasers of any interest in the Obligations, (iii) as required by law, regulations, rule or order, subpoena, judicial order or similar order,
(iv) as may be required in connection with the examination, audit or similar investigation of Lender, (v) to Lender’s accountants, auditors and regulators, and (vi) as Lender may determine in connection with the enforcement of
any remedies hereunder. Confidential information hereunder shall not include information that either: (a) is in the public domain or in the knowledge or possession of Lender when disclosed to Lender, or becomes part of the public domain after
disclosure to Lender through no fault of Lender; or (b) is disclosed to Lender by a third party, provided Lender does not have actual knowledge that such third party is prohibited from disclosing such information. Notwithstanding the above,
Borrower hereby consents to the use by Lender of Borrower’s company name and logo for advertising, promotional and marketing purposes only. Such use may reference the type of credit facility but will not indicate the amount of the credit
facility without Borrower’s prior written consent, which consent may be withheld at Borrower’s discretion. 

[Remainder left intentionally blank. Signature page to follow.] 

  
 -18-

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the
date first above written. 
  

			
	ROKA BIOSCIENCE, INC.
		
	By:	 	 /s/ Steven Sobieski

		
	Name:	 	 Steven Sobieski

		
	Title:	 	 SVP and CEO

	
	TRIPLEPOINT CAPITAL LLC
		
	By:	 	 /s/ Sajal Srivastava

		
	Name:	 	 Sajal Srivastava

		
	Title:	 	 Chief Operating Officer

 [Signature Page to Loan and Security Agreement] 

 EXHIBIT A 
 DEFINITIONS 
 “Accounts” means all presently existing and hereafter arising accounts,
contract rights, payment intangibles and all other forms of obligations owing to Borrower arising out of the sale or lease of goods (including, without limitation, the licensing of software and other technology) or the rendering of services by
Borrower and any and all credit insurance, guaranties, and other security therefor, as well as all merchandise returned to or reclaimed by Borrower and Borrower’s Books relating to any of the foregoing. 

“Affiliate” means, with respect to any Person, any Person that owns or controls directly or indirectly such Person, any Person that controls or
is controlled by or is under common control with such Person. 
 “Applicable Margin” means six and one quarter percent (6.25%) if
the Extended Interest Term is in effect, or in all other cases, five and three quarter percent (5.75%). 
 “Borrower State” means
Delaware the state under whose laws Borrower is organized. 
 “Borrower’s Books” means all of Borrower’s books and records
including: ledgers; records concerning Borrower’s assets or liabilities, the Collateral, business operations or financial condition; and all computer programs, or tape files, and the equipment, containing such information. 

“Business Day” means any day that is not a Saturday, Sunday, or other day on which banks in the State of California are authorized or required
to close. 
 “Change in Control” shall mean any transaction or series of related transactions in which any “person” or
“group” (within the meaning of Section 13(d) and 14(d)(2) of the Securities Exchange Act of 1934) becomes the “beneficial owner” (as defined in Rule 13d-3 under the Securities Exchange Act of 1934), directly or indirectly,
of a sufficient number of shares of all classes of stock then outstanding of Borrower ordinarily entitled to vote in the election of directors, empowering such “person” or “group” to elect a majority of the Board of Directors of
Borrower, who did not have such power before such transaction. An initial public offering by Borrower of its common stock pursuant to which (i) Borrower’s stock will be listed on NASDAQ or another national stock exchange, and
(ii) Borrower obtains gross proceeds in an amount equal to at least Twenty Five Million Dollars ($25,000,000.00) shall not be deemed a Change of Control. 
 “Chief Executive Office State” means New Jersey where Borrower’s chief executive office is located. 
 “Closing Date” means the date of this Agreement. 
 “Code” means the California
Uniform Commercial Code as amended or supplemented from time to time. 
 “Collateral” means the property described on Exhibit B
attached hereto and all Negotiable Collateral to the extent not described on Exhibit B; except to the extent any such property (i) is nonassignable by its terms without the consent of the licensor thereof or another party (but only to
the extent such prohibition on transfer is enforceable under applicable law, including, without limitation, Sections 9406 and 9408 of the Code), or (ii) the granting of a security interest therein is contrary to applicable law, provided that
upon the cessation of any such restriction or prohibition, such property shall automatically become part of the Collateral. 
 “Collateral
State” means the following states where Collateral is located, which are New Jersey, California and Tennessee. Collateral States shall not include other states in which equipment is on loan or rented to customers. 

“Comerica Bank” means Comerica Bank. 

“Comerica Loan Agreement” means that certain Loan and Security Agreement dated as of November 21, 2013, by and between Borrower and
Comerica Bank. 

  
 Exhibit A
— Page 1 

 “Contingent Obligation” means, as applied to any Person, any direct or indirect liability,
contingent or otherwise, of that Person with respect to (i) any indebtedness, lease, dividend, letter of credit or other obligation of another, including, without limitation, any such obligation directly or indirectly guaranteed, endorsed,
co-made or discounted or sold with recourse by that Person, or in respect of which that Person is otherwise directly or indirectly liable; (ii) any obligations with respect to undrawn letters of credit, corporate credit cards or merchant
services issued for the account of that Person; and (iii) all obligations arising under any interest rate, currency or commodity swap agreement, interest rate cap agreement, interest rate collar agreement, or other agreement or arrangement
designed to protect a Person against fluctuation in interest rates, currency exchange rates or commodity prices; provided, however, that the term “Contingent Obligation” shall not include endorsements for collection or deposit in the
ordinary course of business. The amount of any Contingent Obligation shall be deemed to be an amount equal to the stated or determined amount of the primary obligation in respect of which such Contingent Obligation is made or, if not stated or
determinable, the maximum reasonably anticipated liability in respect thereof as determined by such Person in good faith; provided, however, that such amount shall not in any event exceed the maximum amount of the obligations under the guarantee or
other support arrangement. 
 “Copyrights” means any and all copyright rights, copyright applications, copyright registrations and
like protections in each work or authorship and derivative work thereof, whether published or unpublished and whether or not the same also constitutes a trade secret, now or hereafter existing, created, acquired or held. 

“Credit Extension” means each Term Loan Advance or any other extension of credit by Lender to or for the benefit of Borrower hereunder.

 “Environmental Laws” means all laws, rules, regulations, orders and the like issued by any federal state, local foreign or other
governmental or quasi-governmental authority or any agency pertaining to the environment or to any hazardous materials or wastes, toxic substances, flammable, explosive or radioactive materials, asbestos or other similar materials. 

“Equipment” means all present and future machinery, equipment, tenant improvements, furniture, fixtures, vehicles, tools, parts and attachments
in which Borrower has any interest. 
 “Equity Milestone” means Borrower has issued and sold additional shares of its preferred stock,
since November 19, 2013, for aggregate gross cash proceeds of at least $15,000,000 (excluding amounts received upon conversion or cancellation of indebtedness). 
 “ERISA” means the Employee Retirement Income Security Act of 1974, as amended, and the regulations thereunder. 
 “Event of Default” has the meaning assigned in Article 7.12. 
 “GAAP” means
generally accepted accounting principles, consistently applied, as in effect from time to time in the United States of America. 

“Indebtedness” means (a) all indebtedness for borrowed money or the deferred purchase price of property or services, including without
limitation reimbursement and other obligations with respect to surety bonds and letters of credit, (b) all obligations evidenced by notes, bonds, debentures or similar instruments, (c) all capital lease obligations, (d) all Contingent
Obligations, if any. 
 “Insolvency Proceeding” means any proceeding commenced by or against any Person or entity under any provision
of the United States Bankruptcy Code, as amended, or under any other bankruptcy or insolvency law, including assignments for the benefit of creditors, formal or informal moratoria, compositions, extension generally with its creditors, or proceedings
seeking reorganization, arrangement, or other relief. 
 “Intellectual Property” means any copyrights, patents, trademarks, service
marks and applications therefor, now owned or hereafter acquired, or any claims for damages by way of any past, present and future infringement of any of the foregoing. 

  
 Exhibit A
— Page 2 
  

 “Interest Rate” means the Prime Rate plus the Applicable Margin. 

“Interim Interest Payment” means, with respect to each Term Loan Advance an amount equal to the per diem interest accrued from the date such
Term Loan Advance is made through and including the last day of that month. 
 “Inventory” means all present and future inventory in
which Borrower has any interest. 
 “Investment” means any beneficial ownership of (including stock, partnership or limited liability
company interest or other securities) any Person, or any loan, advance or capital contribution to any Person. 
 “IRC” means the
Internal Revenue Code of 1986, as amended, and the regulations thereunder. 
 “Lender Expenses” means all reasonable costs or expenses
(including reasonable attorneys’ fees and expenses, whether generated in-house or by outside counsel) incurred in connection with the preparation, negotiation, administration, and enforcement of the Loan Documents; reasonable Collateral audit
fees; and Lender’s reasonable attorneys’ fees and expenses (whether generated in-house or by outside counsel) incurred in amending, enforcing or defending the Loan Documents (including fees and expenses of appeal), incurred before, during
and after an Insolvency Proceeding, whether or not suit is brought. 
 “Lien” means any mortgage, lien, deed of trust, charge, pledge,
security interest or other encumbrance. 
 “Loan Documents” means, collectively, this Agreement, any note or notes executed by
Borrower, and any other document, instrument or agreement entered into in connection with this Agreement, all as amended or extended from time to time. 
 “Material Adverse Effect” means (i) a material adverse change in Borrower’s prospects, business or financial condition, or (ii) a material impairment in the prospect of repayment
of all or any portion of the Obligations or in otherwise performing Borrower’s obligations under the Loan Documents, (iii) a material impairment in the perfection, value or priority of Lender’s security interests in the Collateral.

 “Maturity Date” means, with respect to each Term Loan Advance, the earliest of: (a) the last day of the month in which the
last monthly installment is due as set forth in Section 2.1; (b) the date of termination of Lender’s obligations to make Term Loan Advances or permit existing Term Loan Advances to remain outstanding, in each case, pursuant to
Section 9; and (c) the date of indefeasible prepayment in full by Borrower of a Term Loan Advance. 
 “Negotiable
Collateral” means all of Borrower’s present and future letters of credit of which it is a beneficiary, drafts, instruments (including promissory notes), securities, documents of title, and chattel paper, and Borrower’s Books relating
to any of the foregoing. 
 “Obligations” means all debt, principal, interest, Lender Expenses and other amounts owed to Lender by
Borrower pursuant to this Agreement or any other agreement, whether absolute or contingent, due or to become due, now existing or hereafter arising, including any interest that accrues after the commencement of an Insolvency Proceeding and including
any debt, liability, or obligation owing from Borrower to others that Lender may have obtained by assignment or otherwise. 

“Patents” means all patents, patent applications and like protections including without limitation improvements, divisions, continuations,
renewals, reissues, extensions and continuations-in-part of the same. 
 “Periodic Payments” means all installments or similar
recurring payments that Borrower may now or hereafter become obligated to pay to Lender pursuant to the terms and provisions of any instrument, or agreement now or hereafter in existence between Borrower and Lender. 

“Permitted Indebtedness” means: 
  

	(a)	Indebtedness of Borrower in favor of Lender arising under this Agreement or any other Loan Document; 

  
 Exhibit A
— Page 3 
  

	(b)	Indebtedness existing on the Closing Date and disclosed in the Schedule; 

  

	(c)	Indebtedness not to exceed Two Hundred Thousand Dollars ($200,000) in the aggregate secured by a lien described in clause (c) of the defined term “Permitted
Liens,” provided such Indebtedness does not exceed the lesser of the cost or fair market value of the equipment financed with such Indebtedness; 

  

	(d)	Subordinated Debt; 

  

	(e)	Indebtedness to trade creditors incurred in the ordinary course of business; 

 

	(f)	Indebtedness to Comerica Bank in an aggregate amount incurred during the term hereof not to exceed the sum of (i) Five Million Dollars ($5,000,000) in original
principal amount plus (ii) without duplication, accrued and unpaid interest, fees and expenses due to Comerica Bank arising under the Comerica Loan Agreement; 

 

	(g)	Other Indebtedness, of up to Five Million Dollars ($5,000,000) as approved in advance by Lender in its sole discretion, for working capital as needed by the Borrower on
commercially reasonable terms, provided by a bank, commercial lender, or other financial institution regularly engaged in the business of lending money (excluding venture capital, investment banking or similar institutions which sometimes engage in
lending activities but which are primarily engaged in investments in equity securities), provided that the collateral for any such Indebtedness shall be limited to Accounts and identifiable proceeds of such accounts residing in a lockbox account,
subject to an intercreditor, subordination, or similar agreement between Lender and such entity; and 

  

	(h)	Extensions, refinancings and renewals of any items of Permitted Indebtedness, provided that the principal amount is not increased or the terms modified to impose more
burdensome terms upon Borrower or its Subsidiary, as the case may be. 

 “Permitted Investment” means: 

 

	(a)	Investments existing on the Closing Date disclosed in the Schedule; 

  

	(b)	(i) Marketable direct obligations issued or unconditionally guaranteed by the United States of America or any agency or any State thereof maturing within one
(1) year from the date of acquisition thereof, (ii) commercial paper maturing no more than one (1) year from the date of creation thereof and currently having rating of at least A-2 or P-2 from either Standard & Poor’s
Ratings Services or Moody’s Investors Service, Inc., (iii) certificates of deposit maturing no more than one (1) year from the date of investment therein, and (iv) money market accounts; 

 

	(c)	Repurchases of stock from former employees or directors of Borrower under the terms of applicable repurchase agreements (i) in an aggregate amount not to exceed
Two Hundred Thousand Dollars ($200,000) in any fiscal year, provided that no Event of Default has occurred, is continuing or would exist after giving effect to the repurchases, or (ii) in any amount where the consideration for the repurchase is
the cancellation of indebtedness owed by such former employees to Borrower regardless of whether an Event of Default exists; 

  

	(d)	Investments accepted in connection with Permitted Transfers; 

  

	(e)	Investments of Subsidiaries in or to other Subsidiaries or Borrower and Investments by Borrower in Subsidiaries not to exceed Two Hundred Thousand Dollars ($200,000) in
the aggregate in any fiscal year and in the event such investment consists of intercompany loans such loans shall be in the form of a demand note (“Intercompany Note”) evidencing any such intercompany indebtedness in a form and
substance reasonably satisfactory to Lender and such Intercompany Note shall be pledged and delivered to Lender as additional Collateral for the Obligations; 

  
 Exhibit A
— Page 4 
  

	(f)	Investments not to exceed Two Hundred Thousand Dollars ($200,000) in the aggregate in any fiscal year consisting of (i) travel advances and employee relocation
loans and other employee loans and advances in the ordinary course of business, and (ii) loans to employees, officers or directors relating to the purchase of equity securities of Borrower or its Subsidiaries pursuant to employee stock purchase
plan agreements approved by Borrower’s Board of Directors; 

  

	(g)	Investments (including debt obligations) received in connection with the bankruptcy or reorganization of customers or suppliers and in settlement of delinquent
obligations of, and other disputes with, customers or suppliers arising in the ordinary course of Borrower’s business; 

  

	(h)	Investments consisting of notes receivable of, or prepaid royalties and other credit extensions, to customers and suppliers who are not Affiliates (including senior
executive officers, directors, and partners of such affiliated Person), in the ordinary course of business, provided that this subparagraph (h) shall not apply to Investments of Borrower in any Subsidiary; and 

 

	(i)	Joint ventures or strategic alliances in the ordinary course of Borrower’s business consisting of the non-exclusive licensing of technology, the development of
technology or the providing of technical support, provided that any cash Investments by Borrower do not exceed Two Hundred Thousand Dollars ($200,000) in the aggregate in any fiscal year. 

“Permitted Liens” means the following: 
  

	(a)	Any Liens existing on the Closing Date and disclosed in the Schedule or arising under this Agreement or the other Loan Documents; 

 

	(b)	Liens for taxes, fees, assessments or other governmental charges or levies, either not delinquent or being contested in good faith by appropriate proceedings and for
which Borrower maintains adequate reserves, provided the same have no priority over any of Lender’s security interests; 

  

	(c)	Liens securing Indebtedness not to exceed Two Hundred Thousand Dollars ($200,000) in the aggregate (i) upon or in any Equipment acquired or held by Borrower or any
of its Subsidiaries to secure the purchase price of such Equipment or indebtedness incurred solely for the purpose of financing the acquisition or lease of such Equipment, or (ii) existing on such Equipment at the time of its acquisition,
provided that the Lien is confined solely to the property so acquired and improvements thereon, and the proceeds of such Equipment; 

  

	(d)	Liens incurred in connection with the extension, renewal or refinancing of the indebtedness secured by Liens of the type described in clauses (a) through
(c) above, provided that any extension, renewal or replacement Lien shall be limited to the property encumbered by the existing Lien and the principal amount of the indebtedness being extended, renewed or refinanced does not increase;

  

	(e)	Deposits in the ordinary course of Borrower’s business under worker’s compensation, unemployment insurance, social security and similar laws securing
obligations in an aggregate amount not to exceed Fifty Thousand Dollars ($50,000) on which Borrower is current, provided, none of the same diminish or impair Lender’s rights and remedies respecting the Collateral; 

 

	(f)	Liens securing Indebtedness to Comerica Bank arising under the Comerica Loan Agreement provided that such security interest remain at all times subject to the
Subordination Agreement; 

  

	(g)	Liens securing Subordinated Debt, so long as such Liens are subordinated to Lender on terms acceptable to Lender (and identified as being such by Borrower and Lender)
as specified in the definition of Subordinated Debt; 

  

	(h)	Liens in favor of other financial institutions arising in connection with Borrower’s deposit accounts held at such institutions to secured standard fees for
deposit services charged; 

  
 Exhibit A
— Page 5 
  

	(i)	Liens arising under the type of Permitted Indebtedness described in clause (g) of the definition of Permitted Indebtedness; and 

 

	(j)	Liens arising from judgments, decrees or attachments in circumstances not constituting an Event of Default under Sections 8.4 (attachment) or 8.8
(judgments/settlements). 

 “Permitted Transfer” means the conveyance, sale, lease, transfer or disposition by Borrower
or any Subsidiary of: 
  

	(a)	Inventory in the ordinary course of business; 

  

	(b)	Non-exclusive licenses and similar arrangements for the use of the property of Borrower or its Subsidiaries in the ordinary course of business;

  

	(c)	Worn-out or obsolete Equipment; or 

  

	(d)	Other assets of Borrower or its Subsidiaries that do not in the aggregate exceed Two Hundred Thousand Dollars ($200,000) during any fiscal year.

 “Person” means any individual, sole proprietorship, partnership, limited liability company, joint venture, trust,
unincorporated organization, association, corporation, institution, public benefit corporation, firm, joint stock company, estate, entity or governmental agency. 
 “Prepayment Fee” means an amount equal to two percent (2%) of the outstanding principal amount of such Term Loan Advance being prepaid, if prepaid prior to the one (1) year anniversary
of such Term Loan Advance. 
 “Prime Rate” means the Prime Rate as published in the Wall Street Journal the day before any Advance is
funded; however, in no event shall the Prime Rate be less than 3.25%. 
 “Prohibited Territory” means any person or country listed by
the Office of Foreign Assets Control of the United States Department of Treasury as to which transactions between a United States Person and that territory are prohibited. 
 “Responsible Officer” means each of the Chief Executive Officer, the Chief Operating Officer, the Chief Financial Officer and the Controller of Borrower. 

“Schedule” means the schedule of exceptions attached hereto and approved by Lender, if any. 

“SOS Reports” means the official reports from the Secretaries of State of each Collateral State, Chief Executive Office State and the Borrower
State and other applicable federal, state or local government offices identifying all current security interests filed in the Collateral and Liens of record as of the date of such report. 
 “Subordinated Debt” means any debt incurred by Borrower that is subordinated in writing to the debt owing by Borrower to Lender on terms reasonably acceptable to Lender (and identified as being
such by Borrower and Lender). 
 “Subordination Agreement” means that certain Subordination Agreement dated as of November 21,
2013 between Lender and Comerica Bank. 
 “Subsidiary” means any corporation, partnership or limited liability company or joint
venture in which (i) any general partnership interest or (ii) more than fifty percent (50%) of the stock, limited liability company interest or joint venture of which by the terms thereof ordinary voting power to elect the Board of
Directors, managers or trustees of the entity, at the time as of which any determination is being made, is owned by Borrower, either directly or through an Affiliate. 
 “Term Loan Advance(s)” means a cash advance or cash advances under Tranche A or Tranche B. 

  
 Exhibit A
— Page 6 
  

 “Trademarks” means any trademark and service mark rights, whether registered or not, applications
to register and registrations of the same and like protections, and the entire goodwill of the business of Borrower connected with and symbolized by such trademarks. 
 “Tranche A” means a commitment amount not to exceed the Tranche A Term Loan Maximum Amount. 
 “Tranche A Availability End Date” means March 31, 2014. 
 “Tranche A Term Loan
Advance” or “Tranche A Term Loan Advances” means any Term Loan Advance(s) made under Tranche A. 
 “Tranche A Term Loan
Maximum Amount” means Five Million and No/100 Dollars ($5,000,000). 
 “Tranche B” means a commitment amount not to exceed the
Tranche B Term Loan Maximum Amount. 
 “Tranche B Availability End Date” means either (i) September 30, 2014, or
(ii) if Borrower has provided evidence satisfactory to Lender of its completion of the Equity Milestone, December 31, 2014. 

“Tranche B Milestone” means Borrower’s achievement of $10,000,000 in cumulative revenue for the period from the Closing Date through any
date of determination prior to September 30, 2014. 
 “Tranche B Term Loan Advance” or “Tranche B Term Loan Advances”
means any Term Loan Advance(s) made under Tranche B. 
 “Tranche B Term Loan Maximum Amount” means Five Million and No/100 Dollars
($5,000,000). 
 “Warrant” means collectively those certain Warrants to Purchase Stock issued on the Closing Date by Borrower to
Lender. 

  
 Exhibit A
— Page 7 
  

					
	DEBTOR:	  	ROKA BIOSCIENCE, INC.	  	
			
	SECURED PARTY:	  	TRIPLEPOINT CAPITAL LLC	  	

 EXHIBIT B 
 COLLATERAL DESCRIPTION ATTACHMENT TO LOAN AND SECURITY AGREEMENT 
 All personal
property of Debtor of every kind, whether presently existing or hereafter created or acquired, and wherever located, including, but not limited to: (a) all accounts (including health-care-insurance receivables), chattel paper (including
tangible and electronic chattel paper), deposit accounts, documents (including negotiable documents), equipment (including all accessions and additions thereto), financial assets, general intangibles (including payment intangibles and software),
goods (including fixtures), instruments (including promissory notes), inventory (including all goods held for sale or lease or to be furnished under a contract of service, and including returns and repossessions), investment property (including
securities and securities entitlements), letter of credit rights, money, and all of Debtor’s books and records with respect to any of the foregoing, and the computers and equipment containing said books and records; and (b) any and all
cash proceeds and/or noncash proceeds of any of the foregoing, including, without limitation, insurance proceeds, and all supporting obligations and the security therefor or for any right to payment. All terms above have the meanings given to them
in the California Uniform Commercial Code, as amended or supplemented from time to time. 
 Notwithstanding the foregoing, the
Collateral shall not include any Intellectual Property; provided, however, that the Collateral shall include all accounts and general intangibles that consist of rights to payment from the sale, licensing or disposition of all or any part of, or the
rights in, the Intellectual Property (the “Rights to Payment”). Notwithstanding the foregoing, if a judicial authority (including a U.S. Bankruptcy Court) holds that a security interest in the underlying Intellectual Property is necessary
to have a security interest in the Rights to Payment, then the Collateral shall automatically, and effective as of November 21, 2013, include the Intellectual Property to the extent necessary to permit perfection of Secured Party’s
security interest in the Rights to Payment; provided, further, other than non-exclusive licenses given in the ordinary course of Debtor’s business, in the event Debtor transfers, sells, assigns, grants a security interest in, hypothecates,
permits or suffer to exist any Lien, or otherwise transfer any interest in or encumber any portion of the Intellectual Property, either voluntarily or involuntarily, without Secured Party’s prior written consent, Secured Party’s security
interest shall include (and shall be deemed to have a Lien in such assets included from November 21, 2013) all Intellectual Property. 
 “Intellectual Property” means all of Debtor’s right, title, and interest in and to the following: 
 Copyrights, Trademarks and Patents;                      

 

	 	(a)	Any and all trade secrets, and any and all intellectual property rights in computer software and computer software products now or hereafter existing, created, acquired
or held; 

  

	 	(b)	Any and all design rights which may be available to Debtor now or hereafter existing, created, acquired or held; 

 

	 	(c)	Any and all claims for damages by way of past, present and future infringement of any of the rights included above, with the right, but not the obligation, to sue for
and collect such damages for said use or infringement of the intellectual property rights identified above; and 

  

	 	(d)	All amendments, renewals and extensions of any of the Copyrights, Trademarks or Patents. 

“Copyrights” means any and all copyright rights, copyright applications, copyright registrations and like protections in each
work or authorship and derivative work thereof, whether published or unpublished and whether or not the same also constitutes a trade secret, now or hereafter existing, created, acquired or held. 

“Patents” means all patents, patent applications and like protections including without limitation improvements, divisions,
continuations, renewals, reissues, extensions and continuations-in-part of the same. 
 “Trademarks” means any
trademark and servicemark rights, whether registered or not, applications to register and registrations of the same and like protections, and the entire goodwill of the business of Debtor connected with and symbolized by such trademarks. 

Exhibit B 

 EXHIBIT C 

Form of Payment/Advance Form 
 LOAN ADVANCE/PAYDOWN REQUEST FORM 
  

											
	TO:	  	Customer Administration	 	DATE:	 	  
	 	TIME:	 	  

						
	FAX #:	  	(650) 854-1850	 		 		 		 	

  

							
	 	 	 
	FROM:	 	ROKA BIOSCIENCE, INC.	  	TELEPHONE REQUEST (For Lender Use Only):
	 	 	Borrower’s Name	  	 
	 	 	 
	FROM:	 	  
	  	The following person is authorized to request the loan payment transfer/loan advance on the
designated account and is known to me.
	 	 	Authorized Signer’s Name	  
	 	 	 	  		 	 
	FROM:	 	  
	  		 	  

	 	 	Authorized Signature (Borrower)	  		 	Authorized Requester & Phone #
	 	 	 	  		 	 
	PHONE #:	 	  
	  		 	  

	 	 	 	  		 	Received by (Lender) & Phone #
	ATTACH WIRE INSTRUCTIONS	  		 	 
	 	  		 	  

	 	 	 	  	 	 	 Authorized Signature (Lender)

 

  

											
	  
 REQUESTED TRANSACTION TYPE AMOUNT
	 	 	 	  

  REQUESTED DOLLAR
	  	 	  	For Lender Use Only
	 				 	 
	PRINCIPAL INCREASE* (ADVANCE)	 	        $	 	 	  		  	Date Rec’d:	  	 
	PRINCIPAL PAYMENT (ONLY)	 	        $	 	 	  		  	Time:	  	 
	 	 		 		  		  	Comp. Status:	  	YES     NO
	OTHER INSTRUCTIONS:	 		 		  		  	Status Date:	  	 
	 	  		  	Time:	  	 
	 	  		  	Approval:	  	 
	 	  		  		  	 
	 	  	 	  	 	  	 

  

	
	 All representations and warranties of Borrower stated in the Loan and Security Agreement are true, correct and complete in all material respects as of
the date of the telephone request for an advance confirmed by this Borrowing Certificate; provided, however, that those representations and warranties as of the date expressly referring to another date shall be true, correct and complete in all
material respects as of such date.

  
 Exhibit C
– Page 1 

	
	
	 *  IS THERE A WIRE REQUEST TIED TO THIS LOAN ADVANCE?  (PLEASE CIRCLE
ONE)    YES    NO

	
	If YES, the Outgoing Wire Transfer Instructions must be completed below.

 

							
	  

OUTGOING WIRE TRANSFER INSTRUCTIONS
  
	  	  
 Fed Reference Number
  
	  	  

Lender Transfer Number
  

	
The items marked with an asterisk (*) are required to be completed.

 

	*Beneficiary Name	  	 	  	 	  	 
	*Beneficiary Account Number	  		  		  	 
	*Beneficiary Address	  	 	  	 	  	 
	Currency Type	  	US DOLLARS ONLY
	*ABA Routing Number (9 Digits)	  	 	  	 	  	 
	*Receiving Institution Name	  		  		  	 
	*Receiving Institution Address	  	 	  	 	  	 
	*Wire Amount	  	$	  	 	  	 

  
 Exhibit C
– Page 2 

 EXHIBIT D 
 Form of Promissory Note 

 PROMISSORY NOTE 

(0821-GC-0    -0    ) 

 

			
	$    ,000,000	  	                 , 201    

 FOR VALUE RECEIVED, the undersigned, ROKA BIOSCIENCE, INC. a Delaware corporation
(“Borrower”), hereby promises to pay to the order of TRIPLEPOINT CAPITAL LLC (“Payee”), for its own account as lender ( “Lender”) under the Loan Agreement (as defined below), or its assigns, at the
offices of TriplePoint Capital LLC, a Delaware limited liability company, at its address at 2755 Sand Hill Road, Suite 105, Menlo Park, CA 94025, or at such other place as Payee may designate from time to time in writing, in lawful money of the
United States of America and in immediately available funds, the principal amount of                      and NO/100 DOLLARS
($    ,000,000), together with interest thereon from the date set forth above at the rates provided in the Loan Agreement. 
 Capitalized terms or matters of construction defined or established in the Loan and Security Agreement dated November 21, 2013 among Borrower and Lender (as the same may be amended, restated,
supplemented or otherwise modified from time to time, the “Loan Agreement”), shall be applied herein as defined or established therein. This Promissory Note (“Note”) is issued pursuant to the Loan Agreement, is a
“Promissory Note” referred to therein, and is entitled to the benefit and security of the Loan Documents provided for therein, to which a reference is hereby made for a statement of all of the terms and conditions under which the Term Loan
is made and is to be repaid. All of the terms, covenants and conditions of the Loan Agreement and all other Instruments evidencing or securing the Indebtedness hereunder, including the Loan Documents, are hereby made a part of this Note and are
deemed incorporated herein in full. The principal balance of the Term Loan, the rates of interest applicable thereto and each payment made on account of the principal thereof, shall be recorded by Lender on its books and records; provided,
that the failure by Lender to make any such recordation shall not affect the obligations of Borrower to make payment when due of any amount owing under the Loan Agreement or this Note in respect of the Term Loan. 

The principal amount of the Indebtedness evidenced hereby shall be payable in the amounts and on the dates specified in the Loan
Agreement, the terms of which are hereby incorporated herein by reference. Interest on the outstanding principal amount of this Note shall be paid until such principal amount is paid in full at such rates of interest, including any applicable
default rate provided for under the Loan Agreement, and at such times, and pursuant to such calculations, as are specified in the Loan Agreement. 
 Except as otherwise provided in the Loan Agreement, if any payment on this Note becomes due and payable on a day other than a Business Day, the payment shall be due on the previous Business Day.

 Upon and after the occurrence of an Event of Default, this Note may, without demand, notice or legal process of any kind, as
provided in the Loan Agreement, be declared, and upon such declaration immediately shall become, or upon certain circumstances set forth in the Loan Agreement may become without declaration, due and payable. 

Time is of the essence of this Note. To the fullest extent permitted by applicable law, Borrower waives presentment, demand, protest, and
notice of nonpayment and protest. 
 THIS NOTE SHALL BE GOVERNED BY, AND INTERPRETED AND CONSTRUED IN ACCORDANCE WITH, THE LAWS
OF THE STATE OF CALIFORNIA, WITHOUT REGARD TO THE PRINCIPLES THEREOF REGARDING CONFLICT OF LAWS, AND ANY APPLICABLE LAWS OF THE UNITED STATES OF AMERICA. 

 IN WITNESS WHEREOF, the undersigned has executed this Promissory Note as of the date first
set forth above. 
  

			
	“Borrower”
	
	ROKA BIOSCIENCE, INC.
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

 EXHIBIT E
 COMPLIANCE AND COLLATERAL CERTIFICATE 
  

			
	Please send all Required Reporting to:	  	
		  	 TriplePoint Capital LLC
 2755
Sand Hill Road, Suite 150
 Menlo Park, CA 94025
 Fax: (650) 854-1850 or

	FROM:  ROKA BIOSCIENCE, INC.	  	Email: financials@triplepointcapital.com

 The undersigned authorized Officer of Roka Bioscience, Inc. (“Borrower”), hereby certifies that in accordance
with the terms and conditions of the Loan and Security Agreement between Borrower and Lender (the “Agreement”), (i) Borrower is in complete compliance for the period ending
                                        
with all required covenants, including without limitation the ongoing registration of intellectual property rights in accordance with Section 6.8, except as noted below and (i) all representations and warranties of Borrower stated in the
Agreement are true and correct in all material respects as of the date hereof. Attached herewith are the required documents supporting the above certification. The Officer further certifies that these are prepared in accordance with Generally
Accepted Accounting Principles (GAAP) and are consistently applied form one period to the next except as explained in an accompanying letter or footnotes. 
  

											
	 REPORTING COVENANTS
	 	 REQUIRED
	  	  	  	 COMPLIES
	 
					
	 Company Prepared Monthly F/S
	 	Monthly, within 30 days	  		  	YES	  	 	NO	  
	 Compliance and Collateral Certificate
	 	Monthly, within 30 days	  		  	YES	  	 	NO	  
	 Company Prepared Quarterly F/S
	 	Quarterly, within 45 days	  		  		  			
	 CPA Audited, Unqualified F/S
	 	Annually, within 180 days of FYE	  		  	YES	  	 	NO	  
	 Annual Business Plan
	 	Annually, within 30 days following FYE	  		  	YES	  	 	NO	  
	Audit	 	Annual	  		  	YES	  	 	NO	  
					
	If Public:	 		  		  		  			
	10Q	 	Quarterly, within 5 days of SEC filing (50 days)	  	YES	  	 	NO	  
	10K	 	Annually, within 5 days of SEC filing (95 days)	  	YES	  	 	NO	  
				
	  	 	 DESCRIPTION
	  	  	  	 APPLICABLE
	 
				
	 Legal Action > $200,000
	 	Notify promptly upon notice
                            	  	YES	  	 	NO	  
	 Inventory Disputes > $200,000
	 	Notify promptly upon notice
                            	  	YES	  	 	NO	  
	 Mergers & Acquisitions > $250,000
	 	Notify promptly upon notice
                            	  	YES	  	 	NO	  
	 Cross default with other agreements > $200,000
	 	Notify promptly upon notice
                            	  	YES	  	 	NO	  
	Judgment > $200,000	 	Notify promptly upon notice
                            	  	YES	  	 	NO	  
				
	 OTHER COVENANTS
	 	 REQUIRED
	  	 ACTUAL
	  	 COMPLIES
	 
					
	 Permitted Indebtedness for equipment leases
	 	< $200,000	  	
                    
 
	  	YES	  	 	NO	  
	 Permitted Investments for stock repurchase
	 	< $200,000	  	  
	  	YES	  	 	NO	  
	 Permitted Investments for subsidiaries
	 	< $200,000	  	  
	  	YES	  	 	NO	  
	 Permitted Investments for employee loans
	 	< $200,000	  	  
	  	YES	  	 	NO	  
	 Permitted Investments for joint ventures
	 	< $200,000	  	  
	  	YES	  	 	NO	  
	 Permitted Liens for equipment leases
	 	< $200,000	  	  
	  	YES	  	 	NO	  
	 Permitted Transfers
	 	< $200,000	  	  
	  	YES	  	 	NO	  

 Please Enter Below Comments Regarding Violations: 

  
 Exhibit E
– Page 1 

 COLLATERAL UPDATE 
 BANK ACCOUNTS 
 The following is a list of all of Borrower’s and its Subsidiaries’
deposit accounts, other accounts holding investment property and electronic accounts such as “PayPal” or similar accounts: 
  

					
	 Bank Name/Address
	 	 Account Holder Name
	 	 Account (Type & Number)

		 		 	
		 		 	
		 		 	

 COLLATERAL LOCATIONS 
 The following is a list of all of Borrower’s and its Subsidiaries’ locations of Collateral: 
  

					
	 Address
	 	 Type of Location
	 	  
		 		 	
		 		 	

 SUBSIDIARIES AND AFFILIATES 
 The following is a list of all of Borrower’s Subsidiaries and Affiliates: 
  

					
	 Entity
	 	 Your Ownership Interest
	 	  
		 		 	
		 		 	

 INTELLECTUAL PROPERTY 
 The following is a list of all of Borrower’s and its Subsidiaries’ Intellectual Property (including but not limited to Patents, Trademarks and Copyrights, and all applications and licenses of
same): 
 The Officer further acknowledges that at any time Borrower is not in compliance with all the terms set forth in the Agreement, no
credit extensions will be made. 
  

			
	Very truly yours,
		
	By:	 	  

	Authorized Signer

			
		
	Signature of:	 	  

			
		
	Title:	 	  

  
 Exhibit E
– Page 2 

 SCHEDULE OF EXCEPTIONS

TO LOAN AND SECURITY AGREEMENT 
 Permitted Indebtedness (Exhibit A) 
 The Company has an outstanding balance
payable to Gen-Probe / Hologic of $4,811,316.00 at September 30, 2013 resulting from the purchase of testing instruments. The amount due is unsecured and is non-interest bearing. The Company is required to make periodic payments to Gen-Probe
pursuant to the Supply Agreement between Gen-Probe Incorporated and Roka Bioscience, Inc. dated May 27, 2011 (the “Gen-Probe Supply Agreement”). However, for the avoidance of doubt, per the agreed-upon provisions of the final
Term Sheet with respect to this Agreement, such amount due under the Gen-Probe Supply Agreement is not to be considered “debt or sellers notes”. 
 Permitted Investments (Exhibit A) 
 None 

Permitted Liens (Exhibit A) 
 None 
 Prior Names (Section 5.5) 

None 
 Inventory or Equipment
Locations (Section 5.5) 
 Roka Bioscience, Inc. 

20 Independence Boulevard, 4th Floor 
 Warren, NJ 07059 
 Roka Bioscience, Inc. 

10398 Pacific Center Court 
 San Diego, CA 92121 
 Tech Trans / Barrett Distribution, Inc. 

4836 Hickory Hill Rd. 
 Memphis, TN 38141 
 FedEx 

5025 Tuggle Rd. 

Memphis, TN 
 In
addition to the above locations, the Company has Atlas instruments on loan to customers in various states pursuant to Evaluation Agreements, Rental Agreements and Reagent Rental Agreements. Records of customer address locations are maintained by the
Company will be provided upon request. 
 Litigation (Section 5.6) 

None 
 Inbound Licenses
(Section 5.12) 
  

	 	1.	License Agreement, by and between the Company and Gen-Probe, dated as of September 10, 2009. 

 

	 	2.	First Amendment to License Agreement, by and between the Company and Gen-Probe, effective as of May 27, 2011. 

	 	3.	License Agreement, by and between the Company and Qualigen, Inc., dated as of September 10, 2009. 

 

	 	4.	License Agreement, by and between the Company and PHRI Properties, Inc., dated as of September 10, 2009. 

 

	 	5.	Partial Assignment and Assumption and Consent Agreement, by and between the Company and Abbott Molecular Inc. (previously named Vysis, Inc.), dated as of
September 10, 2009. 

  

	 	6.	License Agreement, by and between the Company and Wisconsin Alumni Research Foundation dated September 30, 2011. 

 

	 	7.	License Agreement, by and between the Company and Oracle America, Inc. dated December 31, 2010. 

 

	 	8.	License Agreement, by and between the Company and Texas Tech University System dated August 8, 2013.EX-10.17

 Exhibit 10.17 

SUBLEASE 
 This Sublease
(“Sublease”) is dated November 2, 2009, and is between AETERNA ZENTARIS, INC., (“Sublandlord”), and ROKA BIOSCIENCE, INC., a Delaware corporation (“Subtenant”). 

Sublandlord, as tenant, and Normandy Warren Holdings, LLC, as landlord (“Prime Landlord”), executed a Lease Agreement dated
August 20, 2007 (“Prime Lease”). Pursuant to the Prime Lease, Sublandlord leased, and is presently in possession of, premises consisting of an approximately 10,741 square feet of office space (“Prime Premises”)
in the building located at 20 Independence Boulevard, Warren, New Jersey (“Building”). A copy of the Prime Lease is attached hereto as Exhibit A. 

Sublandlord desires to sublease to Subtenant, and Subtenant desires to hire from Sublandlord, (a) initially, a portion of the Prime
Premises consisting of 7,500 square feet (“Subleased Premises”), and (b) thereafter, on a date to be determined as provided herein, the remaining portion of the Prime Premises (such remaining portion, the “Retained
Premises”), subject to the terms, covenants, agreements, and conditions in this Sublease. The Subleased Premises and the Retained Premises are depicted on Exhibit B attached hereto. 

The parties therefore agree as follows: 

1. Defined Terms. Except as otherwise provided in this Sublease, all defined terms contained in this Sublease have the same meaning as
ascribed to them in the Prime Lease. 
 2. Sublease. 

(a) Subleased Premises Demised. Sublandlord hereby leases to Subtenant and Subtenant hereby hires from Sublandlord the Subleased
Premises, together with the right to use the Common Areas as contemplated by and subject to the Prime Lease. Subtenant shall use the Premises for general office use and for any lawfully permitted ancillary use to the extent permitted by the Prime
Lease. 
 (b) Sublease Term. The term of the Sublease (“Sublease Term”) commences on the later to occur of
(1) Sublandlord’s receipt of Prime Landlord’s written consent to this Sublease, and (2) October 1, 2009 (“Sublease Commencement Date”); and expires on January 28, 2018 (“Sublease Expiration
Date”; i.e., the day prior to the Termination Date pursuant to the Prime Lease). Sublandlord shall deliver the Subleased Premises “broom clean” and free of all of Sublandlord’s personal property (other than the F&F
(defined in Section 2(f))) and debris, but otherwise in “AS IS, WHERE IS” condition on the Sublease Commencement Date; provided that Subtenant shall not be responsible for, or required to remedy, any violation of any applicable law,
or any condition or state of facts, with respect to the Subleased Premises, the Building or the Land existing on or prior to the Sublease Commencement Date. Sublandlord is not required to perform any work to prepare the Subleased Premises for
Subtenant’s intended use. If (i) for any reason Sublandlord has not received Prime Landlord’s written consent to this Sublease in form required by Section 15(i) below by the date which is sixty (60) days from the date
hereof, or (ii) Prime Landlord elects to terminate the Prime Lease in respect of the Subleased Premises pursuant to Prime Landlord’s recapture right set forth in Section 16.5 of the Prime Lease, then in the case of (i), then

 
Sublandlord and Subtenant each may elect at any time thereafter to terminate this Sublease by written notice to the other, whereupon the parties shall deem this Sublease to be null and void and
of no effect (except for those provisions expressly stated herein to survive a termination), and in the case of (ii) the Sublease will be deemed terminated in accordance with Section 16.5 of the Prime Lease. 

(c) Representations. 
  

	 	(i)	Subtenant represents that: (1) Subtenant has thoroughly examined the Subleased Premises and that the same are acceptable to Subtenant in their “as is,” “where is” condition existing on the date
of this Sublease; and (2) other than as set forth in this Sublease, neither Sublandlord nor Sublandlord’s agents or other representatives have made, nor has Subtenant relied upon, any representations, warranties, or promises, express or
implied, with respect to the Subleased Premises, the F&F, any improvements therein situated or serving the same, the physical condition thereof, Prime Landlord’s title thereto, compliance with laws with respect thereto, or with respect to
any other matter or thing relating to the Subleased Premises, including but not limited to, whether Subtenant’s intended use is permitted at the Subleased Premises. 

 

	 	(ii)	Sublandlord represents that: (1) the copy of the Prime Lease attached hereto as Exhibit A is a true, correct and complete copy of the Prime Lease, together with all amendments, modifications and sideletters
relating thereto; (2) the Prime Lease is in full force and effect and has not been assigned, sublet, pledged, mortgaged, hypothecated or otherwise encumbered by Sublandlord; (3) Sublandlord has neither received nor issued a notice of
default with respect to the Prime Lease, and has no actual knowledge of any default under the Prime Lease; (4) Sublandlord has full right and authority to enter into this Sublease, subject only to the consent of Prime Landlord; and
(5) Sublandlord is the owner of the F&F free and clear of all liens and encumbrances. 

 (d) Shared Access.
Subtenant acknowledges and agrees that, prior to the Expansion Date (defined in Section 2(e)), Sublandlord will have access to the Retained Premises through and across the Subleased Premises, and Sublandlord and Subtenant shall use and permit
such shared access in harmony with one another. 
 (e) Subleased Premises Expansion. 

 

	 	(i)	At any time after the Sublease Commencement Date, Sublandlord may send Subtenant a notice advising Subtenant that Sublandlord intends to vacate the Retained Premises (“Sublandlord’s Notice”) and
providing a projected Expansion Date (defined below), which shall not be earlier than sixty (60) days after the date of Sublandlord’s Notice. 

  
 -2- 

	 	(ii)	At any time after the Sublease Commencement Date, Subtenant may send Sublandlord a written notice demanding that Sublandlord vacate the Retained Premises (“Subtenant’s Notice”) no later than sixty
(60) days after Sublandlord’s receipt of Subtenant’s Notice. If Sublandlord fails to vacate the Retained Premises prior the date which is sixty (60) days after its receipt of Subtenant’s Notice, then Subtenant may send a
further notice to Sublandlord demanding that Sublandlord vacate the Retained Premises (“Subtenant’s Second Notice”) no later than thirty (30) days after Sublandlord’s receipt of Subtenant’s Second Notice. If
Sublandlord fails to vacate the Retained Premises prior the date which is thirty (30) days after its receipt of Subtenant’s Second Notice, then Subtenant may terminate this Sublease by written notice thereof to Sublandlord at any time
prior to the date Sublandlord vacates the Retained Premises. 

  

	 	(iii)	“Expansion Date” means the date Sublandlord vacates the Retained Premises (except for the F&F). After the occurrence of the Expansion Date, Sublandlord may send Subtenant a further notice confirming
the Expansion Date. If Subtenant fails to provide notice of its disagreement with such confirmation within ten (10) days after its receipt, such notice will become a part of this Sublease and will be binding on Subtenant and Sublandlord.

  

	 	(iv)	Upon the occurrence of the Expansion Date, (A) Sublandlord hereby subleases to Subtenant, and Subtenant hires from Sublandlord, the Retained Premises (in addition to the Subleased Premises),
(B) “Subleased Premises” will mean the Prime Premises, and (C) Sublandlord shall assign to Subtenant, and Subtenant shall assume from Sublandlord, that certain maintenance contract for the supplemental HVAC system located
within the Subleased Premises. 

 (f) F&F. 
  

	 	(i)	Subject to Subtenant’s continuous compliance with all of the terms and conditions of this Sublease, Subtenant shall have the right to use the furniture and fixtures (“F&F”) located within the
Subleased Premises as of the Sublease Commencement Date and identified on Exhibit C for the Term. Effective as of the Expansion Date, Subtenant shall have the right to use the F&F located within the Retained Premises and identified on
Exhibit C for the Term. Subtenant accepts such F&F in its “as is,” “where is” condition, with all faults, and Sublandlord makes no representations or warranties, express or implied, by operation of law or otherwise,
with respect to the quality, physical condition or value thereof, or the suitability, merchantability or fitness of any such F&F for a particular purpose. On the earlier of (A Sublease Expiration Date, or (B) the date ten (10) days
following the occurrence of an Event of Default by Sublandlord hereunder, Sublandlord shall convey the F&F to Subtenant pursuant to a Bill of Sale in the amount of $1.00. 

 

	 	(ii)	Subject to Subtenant’s continuous compliance with all of the terms and conditions of this Sublease, (A) the F&F shall be subject to, and Sublandlord agrees that the provisions of the Sublease create, a
security interest in the F&F in favor of Subtenant; (B) Sublandlord shall not voluntarily create, or allow to be created, any further lien or encumbrance on the F&F without the written consent of Subtenant; and (C) Subtenant is
hereby authorized to file and refile financing statements or other reasonable documentation in confirmation of or perfection of the foregoing without the further consent of Sublandlord, but the failure to file any such financing statements or other
documentation shall not render the security interest created hereby ineffective or without force. 

  
 -3- 

 3. Sublease Rent. 

(a) Sublease Fixed Rent. Commencing on the Sublease Commencement Date, Subtenant shall pay monthly fixed rent (“Sublease Fixed
Rent”) to the Sublandlord in the following amounts: 
  

									
	 Period of the Sublease Term:
	  	Annual Sublease
Fixed Rent:	 	  	Monthly Sublease
Fixed Rent Payment:	 
	 Sublease Commencement Date through the day prior to the Expansion Date
	  	$	157,500.00	  	  	$	13,125.00	  
	 Expansion Date through the Expiration Date
	  	$	225,561.00	  	  	$	18,796.75	  

 (b) Payment. Subtenant shall pay the Sublease Fixed Rent at Sublandlord’s office address set forth
in Section 11 hereof (or such other location as Sublandlord designates). Subtenant shall pay Sublease Fixed Rent, without prior demand, offset, abatement or deduction, in advance on the Sublease Commencement Date or thereafter on or before the
1st day of each month during the Sublease Term. If the Sublease Commencement Date and/or Expansion Date is other than the first day of the month, then the parties shall prorate any Sublease Fixed
Rent for the period following such date which is for less than one calendar month based upon the actual number of days of the calendar month involved. 

(c) Sublease Additional Rent. Commencing on the Sublease Commencement Date, Subtenant shall pay to Sublandlord, as Sublease Additional
Rent: 
  

	 	(i)	without duplication, all charges for work, utilities, services and/or labor provided to the Subleased Premises by Prime Landlord at the request of Subtenant; 

 

	 	(ii)	an amount equal to Sublandlord’s cost of electric current incurred in respect of the Prime Premises and pursuant to Article 6 of the Prime Lease, multiplied by (A) sixty-nine and 82/100 percent
(69.82%) for costs incurred prior to the Expansion Date; and (B) one hundred percent (100%) for costs incurred after the Expansion Date; and 

  

	 	(iii)	from and after January 1, 2010, an amount equal to those increases in Tenant’s Proportionate Share of Taxes (defined in Article 4 of the Prime Lease) and Tenant’s Proportionate Share of Landlord’s
Operating Expenses (defined in Article 5 of the Prime Lease), over the respective, corresponding amounts for Tenant’s Proportionate Share of Taxes and Tenant’s Proportionate Share of Landlord’s Operating Expenses during the calendar
year 2009, multiplied by (A) sixty-nine and 82/100 percent (69.82%) for increases incurred prior to the Expansion Date; and (b) one hundred percent (100%) for increases incurred after the Expansion Date, but otherwise in the
manner, at the times, and as determined payable, pursuant to the terms of the Prime Lease (including but not limited to estimated payments). 

  
 -4- 

 (d) “Sublease Rent” means, collectively, any and all Sublease Fixed Rent and
Sublease Additional Rent. Neither Subtenant, nor any persons or entities claiming under Subtenant, shall claim any abatement, diminution or reduction of Sublease Rent under any circumstances, for any cause or reason. Notwithstanding the foregoing,
if Sublandlord is entitled to any abatement of rent under the Prime Lease (whether by casualty, condemnation, service interruption or otherwise), Subtenant shall likewise be entitled to a like abatement of rent under this Sublease. 

4. Security. (a) Subtenant has, simultaneously with the execution hereof, deposited with Sublandlord the amount of sixty-five
thousand, six hundred twenty-five and 00/100 dollars ($65,625.00; “Security”), for the faithful performance and observance by Subtenant of the terms, covenants, conditions and provisions of this Sublease. Sublandlord may retain,
use, or apply the whole or part of the Security to the extent required for payment of any: (i) Sublease Rent not paid when due (subject to applicable grace or cure periods); (ii) loss or damage that Sublandlord may suffer by reason of an
Event of Default (defined in Section 19.1 of the Prime Lease) by Subtenant including, without limitation, any damages incurred by Sublandlord or deficiency resulting from the re-letting of the Subleased Premises, whether such damages or
deficiency accrues before or after summary proceedings or other reentry by Sublandlord; and (iii) costs incurred by Sublandlord in connection with the cleaning or repair of the Subleased Premises upon expiration or earlier termination of this
Sublease. Sublandlord may at its option apply the Security and the Sublandlord’s right to bring an action or special proceeding to recover damages or otherwise to obtain possession of the Subleased Premises before or after Sublandlord’s
declaration of the termination of this Sublease for nonpayment of Sublease Rent or for any other reason shall not be affected by reason of the fact that Sublandlord holds the Security. The parties acknowledge and agree that the Security is not a
limitation on the Sublandlord’s damages or other rights and remedies available under this Sublease, or at law or equity, nor is the Security a payment of liquidated damages or advance of the Sublease Rent or any component thereof. 

(b) If Sublandlord uses, applies, or retains all or any portion of the Security, Subtenant shall restore the Security to its original amount
within five (5) business days after written demand from Sublandlord. Subtenant’s failure to strictly comply with this requirement is an Event of Default. 

(c) Subject to applicable legal requirements, Sublandlord may commingle the Security with its own funds. Sublandlord is not required to keep
the Security in an interest bearing account. Subtenant shall not mortgage, assign, or encumber the Security, and neither Sublandlord nor its successors or assigns will be bound by any such mortgage, assignment or encumbrance. 

(d) Sublandlord shall return any unapplied portion of the Security to Subtenant within thirty (30) days after the latest to occur of:
(1) the determination of Subtenant’s obligation to pay for Taxes and Landlord’s Operating Expenses pursuant to Section 3(c)(iii) for the final year of the Sublease Term; (2) the date Subtenant surrenders possession of the
Subleased Premises to Sublandlord in accordance with this Sublease; or (3) the Sublease Expiration Date. 

  
 -5- 

 (e) In lieu of a cash deposit, Subtenant may deliver the Security to Sublandlord in the form of a
letter of credit from a banking institution having a net worth of at least one billion U.S. dollars, and meeting the other criteria set forth in this paragraph that a letter of credit issuer must satisfy. Each letter of credit shall be unconditional
and irrevocable, payable to Sublandlord solely upon presentation of a sight draft, and otherwise in form and content reasonably acceptable to Sublandlord for the account of Sublandlord. Said letter of credit shall be for a term of not less than one
(1) year and shall be automatically renewed by the bank (without notice from Sublandlord; i.e., an “evergreen” letter of credit), until Sublandlord is required to return the security to Subtenant pursuant to the terms of this
Sublease, and Subtenant shall deliver any renewed or replacement letter of credit to Sublandlord no later than sixty (60) days prior to the expiration of the letter of credit then held by Sublandlord. If any portion of the Security is utilized
by Sublandlord in the manner permitted by this Sublease, Subtenant shall, within five (5) business days after request by Sublandlord, replenish the Security by depositing with Sublandlord, by letter of credit, an amount equal to that utilized
by Sublandlord. Sublandlord may deem Subtenant’s failure to comply strictly with the provisions of this Section to be a material breach of this Sublease, and Sublandlord will be entitled to present the letter of credit then held by it for
payment (without notice to Subtenant). In the event of a bank failure or insolvency affecting the letter of credit, Subtenant shall replace same within twenty (20) days after being requested to do so by Sublandlord. If Sublandlord reasonably
believes that the letter of credit issuer is financially troubled or at risk of failure, Sublandlord, at Sublandlord’s option, may require Subtenant to substitute letter of credit from one or more banking institutions, reasonably satisfactory
to Sublandlord. Subtenant shall ensure that the letter of credit is transferable in connection with a transfer of the Building and Subtenant shall pay for any transfer fees imposed by the bank. 

5. Maintenance and Repair. 

(a) Subtenant’s Obligations. Subtenant shall, at no cost or expense to Sublandlord, (i) keep the Subleased Premises in the
same condition as delivered to Subtenant on the Sublease Commencement Date, reasonable wear and tear excepted; and (ii) replace any ballasts and light bulbs. Subtenant shall promptly repair all damage or injury to the Subleased Premises or to
its fixtures, appurtenances and equipment, or to the Building, its fixtures, appurtenances or equipment, caused by Subtenant, its servants, employees, agents, visitors or licensees, at no cost or expense to Sublandlord and to the reasonable
satisfaction of Sublandlord. Subtenant shall cause all repairs to be made in a good and workmanlike manner and in accordance with the provisions of this Sublease. 

(b) Repairs Pursuant to the Prime Lease. Except to the extent caused by acts or omissions of Subtenant, Subtenant is entitled to receive
all of the services, utilities, repairs, maintenance and work from the Prime Landlord to the extent that Sublandlord is entitled to receive same under the Prime Lease with respect to the Subleased Premises. Sublandlord is not liable to Subtenant for
any failure in performance resulting from the failure in performance by Prime Landlord under the Prime Lease. Notwithstanding, Sublandlord shall, at Subtenant’s request and at Subtenant’s sole cost and expense, enforce the provisions of
the Prime Lease on behalf of Subtenant. 

  
 -6- 

 6. Parking. Subtenant shall have the right to use, prior to the Expansion Date, twenty
(20) unreserved parking spaces located on the parking area serving the Building. From and after the Expansion Date, Subtenant shall have the right to use a total of twenty-nine (29) unreserved parking spaces located on the parking area
serving the Building. Subtenant’s right to use the parking area pursuant to the foregoing is at all times subject to Subtenant’s continuous compliance with all of the terms and conditions of this Sublease. 

7. Provisions of Prime Lease. (a) The following terms, covenants, conditions and provisions in the Prime Lease are hereby
incorporated in, and made a part of this Sublease, except as herein otherwise expressly provided, and except those portions of which by their nature or purport are inapplicable to this Sublease, or are inconsistent with or modified by any of the
terms, covenants or conditions of this Sublease; and such rights and obligations as are contained in the following sections of the Prime Lease are hereby imposed upon the respective parties hereto with the same force and effect as if:
(i) references in the Prime Lease to the “Lease” and to the “Premises” or “Demised Premises” were references, respectively, to this Sublease and the Subleased Premises, and (ii) references in the Prime Lease
to “Landlord” and “Tenant” were references, respectively, to Sublandlord and Subtenant: Section 7.4, and Articles 16 (except for Section 16.5), 17, 18, 19 (except Sections 19.1(b) and (c)), and 20. 

(b) In furtherance of the foregoing Section 7(a), and not by way of limitation, with reference to this Sublease, all time limits for
Subtenant to give notice, to cure, or to perform any act, condition or covenant, or exercise any right or remedy hereunder, are the same as those provided for in the Prime Lease, except, as to non-monetary defaults, the time limit is reduced by
fifteen percent (15%) (rounded to the greatest reduction); and, if notice is required, measured from the earlier of the date on which notice is given to Subtenant by either Prime Landlord or Sublandlord. 

(c) This Sublease and all rights of Subtenant hereunder are subject and subordinate in all respects to the Prime Lease, and all of the terms,
covenants, agreements, provisions and conditions of the Prime Lease, and to all modifications, amendments and extensions of the Prime Lease, and to all of Sublandlord’s obligations under the Prime Lease. 

(d) Notwithstanding anything herein to the contrary, Subtenant shall not: (i) take or permit any action inconsistent with the terms of the
Prime Lease; (ii) do or permit to be done anything which Sublandlord is prohibited from doing or permitting under the Prime Lease, or otherwise do or suffer to permit anything to be done which would result in a default under the Prime Lease or
cause the Prime Lease to be terminated or forfeited; or (iii) take any action or do or permit anything to be done which could result in any additional cost or other liability to Sublandlord under or pursuant to the Prime Lease. Likewise,
notwithstanding anything herein to the contrary, Sublandlord shall not: (i) take or permit any action inconsistent with the terms of the Prime Lease; (ii) do or permit to be done anything which Sublandlord is prohibited from doing or
permitting under the Prime Lease, or otherwise do or suffer to permit anything to be done which would result in a default under the Prime Lease or cause the Prime Lease to be terminated or forfeited; or (iii) take any action or do or permit
anything to be done which could result in any additional cost or other liability to Subtenant under or pursuant to the Prime Lease. Sublandlord further covenants to Subtenant that it shall timely fulfill all of its obligations under the Prime Lease,
including, but not limited to, the payment of all Basic Rent and Additional Rent. 

  
 -7- 

 (e) If for any reason whatsoever the Prime Lease is terminated by either the Prime Landlord or by
Sublandlord, including, without limitation, in the event of any damage, destruction or condemnation with respect to all or part of the Prime Premises, this Sublease will thereupon be terminated, and Sublandlord will not be liable to Subtenant by
reason thereof for any loss, cost or expense incurred by Subtenant in connection therewith, unless said termination is effected because of the breach or default of Sublandlord under the Prime Lease (and Subtenant is not in default hereunder) or
voluntary surrender of the Prime Lease by Sublandlord to Prime Landlord, provided that in no event will Sublandlord be liable to Subtenant for any loss, cost or expense incurred by Subtenant if Prime Landlord agrees not to disturb Subtenant’s
rights under the Sublease or accepts an attornment by Subtenant to Prime Landlord (which attornment Subtenant agrees to make) upon substantially the same terms (or more favorable terms) as provided in this Sublease (or if such attornment is not
accepted with Subtenant being in default hereunder), and provided further that in no event will Sublandlord be liable for any special, consequential or punitive damages to Subtenant. 

(f) In the case of any issue hereunder between Sublandlord and Subtenant on a matter which is being arbitrated (or may thereafter become the
subject of an arbitration) between Prime Landlord and Sublandlord under the Prime Lease, Subtenant will not be a party to the arbitration between Prime Landlord and Sublandlord, but Sublandlord agrees that if such arbitration affects the terms and
provisions of this Sublease, Sublandlord shall advise and consult with Subtenant in connection with such arbitration, however, Sublandlord may settle or otherwise resolve the matter with the Prime Landlord in its sole and absolute discretion.
Notwithstanding the foregoing, if such proposed settlement or resolution shall materially and negatively impact the rights of Subtenant under this Sublease or shall materially increase the obligations (financial or otherwise) of Subtenant under this
Sublease, then Sublandlord shall not agree to any such settlement or resolution without the written consent of Subtenant, not to be unreasonably withheld. Any determination or settlement of the matter arbitrated between Prime Landlord and
Sublandlord will be binding upon Subtenant, except as provided in the preceding sentence. 
 (g) Subtenant may request directly from Prime
Landlord ordinary work, services, utilities, maintenance and repairs which Prime Landlord is obligated to perform in the Subleased Premises pursuant to the Prime Lease, but such right of Subtenant is conditioned on Subtenant not being in default in
payment for any such work, services, utilities, maintenance and repairs previously so provided to the Subleased Premises or otherwise under this Sublease. In the event Subtenant desires any additional services from Prime Landlord which are not
provided in the Prime Lease and require an additional charge, Subtenant may request such additional services from Prime Landlord, provided that Subtenant shall be solely responsible for payment for the same. 

  
 -8- 

 (h) Sublandlord is in no event liable to Subtenant, nor will the obligations of Subtenant
hereunder be impaired or abated (except to the extent Sublandlord is entitled to an abatement under the Prime Lease), or the performance hereof by Subtenant be excused, because of: (A) any failure or delay on Prime Landlord’s part in
furnishing any services, utilities, parking facilities, maintenance, or in doing such repairs or work, including those which may be contemplated by this Sublease, (B) any other failure of Prime Landlord to observe and perform its covenants and
agreements pursuant to the Prime Lease, or (C) the acts or omissions of the Prime Landlord, its agents, contractors, servants, employees, invitees, or licensees. 

(i) If in this Sublease, Subtenant is required to obtain Sublandlord’s consent or approval, Subtenant acknowledges and agrees that
Sublandlord may be required to first obtain the consent or approval of Prime Landlord pursuant to the Prime Lease, Sublandlord shall reasonably cooperate with Subtenant in requesting any such consent or approval. Subtenant shall reimburse
Sublandlord for any reasonable, out-of-pocket costs or expenses payable under the Prime Lease or otherwise reasonably incurred by Sublandlord in connection with requesting Prime Landlord’s consent or approval on behalf of Subtenant with respect
to any matter as to which Prime Landlord’s consent or approval is required under the Prime Lease or hereunder. If Prime Landlord should refuse such consent or approval, Sublandlord will be released of any obligation to grant its consent or
approval with respect to such matter whether or not Prime Landlord’s refusal, in Subtenant’s opinion, is arbitrary or unreasonable. 

(j) Sublandlord and Subtenant shall immediately forward to the other, upon receipt thereof, copies of any notices of default or other material
notices received by the other party with respect to the Subleased Premises from Prime Landlord, from any governmental authorities, or otherwise. 

8. Sublandlord’s Right to Cure. If Subtenant defaults pursuant to any of the provisions of this Sublease, and Subtenant has not
begun to cure such default within five (5) days after written notice thereof to Subtenant (except in the case of what Sublandlord reasonably believes to be an emergency situation in which case no such prior notice need be given, but Sublandlord
shall give notice to Subtenant as promptly as possible under the circumstances), Sublandlord may, in addition to any other remedy provided in this Sublease, by law or otherwise, cure such default and Subtenant shall pay the cost thereof, together
with interest thereon from the date incurred until paid at the Interest Rate, within twenty (20) days following written demand therefore. In the event Subtenant fails to pay the same, Sublandlord may recover such costs, including interest, as
Sublease Additional Rent, by utilizing the Security and/or in an action brought against Subtenant, in addition to any other applicable right or remedy Sublandlord. “Interest Rate” means the prime interest rate for short term (90
day) unsecured loans as published from time to time by the Wall Street Journal, Eastern Edition, plus five percent (5%). If, however, payment of interest at such rate by Subtenant should be unlawful, i.e., in violation of usury statutes or
otherwise, then “Interest Rate” means the maximum lawful rate payable by such party. 

  
 -9- 

 9. Indemnity. 

(a) Subtenant shall indemnify, defend and save harmless Sublandlord and Prime Landlord against and from: (a) any and all claims
(i) arising from (x) the conduct or management by Subtenant, its subtenants, licensees, its or their employees, agents, contractors or invitees on the Subleased Premises or of any business therein, or (y) any work done in or about the
Subleased Premises during the term of this Sublease, except to the extent caused by the act or negligence of Sublandlord or Prime Landlord or their respective employees, agents, contractors or invitees, or (ii) arising from any negligent or
otherwise wrongful act or omission of Subtenant or any of its subtenants or licensees or its or their employees, agents, contractors or invitees; and (b) all costs, expenses and liabilities incurred in or in connection with each such claim or
action or proceeding brought thereon. In case any action or proceeding is brought against Sublandlord or Prime Landlord by reason of any such claim, Subtenant upon notice from Sublandlord or Prime Landlord, shall resist and defend such action or
proceeding. The provisions of this Section shall survive the expiration or sooner termination of this Sublease. All amounts payable by Subtenant to Sublandlord on account of such indemnity are payable upon demand. 

(b) Sublandlord shall indemnify, defend and save harmless Subtenant and Prime Landlord against and from: (a) any and all claims
(i) arising from the conduct or management by Sublandlord, its subtenants (other than Subtenant), licensees, its or their employees, agents, contractors or invitees on the Subleased Premises, or (ii) arising from any negligent or otherwise
wrongful act or omission of Sublandlord or any of its subtenants or licensees (other than Subtenant) or its or their employees, agents, contractors or invitees, and (b) all costs, expenses and liabilities incurred in or in connection with each
such claim or action or proceeding brought thereon. In case any action or proceeding is brought against Subtenant by reason of any such claim, Sublandlord upon notice from Subtenant, shall resist and defend such action or proceeding. The provisions
of this Section shall survive the expiration or sooner termination of this Sublease. All amounts payable by Sublandlord to Subtenant on account of such indemnity are payable upon demand. 

10. Broker. Each of Sublandlord and Subtenant represents to the other that in connection with this Sublease: (i) it has not
employed or dealt with any broker, agent or finder except Jones Lang LaSalle; and (ii) no broker, agent or finder is entitled to any commission or other payment except Jones Lang LaSalle. Each of Sublandlord and Subtenant shall indemnify,
defend and hold harmless the other and its partners, members, shareholders, officers, directors and agents, from and against any claims, demands, liabilities, causes of action, suits, judgments, damages and expenses (including litigation costs and
attorneys’ fees) for brokerage or other commissions asserted by any other broker, agent or finder and arising from any inaccuracy in the foregoing representation. 

11. Notices. Unless specifically provided to the contrary in this Sublease, Sublandlord and Subtenant shall deliver any notices,
consents, approvals, elections, submissions, requests or demands required or permitted to be given under this Sublease or pursuant to any law or governmental regulation in writing (whether or not expressly so provided). The parties shall deliver any
such notice to the following addresses: 
 Subtenant: at the Subleased Premises 

with a duplicate copy to: 

Roka Bioscience, Inc. 
 10210
Genetic Center Drive, Suite 101 
 San Diego, California 92121-4362 

Attention: Mr. Paul Thomas 

  
 -10- 

 and: 

Lowenstein Sandler, PC 
 65
Livingston Avenue 
 Roseland, NJ 07068 

Attention: Steven B. Fuerst, Esq. 

Sublandlord: 
 Æterna
Zentaris Inc. 
 1405 du Parc-Technologique Blvd. 

Québec, Québec 
 Canada
G1P 4P5 
 Attention: Dennis Turpin, Vice President and Chief Financial Officer 

with a duplicate copy to: 

Price, Meese, Shulman & D’Arminio, P.C. 

50 Tice Boulevard – 3rd Floor 

Woodcliff Lake, NJ 07677 

Attention: Michael K. Breen, Esq. 

12. End of Sublease Term. At the expiration or earlier termination of this Sublease for any reason, Subtenant shall thereupon restore
the Subleased Premises to the condition as delivered to Subtenant upon commencement of the Sublease Term, reasonable wear and tear and damage by fire or other casualty and condemnation excepted, but otherwise in good condition and repair. Subtenant
shall not be obligated to restore or remove any alterations or other items which are not required to be removed or restored pursuant to the provisions of the Prime Lease. Subject to the foregoing, if the Subleased Premises are not vacated and
surrendered in such condition at the Sublease Expiration Date, then, in addition to Subtenant’s obligations pursuant the Prime Lease as incorporated herein, Subtenant shall indemnify and hold Sublandlord harmless from and against any and all
claims, losses, expenses or damages, including, without limitation, reasonable attorneys’ fees and disbursements, arising out of or resulting from any delay by Subtenant in so surrendering the Subleased Premises, or any portion thereof,
including, without limitation, any claims made by any succeeding tenant or prospective tenant founded upon such delay and the loss of the benefit of the bargain should such successive lease be terminated by reason of such holding over, and
including, without limitation, any amounts payable by Sublandlord to Prime Landlord pursuant to the Prime Lease in respect of the Premises. 

13. Late Charge. If any Sublease Rent is not paid to Sublandlord within five (5) days of its due date, Subtenant shall pay to
Sublandlord, as Additional Sublease Rent, a late charge of five percent (5%) of the then-late payment. In addition, Subtenant shall pay interest on any payments of Sublease Rent not received by Sublandlord when due, as Additional Sublease Rent,
at the Interest Rate, from the date five (5) days after such payment was due until the date full payment (including accrued interest) is received by Sublandlord. Subtenant shall also pay a fee of $100.00 as Additional Sublease Rent for any
dishonored check. 
  

  
 -11- 

 14. Insurance. Subtenant shall, at its sole cost and expense, comply with all of the
insurance provisions of the Prime Lease which are binding on Sublandlord. Subtenant shall name Sublandlord as an additional insured and as loss payee, as its interest may appear, as appropriate, as well as each of those parties set forth in the
Prime Lease as required to be named as additional insureds or loss payee. In furtherance of the foregoing, Subtenant shall obtain personal property insurance insuring all of the F&F with an endorsement in an amount equal to the full replacement
cost of such F&F. Simultaneously with Subtenant’s delivery of this Sublease to Sublandlord, Subtenant shall furnish Sublandlord with all certificates required to be delivered to Prime Landlord pursuant to the Prime Lease. 

15. Miscellaneous. (a) This Sublease may not be changed orally, but only by an agreement in writing signed by the party against
whom enforcement of any waiver, change, modification or discharge is sought. In the event that the provisions of this Sublease and those of the Prime Lease conflict, the provisions of this Sublease will prevail. 

(a) This Sublease is not binding upon Sublandlord unless and until it is signed by Sublandlord and delivered to Subtenant. 

(b) This Sublease constitutes the entire agreement between the parties and supersedes all prior representations and understandings. 

(c) This Sublease inures to the benefit of all of the parties hereto, their successors and (subject to the provisions hereof) their assigns.

 (d) Subtenant shall not record this Sublease, but at Subtenant’s request, Sublandlord shall execute a memorandum of the Sublease and
Subtenant may record such memorandum, such recordation subject to the consent of the Prime Landlord, which consent Subtenant shall seek at its own cost and expense. 

(e) Subtenant shall not use, without Sublandlord’s prior written consent (which consent may be withheld in Sublandlord’s sole and
absolute discretion), the names, trades names, trademarks, service marks, artwork, designs or copyrighted materials of Sublandlord and its affiliated companies, employees, directors, shareholders, assigns, successors or licensees: (i) in any
advertising, publicity, press release, presentation or promotion; or (ii) in any manner other than expressly in accordance with this Sublease. 

(f) Sublandlord shall not enter into any amendment to the Prime Lease that would modify or amend the Prime Lease to increase the obligations of
Subtenant under this Sublease, reduce the term of the Prime Lease or otherwise adversely affect Subtenant’s rights under this Sublease. 

(g) In no event will Sublandlord or Subtenant be liable for any special, consequential or punitive damages under this Sublease. 

(h) Subject to the provisions of the Prime Lease, Subtenant shall have access to the Building and the Subleased Premises twenty four
(24) hours a day, three hundred sixty five (365) days per year. 
  

  
 -12- 

 (i) This Sublease shall be contingent upon the approval by Prime Landlord in writing
(“Landlord’s Consent”), which Landlord’s Consent shall include: (i) Prime Landlord’s waiver of its rights of recapture of the Sublease Premises for this transaction under Section 16.5 of the Prime Lease,
(ii) Prime Landlord’s agreement to provide Subtenant with the same signage rights to which Sublandlord is entitled under Article 33 of the Lease at no charge, (iii) Prime Landlord’s consent to Subtenant being permitted to further
sublet the Subleased Premises or assign this Sublease in accordance with the provisions annexed hereto as Exhibit D, (iv) Prime Landlord’s agreement to provide Subtenant with a copy of any notice of default sent to Sublandlord, as
tenant under the Prime Lease, simultaneously with the sending thereof to Sublandlord, (v) a non-disturbance agreement reasonably acceptable to Subtenant and Prime Landlord providing for the recognition of this Sublease as a direct lease between
Prime Landlord and Subtenant in the event of a termination of the Prime Lease (except for a termination of the Prime Lease arising from an Event of Default on the part of Subtenant under this Sublease), provided, that the Sublease Term shall be
modified to end on the earlier of (x) the Sublease Expiration Date and (y) the date (the “Early Termination Date”) 90 days following notice (the “Sublease Termination Notice”) by the Prime Landlord that it
wishes to terminate the Sublease; provided, that if Prime Landlord shall elect to so terminate the Sublease, then Subtenant shall have the right, by notice to the Prime Landlord given not later than the date which is [60] days following the
date of Subtenant’s receipt of the Sublease Termination Notice to elect to remain in occupancy and perform Sublandlord’s obligations under the Prime Lease, as if the termination of the Prime Lease had not theretofor occurred and no default
shall have occurred under the Prime Lease, from and after the Early Termination Date, and (vi) an agreement by Prime Landlord to use its reasonable efforts to obtain a Subordination, Non-Disturbance and Attornment Agreement from the holder of
an Underlying Encumbrance (as defined in the Prime Lease) with respect to this Sublease. 
 (j) Subtenant is undertaking negotiations with
the State of New Jersey Economic Development Authority for the approval of a Business Employment Incentive Program grant (“BEIP Grant”). If the BEIP Grant is not approved by the New Jersey Economic Development Authority at its Board
meeting on November 11, 2009, or such future date as the Board may consider the Subtenant’s BEIP Grant application, then Subtenant may cancel this Sublease, and in such event Subtenant shall have no further obligation to Sublandlord
pursuant to this Sublease; provided, however, that the Subtenant must exercise its right to cancel within ninety (90) days of notice of its receipt of notice of the denial of the BEIP Grant application, or it shall waive its right to cancel the
Sublease. 
 (k) This Sublease may be executed in multiple counterparts, all of which when taken together will constitute one and the same
instrument. 
 [signature page follows] 

  
 -13- 

 The parties are signing this Sublease as of the date stated in the introductory clause. 

 

			
	AETERNA ZENTARIS, INC.
		
	By:	 	/s/ Dennis Turpin
	Name:	 	DENNIS TURPIN
	Title:	 	CFO
	
	ROKA BIOSCIENCE, INC
		
	By:	 	/s/ Steven Sobieski
	Name:	 	Steven Sobieski
	Title:	 	SVP - CFO

 Exhibit A 

Prime Lease 
 See
attached pages. 

 LEASE AGREEMENT 

BETWEEN 
 NORMANDY WARREN
HOLDINGS, LLC, 
 a Delaware Limited Liability Company, 

LANDLORD, 
 -AND- 

AETERNA ZENTARIS, INC., 
 a
Delaware Corporation, 
 TENANT 

DATED: August 20, 2007 
 Prepared by: 

Robert A. Klausner, Esq. 
 Thacher Proffitt & Wood LLP

 25 DeForest Avenue 
 Summit, New Jersey 07901-2140 

 TABLE OF CONTENTS 
  

							
	 	 	 	  	Page	 
	ARTICLE 1	 	 DEFINITIONS
	  	 	4	  
			
	ARTICLE 2	 	 DEMISE, TERM
	  	 	4	  
			
	ARTICLE 3	 	 BASIC RENT; ADDITIONAL RENT
	  	 	6	  
			
	ARTICLE 4	 	 REAL ESTATE TAXES
	  	 	7	  
			
	ARTICLE 5	 	 OPERATING EXPENSES
	  	 	9	  
			
	ARTICLE 6	 	 ELECTRICITY
	  	 	12	  
			
	ARTICLE 7	 	 MAINTENANCE; ALTERATIONS; REMOVAL OF TRADE FIXTURES
	  	 	13	  
			
	ARTICLE 8	 	 USE OF PREMISES
	  	 	15	  
			
	ARTICLE 9	 	 LANDLORD’S SERVICES
	  	 	16	  
			
	ARTICLE 10	 	 COMPLIANCE WITH REQUIREMENTS
	  	 	19	  
			
	ARTICLE 11	 	 COMPLIANCE WITH ENVIRONMENTAL LAWS
	  	 	20	  
			
	ARTICLE 12	 	 DISCHARGE OF LIENS
	  	 	22	  
			
	ARTICLE 13	 	 PERMITTED CONTESTS
	  	 	22	  
			
	ARTICLE 14	 	 INSURANCE; INDEMNIFICATION
	  	 	23	  
			
	ARTICLE 15	 	 ESTOPPEL CERTIFICATES
	  	 	25	  
			
	ARTICLE 16	 	 ASSIGNMENT AND SUBLETTING
	  	 	26	  
			
	ARTICLE 17	 	 CASUALTY
	  	 	31	  
			
	ARTICLE 18	 	 CONDEMNATION
	  	 	32	  
			
	ARTICLE 19	 	 EVENTS OF DEFAULT
	  	 	33	  
			
	ARTICLE 20	 	 CONDITIONAL LIMITATIONS, REMEDIES
	  	 	35	  
			
	ARTICLE 21	 	 ACCESS; RESERVATION OF EASEMENTS
	  	 	37	  
			
	ARTICLE 22	 	 ACCORD AND SATISFACTION
	  	 	38	  
			
	ARTICLE 23	 	 SUBORDINATION
	  	 	38	  
			
	ARTICLE 24	 	 TENANT’S REMOVAL
	  	 	39	  

  
 -i- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	ARTICLE 25	 	 BROKERS
	  	 	40	  
			
	ARTICLE 26	 	 NOTICES
	  	 	41	  
			
	ARTICLE 27	 	 NONRECOURSE
	  	 	41	  
			
	ARTICLE 28	 	 SECURITY DEPOSIT
	  	 	41	  
			
	ARTICLE 29	 	 MISCELLANEOUS
	  	 	42	  
			
	ARTICLE 30	 	 USA PATRIOT ACT
	  	 	43	  
			
	ARTICLE 31	 	 EXTENSION OPTION
	  	 	44	  
			
	ARTICLE 32	 	 TENANT’S RIGHT OF FIRST OFFER
	  	 	46	  
			
	ARTICLE 33	 	 SIGNAGE
	  	 	47	  

  
 -ii- 

 LEASE AGREEMENT 

This LEASE AGREEMENT (this “Lease”) is dated August 20, 2007 and is between NORMANDY WARREN
HOLDINGS, LLC, a Delaware Limited Liability Company (“Landlord”), and AETERNA ZENTARIS, INC., a Delaware Corporation (“Tenant”). 

BASIC LEASE PROVISIONS 
  

					
	(1)	  	Land:	  	Block 2, Lot 2.02 on the official tax map of the Township of Warren, New Jersey, as more particularly described on Schedule A attached hereto.
			
	(2)	  	Building:	  	20 Independence Boulevard, Warren, New Jersey
			
	(3)	  	Premises:	  	A total of 10,741 rentable square feet on the 4th floor of the Building, as shown on Schedule B attached hereto.
			
	(4)	  	Term:	  	Ten (10) years and four (4) months.
			
	(5)	  	Estimated Commencement Date  	  	November 1, 2007.
			
	(6)	  	Termination Date:	  	The day immediately preceding the ten (10) year and four (4) month anniversary of the Commencement Date, or such earlier date upon which the Term may expire or be terminated.
			
	(7)	  	Basic Rent:	  	 Tenant shall have no responsibility to pay Basic Rent from the Commencement Date until the day immediately preceding the four (4) month
anniversary of the Commencement Date.
  
 From the four (4) month anniversary of the
Commencement Date until the day immediately preceding the one (1) year anniversary of the Commencement Date, $295,377.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $24,614.79 per month.

 
 From the one (1) year anniversary of the Commencement Date until the day immediately
preceding the second (2nd) anniversary of the Commencement Date, $300,748.00 per annum due, and payable, in advance, on the first day of each month in equal monthly installments of $25,062.33 per
month.

					
			
		  		  	 From the second (2nd) anniversary of the Commencement Date until the day immediately
preceding the third (3rd) anniversary of the Commencement Date, $306,118.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $25,509.88 per
month.
  
 From the third (3rd)
anniversary of the Commencement Date until the day immediately preceding the fourth (4th) anniversary of the Commencement Date, $311,489.00 per annum due and payable, in advance, on the first day
of each month in equal monthly installments of $25,957.42 per month.
  
 From the fourth
(4th) anniversary of the Commencement Date until the day immediately preceding the fifth (5th) anniversary of the Commencement Date,
$316,859.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $26,404.96 per month.
  

From the fifth (5th) anniversary of the Commencement Date until day immediately preceding the sixth (6th) anniversary of the Commencement Date, $322,230.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $26,852.50 per month.

 
 From the sixth (6th) anniversary of
the Commencement Date until day immediately preceding the seventh (7th) anniversary of the Commencement Date, $327,600.50 per annum due and payable, in advance, on the first day of each month in
equal monthly installments of $27,300.04 per month.
  
 From the seventh (7th) anniversary of the Commencement Date until day immediately preceding the eighth (8th) anniversary of the Commencement Date, $332,971.00 per
annum due and payable, in advance, on the first day of each month in equal monthly installments of $27,747.58 per month.
  

From the eighth (8th) anniversary of the Commencement Date until day immediately preceding the ninth (9th) anniversary of the Commencement Date, $338,341.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $28,195.13 per
month.

  
 2 

					
			
		  		  	 From the ninth (9th) anniversary of the Commencement Date until day immediately
preceding the tenth (10th) anniversary of the Commencement Date, $343,712.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $28,642.67 per
month.
  
 From the tenth (10th)
anniversary of the Commencement Date until the Termination Date, $349,082.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $29,090.21 per month.

			
	 (8)
	  	Rentable Size of Building:	  	120,800 square feet.
			
	 (9)
	  	Rentable Size of Premises:	  	10,741 square feet.
			
	 (10)
	  	Tenant’s Proportionate Share:	  	8.89%.
			
	 (11)
	  	Base Period:	  	Calendar year 2007.
			
	 (12)
	  	Minimum Electric Energy Charge:	  	$1.50 per square foot per year on the Premises, for a total of $16,111.50 per year due and payable in equal monthly installments of $1,342.63. The Minimum Electric Energy Charge shall be paid on a monthly basis together with the
Basic Rent, provided, that the Minimum Electric Energy Charge shall be payable on and after the Commencement Date as there shall be no free rent during the first four (4) months of the Term with respect to the Minimum Electric Energy
Charge.
			
	 (13)
	  	Parking Spaces:	  	29 unassigned parking spaces.
			
	 (14)
	  	Security:	  	$100,000.00.
			
	 (15)
	  	Permitted Use:	  	Executive and Administrative offices and any lawfully permitted ancillary use.
			
	 (16)
	  	Brokers:	  	The Staubach Company of NJ and CB Richard Ellis, Inc.
			
	 (17)
	  	Enumeration of Schedules / Appendix:	  	Schedules A, B, C, D, E and F and Appendix I attached hereto are incorporated into this Lease.
			
	 (18)
	  	Governing Law:	  	This Lease is governed by the laws of the State of New Jersey.

  
 3 

					
			
	 (19)
	  	 Landlord’s Notice Address:
	  	 1776 On the Green
 67 Park Place East, 8th Floor
 Morristown, New Jersey 07960

Attention: Raymond P. Trevisan

			
	 (20)
	  	Tenant’s Notice Address:	  	 20 Independence Boulevard
 4th Floor
 Warren, New Jersey 07059

Attention: Mr. Mario Paradis, SVP Administration & Legal Affairs
  

With a copy to:
  

Lowenstein Sandler PC
 65 Livingston Avenue

Roseland, New Jersey 07068
 Attention: Raymond Thek,
Esq.

 ARTICLE 1 

DEFINITIONS 
 Capitalized terms
used in this Lease but not otherwise defined have the meanings set forth in Appendix I. 
 ARTICLE 2 

DEMISE, TERM 
 2.1 Demise of
Premises. Landlord hereby leases and demises to Tenant, and Tenant hereby hires and takes from Landlord, upon the terms and conditions set forth herein, the Premises for the Term. 

2.2 Term. 
 (a)
Term: The Term of this Lease will commence on the Commencement Date and end on the Termination Date, unless terminated earlier pursuant to the terms and conditions hereof. 

(b) Commencement Date. The “Commencement Date” will be the earlier to occur of (i) the date Tenant takes
occupancy of the Premises for the purposes of conducting its business, and (ii) five (5) days after Landlord notifies Tenant in writing that the Finish Work is Substantially Completed. 

  
 4 

 (c) “Substantially Completed” or
“Substantial Completion” means that (i) Landlord has completed the Finish Work in accordance with the Working Plans, except for (x) minor details of construction that will not
unreasonably interfere with Tenant’s use of the Premises (collectively, “Punch List Items”), and (y) any part of the Finish Work that is not completed due to any act or omission of Tenant
or Tenant’s Visitors; and (ii) Landlord has obtained a valid temporary or permanent certificate of occupancy for the Premises (provided that any such temporary certificate of occupancy permits occupancy of the Premises and provided that
Landlord delivers a copy of the permanent certificate of occupancy to Tenant promptly upon receipt of same) or, alternatively, Landlord has completed all Finish Work necessary to entitle Landlord to the issuance of a temporary or permanent
certificate of occupancy but for the completion of any Finish Work that is not completed due to any act or omission of Tenant or Tenant’s Visitors (in which case, Landlord shall diligently pursue such temporary or permanent certificate of
occupancy following the completion of any such Finish Work that is not completed due to any such act or omission of Tenant or Tenant’s Visitors). If the completion of the Finish Work is delayed due to any act or omission by Tenant or
Tenant’s Visitors, including, but not limited to, delays due to changes in or additions to the Finish Work requested by Tenant, delays in submission of information or estimates, delays in giving authorizations or approvals, or delays due to the
postponement of any work at the request of Tenant, then the date set forth in paragraph (7) of the Basic Lease Provisions on which Tenant actually begins to pay Basic Rent will be accelerated by the number of days of delay caused by Tenant and
Tenant’s Visitors (any such delay being referred to herein as a “Tenant Delay”). 

(d) AS IS. Tenant acknowledges that neither Landlord nor any employee, agent or representative of Landlord has made any express or
implied representations or warranties, except as expressly set forth herein, with respect to the physical condition of the Building or the Premises, the fitness or quality thereof or any other matter or thing whatsoever with respect to the Building
or the Premises or any portion thereof, and that Tenant is not relying upon any such representation or warranty in entering into this Lease. Tenant has inspected the Building and the Premises and is thoroughly acquainted with their respective
condition and agrees to take the same “AS IS”, except for the Finish Work which Landlord has agreed to complete pursuant to the terms of Section 2.6. Notwithstanding the foregoing to the contrary, Landlord hereby represents and
warrants that as of the date hereof, to Landlord’s knowledge, all base Building Services serving the Premises are in good working order. Except as otherwise provided elsewhere in this Lease, if at any time during the Term, a governmental
authority shall require compliance with any Legal Requirement in effect as of the date hereof, then Landlord shall effect such compliance. 

2.3 Occupancy of Premises. Tenant’s occupancy of the Premises will be deemed to conclusively establish that the Finish Work is
Substantially Completed and that the Premises are in satisfactory condition as of the date of such occupancy, unless, within fifteen (15) days of such occupancy, Tenant delivers to Landlord a written notice specifically identifying all
unsatisfactory conditions. 
 2.4 Commencement Date Agreement. When the Commencement Date occurs, Landlord and Tenant shall enter into
an agreement in the form annexed hereto as Schedule F memorializing the Commencement Date and Termination Date of this Lease. 

  
 5 

 2.5 Move-In Day. Tenant may move its furniture and equipment into the Premises at any time
on or after the date which is two (2) weeks prior to the Commencement Date, provided that (i) the move is conducted only on weekdays and not between the hours of 8:00 AM and 9:00 AM or between the hours of 5:00 PM and 6:00 PM, and
(ii) Tenant’s move in date is approved by Landlord at least one week in advance. At Landlord’s request, all personnel working for Tenant’s moving contract must be members of the appropriate union. If the move is not completed by
5:00 PM, Tenant shall pay to Landlord, on the next Basic Rent Payment Date, an overtime charge of $50.00 per hour or part thereof until 11:00 PM. No moving will be permitted after 11:00 PM. If applicable, Landlord will attempt to provide one
(1) elevator for Tenant’s exclusive use during Tenant’s move. Tenant shall be responsible for any damage caused to the Premises, the Building and/or the Property by Tenant or its moving contractors. 

2.6 Finish Work. Landlord shall construct the Finish Work in the manner and as provided in Schedule D attached hereto.

 ARTICLE 3 
 BASIC RENT;
ADDITIONAL RENT 
 3.1 Basic Rent. Tenant shall pay the Basic Rent to Landlord in lawful money of the United States of America in
equal monthly installments, in advance, on the Basic Rent Payment Dates, commencing on the four (4) month anniversary of the Commencement Date, except that Tenant shall pay the first installment of Basic Rent upon Tenant’s execution and
delivery of this Lease. If the Commencement Date is not a Basic Rent Payment Date, the Basic Rent for the month in which the Commencement Date occurs will be prorated per diem and Tenant shall pay such prorated amount to Landlord on the Commencement
Date. 
 3.2 Additional Rent. In addition to the Basic Rent, Tenant shall pay and discharge when due, as additional rent
(“Additional Rent”), all other amounts, liabilities and obligations which Tenant herein agrees to pay to Landlord, together with all interest, penalties and costs which may be added thereto
pursuant to the terms of this Lease. 
 3.3 Late Charge. If any installment of Basic Rent or Additional Rent is not paid within five
(5) days of when due, Tenant shall pay to Landlord, on demand, a late charge equal to five percent (5%) of the amount unpaid. The late charge is not intended as a penalty but is intended to compensate Landlord for the extra expense
Landlord will incur to send out late notices and handle other matters resulting from the late payment. In addition, any installment or installments of Basic Rent or Additional Rent that are not paid within ten (10) days after the date when due,
will bear interest at the lesser of: (i) six percent (6%) over the Prime Rate, or (ii) the highest legal rate permitted by law. Any interest due as set forth in the preceding sentence shall be calculated from the due date of the
delinquent payment until the date of payment, which interest will be deemed Additional Rent and shall be payable by Tenant upon demand by Landlord. 

3.4 Prorating Rent. If any Lease Year consists of a period of less than twelve (12) full calendar months, payments of Basic Rent
and Additional Rent, will be prorated on the basis of a thirty (30) day month or 360-day year, unless otherwise provided. 

  
 6 

 3.5 No Abatement or Set-off. Except as herein provided, Tenant shall pay to Landlord, at
Landlord’s address for notices hereunder, or such other place as Landlord may from time to time designate in writing, without any offset, set-off, counterclaim, deduction, defense, abatement, suspension, deferment or diminution of any kind
(i) the Basic Rent, without notice or demand, (ii) Additional Rent, and (iii) all other sums payable by Tenant hereunder. Except as otherwise expressly provided elsewhere in this Lease, this Lease will not terminate, nor will Tenant have any
right to terminate or avoid this Lease or be entitled to the abatement of any Basic Rent, Additional Rent or other sums payable hereunder or any reduction thereof, nor will the obligations and liabilities of Tenant hereunder be in any way affected
for any reason. The obligations of Tenant hereunder are separate and independent covenants and agreements. 
 3.6 Invoices. If
Landlord issues monthly or other periodic rent billing statements to Tenant, the issuance or non-issuance of such statements will not affect Tenant’s obligation to pay Basic Rent and the Additional Rent set forth in Sections 4.3 and 5.3, all of
which are due and payable on the Basic Rent Payment Dates. 
 ARTICLE 4 

REAL ESTATE TAXES 
 4.1
Taxes. Tenant shall pay to Landlord Tenant’s Proportionate Share of the amount by which the Taxes for any Lease Year during the Term exceed the Base Taxes; provided, however, that if any special assessments may be paid in installments,
Landlord may elect to pay same over the longest period allowed by law; provided that such election does not increase Tenant’s monetary obligation therefor. Tenant’s Proportionate Share of the Taxes for less than a full Lease Year will be
prorated. 
 4.2 Landlord’s Tax Statement. On or about the beginning of the second
(2nd) Lease Year and thereafter within sixty (60) days of the end of each succeeding Lease Year, Landlord shall determine or estimate the amount by which the Taxes for the Lease Year in
question will exceed the Base Taxes (the “Projected Taxes”) and within such sixty (60) day period shall submit such information to Tenant in a written statement
(“Landlord’s Tax Statement”). Landlord’s failure to render Landlord’s Tax Statement for any Lease Year will not prejudice Landlord’s right to thereafter render Landlord’s
Tax Statement with respect to such Lease Year or with respect to any other Lease Year, nor will the rendering of any Landlord’s Tax Statement prejudice Landlord’s right to thereafter render a revised Landlord’s Tax Statement for
the applicable Lease Year. 
 4.3 Monthly Tax Payment. Commencing on the first Basic Rent Payment Date following the submission of
Landlord’s Tax Statement and continuing thereafter on each successive Basic Rent Payment Date until Landlord renders the next Landlord’s Tax Statement, Tenant shall pay to Landlord on account of its obligation under Section 4.1, a sum
(the “Monthly Tax Payment”) equal to one-twelfth (1/12) of Tenant’s Proportionate Share of the Projected Taxes for such Lease Year. Tenant’s first Monthly Tax Payment after receipt
of Landlord’s Tax Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the Lease Year which have elapsed prior to such first Monthly Tax Payment, times the Monthly
Tax Payment; minus any Additional Rent already paid by Tenant on account of its obligation under Section 4.1 for such Lease Year (the “Tax Differential”). If Landlord’s Tax
Statement is received more than ninety (90) days after the commencement 

  
 7 

 
of the then current Lease Year, then Tenant shall have the option of paying the Tax Differential in two (2) equal monthly payments within sixty (60) days following receipt of
Landlord’s Tax Statement. From time to time during any Lease Year, Landlord may revise the Landlord’s Tax Statement and adjust Tenant’s Monthly Tax Payment to reflect Landlord’s revised estimate, in which event Tenant shall pay,
along with the next monthly payment due, the difference (if any) between the aggregate amount of Tenant’s Monthly Tax Payments theretofore made on account of its obligation under Section 4.1 for such Lease Year, and the amount which would
have been payable by Tenant during such Lease Year had Landlord billed Tenant for the revised Monthly Tax Payment for such prior elapsed months during such Lease Year. Thereafter, Tenant shall pay the revised monthly estimate in accordance with the
provisions of this Section 4.3. 
 4.4 Reconciliation. Landlord shall use reasonable efforts to deliver to Tenant within ninety
(90) days after the end of each Lease Year, Landlord’s final determination of the amount by which the Taxes for the Lease Year in question exceed the Base Taxes and shall submit such information to Tenant in a written statement
(“Landlord’s Final Tex Statement”). Each Landlord’s Final Tax Statement must reconcile the payments made by Tenant in the Lease Year in question with Tenant’s Proportionate Share of the actual Taxes imposed for
the period covered thereby. Any balance due to Landlord shall be paid by Tenant within thirty (30) days after Tenant’s receipt of Landlord’s Final Tax Statement; any surplus due to Tenant shall be applied by Landlord against the next
accruing monthly installment(s) of Additional Rent due under this Article 4. If the Term has expired or has been terminated, Tenant shall pay the balance due to Landlord or, alternatively, Landlord shall refund the surplus to Tenant, whichever the
case may be, within thirty (30) days after Tenant’s receipt of Landlord’s Final Tax Statement; provided, however, that, if the Term terminated as a result of a default, beyond applicable notice and cure periods, by Tenant, then
Landlord will have the right to retain such surplus to the extent Tenant owes Landlord any Basic Rent or Additional Rent. 
 4.5 Refund of
Taxes. Landlord will have the right, but not the obligation, to seek to obtain a lowering of the assessed valuation of the Property. Landlord may employ whatever individuals and firms Landlord, in its sole judgment, deems necessary to undertake
such endeavor. Tenant shall cooperate with Landlord and its representatives in all such endeavors without incurring any cost or expense to Tenant. If Landlord receives a refund of Taxes in respect of a Lease Year and if Tenant paid Additional Rent
based on the Taxes paid prior to the refund, Landlord shall first deduct from such tax refund any expenses, including, but not limited to, reasonable attorneys fees and appraisal fees, incurred in obtaining such tax refund, and out of the remaining
balance of such tax refund, Landlord shall credit Tenant’s Proportionate Share of such refund against the next accruing monthly installment(s) of Additional Rent, or if the Term has expired, Landlord shall refund Tenant’s Proportionate
Share of such refund to Tenant within thirty (30) days after receipt thereof by Landlord; provided, however, that (i) if the Term terminated as a result of a default, beyond applicable notice and cure periods, by Tenant, Landlord will have
the right to retain Tenant’s Proportionate Share of the refund to the extent Tenant owes Landlord any Basic Rent or Additional Rent, and (ii) Tenant’s Proportionate Share of such refund will in no event exceed the amount of Additional
Rent actually paid by Tenant on account of the Taxes for the Lease Year in question. Any expenses incurred by Landlord in contesting the validity or the amount of the assessed valuation of the Property or any Taxes, to the extent not offset by a tax
refund, will, for the purpose of computing the Additional Rent due Landlord or any credit due to Tenant hereunder, be included as an item of Taxes 

  
 8 

 
for the tax year in which such contest is finally determined; provided that Landlord has undertaken such contest in good faith. Notwithstanding anything to the contrary contained in this Lease,
Tenant will have no right to contest or appeal the validity of any Taxes or the assessed valuation of the Property. 
 4.6 Payment Pending
Appeal. While proceedings for the reduction in assessed valuation for any year are pending, the computation and payment of Tenant’s Proportionate Share of Taxes will be based upon the original assessments for such year. 

4.7 Taxes on Tenant’s Improvements. Tenant shall also pay to Landlord, upon demand, the amount of all increases in Taxes and/or all
assessments or impositions made, levied or assessed against or imposed upon the Property or any part thereof which are attributable to additions or improvements in, on or about the Premises made by or on behalf of Tenant or which in whole or in part
belong to Tenant. 
 4.8 Survival. In no event will any adjustment in Tenant’s obligation to pay Additional Rent under this
Article 4 result in a decrease in the Basic Rent. Tenant’s obligation to pay Additional Rent, and Landlord’s obligation to credit and/or refund to Tenant any amount, pursuant to the provisions of this Article 4, will survive the
Termination Date. 
 4.9 Bills and Statements. The provisions of Section 29.3 apply to Landlord’s Tax Statement. 

4.10 Rent Tax: If an excise, transaction, sales, or privilege tax or other tax or imposition (other than Federal, state or local income
or estate taxes) is levied or assessed against Landlord or the Property on account of or measured by, in whole or in part, the Basic Rent and/or Additional Rent expressly reserved hereunder as a substitute for or in addition to, in whole or in part,
Taxes or if any assessments and/or taxes are levied or assessed against Landlord or the Property on account of or as a result of the operation and/or existence of Tenant’s business, then Tenant shall pay to Landlord upon demand: (i) the
amount of such excise, transaction, sales or privilege tax or other tax or imposition lawfully assessed or imposed as a result of Landlord’s interests in this Lease or of the Basic Rent and/or Additional Rent accruing under this Lease; and
(ii) the amount of any assessments and/or taxes levied or assessed against Landlord or the Property on account of or as a result of the operation and/or existence of Tenant’s business in the Property. 

ARTICLE 5 
 OPERATING EXPENSES 

5.1 Operating Expenses. 

(a) The Landlord’s CAM Expenses, the Utility Expenses and the Insurance Expenses are collectively referred to as
“Landlord’s Operating Expenses” and shall be determined and paid in accordance with the provisions of this Article 5. 

(b) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which Landlord’s CAM Expenses for any Lease Year
during the Term exceeds the Base CAM Expenses. Tenant’s Proportionate Share of Landlord’s CAM Expenses for less than a full Lease Year will be prorated per diem. 

  
 9 

 (c) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which the
Utility Expenses for any Lease Year during the Term exceeds the Base Utility Expenses. Tenant’s Proportionate Share of the Utility Expenses for less than a full Lease Year will be prorated per diem. 

(d) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which the Insurance Expenses for any Lease Year during the
Term exceeds the Base Insurance Expenses. Tenant’s Proportionate Share of the we Insurance Expenses for less than a full Lease Year will be prorated per diem. 

5.2 Landlord’s Expense Statement. On or about the beginning of the second
(2nd) Lease Year and thereafter within sixty (60) days of the end of each succeeding Lease Year during the Term, Landlord shall determine or estimate the amount by which Landlord’s
Operating Expenses for the Lease Year in question will exceed the Base Operating Expenses (“Landlord’s Estimated Operating Expenses”) and within such sixty (60) day period shall submit such information to Tenant in
a written statement (“Landlord’s Expense Statement”). Landlord’s failure to render Landlord’s Expense Statement for any Lease Year will not prejudice Landlord’s right to thereafter render Landlord’s
Expense Statement with respect to such Lease Year or with respect to any other Lease Year, nor will the rendering of any Landlord’s Expense Statement prejudice Landlord’s right to thereafter render a revised Landlord’s Expense
Statement for the applicable Lease Year. 
 5.3 Monthly Expense Payment. Commencing on the first Basic Rent Payment Date following the
submission of Landlord’s Expense Statement and continuing thereafter on each successive Basic Rent Payment Date until Landlord renders the next Landlord’s Expense Statement, Tenant shall pay to Landlord on account of its obligation under
Section 5.1, a sum (the “Monthly Expense Payment”) equal to one-twelfth (1/12) of Tenant’s Proportionate Share of Landlord’s Estimated Operating Expenses for such Lease Year. Tenant’s first Monthly
Expense Payment after receipt of Landlord’s Expense Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the Lease Year which have elapsed prior to such first Monthly
Expense Payment, times the Monthly Expense Payment; minus any Additional Rent already paid by Tenant on account of its obligation under Section 5.1 for such Lease Year. From time to time during any Lease Year, Landlord may revise
the Landlord’s Expense Statement and adjust Tenant’s Monthly Expense Payment to reflect Landlord’s revised estimate, in which event Tenant shall pay, along with the next monthly payment due, the difference (if any) between the
aggregate amount of Tenant’s Monthly Expense Payments theretofore made on account of its obligation under Section 5.1 for such Lease Year, and the amount which would have been payable by Tenant during such Lease Year had Landlord billed
Tenant for the revised Monthly Expense Payment for such prior elapsed months during such Lease Year. Thereafter, Tenant shall pay the revised monthly estimate in accordance with the provisions of this Section 5.3. 

  
 10 

 5.4 Reconciliation. Landlord shall use reasonable efforts to deliver to Tenant, within
ninety (90) days after the end of each Lease Year, Landlord’s final determination of the amount by which the Landlord’s Operating Expenses for the Lease Year in question exceed the Base Operating Expenses and shall submit such
information to Tenant in a written statement (the “Annual Expense Reconciliation”). Each Annual Expense Reconciliation must reconcile the aggregate of all Monthly Expense Payments made by Tenant in the Lease Year in question
with Tenant’s Proportionate Share of the actual Landlord’s Operating Expenses for the period covered thereby. Any balance due to Landlord shall be paid by Tenant within thirty (30) days after Tenant’s receipt of the Annual
Expense Reconciliation; any surplus due to Tenant shall be applied by Landlord against the next accruing monthly installment(s) of Additional Rent due under this Article 5. If the Term has expired or has been terminated, Tenant shall pay the balance
due to Landlord or, alternatively, Landlord shall refund the surplus to Tenant, whichever the case may be, within thirty (30) days after Tenant’s receipt of the Annual Expense Reconciliation; provided, however, that if the Term terminated
as a result of a default, beyond applicable notice and cure periods, by Tenant, then Landlord will have the right to retain such surplus to the extent Tenant owes Landlord any Basic Rent or Additional Rent. 

5.5 Audit. For forty five (45) days following Landlord’s delivery to Tenant of the Annual Expense Reconciliation, Tenant will
have the right, during normal business hours and upon no less than five (5) days prior written notice to Landlord, to examine Landlord’s books and records for the purpose of confirming the Annual Expense Reconciliation. Tenant will be
deemed to have accepted the Annual Expense Reconciliation unless, within fifteen (15) days after Tenant’s examination of Landlord’s books and records. Tenant delivers an objection notice to Landlord specifying in detail why Tenant
believes such Annual Expense Reconciliation is incorrect. Notwithstanding anything to the contrary contained in this Section 5.5, Tenant will not be permitted to examine Landlord’s books and records or to dispute any Annual Expense
Reconciliation unless (i) Tenant has paid to Landlord all amounts due as shown on such Annual Expense Reconciliation, and (ii) Tenant has signed a confidentiality agreement reasonably acceptable to Landlord and Tenant. Tenant shall not
engage the services of any legal counsel or other professional consultant who charges for its services on a so-called contingency fee basis for the purpose of reviewing Landlord’s books and records. 

5.6 Survival. In no event will any adjustment in Tenant’s obligation to pay Additional Rent under this Article 5 result in a
decrease in Basic Rent. Tenant’s obligation to pay Additional Rent, and Landlord’s obligation to credit and/or refund to Tenant any amount, pursuant to this Article 5 will survive the Termination Date. 

5.7 Intentionally Omitted. 

5.8 Operating Expenses With Respect to Tenant. Tenant shall also pay to Landlord, within thirty (30) days of written demand
therefor, the amount of any increase in Landlord’s Operating Expenses which is attributable to Tenant’s use or manner of use of the Premises, to activities conducted on or about the Premises by Tenant or on behalf of Tenant or to any
additions, improvements or alterations to the Premises made by or on behalf of Tenant as evidenced by invoices or receipts reflecting such additional expenses. 

5.9 Bills and Statements. The provisions of Section 29.3 apply to Landlord’s Expense Statement. 

  
 11 

 ARTICLE 6 

ELECTRICITY 
 6.1 Cost of
Electricity. Tenant shall pay to Landlord on each Basic Rent Payment Date, in advance, the Minimum Electric Energy Charge. The Minimum Electric Energy Charge represents Landlord’s estimate of the annual cost of providing electric current to
the Premises. If Landlord’s electric rates increase, the Minimum Electric Energy Charge will be proportionately increased. In addition, the Minimum Electric Energy Charge will be increased if based upon a survey of the electrical current and
power load requirements in the Premises, Landlord’s electrical consultant determines that the actual cost of the electric current used in the Premises exceeds the Minimum Electric Energy Charge. Landlord’s consultant shall determine the
proper cost of electricity consumed in the Premises based upon the costs and charges Tenant would pay to the utility company as a direct consumer. The Minimum Electric Energy Charge will be adjusted retroactively to the date of the survey. Landlord
shall deliver a copy of the survey to Tenant, together with a statement setting forth the new Minimum Electric Energy Charge and the Survey Adjustment Amount. The “Survey Adjustment Amount” means
(i) the new Minimum Electric Energy Charge applicable to the period from the date of the survey until the next Basic Rent Payment Date, less (ii) the total Minimum Electric Energy Charge actually paid by Tenant for the same period. Tenant
shall pay the Survey Adjustment Amount to Landlord on the next Basic Rent Payment Date. Notwithstanding anything to the contrary contained herein, in no event will Tenant be entitled to a refund or credit of any kind against the Minimum Electric
Charge paid or payable by Tenant, it being understood and agreed that the Minimum Electric Energy Charge is a minimum charge. If Tenant installs any high electrical usage equipment, Landlord reserves the right to place an electrical check meter on
such equipment, as well as any other equipment used in conjunction therewith, at Tenant’s sole cost and expense. Tenant shall pay the charges for electrical energy consumed by such high electrical usage equipment in addition to all other sums
due under this Lease. At the option of Landlord, Tenant agrees to purchase from Landlord, at commercially reasonable rates, all light bulbs, fluorescent lighting fixtures, starters, ballasts, lenses and grills used in the Premises as and when same
require replacement, and to pay to Landlord the commercially reasonable costs of installing the same. 
 6.2 Tenant Not To Exceed
Capacity. Tenant’s use of electric energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors and equipment in or otherwise serving the Premises. In order to insure that such capacity is not
exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without Landlord’s prior written consent, connect any fixtures, appliances or equipment to the Building electric distribution system outside the
Premises or make any alteration or addition to the electric system of the Premises. Any changes requested by Tenant must be sent in writing to Landlord, and if, in the reasonable judgment of Landlord, such changes will not cause or create a
dangerous or hazardous condition or damage or injury to the Building, or entail excessive or unreasonable alterations or repairs, or unreasonably interfere with or disturb other tenants or occupants and/or the service then or thereafter to be
supplied to tenants or occupants, Landlord will, at the sole cost and expense of Tenant, make such changes. Tenant shall pay Landlord for such costs and expenses within twenty (20) days of Tenant’s receipt of an invoice therefor. 

  
 12 

 6.3 Electric Meters. Landlord reserves the right to install separate meters, submeters,
check meters or other measuring devices to measure the electricity consumed in the Premises and in such event the Minimum Electric Energy Charge will be based on actual usage. If direct meters are installed, Tenant shall be responsible for payment
of all charges directly to the utility company, such charges to include, without limitation, usage charges, installation charges, meter reading charges and demand factors. If submeters or check meters are installed, Tenant shall pay to Landlord, as
Additional Rent, within thirty (30) days after receipt of Landlord’s bill therefor, an amount equal to the average actual cost of electrical service per kwh payable by Landlord for the Building times Tenant’s consumption in the
Premises as shown on said meter(s) and any tax in connection with the resale of electricity by Landlord to Tenant. Bills for such electrical usage shall be rendered by Landlord at such times as Landlord may elect and the amounts shown on such bills
shall be paid by Tenant as Additional Rent within the thirty (30) days after receipt of such bills. Landlord shall be responsible for maintaining and repairing the submeters. The cost of installing meters or other measuring devices that are
installed at the election of Landlord shall be divided equally among the tenants for whom the meters are installed at the same time and not based upon rentable area. 

6.4 Utility Deregulation. If permitted by law, Landlord will have the right to choose the service providers that deliver electricity to
the Premises. Tenant shall cooperate, without material cost or expense to Tenant, with Landlord and such service providers, including granting reasonable access to the electric lines, feeders, risers, wiring, and any other machinery within the
Premises. If the law prohibits Landlord from choosing the service providers that deliver electricity to the Premises, then Tenant’s choice of such service providers is subject to Landlord’s prior written consent, and no such service
provider will be permitted to deliver service to or otherwise affect the Building’s electric system without such consent. 
 6.5
Landlord Not Liable. Landlord will not be responsible for any loss, damage or expenses, and Tenant will not be entitled to any rent abatement, diminution, setoff, or any other relief from its obligations hereunder, on account of any change in
the quantity or character of the electric service or any cessation or interruption of the supply of electricity to the Premises, to the extent that any such change, cessation or interruption is not caused by or arising from Landlord’s gross
negligence or willful misconduct. If such change, cessation or interruption shall be caused by Landlord’s gross negligence or willful misconduct, and same prevents Tenant’s use and occupancy of the Premises for the Permitted Use hereunder
for five (5) consecutive days, then Tenant shall have the right to an abatement of Base Rent and Additional Rent for each day after such five (5) day period that any such change, cessation or interruption continues. 

ARTICLE 7 
 MAINTENANCE;
ALTERATIONS; REMOVAL OF TRADE FIXTURES 
 7.1 Tenant’s Maintenance. Tenant shall, at its sole cost and expense, keep the
Premises in good order and condition (except for ordinary wear and tear) and, except as provided in Section 7.3, shall make all non-structural repairs, alterations, renewals and replacements and shall take such other action as may be necessary
or appropriate to keep and maintain the Premises in good order and condition. Except as expressly provided in this Lease, Landlord will not be obligated to maintain, alter or repair the Premises. All repairs made by Tenant must be at least equal in
quality to the original work. 

  
 13 

 7.2 Landlord’s Repairs. Landlord shall make all repairs and replacements to the
foundation, the bearing walls, the structural columns and beams, the exterior walls, the exterior windows and the roof of the Building, all mechanical, electrical, plumbing, HVAC systems within the Building (other than supplemental HVAC units and
the duct distribution systems within the Premises) and Common Areas; provided, however, that if such repairs and replacements (including repairs and replacements with respect to the Property) are necessitated by the intentional acts or gross
negligence of Tenant or Tenant’s Visitors and the costs of such repairs and replacements are not covered by Landlord’s insurance, then Tenant shall reimburse Landlord, upon demand, for the reasonable cost thereof (including the cost of any
applicable deductible under Landlord’s insurance). The costs and expenses incurred by Landlord in connection with such repairs and replacements will be included in Landlord’s Operating Expenses to the extent permitted by the terms of this
Lease. 
 7.3 Requirements for Tenant’s Maintenance. All maintenance and repair, and each addition, improvement or alteration,
performed by on behalf of Tenant must be (a) completed expeditiously in a good and workmanlike manner, and in compliance with all applicable Legal Requirements and Insurance Requirements, (b) completed free and clear of all Liens, and
(c) performed in a manner and by contractors reasonably approved by Landlord to the extent such work involves any work to any electrical, mechanical, plumbing or other system of the Building, any work to the outside of the Building, any work to
the roof of the Building or any work to any structural element of the Building. 
 7.4 Permitted Alterations. 

(a) Provided Tenant is not in default of any its obligations under this Lease, Tenant may, upon prior written notice to Landlord and submission
to Landlord of plans and specifications therefor, make interior, non-structural additions, improvements or alterations to the Premises having an aggregate cost not to exceed $10,000.00, so long as the same do not (i) require a building permit,
(ii) affect, alter, interfere with or disrupt any of the electrical, mechanical, plumbing or other system of the Building, (iii) affect the outside appearance of the Building, (iv) affect the roof of the Building, or (v) affect
any structural element of the Building. 
 (b) Landlord’s Consent to Alterations. Tenant shall not make any addition, improvement
or alteration to the Land or Building. In addition, Tenant shall not make any addition, improvement or alteration of the Premises having an aggregate cost in excess of $10,000.00 or (i) requiring a building permit, (ii) affecting,
altering, interfering with or disrupting any electrical, mechanical, plumbing or other system of the Building, or (iii) affecting the outside appearance of the Building, the roof of the Building, the ingress to or the egress from the Premises
and/or any structural element of the Building (such work, “Major Work”), unless Tenant submits to Landlord detailed plans and specifications therefor and Landlord approves such plans and specifications in writing (which
approval will be at Landlord’s sole and absolute discretion). 
 (c) Building Systems. Tenant shall bid any addition, improvement
or alteration work to at least three contractors, one of which shall be The Walsh Company, and shall forward copies of such bids to Landlord, together with Tenant’s recommendation as to which contractor should perform such work. Within ten
(10) days of receiving the bids, Landlord shall notify Tenant in writing if it 

  
 14 

 
objects to Tenant’s recommendation as to which of the three contractors should perform such work. If Landlord fails to respond in such ten (10) day period, Landlord shall be deemed to
have consented to Tenant’s recommendation. Notwithstanding anything contained in the Lease to the contrary, Landlord reserves the right to require Tenant to use Landlord’s designated engineers and contractors in connection with any Major
Work. 
 7.5 (a) Surrender of Alterations. Each addition, improvement and alteration to the Premises other than the Finish Work
(each a “Tenant Improvement”) will, upon installation, become the property of Landlord and be deemed to be a part of the Premises unless Landlord, by written notice to Tenant, delivered together with Landlord’s approval
of same, elects to relinquish Landlord’s right to such Tenant Improvement. If Landlord elects to relinquish its right to any Tenant Improvement, Tenant shall, prior to the Termination Date, remove such Tenant Improvement and promptly repair any
damage to the Premises caused by the installation or removal of such Tenant Improvement and restore the Premises to the condition existing prior to the installation of such Tenant Improvement. Notwithstanding anything to the contrary contained in
this Section 7.5, without the need of Landlord giving Tenant notice, prior to the Termination Date, Tenant shall remove all furniture, equipment and non-standard office specialty improvements or above standard improvements (i.e., raised
flooring, built-in bookcases, wall coverings, etc.) and all wires install by Tenant for voice and telecommunication data equipment. “ Tenant shall repair any damage to the Demised Premises caused by such removal 

(b) Removal of Improvements. Tenant may install in, and remove from, the Premises any trade equipment, machinery and personal property
belonging to Tenant (such trade equipment, machinery and personal property will not become the property of Landlord), .provided that (i) Tenant shall repair all damage caused by such installation or removal; (ii) Tenant shall not install
any equipment, machinery or other items on the roof of the Building or make any openings in the roof; and (iii) Tenant shall not install any equipment, machinery or other items on the floor, walls or ceiling of the Premises that exceed the load
bearing capacity or compromise the structural integrity of the floor, walls or ceiling of the Premises. 
 ARTICLE 8 

USE OF PREMISES 
 8.1 Permitted
Use. Tenant shall not use or permit the use of the Premises for any purpose other than the Permitted Use specified in the Basic Lease Provisions. 

8.2 Prohibited Uses. Tenant shall not use or permit the use of the Premises in any manner or for any purpose or do, bring or keep
anything, or permit anything to be done, brought or kept in the Premises that (a) violates any Legal Requirement or Insurance Requirement, (b) could overload the electrical or mechanical systems of the Building or exceed the design
criteria, affect the structural integrity, character, appearance or fair market value of the Building, (c) in the reasonable judgment of Landlord, may impair or interfere with the proper and economic heating or air conditioning of the Building;
or (d) in the reasonable judgment of Landlord, may interfere with the use or occupancy of any portion of the Building outside of the Premises by Landlord or any other tenant or occupant of the Building. 

  
 15 

 8.3 Dispensing Food. Tenant shall not, without the prior written consent of Landlord,
permit the dispensing, preparation, or serving of any beverages or food in the Premises, except as may be usual and customary in an office kitchenette. 

8.4 Parking. (a) Provided Tenant is not in default of its obligations under this Lease, beyond any applicable notice and cure
periods, Tenant will have a nonexclusive revocable license (the “License”) during the term of this Lease to park up to the number of cars indicated in the Basic Lease Provisions in the parking area of the Property. Landlord
will not be responsible to Tenant for enforcing the License or for violation of the License by third parties. Any of the following actions by Tenant and/or Tenant’s Visitors will be deemed a default under this Lease: (i) the use of more parking
spaces than the number indicated in the Basic Lease Provisions; (ii) parking in spaces designated for the exclusive use of other parties, (iii) parking outside of marked parking spaces, (iv) the maintenance, repair or cleaning of any
vehicle in the parking area, and (v) the violation of any other parking rules and regulations promulgated by Landlord. If the number of parking spaces in the parking area of the Property is reduced by circumstances beyond the reasonable control of
Landlord, the number of spaces indicated in the Basic Lease Provisions will be reduced proportionately. 
 (b) Landlord will have no
liability for any damage to vehicles on the Property or for any loss of property from within such vehicles, or for any injury suffered by Tenant’s employees or Tenant’s Visitors, except to the extent such loss, damage or injury is caused
solely by Landlord’s gross negligence or willful misconduct. Tenant shall advise its employees, Tenant’s Visitors, and any subtenant’s employees of the requirements of this Section 8.4 and Tenant shall be responsible for
compliance by such parties with such requirements. If Tenant or Tenant’s Visitors park illegally or in areas designated for use by others, or in driveways, fire lanes or areas not striped for general parking or otherwise violate any parking
rules and regulations promulgated by Landlord, then Landlord may, at Tenant’s sole cost and expense, tow such vehicles away from the Property and/or attach violation notices to such vehicles. Any amount due from Tenant pursuant to this Article
will be deemed Additional Rent and Tenant shall pay such amounts to Landlord upon demand. Landlord reserves the right, from time to time, to assign and re-assign to Tenant and other tenants of the Building specific parking spaces, and Tenant agrees
to be bound thereby provided that the number of parking spaces indicated in the Basic Lease Provisions will not be reduced. 
 8.5
Permits, Licenses and Authorizations. Tenant shall obtain, at its sole cost and expense, all permits, licenses or authorizations of any nature required in connection with the operation of Tenant’s business at the Premises. 

ARTICLE 9 
 LANDLORD’S
SERVICES 
 9.1 Landlord’s Services. Provided Tenant is not in default under any of the provisions of this Lease beyond
applicable grace periods provided herein, Landlord shall furnish to Tenant the services set forth in this Article 9. Tenant acknowledges that Landlord is required to furnish air cooling, heat, ventilation, building maintenance and other facilities
and services (collectively “Building Services”) only during Building Hours. If Tenant desires Building Services outside Building Hours (such period referred to herein as “Extra Hours”), Landlord will
provide Building Services (excluding Janitorial Service) to Tenant during such Extra Hours 

  
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provided that: (i) Tenant pays to Landlord a special charge (“Extra Hours Charge”), and (ii) Tenant’s request for Extra Hours Building Services is received
by Landlord prior to 12:00 PM on the day for which such Extra Hours Building Services are requested, unless such day is a Saturday, Sunday or Building Holiday, in which case such request must be received prior to 12:00 PM on the last business day
preceding such Saturday, Sunday or Building Holiday. The Extra Hours Charge will be a standard hourly rate determined by Landlord from time to time. The initial Extra Hours Charge will be $75.00 per hour and is subject to a minimum four
(4) hour billing period. Tenant shall pay the Extra Hours Charge to Landlord within thirty (30) days after receipt of a statement therefor. 

9.2 Elevators. Tenant will have the nonexclusive right to use passenger elevators in the Building, if applicable, to obtain access to
the Premises at all times, except during reasonable closures for breakdowns, repairs, or maintenance. Landlord will have no liability for any such closures. If the Building has a freight elevator, Tenant may use it only during times approved in
advance by Landlord. 
 9.3 Heating and Air Cooling. Landlord shall furnish heat when and as required by law and air cooling during
Building Hours when, in the reasonable judgment of Landlord, it is required for the comfortable occupancy of the Premises, so long as the indoor temperature shall not fall below 68 degrees Fahrenheit or rise above 78 degrees Fahrenheit. The
performance of the Landlord’s base building HVAC system in the Premises as specified in the immediately preceding sentence shall be predicated upon the proper engineering and installation of the Tenant HVAC system, which is the responsibility
of the Tenant. These specifications shall also not apply to specialty areas, such as server rooms, data centers, etc, which may require supplemental cooling and/or heating. Landlord shall provide ventilation for the Premises during Building Hours.
Tenant shall cooperate fully with Landlord and abide by all regulations and requirements that Landlord reasonably prescribes for the proper functioning and protection of its heating, air cooling and ventilation systems. Tenant shall not construct
any partitions or other obstructions that interfere with Landlord’s access to Landlord’s mechanical installations, including, but not limited to, air cooling, fans, ventilating and machine rooms and electrical closets, and ceiling and
plenum installations. Tenant, its agents, employees and contractors shall not enter any enclosures containing Landlord’s mechanical installations or tamper, adjust, touch or otherwise affect such mechanical installations. Tenant shall keep all
windows in the Premises closed when the air cooling system is in operation. 
 9.4 Water. Landlord shall furnish adequate hot and
cold water at standard Building temperatures to the Building for drinking, lavatory and cleaning purposes. Tenant shall pay to Landlord, within thirty (30) days after delivery of a bill therefor, Tenant’s Proportionate Share of all water
consumed in the Building. 
 9.5 Common Area Maintenance. Landlord shall furnish electrical lighting, cleaning, and maintenance,
repair and replacements of the Common Areas of the Building and the Property. 
 9.6 Intentionally Deleted 

  
 17 

 9.7 (a) Office Cleaning. Landlord shall provide the janitorial services described on
Schedule C attached hereto (“Janitorial Services”), provided the Premises are kept in reasonable order by Tenant Janitorial Services will not be provided on Saturdays, Sundays or Building Holidays. Landlord will
not be obligated to furnish Janitorial Services during any period in which Tenant is in default of any of its obligations under this Lease beyond applicable notice and cure periods. 

(b) Special Cleaning Services. If Tenant requests special or more frequent cleaning and janitorial services (“Special
Cleaning Services”), Landlord may, upon reasonable advance notice by Tenant, elect to furnish such Special Cleaning Services and Tenant shall to pay Landlord, within thirty (30) days of being billed therefor, Landlord’s
reasonable, out of pocket charge for providing such Special Cleaning Services. Special Cleaning Services include, but are not limited to the following: (i) cleaning of permitted eating facilities (if any), including the removal of garbage
therefrom, (ii) cleaning of computer centers, including peripheral areas, and the removal of waste paper therefrom, (iii) cleaning of special equipment areas, kitchen areas, private toilets and locker rooms, medical centers and large scale
duplicating rooms (if any), (iv) cleaning of areas of special security, such as storage units, (v) consumable supplies for private toilet rooms, (vi) cleaning of light fixtures, (viii) cleaning or shampooing of carpeting and the
cleaning, waxing, refinishing and buffing of non-carpeted areas, (viii) stain removal, (ix) painting, (x) removal of any refuse in excess of the amount ordinarily accumulated in routine office occupancy, as determined by Landlord.

 (c) Performance of Janitorial Services. Tenant shall grant Landlord’s cleaning personnel and contractors access to the
Premises from and after 5:30 PM on weekdays and at any time on Saturdays, Sundays and Building Holidays for the purpose of performing the Janitorial Services. Tenant shall not hinder the performance of the Janitorial Services and, if Tenant does
hinder the performance of the Janitorial Services, Landlord will have no liability to Tenant on account thereof. Tenant shall supply adequate waste receptacles, cabinets and bookcases to prevent unreasonable hardship to Landlord in discharging its
obligations regarding Janitorial Services. If any Legal Requirement requires trash to be separated into different components before carting (e.g., office paper, computer paper,
newspaper, cans and bottles), Tenant shall comply with such requirements and shall supply adequate receptacles for each such component at Tenant’s sole expense. 

9.8 Telecommunications. Subject to the rules and regulations of Landlord and any applicable telecommunications provider, Tenant will
have access to the existing telecommunications system in the Building, if any. Tenant hereby acknowledges that the telecommunications system has been installed and is operated by a third-party provider, not Landlord. Landlord makes no
representations or warranties with respect to the telecommunications system. Tenant acknowledges that telecommunications service may be suspended or reduced by reason of repairs, alterations, improvements, accidents, or other causes beyond the
reasonable control of Landlord. Any such interruption or suspension of services will not be deemed an eviction or disturbance of Tenant’s use and possession of the Premises, nor render Landlord liable to Tenant for damages by abatement of rent
or otherwise, nor relieve Tenant of any of its obligations under this Lease; provided same is not caused by or arises from Landlord’s gross negligence or willful misconduct. Tenant shall contract directly with the company providing
telecommunications services to the Premises. Tenant shall pay all charges for telecommunications services before any interest or penalties are added thereto and shall furnish to Landlord, upon request, satisfactory proof of payment. 

  
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 9.9 Interruption of Services. Landlord reserves the right to suspend the Building Services
on account of fire, storm, explosion, strike, lockout, labor dispute, casualty or accident, acts of God, riot, war, terrorism, interference by civil or military authorities, or any other cause beyond Landlord’s control or for emergency,
inspection, cleaning, repairs, replacement, alterations, improvements or that Landlord reasonably deems desirable or necessary. Landlord shall use reasonable efforts to restore any Building Services suspended pursuant to this Section 9.9.
Except if caused by Landlord’s gross negligence or willful misconduct, Landlord will not be liable to Tenant for any costs, expenses or damages incurred by Tenant as a result of any failure to furnish any Building Services and such failure will
not (i) be construed as a constructive eviction or eviction of Tenant, (ii) excuse Tenant from the performance of any of its obligations hereunder, or (iii) entitle Tenant to any abatement or offset against Basic Rent or Additional Rent.
In addition, no deduction from Basic Rent or Additional Rent will be permitted on account of any Building Services used by Tenant. Notwithstanding anything in this Lease to the contrary, should there be any interruption in any essential services to
the Premises (defined as elevator service, electrical services, heating, ventilation or air conditioning, water, sewer, or telecommunications) caused by Landlord’s gross negligence or willful misconduct, and such interruption prevents
Tenant’s use and occupancy of the Premises for the Permitted Use hereunder for five (5) consecutive days, Tenant shall be entitled to an abatement of all Basic Rent and Additional Rent payable under this Lease for each day after
such five (5) day period that the interruption of such services prevents Tenant’s use and occupancy of the Premises. 
 9.10
Energy Conservation. Landlord and Tenant shall comply with all mandatory and voluntary energy conservation controls and requirements imposed or instituted by the federal, state or local governments and applicable to office buildings, or as
may be required to operate the Building as an office building comparable to equivalent facilities in the county in which the Property is located. These controls and requirements may include, without being limited to, controls on the permitted range
of temperature settings in office buildings and curtailment of the volume of energy consumed or the hours of operation of the Building. Any terms or conditions of this Lease that conflict with such controls and requirements will be suspended for the
duration of such controls and requirements. Compliance with such controls and requirements will not be considered an eviction, actual or constructive, of Tenant from the Premises and will not entitle Tenant to terminate this Lease or to an abatement
of any Basic Rent or Additional Rent. 
 ARTICLE 10 

COMPLIANCE WITH REQUIREMENTS 

10.1 Compliance. Tenant shall (i) comply with all Legal Requirements and Insurance Requirements applicable to the Premises and
Tenant’s use thereof, and (ii) maintain and comply with all permits, licenses and other authorizations required by any governmental authority for Tenant’s use of the Premises and for the proper operation, maintenance and repair of the
Premises. Landlord shall, at no cost to Landlord, join in any application for any permit or authorization with respect to Legal Requirements if such joinder is necessary. If any structural repairs or replacements are required in order for Tenant to
comply with its obligations under this Section 10.1, Landlord shall perform such repairs or replacements and Tenant shall, within thirty (30) days notice, reimburse Landlord for the reasonable, out of pocket costs and expenses incurred by
Landlord in connection with such repairs or replacements. 

  
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 10.2 Increases in Insurance Premiums. Tenant shall not do, or permit to be done, anything
in or to the Premises, or keep anything in the Premises that increases the cost of the any insurance maintained by Landlord. Tenant shall, upon demand, pay to Landlord any such increase in insurance premiums and any other related insurance costs
incurred by Landlord as result of the negligence, carelessness or willful action of Tenant or Tenant’s Visitors. 
 ARTICLE 11 

COMPLIANCE WITH ENVIRONMENTAL LAWS 

11.1 Environmental Laws. Tenant shall comply, at its sole cost and expense, with all Environmental Laws in connection with
Tenant’s use and occupancy of the Premises; provided, however, that the provisions of this Article 11 will not obligate Tenant to comply with the Environmental Laws if such compliance is required solely (i) as a result of the occurrence of
a spill, discharge or other event before the Commencement Date, (ii) if such spill, discharge or other event was not caused by the act, negligence or omission of Tenant or Tenant’s Visitors or (iii) by a change in Environmental Laws
affecting the Building only and not the Premises and which are otherwise Landlord’s obligations hereunder. 
 11.2 Copies of
Environmental Documents. Tenant shall deliver promptly to Landlord a true and complete copy of any correspondence, notice, report, sampling, test, finding, declaration, submission, order, complaint, citation or any other instrument, document,
agreement and/or information submitted to, or received from, any governmental entity, department or agency in connection with any Environmental Law relating to or affecting the Premises. 

11.3 Hazardous Substances and Hazardous Wastes. Tenant shall not cause or permit any Hazardous Materials to be kept in the Premises,
except for de minimus quantities of cleaning supplies, medicines and other materials used by Tenant in the ordinary course of its business and in accordance with all Legal Requirements. Tenant shall not engage in, or permit any other person
or entity to engage in, any activity, operation or business in the Premises that involves the generation, manufacture, refining, transportation, treatment, storage, handling or disposal of hazardous substances or hazardous wastes. 

11.4 (a) Discharge. If a spill or discharge of any Hazardous Material occurs on or from the Premises, Tenant shall give Landlord
immediate oral and written notice of such spill and/or discharge, setting forth in reasonable detail all relevant facts, including, without limitation, a copy of (i) any notice of a violation, or a potential or alleged violation, of any
Environmental Law received by Tenant or any subtenant or other occupant of the Premises; (ii) any inquiry, investigation, enforcement, cleanup, removal, or other action instituted or threatened against Tenant or any subtenant or other occupant
of the Premises; (iii) any claim instituted or threatened against Tenant or any subtenant or other occupant of the Premises; and (iv) any notice of the restriction, suspension, or loss of any environmental operating permit by Tenant or any
subtenant or other occupant of the Premises. If a spill or discharge arises out of or relates to Tenant’s use and occupancy of the Premises, or if a spill or discharge is caused by the act, negligence or omission of Tenant or Tenant’s
Visitors, then Tenant shall pay all costs and expenses relating to compliance with applicable Environmental Laws (including, without limitation, the costs and expenses of site investigations and the removal and remediation of such Hazardous
Material. 

  
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 (b) Landlord’s Cleanup Rights. Without relieving Tenant of its obligations under this
Lease and without waiving any default by Tenant under this Lease, Landlord will have the right, but not the obligation, to take such action as Landlord deems necessary or advisable to cleanup, remove, resolve or minimize the impact of or otherwise
deal with any spill or discharge of any Hazardous Material on or from the Premises. If a spill or discharge arises out of or relates to Tenant’s use and occupancy of the Premises, or if a spill or discharge is caused by the act, negligence or
omission of Tenant or Tenant’s Visitors, then Tenant shall, on demand, pay to Landlord all costs and expenses incurred by Landlord in connection with any action taken in connection therewith by Landlord. 

11.5 (a) ISRA. If Tenant’s operations at the Premises now or hereafter constitute an “Industrial Establishment” (as
defined under ISRA) or are subject to the provisions of any other Environmental Law, then Tenant agrees to comply, at its sole cost and expense, with all requirements of ISRA and any other applicable Environmental Law to the satisfaction of the
governmental entity, department or agency having jurisdiction over such matters (including, but not limited to, performing site investigations and performing any removal and remediation required in connection therewith) in connection with (i) the
occurrence of the Termination Date, (ii) any termination of this Lease prior to the Termination Date, (iii) any closure, transfer or consolidation of Tenant’s operations at the Premises, (iv) any change in the ownership or control of
Tenant, (iv) any permitted assignment of this Lease or permitted sublease of all or part of the Premises or (v) any other action by Tenant which triggers ISRA or any other Environmental Law. 

(b) Compliance with ISRA. Tenant further agrees to implement and execute all of the provisions of this section in a timely manner so as
to coincide with the termination of this Lease or to coincide with the vacating of the Premises by Tenant at any time during the term of this Lease. In connection with subsection (a) above, if, with respect to ISRA, Tenant fails to obtain a no
further action and covenant not to sue letter from the New Jersey Department of Environmental Protection or to otherwise comply with the provisions of ISRA prior to the Termination Date, or if, with respect to any other Environmental Law, Tenant
fails to fully comply with the applicable provisions of such other Environmental Law prior to the Termination Date, Tenant will be deemed to be a holdover tenant and shall pay rent at the rate set forth in Section 24.3 and shall continue to
diligently pursue compliance with ISRA and/or such other Environmental Law. Upon Tenant’s full compliance with the provisions of ISRA or of such other Environmental Law, Tenant shall deliver possession of the Premises to Landlord in accordance
with the provisions of this Lease and such holdover rent shall be adjusted as of said date. 
 11.6 (a) Landlord’s ISRA
Compliance. In connection with (i) any sale or other disposition of all or part of Landlord’s interest in the Premises, (ii) any change in the ownership or control of Landlord, (iii) any condemnation, (iv) any
foreclosure or (v) any other action by Landlord which triggers ISRA or any other Environmental Law, Landlord shall comply, at its sole cost and expense, with all requirements of ISRA and such other applicable Environmental Law; provided,
however, that if any site investigation is required as a result of Tenant’s use and occupancy of the Premises or a spill or discharge of a hazardous substance or hazardous waste caused 

  
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by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall pay all costs associated with such site investigation and, if any removal and remediation is required as
a result of a spill or discharge of a hazardous substance or hazardous waste caused by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall, upon demand by Landlord, pay all costs associated with such removal and
remediation. 
 (b) Tenant’s Cooperation. If, in order to comply with any Environmental Law, Landlord requires any affidavits,
certifications or other information from Tenant, Tenant shall, at no charge to Landlord, deliver the same to Landlord within five (5) business days of Landlord’s request therefor. 

11.7 Notices. If Landlord has given to Tenant the name and address of any holder of an Underlying Encumbrance, Tenant agrees to send to
said holder a photocopy of those items given to Landlord pursuant to the provisions of Section 11.2. 
 11.8 Survival.
Tenant’s obligations under this Article 11 shall survive the expiration or earlier termination of this Lease. 
 11.9 North American
Industry Classification System. Tenant hereby represents and warrants to Landlord that Tenant’s operations at the Premises will at all times have the following North American Industry Classification System (“NAICS”)
code: 541710. 
 ARTICLE 12 

DISCHARGE OF LIENS 
 Within
fifteen (15) days after receipt of notice thereof, Tenant shall discharge any Lien on the Premises caused by or arising out of Tenant’s acts or Tenant’s failure to perform any obligation under this Lease, except as provided in Article
13 below. 
 ARTICLE 13 

PERMITTED CONTESTS 
 Tenant may,
by appropriate proceedings, contest the amount, validity or application of any Legal Requirement which Tenant is obligated to comply with or any Lien which Tenant is obligated to discharge, provided that (a) such proceedings suspend the
collection thereof, (b) no part of the Premises, Basic Rent or Additional Rent or any other sum payable hereunder is subject to loss, sale or forfeiture during such proceedings, (c) Landlord is not subject to any civil or criminal
liability for failure to pay or perform, as the case may be, (d) Tenant furnishes such security as may be required in the proceedings or reasonably requested by Landlord, (e) such proceedings do not affect the payment of Basic Rent,
Additional Rent or any other sum payable to Landlord hereunder or prevent Tenant from using the Premises for its intended purposes, and (f) Tenant notifies Landlord of such proceedings not less than ten (10) days prior to the commencement
thereof and describes such proceedings in reasonable detail. Tenant shall conduct all such contests in good faith and with due diligence and shall, promptly after the determination of such contest, pay all amounts required to be paid by Tenant. 

  
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 ARTICLE 14 

INSURANCE; INDEMNIFICATION 
 14.1
(a) Tenant’s Insurance. Tenant shall obtain, and shall keep in full force and effect, the following insurance, with insurers that are authorized to do business in the State of New Jersey and are rated at least A (Class X) in
Best’s Key Rating Guide: 
 (i) Commercial general liability insurance (including, during any period when Tenant is making alterations
or improvements to the Premises, coverage for any construction on or about the Premises), against claims for bodily injury, personal injury, death or property damage occurring on, in or about the Premises in an amount per occurrence of not less than
$5,000,000.00 combined single limit. If the policy covers other locations owned or Leased by Tenant, then such policy must include an aggregate limit per location endorsement. 

(ii) Special form (all risk) personal property insurance insuring all equipment, trade fixtures, inventory, fixtures and personal property
located on or in the Premises with an agreed endorsement in an amount equal to the full replacement cost of such property. 
 (iii)
Workers’ compensation insurance coverage for the full statutory liability of Tenant and employers’ liability insurance with a limit of not less than (x) $100,000 per accident, (y) $500,000 disease, policy limit, and (z) $100,000
disease, each employee. 
 (iv) Business interruption insurance in such amounts as will reimburse Tenant for direct and indirect loss of
earnings attributable to those events commonly insured against by reasonably prudent tenants and/or attributable to Tenant’s inability to access or occupy (all or part of) the Premises. 

(v) Such other insurance as Landlord deems necessary and prudent or as may be required by any Lender or Master Landlord. 

(b) Policy Requirements. The policies of insurance required to be maintained by Tenant pursuant to this Section 14.1 must be
reasonably satisfactory to Landlord and must be written as primary policy coverage and not contributing with, or in excess of, any coverage carried by Landlord. All policies must name as the insured parties (except for workers’ compensation
insurance and business interruption insurance) Landlord, Lender, any parties named by Landlord, in writing, as having an interest in the Premises, and Tenant, as their respective interests may appear. All such policies (except for worker’s
compensation insurance) must (i) provide that thirty (30) days’ prior written notice of suspension, cancellation, termination, modification, non-renewal or lapse or material change of coverage will be given to Landlord and that such
insurance will not be invalidated by (x) any act or neglect of Landlord or Tenant or any owner of the Property, (y) any change in the title or ownership of the Property, or (z) occupation of the Premises for purposes more hazardous
than are permitted by such policy, and (ii) not contain a provision relieving the insurer thereunder of liability for any loss by reason of the existence of other policies of insurance covering the Premises against the peril involved, whether
collectible or not. All policies must include a contractual liability endorsement evidencing coverage of Tenant’s obligation to indemnify Landlord pursuant to Section 14,3 hereof. Tenant shall not self-insure for any insurance coverage
required to be carried by Tenant under this 

  
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Lease. The deductible for any insurance policy required hereunder must not exceed $10,000. Tenant will have the right to provide the insurance coverage required under this Lease through a blanket
policy, provided such blanket policy expressly affords coverage to the Premises and to Landlord as required by this Lease. 
 (c)
Certificates of Insurance. Prior to the Commencement Date, Tenant shall deliver to Landlord original or duplicate policies or certificates evidencing all insurance Tenant is obligated to carry under this Lease. Within ten (10) days prior
to the expiration of any such insurance, Tenant shall deliver to Landlord original or duplicate policies or certificates evidencing the renewal of such insurance. Tenant’s certificates of insurance must be on: (i) Acord Form 27 with
respect to property insurance, and (ii) Acord Form 25-S with respect to liability insurance or, in each case, on successor forms approved by Landlord. 

(d) No Separate Insurance. Tenant shall not obtain or carry separate insurance concurrent in form or contributing in the event of loss
with that required by Section 14.1 unless Landlord and Tenant are named as insureds therein. 
 (e) Tenant’s Failure to Maintain
Insurance. If Tenant fails to maintain the insurance required by this Lease, Landlord may, but will not be obligated to, obtain, and pay the premiums for, such insurance. Upon demand, Tenant shall pay to Landlord all amounts paid by Landlord
pursuant to this Section 14.1(e). 
 14.2 Waivers. (a) Landlord hereby waives and releases Tenant, and Tenant hereby waives
and releases Landlord, from any and all liabilities, claims and losses for which the released party is or may be held liable to the extent of any insurance proceeds received by the injured party. 

(b) Bach party hereto agrees to have included in its property insurance policies a waiver of the insurer’s right of subrogation against
the other party. If such a waiver is not enforceable or is unattainable, then such insurance policy must contain either (i) an express agreement that such policy will not be invalidated if Landlord or Tenant, as the case may be, waives its
right of recovery against the other party, or (ii) any other form for the release of Landlord or Tenant, as the case may be. If such waiver, agreement or release is not obtainable from a party’s insurance company, then such party shall
notify the other party of such fact and shall use its best efforts to obtain such waiver, agreement or release from another insurance company satisfying the requirements of this Lease. 

14.3 Indemnification. 
 (a)
Tenant hereby indemnifies, and shall pay, protect and hold Landlord harmless from and against all liabilities, losses, claims, demands, costs, expenses (including reasonable attorneys’ fees and expenses) and judgments of any nature, (except to
the extent Landlord is compensated by insurance maintained by Landlord or Tenant hereunder and except for such of the foregoing as arise from the gross negligence or willful misconduct of Landlord, its agents, servants or employees), arising, or
alleged to arise, from or in connection with (i) any injury to, or the death of, any person or loss or damage to property on or about the Premises, (ii) any violation of any Legal Requirement or Insurance Requirement,
(iii) performance of any labor or services or the furnishing of any 

  
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materials or other property in respect of the Premises, (iv) Tenant’s occupancy of the Premises, (including, but not limited to, statutory liability and liability under workers’
compensation laws), and (v) any default, beyond applicable notice and cure periods, in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, and (vi) any act or omission of Tenant, or any
officer, agent, employee, guest, or invitee of Tenant. Tenant shall, at its sole cost and expense, defend any action, suit or proceeding brought against Landlord by reason of any such occurrence with independent counsel selected by Tenant and
reasonably acceptable to Landlord. The obligations of Tenant under this Section 14.3 will survive the expiration or earlier termination of this Lease. 

(b) Landlord hereby indemnifies, and shall pay, protect and hold Tenant harmless from and against all liabilities, losses, claims, demands,
costs, expenses (including attorneys’ fees and expenses) and judgments of any nature arising from any discharge of hazardous substances or a violation of any Environmental Laws occurring prior to the Commencement Date, other than a discharge or
violation caused by Tenant or which occurred in the Premises. 
 (c) Landlord further indemnifies, and shall pay, protect and hold Tenant
harmless from and against all liabilities, losses, claims, demands, costs, expenses (including reasonable attorneys’ fees and expenses) and judgments of any nature (except to the extent Tenant is compensated by insurance maintained by Tenant
hereunder and except for such of the foregoing as arise from the gross negligence or willful misconduct of Tenant, its agents, servants or employees), arising from or in connection with (i) any violation of any Legal Requirement, (ii) any
default beyond applicable notice and cure periods in the performance of any obligation on Landlord’s part to be performed under the terms of this Lease. Landlord shall, at its sole cost and expense, defend any action, suit or proceeding brought
against Tenant by reason of any such occurrence with independent counsel selected by Landlord and reasonably acceptable to Tenant. The obligations of Landlord under this Section 14.3 will survive the expiration or earlier termination of this
Lease. 
 14.4 No Claims. Tenant shall not make any claim against Landlord for (a) any damage to, or loss of, any property of
Tenant or any other person, or (b) any acts or omissions of any other tenants in the Building or on the Property. Neither party hereto shall make any claim against the other for business interruption or consequential damages. Tenant hereby
waives all of claims against Landlord with respect to the foregoing except if such claim arises from Landlord’s willful misconduct. Landlord hereby waives all of its claims against Tenant with respect to the foregoing except if such claim
arises from Tenant’s willful misconduct. The provisions of this Section 14.4 will survive the expiration or earlier termination of this Lease. 

ARTICLE 15 
 ESTOPPEL CERTIFICATES

 15.1 Estoppel Certificates. Upon not less than seven (7) days’ prior notice by Landlord, Tenant shall execute and
deliver to Landlord a statement certifying (i) the Commencement Date, (ii) the Termination Date, (iii) the dates of any amendments or modifications to this Lease, (iv) that this Lease was properly executed and is in full force
and effect without amendment or modification, or, alternatively, that this Lease and all amendments and modifications have been properly executed and are in full 

  
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force and effect, (v) the current annual Basic Rent, the current monthly installments of Basic Rent and the date on which Tenant’s obligation to pay Basic Rent commenced, (vi) the
current monthly installment of Additional Rent for Taxes and Landlord’s Operating Expenses, (vii) the date to which Basic Rent and Additional Rent have been paid, (viii) the amount of the security deposit, if any, (ix) if
applicable, that all work to be done to the Premises by Landlord has been completed in accordance with this Lease and has been accepted by Tenant, except as specifically provided in the estoppel certificate, (x) that no installment of Basic
Rent or Additional Rent has been paid more than thirty (30) days in advance, (xi) that Tenant is not in arrears in the payment of any Basic Rent or Additional Rent, (xii) that, to the best of Tenant’s knowledge, neither party to
this Lease is in default in the keeping, observance or performance of any covenant, agreement, provision or condition contained in this Lease and no event has occurred which, with the giving of notice or the passage of time, or both, would result in
a default by either party, except as specifically provided in the estoppel certificate, (xiii) that, to the best of Tenant’s knowledge, Tenant has no existing defenses, offsets, liens, claims or credits against the Basic Rent or Additional
Rent or against enforcement of this Lease by Landlord, (xiv) that Tenant has not been granted any options or rights of first refusal to extend the Term, to lease additional space, to terminate this Lease before the Termination Date or to
purchase the Premises, except as specifically provided in this Lease, (xv) that Tenant has not received any notice of violation of any Legal Requirement or Insurance Requirement relating to the Building or the Premises, (xvi) that Tenant
has not assigned this Lease or sublet all or any portion of the Premises except as specifically provided in the estoppel certificate, (xvii) that to Tenant’s knowledge, no Hazardous Materials have been generated, manufactured, refined,
transported, treated, stored, handled, disposed or spilled on or about the Premises by Tenant or any of Tenant’s employees, agents or contractors, and (xviii) such other matters as reasonably requested by Landlord. Tenant hereby
acknowledges and agrees that such statement may be relied upon by any mortgagee, or any prospective purchaser, tenant, subtenant, mortgagee or assignee of any mortgage, of the Property or any part thereof. 

15.2 Tenant’s Failure to Execute Estoppel Certificate. If Tenant fails to timely execute and deliver an estoppel certificate within
seven (7) days after Landlord provides Tenant with written notice that Tenant has failed to timely execute and deliver an estoppel certificate with in the seven (7) day period set forth in Section 15.1, Tenant will be deemed to have
irrevocably authorized Landlord, as Tenant’s agent and attorney-in-fact, to execute and deliver such estoppel certificate on Tenant’s behalf. The exercise of such power by Landlord will not be deemed a waiver of Tenant’s default in
the performance of its obligations under this Article 15. 
 ARTICLE 16 

ASSIGNMENT AND SUBLETTING 
 16.1
Prohibition. Except as otherwise expressly provided in this Article 16, Tenant shall not sell, assign, transfer, hypothecate, mortgage, encumber, grant concessions or licenses, sublet, or otherwise dispose of any interest in this Lease or the
Premises, by operation of law or otherwise, without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold or delay. Any consent granted by Landlord in any instance will not be construed to constitute a consent
with respect to any other instance or request. If the Premises or any part thereof should are sublet, used, or occupied by anyone other than Tenant in violation of this Article 16, then, or if this Lease is assigned by Tenant, Landlord will have the
right to collect rent from the assignee, subtenant, user 

  
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or occupant, but no such assignment, subletting, use, occupancy or collection will be deemed (i) a waiver of any of Landlord’s rights or Tenant’s obligations under this Article 16,
(ii) the acceptance of such assignee, subtenant, user or occupant as tenant, or (iii) a release of Tenant from the performance of any its obligations under this Lease. 

16.2 Tenant’s Notice. If Tenant desires to sublet the Premises or assign this Lease, Tenant shall submit to Landlord a written
notice (“Tenant’s Notice”) setting forth in reasonable detail: 
 (a) the name and address of the proposed
subtenant or assignee; 
 (b) the terms and conditions of the proposed subletting or assignment (including the proposed commencement date of
the sublease or the effective date of the assignment, which must be at least thirty (30) days after Tenant’s Notice is delivered to Landlord); 

(c) the nature and character of the business of the proposed subtenant or assignee; 

(d) banking, financial, and other credit information relating to the proposed subtenant or assignee in reasonably sufficient detail to enable
Landlord to determine the proposed subtenant’s or assignee’s financial responsibility; and 
 (e) in the case of a subletting,
complete plans and specifications for any work to be done in the Premises to be sublet. 
 16.3 Landlord’s Response. Within
thirty (30) days after Landlord’s receipt of Tenant’s Notice, Landlord shall notify Tenant whether Landlord (i) consents to the proposed sublet or assignment, (ii) does not consent to the proposed sublet or assignment, or
(iii) elects to exercise its recapture right, as described in Section 16.5. Landlord will have the right to withhold its consent to the proposed sublease or assignment if (1) the proposed assignee’s or subtenant’s financial
condition is not, in the reasonable judgment of Landlord, comparable to that of Tenant on the date this Lease was executed, (2) Tenant is offering to sublet or assign space at a rate that is below the then market rate being charged by Landlord for
space of like availability and quantity, (3) the proposed sublease or assignment would be to an existing tenant, subtenant or other occupant of the Building (or to any subsidiary or affiliate of the foregoing), (4) the proposed sublease or
assignment would be to any prospective tenant (or to a subsidiary or affiliate thereof) with whom Landlord has negotiated for the leasing of space in the Building during the six (6) month period prior to Landlord’s receipt of Tenant’s
Notice, (5) the business of the proposed subtenant or assignee is not compatible with the type of occupancy of the Building, or such business will create an unreasonable increase in use of the facilities of the Building, (6) the business
of the proposed subtenant or assignee, as determined by its North American Industry Classification System, would make it subject to the provisions of ISRA, (7) the proposed sublease or assignment affects materially and adversely the quality or
marketability of the Building, or (8) the proposed subtenant or assignee will, in Landlord’s reasonable judgment, demean the character of the Building. 

  
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 16.4 Requirements. In addition to the foregoing requirements, 

(a) no assignment or sublease will be permitted if, at the effective date of such assignment or sublease, Tenant is in default, beyond
applicable notice and cure periods, under this Lease; 
 (b) no assignment or sublease will be permitted unless Tenant agrees, at the time of
the proposed assignment or sublease and in Tenant’s Notice, to pay to Landlord, immediately upon receipt thereof, fifty percent (50%) of all Net Rental Proceeds; and 

(c) Tenant shall not advertise in any publication, flyer or electronic communication any sublease or assignment at a rate that is below the
then market rate being charged by Landlord for space of like availability and quantity. 
 16.5 (a) Recapture. If Tenant
proposes to sublease or assign or otherwise transfer any interest in this Lease or the Premises affecting, collectively with all other subleases, assignments, or transfers then in effect, more than fifty percent (50%) of the rentable square
footage of the Premises, then Landlord will have the right, exercisable by written notice (the “Recapture Notice”) to Tenant within thirty (30) days after receipt of Tenant’s Notice, to recapture the space described
in Tenant’s Notice (the “Recapture Space”). The Recapture Notice will cancel and terminate this Lease with respect to the Recapture Space as of the date stated in Tenant’s Notice for the commencement of the proposed
assignment or sublease and Tenant shall surrender possession of the Recapture Space as of such date. Thereafter, the Basic Rent and Additional Rent will be equitably adjusted based upon the square footage of the Premises then remaining, after
deducting the square footage attributable to the Recapture Space. 
 (b) Landlord’s Exercise. If Landlord elects to exercise its
recapture right and the Recaptured Space is less than the entire Premises, then Landlord, at its sole expense, will have the right to make any alterations to the Premises required, in Landlord’s reasonable judgment, to make such Recaptured
Space a self-contained rental unit. Landlord shall perform all such work, if any, with as little inconvenience to Tenant’s business as is reasonably possible; provided, however, that (i) Landlord will not be required to perform such work
after normal business hours or on weekends, and (ii) Landlord will not be deemed guilty of an eviction, partial eviction, constructive eviction or disturbance of Tenant’s use or possession of the Premises on account of such work and will
not be liable to Tenant on account of same; provided that such eviction, constructive eviction or disturbance is not caused by or arises from Landlord’s gross negligence or willful misconduct. 

16.6 Sublease Requirements. In addition to the foregoing requirements, each sublease must contain the following provisions: 

(a) The sublease must be subject and subordinate to all of the terms and conditions of this Lease. 

(b) At Landlord’s option, if this Lease terminates prior to the expiration of the sublease, the subtenant must make full and complete
attornment to Landlord for the balance of the term of the sublease. Such attornment must be evidenced by an agreement in form and substance satisfactory to Landlord executed and delivered by subtenant within ten (10) business days after
Landlord’s request therefor. 

  
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 (c) The term of the sublease must not extend beyond a date which is one day prior to the
Termination Date. 
 (d) The subtenant will not be permitted to further sublet all or any portion of the subleased space or to assign its
sublease without Landlord’s prior written consent. 
 16.7 Permitted Transfers. Notwithstanding anything to the contrary
contained in this Article 16, any sublease or assignment to a Tenant Affiliate or any Permitted Transfer will not require Landlord’s consent and will not be subject to Sections 16.1 (first sentence only), 16.2, 16.3, 16.4(b), 16.4(c), 16.5 and
16.6, but all other provisions of this Article 16 will apply to such sublease or assignment. Tenant shall furnish Landlord with a copy of such sublease or assignment within five (5) business days after execution thereof. “Tenant
Affiliate” means any corporation or other entity controlled by, under common control with or which controls the original Tenant named in this Lease or in which original. Tenant named in this Lease, directly or indirectly, has a fifty
percent (50%) or greater voting or ownership interest. “Permitted Transfer” means the transfer of ownership interests in a publicly traded entity, or an assignment or subletting of all or a portion of the Premises to a Tenant
Affiliate, a transfer in connection with substantially all of Tenant’s assets or 51% or more of its stock as a going concern in a merger or consolidation of Tenant with another entity, where, in each case (a) the transferee assumes, in
full, the obligations of Tenant under this Lease; (b) Tenant remains fully liable under this Lease; (c) after such transaction is effected, the tangible net worth of the tenant hereunder is equal to or greater than the tangible net worth
of Tenant as of the date of this Lease; and (d) the same is not a subterfuge by Tenant to avoid its obligations under this Lease. 

16.8 Events Constituting Assignment. Each of the following events will be deemed to be an assignment of this Lease and will require the
prior written consent of Landlord: 
 (a) any assignment or transfer of this Lease by operation of law; 

(b) any hypothecation, pledge, or collateral assignment of this Lease; 

(c) any involuntary assignment or transfer of this Lease in connection with bankruptcy, insolvency, receivership, or similar proceeding; 

(d) any assignment, transfer, disposition, sale or acquisition of a controlling interest in Tenant to or by any person, entity, or group of
related persons or affiliated entities, whether in a single transaction or in a series of related or unrelated transactions, excepting therefrom any Permitted Transfer; or 

(e) any issuance of an interest or interests in Tenant (whether stock, partnership interests, or otherwise) to any person, entity, or group of
related persons or affiliated entities, whether in a single transaction or in a series of related or unrelated transactions, which results in such person, entity, or group holding a controlling interest in Tenant, excepting therefrom any Permitted
Transfer. For purposes of the immediately foregoing, a “controlling interest” of Tenant means 50% or more of the aggregate issued and outstanding equitable interests (whether stock, partnership interests, membership interests or otherwise)
of Tenant. 

  
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 16.9 Assumption. It is a further condition to the effectiveness of any assignment
otherwise complying with this Article 16 that the assignee execute, acknowledge, and deliver to Landlord an agreement in form and substance satisfactory to Landlord whereby the assignee assumes all obligations of Tenant under this Lease and agrees
that the provisions of this Article 16 will continue to be binding upon it with respect to all future assignments and deemed assignments of this Lease. 

16.10 Tenant Remains Liable. No assignment of this Lease or any sublease of all or any portion of the Premises will release or discharge
Tenant from any liability under this Lease and Tenant will continue to remain primarily liable under this Lease. 
 16.11 Permits and
Approvals. Tenant will be responsible for obtaining all required permits and approvals in connection with any assignment of this Lease or any subletting of the Premises. Tenant shall deliver copies of all such permits and approvals to Landlord
prior to the commencement of any construction work, if construction work is to be done in connection with such sublease or assignment. Tenant shall, upon demand, reimburse Landlord for all costs, including, but not limited to, reasonable
attorneys’ fees and disbursements, incurred by Landlord in reviewing any proposed assignment of this Lease, any proposed sublease of the Premises, and any permits, approvals, and applications in connection with any construction to be performed
in the Premises. 
 16.12 Deadline for Consummation of Assignment or Sublease. If Landlord consents to any proposed assignment or
sublease and Tenant fails to consummate such assignment or sublease within ninety (90) days after Landlord gives such consent, Tenant will be required to again comply with all of the provisions this Article 16 before assigning this Lease or
subletting any part of the Premises. Within ten (10) business days after the execution of any sublease or assignment, Tenant shall deliver to Landlord a fully-executed copy of such sublease or assignment. 

16.13 No Liability. Under no circumstances will Landlord be liable to Tenant for any failure or refusal to grant its consent to any
proposed assignment or sublease. Tenant shall not claim any money damages by way of setoff, counterclaim or defense, based on any claim that Landlord unreasonably withheld its consent to any proposed sublease or assignment. Tenant’s sole and
exclusive remedy will be an action for specific performance, injunction or declaratory judgment. 
 16.14 Indemnification. If Landlord
withholds its consent to any proposed assignment or sublease, Tenant shall defend, indemnify, and hold Landlord harmless from and against all liability, damages, costs, fees, expenses, penalties, and charges (including, but not limited to,
reasonable attorneys’ fees and disbursements) arising out of any claims made by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease. 

  
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 16.15 (a) Bankruptcy. Notwithstanding anything to the contrary contained in this
Lease, if this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, all consideration payable in connection with such assignment shall be paid to Landlord and will be and remain the exclusive property of
Landlord and will not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. All consideration constituting Landlord’s property under the preceding sentence not paid to Landlord shall be held in
trust for the benefit of Landlord and be promptly paid to or turned over to Landlord to the extent permitted by law. 
 (b) Adequate
Assurance. If Tenant proposes to assign this Lease pursuant to the provisions of the Bankruptcy Code to any person or entity who has made a bona fide offer to accept an assignment of this Lease on terms acceptable to Tenant, then Tenant shall
deliver to Landlord written notice of such proposed assignment setting forth (i) the name and address of such person or entity, (ii) all of the terms and conditions of such offer, and (iii) the adequate assurance to be provided by
Tenant to assure such person’s or entity’s future performance under this Lease, including, without limitation, the assurance referred to in Section 365(b)(3) of the Bankruptcy Code, or any such successor or substitute legislation or
rule thereto, shall be given to Landlord by Tenant no later than twenty (20) days after receipt by Tenant, but in any event no later than ten (10) days prior to the date Tenant makes application to a court of competent jurisdiction for
authority and approval to enter into such assignment and assumption. For the purposes of clause (iii) above, “adequate assurance” means the deposit of cash security in an amount equal to the Basic Rent and Additional Rent payable
under this Lease for the next succeeding twelve (12) months (which annual Additional Rent shall be reasonably estimated by Landlord). Landlord will thereupon have the right, exercisable by written notice to Tenant given at any time prior to the
effective date of the proposed assignment, to accept an assignment of this Lease upon the same terms and conditions and for the same consideration, if any, as the bona fide offer made by such entity or person for the assignment of this Lease. Any
person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code will be deemed without further act or deed to have assumed all of the obligations arising under this Lease on or after the date of such assignment.
Any such assignee shall, upon demand, execute and deliver to Landlord an instrument confirming such assumption. 
 ARTICLE 17 

CASUALTY 
 17.1 Notice. If
any part of the Premises is damaged, Tenant shall promptly notify Landlord in writing of the extent of such damage. 
 17.2 Premises Not
Untenantable. If the Premises are damaged, but no portion thereof is rendered untenantable, and this Lease is not terminated pursuant to Sections 17.4 or 17.5, Landlord shall, at its own expense, cause the Restoration to be completed as soon as
reasonably practicable and the Basic Rent and Additional Rent will not abate, provided such Restoration does not render the Premises untenantable in which case Basic Rent and Additional Rent will be equitably abated. 

17.3 Premises Untenantable. If the Premises are damaged and rendered partially or wholly untenantable, and this Lease is not terminated
pursuant to Section 17.4 or 17.5, Landlord shall, at its own expense, cause the Restoration to be completed as soon as reasonably practicable, and the Basic Rent and Additional Rent will be equitably abated. 

  
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 17.4 Termination. (a) If the Premises are damaged and, in Landlord’s sole
judgment, the total cost of Restoration will equal or exceed thirty percent (30%) or more of the full insurable value of the Building, then Landlord will have the right to terminate this Lease by delivering a written termination notice to
Tenant within sixty (60) days after the occurrence of such casualty. If Landlord exercises its right to terminate this Lease pursuant to this Section 17.4, all Basic Rent and Additional Rent will be prorated as of the date such casualty.

 (b) If the Building is damaged and, in Landlord’s sole judgment, Restoration cannot be completed within two hundred seventy
(270) days or if the Premises are damaged and rendered partially or wholly untenantable during the final year of the Term, Landlord and Tenant will each have the right to terminate this Lease by delivering a written termination notice to the
other party within sixty (60) days after the occurrence of such casualty (or, with respect to Tenant, within sixty (60) days after Landlord notifies Tenant that it will take more than two hundred seventy (270) days to complete
Restoration). If either Landlord or Tenant exercises its right to terminate this Lease pursuant to this Section 17.4, all Basic Rent and Additional Rent will be prorated as of the date of such casualty. Notwithstanding the foregoing, if
Landlord terminates this Lease as a result of a casualty in the final year of the Term, Tenant will have the right to nullify such termination by exercising its renewal rights pursuant to Section 31.1. 

17.5 Restoration. Landlord will not be required to expend for Restoration an amount in excess of (i) the Net Award received by
Landlord plus (ii) the amount of the Landlord’s deductible. If such amount is not adequate to complete Restoration, Landlord will have the right to terminate this Lease by delivering a written termination notice to Tenant within sixty
(60) days after the amount of such Net Award is ascertained in any event not later than two hundred seventy (270) days after the casualty. If Landlord exercises its right to terminate this Lease pursuant to this Section 17.5, all
Basic Rent and Additional Rent will be prorated as of the date of such casualty. Landlord will have no Restoration obligation if (i) the damage to the Building results in the termination of any underlying ground lease, or (ii) such damage
was caused, directly or indirectly by the act or negligence of Tenant or Tenant’s Visitors. 
 ARTICLE 18 

CONDEMNATION 
 18.1 Taking.
Tenant hereby irrevocably assigns to Landlord any award or payment to which Tenant becomes entitled by reason of any Taking of all or any part of the Premises, except that Tenant will be entitled to any award or payment for the Taking of
Tenant’s trade fixtures or personal property or for relocation or moving expenses, provided the amount of the Net Award payable to Landlord with respect to the fee interest is not diminished. All amounts payable pursuant to any agreement with
any condemning authority made in settlement of or under threat of any condemnation or other eminent domain proceeding will be deemed to be an award made in such proceeding. Tenant agrees that this Lease will control the rights of Landlord and Tenant
with respect to any Net Award and any contrary provision of any present or future law is hereby waived. 

  
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 18.2 Entire Premises. In the event of a Taking of the entire Premises, the Term will
terminate as of the date when possession is taken by the condemning authority and all Basic Rent and Additional Rent will be prorated as of such date. 

18.3 Portion of Premises. In the event of a Taking of thirty (30%) percent or more of the Premises, if Tenant determines in good
faith that the Taking will have a permanent, material, adverse affect on Tenant’s operations at the Premises, Tenant may, at any time either prior to or within sixty (60) days after the date the condemning authority takes possession
of the applicable portion of the Premises, elect to terminate this Lease by delivering a written termination notice to Landlord. If Tenant fails to exercise such termination option, or if such option does not apply to a Taking, (i) Landlord
shall, subject to any Excusable Delay and Section 18.4, cause Restoration to be completed as soon as reasonably practicable, but in no event later then ninety (90) days after the date the condemning authority takes possession of the
applicable portion of the Premises, and (ii) the Basic Rent and Additional Rent thereafter payable will be equitably prorated based upon the square footage of the Building actually taken. 

18.4 Restoration. If (a) the Net Award is inadequate to complete Restoration, or (b) in the case of a Taking of thirty
(30%) percent or more of the Premises, Tenant has not elected to terminate this Lease pursuant to Section 18.3 hereof, then Landlord may elect either to complete such Restoration or terminate this Lease by delivering a written termination
notice to Tenant within sixty (60) days after (i) the date the amount of the Net Award is ascertained, or (ii) the expiration of the sixty (60) day period during which Tenant may terminate this Lease pursuant to
Section 18.3. If Landlord terminates this Lease pursuant to this Section 18.4, all Basic Rent and Additional Rent will be apportioned as of the date the condemning authority takes possession of the Premises. Landlord’s obligation to
perform Restoration is subject to the Net Award being made available to Landlord by any Lender or Master Landlord whose interest may be superior to Landlord. 

ARTICLE 19 
 EVENTS OF DEFAULT 

19.1 Events of Default. Any of the following occurrences, conditions or acts are an “Event of Default” under this
Lease: 
 (a) Tenant fails to pay any Basic Rent, Additional Rent or other amount payable by Tenant hereunder within five (5) days of
the date such payment is due. 
 (b) Tenant does not take actual occupancy of the Premises within ninety (90) days after the
Commencement Date or vacates the Premises for a period in excess of sixty (60) days; provided, however, that if Tenant is required to vacate the entire Premises as a result of a casualty, an Event of Default will not be deemed to have occurred
unless Tenant fails to take actual occupancy of the Premises within ninety (90) days after the Restoration has been substantially completed. 

(c) Tenant abandons the Premises for a period of thirty (30) consecutive days or more. 

  
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 (d) Tenant or any Guarantor files a petition in bankruptcy pursuant to the Bankruptcy Code or
under any similar federal or state law, or is adjudicated a bankrupt or becomes insolvent, or commits any act of bankruptcy as defined in any such law, or takes any action in furtherance of any of the foregoing. 

(e) A petition or answer is filed proposing the adjudication of Tenant or any Guarantor as a bankrupt pursuant to the Bankruptcy Code or any
similar federal or state law, and (i) Tenant or such Guarantor consents to the filing thereof, or (ii) such petition or answer is not be discharged within sixty (60) days after the filing thereof. 

(f) A receiver, trustee or liquidator (or other similar official) of Tenant or any Guarantor or of all or substantially all of its business or
assets or of the estate or interest of Tenant in the Premises is appointed and not be discharged within sixty (60) days thereafter or if Tenant or such Guarantor consents to or acquiesces in such appointment. 

(g) The estate or interest of Tenant in the Premises is levied upon or attached in any proceeding and such process is not be vacated or
discharged within sixty (60) days after such levy or attachment. 
 (h) Tenant uses or permits the use of the Premises for any purpose
other than expressly specified in Section 8.1. 
 (i) Tenant fails to comply with any of the provisions of Article 11. 

(j) Subject to Article 13, Tenant fails to discharge any Lien within the time period set forth in Article 12. 

(k) Tenant fails to maintain the insurance required by Article 14, or Tenant fails to deliver to Landlord the insurance certificates required
by Article 14 within the time periods set forth in Section 14.1(c). 
 (l) Tenant fails to deliver to Landlord the estoppel certificate
required by Article 15 within the time period set forth therein. 
 (m) Tenant assigns this Lease or sublets all or any portion of the
Premises without complying with all the provisions of Article 16. 
 (n) Tenant fails to deliver to Landlord the subordination agreement
required by Section 23.1 within the time period set forth therein. 
 (o) Tenant fails to comply with any Legal Requirement or Insurance
Requirement, and such failure continues for a period of ten (10) days after Landlord gives notice to Tenant specifying such default and demanding that the same be cured. 

(p) Tenant defaults in the observance or performance of any provision of this Lease other than those provisions contemplated by clauses
(a) through (o) of this Section 19.1 and such default continues for thirty (30) days after Landlord gives notice to Tenant specifying such default and demanding that the same be cured. 

  
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 (q) Any Guarantor defaults under the terms and conditions of any guaranty delivered to Landlord
and such default continues beyond any applicable cure periods contained therein, or if any of the representations and/or warranties made by any Guarantor are untrue or materially misleading as of the date of the guaranty is delivered to Landlord.

 Notwithstanding anything contained in this Section 19.1 to the contrary, in the event of an Emergency, each provision of this
Section 19.1 regarding the time period within which to correct a non-monetary default will deemed to be “as soon as possible” with diligent, continuous prosecution of corrective action. “Emergency” means a condition
or potential condition that requires immediate action to (i) preserve the safety of persons or property, (ii) prevent the interruption or suspension of services deemed critical by Landlord to the operation of the Building, or
(iii) avoid or correct a violation of any Legal Requirement. 
 ARTICLE 20 

CONDITIONAL LIMITATIONS, REMEDIES 

20.1 Termination. This Lease and the Term and estate hereby granted are subject to the limitation that, whenever an Event of Default
has occurred and is continuing, Landlord will have the right, notwithstanding the fact that Landlord may have some other remedy hereunder or at law or in equity, to terminate this Lease on a date specified in a written termination notice delivered
to Tenant, which date must be at least five (5) days after the date Tenant receives such termination notice. Upon the date specified in Landlord’s termination notice, this Lease and the estate hereby granted will terminate with the same
force and effect as if the date specified in Landlord’s notice was the Termination Date. 
 20.2 Remedies. (a) Upon any
termination of this Lease pursuant to this Article 20, or as required or permitted by law, Tenant shall immediately quit and surrender the Premises to Landlord, and Landlord may, enter upon, re-enter, possess and repossess the same, but only through
summary proceedings if Tenant remains in possession of the Premises, and again have, repossess and enjoy the same as if this Lease had not been made, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or
an order of any court will be entitled to possession or to remain in possession of the Premises but shall immediately quit and surrender the Premises. 

(b) If Landlord terminates this Lease pursuant to this Article 20, Tenant will remain liable for (i) the sum of (x) all Basic Rent,
Additional Rent and other amounts payable by Tenant hereunder until the date this Lease would have expired had such termination not occurred, and (y) all reasonable expenses incurred by Landlord in re-entering the Premises, repossessing the
same, making good any default of Tenant, painting, altering or dividing the Premises, putting the same in proper repair, reletting the same (including any and all reasonable attorneys fees and disbursements and reasonable brokerage fees incurred in
so doing), removing and storing any property left in the Premises following such termination, and any and all reasonable expenses which Landlord may incur during the occupancy of any new tenant (other than expenses of a type that are Landlord’s
responsibility under the terms of this Lease); less (ii) the net proceeds of any reletting actually received by Landlord from any new tenant. Tenant agrees to pay to Landlord the difference between items (i) and (ii) above with respect to each
month during the period that would have constituted the balance of the Term, at the end of such month. Any suit brought by Landlord to enforce collection of such difference for any one month will 

  
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not prejudice Landlord’s right to enforce the collection of any difference for any subsequent month. Tenant’s liability under this Section 20.2(b) will survive the institution of
summary proceedings and the issuance of any warrant thereunder. 
 (c) If Landlord terminates this Lease pursuant to Article 20, Landlord
will have the right, to require Tenant to pay to Landlord, on demand, as liquidated and agreed final damages in lieu of Tenant’s liability under Section 20.2(b), an amount equal to the difference (discounted to the date of such demand at
an annual rate of interest equal to the then-current yield on actively traded United States Treasury bills or United States Treasury notes having a maturity substantially comparable to the remaining term of this Lease as of the date of such
termination, as published in the Federal Reserve Statistical Release for the week before the date of such termination) between (i) the Basic Rent and Additional Rent, computed on the basis of the then current annual rate of Basic Rent and
Additional Rent and all fixed and determinable increases in Basic Rent, which would have been payable from the date of such demand to the date when this Lease would have expired if it had not been terminated, and (ii) the then fair rental value
of the Premises for the same period less the costs of reletting expenses, including the cost to paint, alter or divide the space, put the Premises in proper repair, reasonable attorneys’ fees and disbursements, and reasonable brokerage fees.
Upon payment of such liquidated and agreed final damages, Tenant will be released from all further liability under this Lease with respect to the period after the date of such demand, except for those obligations that expressly survive the
termination of this Lease. If, after the Event of Default giving rise to the termination of this Lease, but before presentation of proof of such liquidated damages, the Premises, or any part thereof, are relet by Landlord for a term of one year or
more, the amount of rent reserved upon such reletting will be deemed to be the fair rental value for the part of the Premises relet during the term of such reletting. 

20.3 Liquidated Damages. Nothing herein contained will limit or prejudice the right of Landlord, in any bankruptcy or insolvency
proceeding, to prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such
termination, an amount equal to the maximum allowed by any statute or rule of law whether such amount is greater or less than the excess referred to above. 

20.4 Abandonment. If Tenant abandons the Premises, Landlord may, at its option and for so long as Landlord does not terminate
Tenant’s right to possession of the Premises, enforce all of its rights and remedies under this Lease, including the right to recover all Basic Rent, Additional Rent and other payments as they become due hereunder. Additionally, Landlord will
be entitled to recover from Tenant all costs of maintenance and preservation of the Premises, and all costs, including attorneys’ and receiver’s fees, incurred in connection with the appointment of or performance by a receiver to protect
the Premises and Landlord’s interest under this Lease. 
 20.5 Indemnity Survives. Nothing herein will be deemed to affect
Landlord’s indemnification rights under Section 14.3. 

  
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 20.6 Attorneys Fees. If either party brings an action or other proceeding to enforce or
interpret any of the terms of this Lease, the non-prevailing party shall pay the reasonable attorneys fees and costs incurred by the prevailing party in such action or proceeding. 

20.7 Landlord’s Cure Rights. If Tenant is in default, beyond applicable notice and cure periods, of any of its obligations under
this Lease, Landlord may, without waiving such default, perform such obligations for the account and at the expense of Tenant (a) immediately and without notice in the case of Emergency, and (b) in any other case, if such default continues
after thirty (30) days from the date Landlord delivers a written notice to Tenant stating Landlord’s intention to perform such obligation for the account and at the expense of Tenant. Upon Landlord’s demand, Tenant shall pay to
Landlord all reasonable out of pocket costs and expenses incurred by Landlord in performing any obligations of Tenant under this Lease. 

20.8 Remedies Not Exclusive; No Waiver. Except as otherwise provided in this Article 20, no remedy or election hereunder will be deemed
exclusive but will, wherever possible, be cumulative with all other remedies herein provided or permitted at law or in equity. No provision of this Lease will be deemed to have been waived by Landlord unless a written waiver from Landlord has first
been obtained and, without limiting the generality of the foregoing, no acceptance of Basic Rent or Additional Rent subsequent to any default and no condoning, excusing or overlooking by Landlord on previous occasions of any default or any earlier
written waiver will be taken to operate as a waiver by the Landlord or in any way defeat or otherwise affect the rights and remedies of the Landlord hereunder. 

ARTICLE 21 
 ACCESS; RESERVATION OF
EASEMENTS 
 21.1 Landlord’s Access. (a) Landlord and Landlord’s agents and representatives and parties designated by
Landlord as having an interest in the Property will have the right to, at all reasonable hours upon prior notice to Tenant, to enter the Premises to: (1) examine the Premises; (2) make repairs and alterations that, in Landlord’s sole
judgment, are necessary for the safety and preservation of the Premises and the Building; (3) erect, maintain, repair or replace wires, cables, ducts, pipes, conduits, vents or plumbing equipment; (4) show the Premises to prospective new
tenants during the last twelve (12) months of the Term; and (5) show the Premises to any mortgagees or prospective purchasers of the Premises. Landlord shall give Tenant three (3) business days prior written notice before commencing
any non-emergency repair or alteration. 
 (b) Landlord will have the right, at any time, to (a) change the arrangement and/or location
of public entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets or any other public parts of the Building; (b) make repairs, alterations or improvements to any portion of the Building; (c) designate portions of the
Building and the Property as Common Areas and change such designations from time to time in Landlord’s sole discretion, (d) change the name and/or number of the Building; and (e) change lawns, sidewalks, driveways, parking areas
and/or streets adjacent to or around the Building. 
 21.2 Emergency Access. Landlord may enter upon the Premises at any time in case
of emergency without prior notice to Tenant. 

  
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 21.3 No Liability. Landlord, in exercising any of its rights under this Article 21, will
not be deemed guilty of an eviction, partial eviction, constructive eviction or disturbance of Tenant’s use or possession of the Premises and will not be liable to Tenant for same except if caused by Landlord’s gross negligence or willful
misconduct. 
 21.4 Minimum Inconvenience. All work performed by Landlord in the Premises pursuant to this Article 21 shall be
performed with as little inconvenience to Tenant’s business use, occupancy and access to the Building or Premises as is reasonably possible. 

21.5 Locks. Tenant shall not change any locks or install any additional locks on doors entering the Premises without immediately giving
to Landlord a key to such lock. If, in an emergency, Landlord is unable to gain entry to the Premises by the unlocking the entry doors thereto, Landlord will have the right to forcibly enter the Premises and, in such event, Landlord will have no
liability to Tenant for any damage caused thereby. Tenant will be solely responsible for any damage caused by Tenant’s failure to give Landlord a key to any lock installed by Tenant. 

21.6 Reservation of Rights. Landlord reserves the right to make changes, alterations, additions, improvements, repairs and replacements
to (i) those portions of the Premises that Landlord is obligated to maintain and repair pursuant to Section 7.3, (ii) the Building and the Property, and (iii) fixtures and equipment in the Building, in each case as Landlord
reasonably deems necessary to comply with any applicable Legal Requirements and/or to correct any unsafe condition; provided, however, that Landlord shall not unreasonably obstruct access to the Premises or unreasonably interfere with Tenant’s
use or occupancy of the Premises. Nothing contained in this Article 21 will be deemed to relieve Tenant of any obligation to make any repair, replacement or improvement or comply with any applicable Legal Requirements. 

ARTICLE 22 
 ACCORD AND
SATISFACTION 
 No payment by Tenant or receipt by Landlord of a lesser amount than the rent herein stipulated will be deemed to be other
than on account of the earliest stipulated rent. No endorsement or statement on any check or any letter accompanying any payment of rent will be deemed an accord and satisfaction and Landlord may accept any such check or payment without prejudice to
Landlord’s right to recover the balance of such rent or pursue any other remedy provided in this Lease. 
 ARTICLE 23 

SUBORDINATION 
 23.1
Subordination. This Lease and the term and estate hereby granted are subject and subordinate to the lien of each mortgage which now or at any time hereafter affects all or any portion of the Premises or Landlord’s interest therein and to
all ground or master leases which now or at any time hereafter affect all or any portion of the Property (any such mortgage or ground lease being referred to herein as an “Underlying Encumbrance”). The subordination of this
Lease and the term and estate hereby granted to an Underlying Encumbrance will be self-operative and no further instrument will be required to effect any such subordination; provided, however, that, upon not less than ten (10) days’ prior
written notice by Landlord, Tenant shall execute, acknowledge and deliver to Landlord 

  
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any and all reasonable instruments that may be necessary or proper to effect such subordination or to confirm or evidence the same. Notwithstanding the above, Landlord hereby agrees to use
reasonable efforts to obtain, for the benefit of Tenant, a Subordination, Non-Disturbance and Attornment Agreement from the holder of any such Underlying Encumbrance which shall be written on the applicable holder’s customary form, provided
that such holder is an institutional entity. 
 23.2 Conveyance by Landlord. If all or any portion of Landlord’s estate in the
Property is sold or conveyed to any person, firm or corporation upon the exercise of any remedy provided in any mortgage or by law or equity, such person, firm or corporation (a) will not be liable for any act or omission of Landlord under this
Lease occurring prior to such sale or conveyance, (b) will not be subject to any offset, defense or counterclaim accruing prior to such sale or conveyance, (c) will not be bound by any payment prior to such sale or conveyance of Basic
Rent, Additional Rent or other payments for more than one month in advance (except for any unapplied security deposit), and (d) will be liable for the keeping, observance and performance of the other covenants, agreements, terms, provisions and
conditions to be kept, observed and performed by Landlord under this Lease only during the period such person, firm or corporation holds such interest. 

23.3 Cure Rights. In the event of a casualty or an act or omission by Landlord that gives Tenant the right to terminate this Lease or to
claim a partial or total eviction, Tenant shall not exercise any such right or make any such claim until (i) Tenant has delivered written notice of such casualty, act or omission to the holder of each Underlying Encumbrance, and (ii) the
holder of each Underlying Encumbrance has had a reasonable opportunity to, with reasonable diligence, remedy such casualty act or omission, but in no event more than thirty (30) days after expiration of the respective cure period set forth in
this Lease. Landlord shall provide Tenant with the name and current address of the holder of each Underlying Encumbrance. 
 23.4
Reasonable Modifications. If, in connection with obtaining financing for the Property or refinancing any mortgage encumbering the Property, the prospective Lender or Master Landlord requests reasonable modifications to this Lease as a
condition precedent to such financing or refinancing, then Tenant shall not to unreasonably withhold, delay or condition its consent to such modifications, provided that such modifications do not (i) increase the Basic Rent or Additional Rent,
(ii) increase the security deposit, if any, (iii) reduce the Term, (iv) affect the termination, extension or expansion options, (v) materially and adversely affect the leasehold interest created by this Lease or any of the rights
or obligations hereunder, or (vi) materially and adversely affect the manner in which Tenant’s operations are conducted at the Premises. 

ARTICLE 24 
 TENANT’S REMOVAL

 24.1 Surrender. Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Premises to Landlord broom
clean in the condition required to be maintained under Article 7. Any personal property remaining in the Premises after the expiration or earlier termination of this Lease will be deemed to have been abandoned by Tenant and Landlord will have the
right to retain such property as its own or dispose of such property at Tenant’s sole cost and expense. 

  
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 24.2 Landlord’s Early Entry. If, at any time during the last six (6) months of
the Term, Tenant is not occupying any part of the Premises in connection with the conduct of its business, Landlord may elect, at its option, to enter such part of the Premises to alter and/or redecorate the same. Tenant hereby irrevocably grants to
Landlord a license to enter such part of the Premises to perform such alterations and/or redecorations. Landlord’s exercise of its rights under this Section 24.2 will not relieve Tenant from any of its obligation under this Lease. 

24.3 Holding Over. If Tenant, or any assignee or subtenant of Tenant, holds over possession of the Premises beyond the expiration or
earlier termination of this Lease, such holding over will not be deemed to extend the Term or renew this Lease but such holding over will continue upon the terms, covenants and conditions of this Lease except that the charge for use and occupancy of
the Premises for each calendar month or portion thereof that Tenant or such assignee or subtenant holds over will be a liquidated sum equal to one-twelfth (1/12th) of one and one half
(11/2) times the Basic Rent and Additional Rent for the Lease Year preceding the Expiration Date for the first thirty (30) days of such holdover period, and thereafter, two
(2) times such Basic Rent and Additional Rent. Tenant shall remain obligated to continue to pay Additional Rent during any holdover period. The parties recognize and agree that the damage to Landlord resulting from any failure by Tenant or any
assignee or subtenant of Tenant to timely surrender possession of the Premises will exceed the amount of the monthly Basic Rent and Additional Rent and will be impossible to accurately measure. In connection with any holdover, in no event shall
Tenant, or any assignee or subtenant, be liable for any consequential damages unless Landlord gives Tenant written notice that the Premises have been leased to another Tenant after the Termination Date. If the Premises are not surrendered upon the
expiration or earlier termination of this Lease, Tenant shall indemnify, defend and hold harmless Landlord against any and all losses and liabilities resulting therefrom, including, without limitation, any claims made by any succeeding tenant
founded upon such delay. Nothing contained in this Lease will be construed as a consent by Landlord to the occupancy or possession of the Premises beyond the expiration or earlier termination of this Lease. Tenant shall, at its sole cost and
expense, take all actions required to remove any assignee or subtenant of Tenant, or other party claiming rights to the Premises under or through Tenant upon the expiration or earlier termination of the Term. The provisions of this Article 24 will
survive the expiration or earlier termination of this Lease. 
 ARTICLE 25 

BROKERS 
 Tenant represents and
warrants to Landlord that Tenant has not had any dealings or entered into any agreements with any person, entity, realtor, broker, agent or finder in connection with the negotiation of this Lease other than the Brokers. The Parties shall each
indemnify and hold harmless the other from and against any loss, claim, damage, expense (including costs of suit and reasonable attorneys’ fees) or liability for any compensation, commission or charges claimed by any other realtor, broker,
agent or finder claiming to have dealt with such party in connection with this Lease. The provisions of this Article 25 will survive the expiration or sooner termination of this Lease. 

  
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 ARTICLE 26 

NOTICES 
 Every notice or other
communication required or contemplated by this Lease shall be in writing and sent by: (i) certified or registered mail, postage prepaid, return receipt requested, or (ii) nationally recognized overnight courier, such as Federal Express or UPS,
in each case addressed to the intended recipient at the address set forth in the Basic Lease Provisions or at such other address as the intended recipient previously designated by written notice to the other party. Notwithstanding the foregoing, all
invoices, statements and Building Communications may be served by ordinary mail or otherwise delivered to Tenant or left at the Premises. “Building Communications” means any notice relating to the operation or maintenance of the
Building that is given to substantially all of the tenants of the Building, including, without limitation amendments to the Building Rules and Regulations. 

ARTICLE 27 
 NONRECOURSE 

Tenant will have no recourse against any individual or entity comprising Landlord, including, without limitation, the members, partners,
directors, trustees, and officers of Landlord, in connection with this Lease. 
 ARTICLE 28 

SECURITY DEPOSIT 
 28.1(a)
Security. Concurrently with the execution of this Lease, Tenant shall deposit with Landlord an unconditional “evergreen” letter of credit in an amount equal to the Security from a recognized commercial banking institution located in
the State of New Jersey or the City of New York and having a net worth of at least $500,000,000.00 (the “Letter of Credit”). The Letter of Credit will be held by Landlord as security for the full and faithful
performance of Tenant’s obligations under this Lease. The Letter of Credit must be payable upon sight draft, together with a certification from Landlord that Tenant is in default under this Lease. If (i) any Basic Rent, Additional Rent or
other sum payable by Tenant to Landlord is not paid when due, or (ii) Landlord makes any payments on behalf of Tenant, or (iii) Tenant fails to perform any of its obligations under this Lease, then, in each case, Landlord will have the
right, without prejudice to any other remedy Landlord may have, to draw down such Letter of Credit to compensate or reimburse Landlord, as the case may be, toward the payment of Basic Rent, Additional Rent or other such sum payable hereunder, or
other loss or damage sustained by Landlord on account of Tenant’s default. The Security will not be deemed to be (x) a limitation on Landlord’s damages, (y) a payment of liquidated damages, or (z) an advance of the Basic
Rent or Additional Rent. If Landlord uses, applies, or retains all or any portion of the Security, Tenant shall immediately restore the Security to its original amount. If the Letter of Credit requires renewal, Tenant shall furnish to Landlord
evidence of such renewal at least thirty (30) days prior to the expiation date of the Letter of Credit. If Tenant fails to timely provide Landlord with such evidence of renewal, Landlord will have the right to cash the Letter of Credit and to
retain the proceeds as security hereunder. Landlord will not be required to keep any cash security separate from its own funds. Landlord will have no fiduciary responsibilities or trust obligations with regard to any cash security and will not be
obligated to pay Tenant any interest on any cash security. Tenant shall not assign, pledge, hypothecate, mortgage or otherwise encumber the 

  
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Security. Notwithstanding anything to the contrary contained herein, the amount of the Security will be reduced (i)to $75,000.00 on the second
(2nd) anniversary of the Commencement Date, and (ii) to $50,000.00 on the fourth (4th) anniversary of the Commencement Date,
provided, that, prior to and as of each such date, Tenant (i) has not defaulted in the payment of any Basic Rent or Additional Rent during the Term, and (ii) has not otherwise defaulted in the performance of any of its obligations
hereunder beyond any applicable notice and grace periods. If Tenant qualifies for the reductions in Security pursuant to the immediately preceding sentence, upon Tenant’s deposit with Landlord of a new letter of credit in each such reduced
amount and otherwise conforming to the criteria set forth in this Article 28, Landlord shall promptly return the letter of credit then held by Landlord to Tenant. 

(b) If Tenant is in default under this Lease more than two (2) times during any twelve (12) month period, irrespective of whether or
not such default is cured, then, without limiting Landlord’s other rights and remedies provided for in this Lease or at law or equity, the Letter of Credit will automatically be increased to an amount equal to the greater of: (i) one
hundred fifty percent (150%) of the original Security, and (ii) three (3) months then current Basic Rent. Tenant shall pay the amount of such increase in the Security to Landlord upon demand. 

28.2 Return of Security. Any part of the Security not used, applied, or retained by Landlord shall be returned, without interest, to
Tenant within thirty (30) days after the end of the Term, subject to Landlord’s final inspection of the Premises. Notwithstanding the foregoing, if Landlord, in its sole discretion, has sufficient evidence that the Security has been
assigned to an assignee of this Lease, then Landlord shall return the Security to such assignee and, upon such return, will be released from all liability with respect to the Security. 

28.3 Bankruptcy. In the event of bankruptcy or other debtor-creditor proceeding against Tenant, the Security will be deemed to be
applied first to the payment of rent and other charges due Landlord for all periods prior to filing of such proceedings. 
 28.4 Transfer
of Security. In the event of any transfer of title to the Property or the Building or any assignment of Landlord’s interest under this Lease, Landlord will have the right to transfer the Security to such transferee, provided that Landlord
gives Tenant the name and address of such transferee. Following any such transfer of the Security, Landlord will be automatically released from all liability for the return of the Security. The provisions of this Section 28.4 will apply to
every transfer of the Security to a new transferee. 
 ARTICLE 29 

MISCELLANEOUS 
 29.1
Miscellaneous. This Lease may not be amended except by an instrument in writing signed on behalf of both parties. If any provision of this Lease is held unenforceable by a court of competent jurisdiction, all other provisions of this Lease
will remain effective. If any provision of this Lease is held unenforceable only in part or degree, it will remain effective to the extend not held unenforceable. This Lease will bind and benefit both parties permitted successors and assigns. The
table of contents and the article and section headings contained in this Lease are for convenience of reference only and will not limit or otherwise affect the meaning of any provision of this Lease. This Lease may be executed in counterparts, each
of which is an original and all of which together constitute one and the same instrument. 

  
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 29.2 No Surrender. No act or thing done by Landlord or Landlord’s agents during the
Term will be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender will be valid unless in writing and signed by Landlord. No employee of Landlord or Landlord’s agents will have any authority to accept
the keys to the Premises prior to the Termination Date and the delivery of keys to any employee of Landlord or Landlord’s agents will not operate as an acceptance of a termination of this Lease or an acceptance of a surrender of the Premises.

 29.3 Statements and Bills. Landlord’s failure to prepare and deliver to Tenant any statement, notice or bill will in no way
cause Landlord to forfeit or surrender its rights to collect any amounts due and owing to Landlord. 
 29.4 Intentionally Omitted.

 29.5 Tenant’s Financials. Tenant shall keep proper books and records of account in accordance with generally accepted
accounting principles consistently applied. Tenant shall deliver to Landlord, within one hundred eighty (180) days after the close of each Tenant’s fiscal year, a balance sheet and statement of income and expense for such year (which
statement must separately set forth the expenses of the Premises). In addition, Tenant shall provide Landlord, within ten (10) days of Landlord’s request, such other information with respect to Tenant as Landlord may reasonably request
from time to time. All financial statements must include a complete comparison with the figures for the preceding year and must be certified by (a) the chief financial officer of Tenant, or (b) if prepared by any accounting firm, by such
accounting firm. 
 29.6 No Offer. The submission of this Lease to Tenant for examination does not constitute an offer to lease the
Premises on the terms set forth herein. This Lease will become effective only upon the execution and delivery of the Lease by Landlord and Tenant. 

29.7 Access. Subject to all applicable Legal Requirements and to Landlord’s rules and regulations, Tenant shall be permitted keyed
access to the Premises twenty-four (24) hours per day, seven (7) days per week. 
 29.8 Rules and Regulations. Tenant, for
itself and for Tenant’s Visitors, covenants to comply with the Rules and Regulations attached hereto as Schedule E. Landlord will have the right to amend the Rules and Regulations from time to time, and Tenant, on behalf of itself
and Tenant’s Visitors, agrees to comply with such amendments after deliveries of copies thereof to Tenant or the posting of copies thereof in a prominent place in the Building. 

ARTICLE 30 
 USA PATRIOT ACT 

Tenant represents, warrants and covenants that neither Tenant nor any of its partners, officers, directors, members or shareholders
(i) is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Asset Control, Department of the Treasury (“OFAC”) pursuant to Executive Order No. 13224, 66 Fed. Reg. 49079
(Sept. 25, 2001) (“Order”) and all 

  
 43 

 
applicable provisions of Title III of the USA Patriot Act (Public Law No. 107-56 (October 26, 2001)); (ii) is listed on the Denied Persons List and Entity List maintained by the United
States Department of Commerce; (iii) is listed on the List of Terrorists and List of Disbarred Parties maintained by the United States Department of State, (iv) is listed on any list or qualification of “Designated Nationals” as
defined in the-Cuban Assets Control Regulations 31 C.F.R. Part 515; (v) is listed on any other publicly available list of terrorists, terrorist organizations or narcotics traffickers maintained by the United States Department of State, the
United States Department of Commerce or any other governmental authority or pursuant to the Order, the rules and regulations of OFAC (including without limitation the Trading with the Enemy Act, 50 U.S.C. App. 1-44; the International Emergency
Economic Powers Act, 50 U.S.C. §§ 1701-06; the unrepealed provision of the Iraq Sanctions Act, Publ. L. No. 101-513; the United Nations Participation Act, 22 U.S.C. § 2349 as-9; The Cuban Democracy Act, 22 U.S.C. §§
6001-10; The Cuban Liberty and Democratic Solidarity Act, 18 U.S.C. §§ 2332d and 233; and The Foreign Narcotic Kingpin Designation Act, Publ. L. No. 106-120 and 107-108, all as may be amended from time to time); or any other
applicable requirements contained in any enabling legislation or other Executive Orders in respect of the Order (the Order and such other rules, regulations, legislation or orders are collectively called the “Orders”);
(vi) is engaged in activities prohibited in the Orders; or (vii) has been convicted, pleaded nolo contendere, indicted, arraigned or custodially detained on charges involving money laundering or predicate crimes to money laundering, drug
trafficking, terrorist-related activities or other money laundering predicate crimes or in connection with the Bank Secrecy Act (31 U.S.C. §§ 531l et. seq.). 

ARTICLE 31 
 EXTENSION OPTION 

31.1 Extension Option. Subject to the terms and conditions of this Section 31.1, Landlord hereby grants to Tenant the right to
extend the original Term for one (1) period of five (5) years (the “Extension Period”). If Tenant desires to exercise the extension option, Tenant shall notify Landlord on or before the date which is
nine (9) months prior to the expiration of the original Term. If Tenant fails to timely notify Landlord of its election to extend this Lease, Tenant will be deemed to have waived its right to extend the term of this Lease, time being of the
essence with respect to the exercise of such extension option. If Tenant exercises the extension option, all of the terms and conditions of this Lease will apply to the Extension Period, except that the Basic Rent for the Extension Period will an
amount determined pursuant to Section 31.2. In connection with any extension of the Term, Landlord will not be obligated to do any work to the Premises and will not be obligated to contribute to the cost of any work done to the Premises by
Tenant. Tenant shall not have the right to exercise the extension option if on the date Tenant exercises the extension option and the commencement date of the Extension Period: (i) Tenant is in default, beyond applicable notice and cure
periods, of any monetary obligation or any material non-monetary obligation under this Lease; (ii) Tenant must be in occupancy of at least 75% of the Premises; and (iii) Tenant must not have sublet more than 25% of the Premises. If all of
the foregoing conditions are not satisfied on both the date Tenant exercises the Extension Option and the commencement date of the Extension Period, then any notice exercising the extension option will be automatically null and void. 

  
 44 

 31.2 (a) Extension Period Rent. Tenant shall pay to Landlord, as Basic Rent during
the Extension Period, the Fair Market Rental Value of the Premises. “Fair Market Rental Value” means the annual basic rent for each year of the relevant period for which, on the terms and conditions of this
Lease, a willing landlord would rent the Premises to a willing tenant with neither party being compelled to rent and after appropriate exposure of the Premises to the market for a reasonable period of time. Notwithstanding the forgoing, in no event
will the Fair Market Rental Value be less than the Basic Rent payable for the year immediately preceding the commencement of the Extension Period. Fair Market Rental Value will not include the cost of improvements or alterations to the Premises
which were paid for by Tenant and not reimbursed by Landlord. 
 (b) At least one hundred eighty (180) days prior to the expiration of
the initial Term, Landlord and Tenant shall endeavor to mutually agree upon the Fair Market Rental Value. If the parties do not agree on the Fair Market Rental Value prior to ninety (90) days prior to the expiration of the initial Term, as
evidenced by an amendment to this Lease executed by Landlord and Tenant, then, no later than seventy-five (75) days prior to the expiration of the initial Term, Landlord and Tenant shall deliver to each other Landlord’s or Tenant’s,
as the case may be, determination of the Fair Market Rental Value. If the two determinations differ by less than five percent (5%), the Fair Market Rental Value will be the average of the two determinations. If Landlord’s and Tenant’s
determinations of Fair Market Rental Value differ by five percent (5%) or more, then the Fair Market Rental Value will be determined pursuant to Section 31.2(c). 

(c) If Landlord’s and Tenant’s determinations of Fair Market Rental Value differ by five percent (5%) or more, then, within ten
(10) days each party delivers to the other party such party’s determination of the Fair Market Rental Value, Landlord and Tenant shall each appoint one disinterested appraiser having the qualifications set forth herein. Each such appraiser
must be a Member of the Appraisal Institute (MAI) and have at least ten (10) years of experience appraising multi-tenanted office buildings in northern New Jersey as a MAI appraiser. If either Landlord or Tenant fails to appoint an appraiser
within such ten (10) day period, the appraiser appointed by Landlord or Tenant, as the case may be, shall appoint an appraiser having the qualifications set forth herein. As promptly as possible, but in no event later than thirty (30) days
after the appointment of both appraisers, the appraisers shall notify Landlord and Tenant in writing of their determination of the Fair Market Rental Value. The Fair Market Rental Value so selected by the two appraisers will constitute the Fair
Market Rental Value for the relevant period, and will be binding upon Landlord and Tenant If the two appraisers are unable to agree as to the Fair Market Rental Value, but their determinations differ by less than five percent (5%), the Fair Market
Rental Value will be the average of the determinations of the two appraisers. If the two appraisers’ determinations differ by five percent (5%) or more, then the two appraisers shall, promptly agree upon and appoint a third appraiser
having the qualifications set forth herein. The third appraiser shall, within thirty (30) days of appointment, determine which of the two initial appraisers determination of Fair Market Rental Value is the closest to the actual Fair Market
Rental Value, taking into account the requirements of this Section 31.2, and shall notify Landlord and Tenant thereof. The Fair Market Rental Value selected by the third appraiser will constitute the Fair Market Rental Value for the relevant
period, and will be binding upon Landlord and Tenant. Upon the determination of the Fair Market Rental Value, Landlord and Tenant shall promptly execute an instrument setting forth the amount of such Fair Market Rental Value. 

  
 45 

 (d) If Tenant becomes obligated to pay Basic Rent for the Extension Period prior to the
determination of Fair Market Rental Value pursuant to this Section 31.2, Tenant shall commence paying the Basic Rent in an amount equal to the monthly installment of Basic Rent for the month immediately prior to the Extension Period.
Within five (5) business days of the determination of Fair Market Rental Value, Tenant shall pay to Landlord the difference, if any, between the Basic Rent paid by Tenant pursuant to the foregoing sentence and the Fair Market Rental value for
such period. Each party shall pay the fees and expenses of the appraiser appointed by such party and one-half of the other expenses of any appraisal proceeding, including, if applicable, the fees and expenses of a third appraiser. 

ARTICLE 32 
 TENANT’S RIGHT OF
FIRST OFFER 
 32.1 Expansion Option. 

(a) If, at anytime during the Term, any space on the fourth floor of the Building contiguous to the Premises which is leased as of the date of
this Lease becomes available for lease (the “Expansion Space”), Landlord agrees to deliver to Tenant a notice setting forth the terms upon which Landlord would lease the Expansion Space to a third party tenant (the
“Offer Notice”) and an offer to Tenant to lease such Expansion Space on such terms (the “Expansion Space Option”). The Offer Notice shall provide (i) the rent
for the Expansion Space, which if the Offer Notice is given prior to the second (2nd) anniversary of this Lease, shall be calculated on the same Basic Rent and Additional Rent terms as
provided in this Lease, or, if given after the second (2nd) anniversary, shall be the Fair Market Rental Value as determined by Landlord (but in no event less than the Basic Rent (on a per
rentable square foot basis) and Additional Rent then currently paid by Tenant for the Premises) (the “Expansion Space Rent”), and (ii) that the term of the lease for the Expansion Space shall expire contemporaneously
with the expiration of the lease term provided herein (as same may be extended as hereinafter provided). The obligation of Landlord to deliver an Offer Notice pursuant to this Section 32.1 is subject to the rights of any other tenant in the
Building that has a lease as of the date hereof to such Expansion Space or to any other tenant then occupying the Expansion Space. 
 (b) If
Tenant wishes to exercise the Expansion Space Option, Tenant shall provide written notice to Landlord of its exercise of such right within ten (10) days after receipt of the Offer Notice. Thereafter, Tenant shall enter into an amendment to this
Lease reasonably acceptable to both parties (the “Lease Amendment”) within thirty (30) days after receipt of the Offer Notice. If Tenant fails to timely enter into the Lease Amendment, Tenant shall be
deemed to have waived its Expansion Space Option. 
 (c) Landlord shall only be obligated to deliver to Tenant an Offer Notice for any
Expansion Space once for any particular space on the fourth (4th) floor contiguous to the Premises. 

(d) The delivery of an Offer Notice shall be null and void, and Tenant shall have no rights under this Section 32 if at the time of such
delivery: (i) Tenant shall not be in possession of seventy-five percent (75%) of the Premises, or (ii) Tenant shall be in default, beyond applicable notice and cure periods, of any of its obligations under the term of this Lease. 

  
 46 

 (e) If at the time Tenant exercises its Expansion Space Option, the term of this Lease has less
than three (3) years remaining on its lease term, Tenant shall be required to exercise the Extension Option set forth in Section 31 hereof simultaneously with the exercise of the Expansion Option. 

(f) Landlord shall only be obligated to deliver to Tenant an Offer Notice for any Expansion Space once in any twelve (12) consecutive
month period, notwithstanding the fact that various blocks of Expansion Space may become available for lease at different times throughout such year. 

(g) Tenant shall be entitled to a tenant improvement allowance, to be distributed in a manner consistent with the provisions of Schedule D, in
an amount equal to the product of (i) $32.50 times, (ii) the rentable square feet of the Expansion Space, times (iii) a fraction, the numerator of which is the number of calendar months remaining in the Term and the denominator of
which is the total number of calendar months in the Term. 
 ARTICLE 33 

SIGNAGE. 
 33.1 Signage. 

(a) Tenant (and not any sublessee) and Tenant’s successors and assigns shall have the non-exclusive right to have signage
(“Tenant’s Signage”) on the existing monument located in the front of the Building (the “Monument”); provided that (i) the size and location on the Monument shall be
commensurate with the size and location of the signs of other tenants of the Building that lease a similar amount of space as Tenant, (ii) the materials, design and all other specifications of Tenant’s Signage will be subject to
Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed; and (iii) Tenant’s Signage shall comply with all applicable governmental rules and regulations. Tenant understands and agrees that, where
applicable, Landlord’s designated contractor shall be used for installing Tenant’s Signage; provided that such contractor charges commercially reasonable rates for the services in question. Landlord shall be responsible for all costs
incurred in connection with the design, construction, installation, maintenance and repair, compliance with laws, and removal of Tenant’s Signage and any repairs to the Building as a result of such removal. Landlord shall, at Landlord’s
sole cost and expense, remove Tenant’s Signage promptly following the expiration or earlier termination of this Lease. Landlord shall bear all costs and expenses of any repairs to the Monument made necessary by the installation or removal of
Tenant’s Signage. 
 (b) Tenant and Tenant’s successors and assigns shall have the right to install signage containing
Tenant’s corporate name and logo at the entrance to the Premises, subject to conformance with the Landlord’s signage reasonable criteria for the Building. 

  
 47 

 (c) Landlord shall include Tenant’s and Tenant’s successors’ and assigns’
name in the main Building directory. Tenant shall promptly reimburse Landlord for the cost of any changes made to such listing at Tenant’s request. 

[Remainder of page left blank intentionally.] 

  
 48 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the date first above
written. 
  

							
	WITNESS:	 		 	 Landlord:
  

NORMANDY WARREN HOLDINGS, LLC

				
	 

	 		 	By:	 	/s/ Raymond P. Trevisan
		 		 		 	 Name: Raymond P. Trevisan
 Title: Vice
President

			
	WITNESS:	 		 	 Tenant:
  

AETERNA ZENTARIS, INC.

				
	 

	 		 	By:	 	/s/ Mario Paradis
		 		 		 	 Mario Paradis
 SVP, Adm. & Legal
Affairs

  
 

 

  

  
 

 

  

  
 

 

  

  
 

 

  

  
 

 

  

  
 

 

  

  
 

 

  

 SCHEDULE D 

FINISH WORK 
 1. Landlord
shall provide the Premises in “AS IS” condition, subject to Landlord performing, through the General Contractor, at Landlord’s sole cost and expense (subject to Landlord’s payment of the Allowance), the work (the
“Finish Work”) as shown on the schematic plan attached as Schedule D-1 hereto (the “Preliminary Plans”) and in accordance with the
Working Plans (as defined below). Landlord shall cause the General Contractor to construct the Finish Work in a good and workmanlike manner and in compliance with all applicable laws and regulations. 

2. (a) As soon as reasonably possible after the date of execution of this Lease, but in no event later than three (3) business days
after the execution of this Lease, Tenant shall deliver to Landlord four (4) sets of working plans and specifications prepared in conformity with the Preliminary Plans, which working plans and specifications must include, without being limited
to, a list of the types and quality of materials to be used in constructing the Finish Work, including Tenant’s selection of Landlord’s standard finishes. Landlord shall notify Tenant whether it approves or disapproves of such working
plans and specifications within ten (10) business days after Landlord’s receipt thereof. If Landlord notifies Tenant of any objections to such working plans and specifications (such notice, an “Objection
Notice”), Tenant shall make necessary revisions and resubmit the same to Landlord within seven (7) business days of Tenant’s receipt of the Objection Notice. Landlord shall approve or
disapprove such revised working plans and specifications within five (5) business days after Tenant submits the same to Landlord. Landlord’s approval will be evidenced by endorsement to that effect on one set of the working plans and
specifications and the return of such signed set to Tenant. The working plans and specifications approved by Landlord are hereinafter referred to as the “Working Plans”. If Tenant fails to take any action within
the time periods specified in this Schedule D, such delay (beyond the applicable time period set forth herein) will be accounted for as a Tenant Delay. 

(b) If Tenant desires any changes to the Working Plans, Tenant shall submit such proposed changes to Landlord. Within five (5) business
days after receipt of any proposed changes from Tenant, Landlord shall approve or reject such changes and, if rejecting such changes, shall state the reasons for such rejection. Landlord shall, upon granting of any approval for any changes, notify
Tenant of (i) the amount of additional cost arising therefrom, if any, including, without limitation, the cost to revise any plans and specifications (all such additional costs being referred to herein as “Additional Construction
Cost”), which Additional Construction Cost Tenant shall pay to Landlord upon demand, and (ii) Landlord’s estimate of the amount of additional time (the “Estimated Time Delay”), if any, required by
Landlord to implement and complete such changes, which Estimated Time Delay will be accounted for as a Tenant Delay. Tenant reserves the right to approve the Additional Construction Cost and Estimated Time Delay within three (3) days of the
date Landlord provides the same to Tenant. If Tenant fails to notify Landlord in writing within such three (3) day period that Tenant does not approve the Additional Construction Cost and Estimated Time Delay, then Tenant will be deemed to have
withdrawn its request for such changes. Any delays in constructing the Finish Work associated with changes requested by Tenant, whether or not those changes are ultimately made by Landlord, will be a accounted for as a Tenant Delay. In the event of
a rejection by Landlord of 

  
 Schedule D 

 
any proposed changes, Tenant may revise such changes and re-submit them pursuant hereto. All plans submitted by Tenant to Landlord must be signed and sealed and in proper and sufficient form for
Landlord to obtain all necessary permits and approvals to construct the Premises in accordance with such plans. All change order requests and information pertaining thereto shall be conveyed to Landlord by Mario Paradis, or such other party as
Tenant may designate in writing to Landlord as Tenant’s designated representative in this regard. 
 3. (a) In connection with the
Finish Work, Landlord has agreed to contribute an amount equal to the lesser of (i) $349,082.50, and (ii) the actual out-of-pocket costs incurred by Landlord in connection with the construction of the Finish Work (such lesser amount being
hereinafter referred to as the “Allowance”). If Landlord determines that the actual cost of constructing the Finish Work will exceed the Allowance (a “Cost Overrun”), Tenant shall pay fifty percent
(50%) of such Cost Overrun to Landlord upon demand, and the balance of such actual Cost Overrun immediately following Substantial Completion of the Finish Work, provided that Landlord shall first present to Tenant written evidence of such Cost
Overrun. Upon Substantial Completion of the Finish Work, Landlord shall provide Tenant with written evidence of the actual Cost Overrun. If the Allowance, plus the amount of Cost Overrun actually paid to Landlord by Tenant exceeds the actual cost of
constructing the Finish Work, such excess shall be promptly repaid to Tenant. 
 (b) At Tenant’s written request, Landlord shall
increase the Allowance by an amount equal to $10.00 per square foot for the Premises (the “Additional Allowance”). If Tenant request the Additional Allowance, the Basic Rent shall be increased by amortizing the Additional
Allowance over the remaining Term (exclusive of the initial four (4) months of the Term) using an interest factor of 10%. If Tenant requests that Landlord provide the Additional Allowance, the Landlord and Tenant shall enter into an amendment
of Lease increasing the Basic Rent accordingly. 

  
 Schedule D 

  
 

 

  

 SCHEDULE E 

RULES AND REGULATIONS 
 1.
The rights of tenants in the entrances, corridors, elevators and escalators of the Building are limited to ingress to and egress from the tenants’ premises for the tenants and their employees, licensees and invitees, and no tenant shall use, or
permit the use of, the entrances, corridors, escalators or elevators for any other purpose. Fire exits and stairways are for emergency use only, and they shall not be used for any other purposes by the tenants, their employees, licensees or
invitees. No tenant shall encumber or obstruct, or permit the encumbrance or obstruction of any of the sidewalks, plazas, entrances, corridors, escalators, elevators, fire exits or stairways of the Building. Landlord reserves the right to control
and operate the public portions of the Building and the Property and the public facilities, as well as facilities furnished for the common use of the tenants, in such manner as Landlord, in its sole and absolute discretion, deems best for the
benefit of the tenants generally. 
 2. The cost of repairing any damage to the public portions of the Building and the Property or the
public facilities or to any facilities used in common with other tenants, caused by a tenant or the employees, licensees or invitees of the tenant, shall be paid by such tenant. 

3. Landlord may refuse admission to the Building outside of ordinary business hours to any person not known to the watchman in charge, if any,
or not having a pass issued by Landlord or not properly identified, and may require all persons admitted to or leaving the Building outside of ordinary business hours to register. Any person whose presence in the Building or the Property at any time
shall, in the sole judgment of Landlord, be prejudicial to the safety, character, reputation and interests of the Building, the Complex or its tenants may be denied access to the Building or the Property or may be ejected therefrom. In case of
invasion, riot, public excitement or other commotion, Landlord may prevent all access to the Building and the Property during the continuance of the same, by closing the doors or otherwise, for the safety of the tenants and protection of property at
the Property. Landlord may require any person leaving the Building with any package or other object to exhibit a pass from the tenant from whose premises the package or object is being removed, but the establishment and enforcement of such
requirement shall not impose any responsibility on Landlord for the protection of any tenant against the removal of property from the premises of the tenant. Landlord shall, in no way, be liable to any tenant for damages or loss arising from the
premises of any tenant of the Building or the Property under the provisions of this rule. 
 4. No awnings or other protections over or
around the windows shall be installed by any tenant, and only such window blinds as are supplied or permitted by Landlord shall be used in a tenant’s premises. 

5. There shall not be used in any space, or in the public halls or public portions of the Building, either by any tenant or by deliverymen,
jobbers or others, in the delivery or receipt of mail, parcels, merchandise, any hand trucks, except those equipped with rubber tires and side guards which have been approved by Landlord. Landlord may refuse admission to the Building to any person
not complying with this requirement. No hand trucks will be allowed in passenger elevators. 

  
 Schedule E 

 6. All entrance doors in each tenant’s premises shall be locked when the tenant’s
premises are not in use. Entrance doors shall not be left open at any time. All window blinds in each tenant’s premises shall be lowered when reasonably required because of the position of the sun, during the operation of the Building air
cooling system to cool or ventilate the tenant’s premises. 
 7. No noise, including the playing of any musical instruments, radio or
television, which in the sole judgment of Landlord, might disturb other tenants in the Building shall be made or permitted by any tenant, and no cooling shall be done in the tenant’s premises, except as expressly approved in writing by
Landlord. Nothing shall be done or permitted in any tenant’s premises, and nothing shall be brought into or kept in any tenant’s premises, which would impair or interfere with any of the Building Services or the proper and economic
heating, cleaning or other servicing of the Building or the premises or the use or enjoyment by any other tenant of any other premises, nor shall there be installed by any tenant any ventilating, air cooling, electrical or other equipment of any
kind which, in the sole judgment of Landlord, might cause any such impairment or interference. No dangerous, flammable, combustible or explosive object or material shall be brought into the Building or the Property by any tenant or with permission
of any tenant. 
 8. Tenant shall not allow any cooking or food odors (if cooking is so permitted under its lease) to emanate from its
premises into other portions of the Building, tenant agrees that it shall use, at tenant’s cost, a pest extermination contractor at such times or regular intervals as shall be necessary to prevent or eliminate infestation or otherwise as
Landlord may reasonably require. Said extermination contractor shall be duly licensed and shall be approved in advance by Landlord. 
 9. No
acids, vapors, coffee grinds, foreign substances or other materials shall be discharged or permitted to be discharged into the plumbing waste lines, vents or flues of the Building, which may obstruct or damage them. The water and wash closets and
other plumbing fixtures in or servicing any tenant’s premises shall not be used for any purpose other than the purpose for which they were designed or constructed, and no sweeping, rubbish, rags, acids, coffee or other foreign substances shall
be deposited therein. All damages to facilities within the Premises or to any Building facilities resulting from any misuse of the fixtures shall be borne by the tenant who, or whose servants, employees, agents, visitors, invitees or licensees,
shall have caused the same. 
 10. No signs, advertisements, notices or other lettering shall be exhibited, inscribed, painted or affixed by
any tenant on any part of the outside of the premises of the Building or inside of the Building without the prior written consent of Landlord. In the event of the violation of the foregoing by any tenant, Landlord may remove the same without any
liability and may charge the expense incurred by such removal to the tenant or tenants violating this rule. Landlord herewith consents to the placement of tenant’s logo on the entrance door of the Premises, the design of which shall be subject
to Landlord’s reasonably approval. Disapproval, by way of 

  
 Schedule E 

 
example but not limitation, shall be deemed to be reasonable if Landlord believes that the location, size and design of such logo and identifying signs are not consistent and harmonious with
other logos and identifying signs in the Building. 
 11. No tenant or occupant shall engage or pay any employees in the Building, except
those actually working for such tenant or occupant in the Building, nor advertise for laborers giving an address at the Building. 
 12. The
requirements of tenants will be attended to only upon application at the office of the Building Manager. Employees of Landlord or of Landlord’s managing agent shall not perform any work or do anything outside of the regular duties, unless under
special instructions from the office of Landlord. 
 13. Each tenant shall, at its expense, provide artificial light in the premises demised
to such tenant for Landlord’s agents, contractors and employees while performing janitorial or other cleaning services and making repairs or alterations in said premises. 

14. The tenant’s servants, employees, agents, visitors, invitees or licensees shall not loiter nor shall they smoke in or around the
hallways, stairways, elevators, entryways, vestibules, roof, restrooms, basement areas, loading docks, lobbies or any other part of the Building used in common by the occupants thereof. 

15. If the premises demised to any tenant become infested with vermin, such tenant, at its expense, shall cause its premises to be
exterminated, from time to time, to the satisfaction of Landlord. 
 16. No tenant shall mark, paint, drill into, or in any way deface any
part of its premises or the Building of which they form a part. No boring, cutting or stringing of wires shall be permitted, except with the prior written consent of Landlord, and as Landlord may direct. No tenant shall lay linoleum, or other
similar floor covering so that the same shall come in direct contact with the floor of the its premises and, if linoleum or other similar floor covering is desired to be used, an interlining of builder’s deadening felt shall be first affixed to
the floor by a paste or other material, soluble in water. The use of cement or other similar adhesive material is expressly prohibited. 

17. No additional locks and bolts of any kind shall be placed on any of the doors or windows by any tenant, nor shall any changes be made in
existing locks and mechanisms thereof. Each tenant must, upon the termination of its tenancy, restore to Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by, such tenant, and in the event of the loss
of any keys so furnished, such tenant shall pay to Landlord the cost thereof. 
 18. No contract of any kind with any supplier of towels,
water, ice, toilet articles, waxing, rug shampooing, venetian blind washing, furniture polishing, lamp servicing, cleaning of electrical fixtures, removal of waste paper, rubbish or garbage, or other like service shall be entered into by tenant, nor
shall any vending machine of any kind be installed in the Building without the prior written consent of Landlord. 

  
 Schedule E 

 19. Landlord shall have the right to prescribe the weight, size and position of all safes and
other bulky or heavy equipment and all freight brought into the Building or the Property by any tenant and the time of moving the same in and out of the Building or the Property. All such moving shall be done under the supervision of Landlord.
Landlord will not be responsible for loss of or damage to any such equipment or freight from any cause; but all damage done to the Building or Property by moving or maintaining any such equipment or freight shall be repaired at the expense of such
tenant. All safes shall stand on a base of such size as shall be designated by Landlord. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from the Building all freight which violates any of these
Rules and Regulations or the Lease of which these Rules and Regulations are a part. 
 20. No machinery of any kind or articles of unusual
weight or size will be allowed in the Building, without the prior written consent of Landlord. Business machines and mechanical equipment shall be placed and maintained by tenant, at tenant’s expense, in settings sufficient, in Landlord’s
judgment, to absorb and prevent vibration, noise and annoyance to other tenants. 
 21. No bicycles, vehicles or animals of any kind shall be
brought into or kept in or about the Property. 
 22. No awnings or other projections shall be attached to the outside walls of the Building.
No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with any window or door of the Building, without the prior written consent of Landlord. Such curtains, blinds and shades must be of a quality, type,
design, and color, and attached in a manner approved by Landlord. 
 23. Canvassing, soliciting and peddling in the Building and/or on the
Property are prohibited, and tenant shall cooperate to prevent the same. 
 24. Landlord hereby reserves to itself any and all rights not
granted to tenant hereunder, including, but not limited to, the following rights which are reserved to Landlord for its purposes in operating the Property: (a) The exclusive right to the use of the name of the Property for all purposes, except
that tenant may use the name of the Property in its business address and for no other purpose; (b) The right to change the name or address of the Property, without incurring any liability to tenant for so doing; (c) The right to install
and maintain a sign or signs on the exterior of the Property; (d) The exclusive right to use or dispose of the use of the roof of the Building; (e) The exclusive right to limit the space on the directory of the Property to be allotted to
tenant; (f) The right to grant to anyone the exclusive right to conduct any particular business or undertaking in the Property. 

  
 Schedule E 

 SCHEDULE F 

CONFIRMATION OF COMMENCEMENT AGREEMENT 

This CONFIRMATION AGREEMENT (this “Agreement”) is dated
                    , 200     and is between
[                     ], a [                    
] (“Landlord”), and [                     ], a
[                    ] (“Tenant”). 

WITNESSETH 
 WHEREAS, Landlord and
Tenant entered into that certain Lease Agreement dated [                    ], 2006 (the “Lease”) covering certain premises
located in [                     ], as more particularly described in the Lease, and 

WHEREAS, Landlord and Tenant wish to set forth their agreements as to the commencement of the term of the Lease: 

NOW THEREFORE, in consideration of the foregoing, the parties agree as follows: 

1. Capitalized terms used herein but not defined have the meanings ascribed to them in the Lease. 

2. The Commencement Date
is                     , 200    . 

3. The Termination Date
is                     , 200    . 

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. 

 

							
	 WITNESS:
	 		 	Landlord:
			
		 		 	[                    ]
				
	 	 		 	By:	 	 
		 		 		 	Name:
		 		 		 	Title:
			
	 WITNESS:
	 		 	Tenant:
			
		 		 	ÆTERNA ZENTARIS, INC.
				
	 	 		 	By:	 	 
		 		 		 	Name: Mario Paradis, CA
		 		 		 	Title: SVP, Administrative & Legal
		 		 		 	Affairs and Corporate Secretary

  
 Schedule F - 1

 APPENDIX I 

DEFINITIONS 
 As used in
this Lease, the following terms have the following meanings:  
 Additional Allowance: defined in Schedule D. 

 Additional Construction Cost: defined in Schedule D.  

Additional Rent: defined in Section 3.2.  

Allowance: defined in Schedule D.  

Annual Expense Reconciliation: defined in Section 5.4. 

Bankruptcy Code: Title 11 of the United States Code, as amended, and all rules and regulations promulgated pursuant thereto. 

Base CAM Expenses: Landlord’s CAM Expenses for the Base Period. 

Base Insurance Expenses: Insurance Expenses for the Base Period. 

Base Operating Expenses: Landlord’s Operating Expenses for the Base Period. 

Base Period: defined in the Basic Lease Provisions. 

Base Taxes: those Taxes levied, assessed or imposed upon the Property for the Base Period. 

Base Utility Expenses: Utility Expenses for the Base Period,. 

Basic Rent: defined in the Basic Lease Provisions. 

Basic Rent Payment Date: the first day of each consecutive calendar month during the Term. 

Brokers: defined in the Basic Lease Provisions  

Building: defined in the Basic Lease Provisions.  

Building Communications: defined in Article 26. 

Building Holidays: Saturday after 1:00 PM, Sunday, New Year’s Day, President’s Day, Good Friday, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day, the day after Thanksgiving and Christmas Day. 
 Building Hours: 8:00 AM to 6:00 PM, Monday through
Friday, and 9:00 AM to 1:00 PM on Saturdays, except for Building Holidays. 

  
 Appendix I 

 Building Services: defined in Section 9.1.  

Commencement Date: defined in Section 2.2(b). 

Common Areas: those areas of the Property, wherever located, which have been designated and improved from time to time for the common
use by or for the benefit of more than one occupant of the Property or which are used in connection with the maintenance or operation of the Property, including, without limitation, all parking areas, roadways, curbs, sidewalks, medians, landscaped
areas and planters; all porch and lobby areas; corridors; hallways; passageways; public restrooms; security stations; storage, equipment, machine, meter, mechanical, plumbing, computer, telephone and electrical rooms, stations, conduit, shafts,
raceways and the like; common lounges, kitchen areas, conference and meeting rooms (including furniture, fixtures and equipment appurtenant thereto); stairs, ramps, elevators, truck serviceways; loading areas; trash disposal facilities; and with
respect to all the foregoing, all equipment and appurtenances thereto; but excluding all portions of the Property which are designated and intended for the use by a single occupant of the Property. The definition of Common Areas shall not be
construed as a representation or warranty that any such areas are or from time to time will be available at the Property. 

Emergency: defined in Section 19.1. 

Environmental Laws: all statutes, regulations, codes and ordinances of any governmental entity, authority, agency and/or department
relating to (i) air emissions, (ii) water discharges, (iii) noise emissions, (iv) air, water or ground pollution or (v) any other environmental or health matter. 

Estimated Commencement Date: defined in the Basic Lease Provisions.  

Estimated Time Delay: defined in Schedule D. 

Event of Default: defined in Section 19.1. 

Excusable Delay: any delay caused by governmental action, or lack thereof; shortages or unavailability of materials; labor disputes
(including, but not limited to, strikes, slow downs, job actions, picketing and/or secondary boycotts); fire or other casualty; delays in transportation; acts of God; directives or requests by any governmental entity, authority, agency or
department; any court or administrative orders or regulations; adjustments of insurance; acts of declared or undeclared war, acts of terrorism, public disorder, riot or civil commotion; or by anything else beyond the reasonable control of Landlord,
including delays caused directly or indirectly by an act or a failure to act by Tenant or Tenant’s Visitors. 
 Expansion Space
Notice: defined in Section 32.1(a). 
 Expansion Space Option: defined in Section 32.1(a).  

Expansion Space Rent: defined in Section 32.1(a). 

Extra Hours: defined in Section 9.1. 

  
 Appendix I 

 Extra Hours Charge: defined in Section 9.1.  

Extension Period: defined in Section 31.1.  

Fair Market Rental Value: defined in Section 31.2.  

Finish Work: defined in Schedule D. 

Hazardous Materials: shall mean any pollutant, contaminant, waste, material, compound or substance (whether in the form of liquids,
solids or gases, and whether or not airborne) regulated by any federal, state (including ISRA), or local Law, regulation, guidance or policy for the protection of human health and safety, and the environment (including natural resources), including,
but not limited to, pesticides, petroleum, petroleum products or constituents, asbestos, polychlorinated biphenyl, radioactive material, and urea formaldehyde. 

Insurance Expenses: mean the cost of premiums and other charges for fire, other casualty, rent and liability insurance covering the
Property and any other insurance covering the Property and the Building. 
 Insurance Requirements: all terms of any insurance policy
maintained by Landlord with respect to the Property and all requirements of the National Board of Fire Underwriters (or any other body exercising similar function) applicable to or affecting all or any part of the Premises. 

ISRA: Industrial Site Recovery Act of the State of New Jersey, N.J.S.A. 13:1 K-6 et seq. and the regulations promulgated
thereunder, together with any amendments thereto and/or substitutions thereof. 
 Janitorial Services: defined in
Section 9.7(a).  
 Land: defined in the Basic Lease Provisions. 

Landlord: the party defined as such in the first paragraph of this Lease, including at any time after the date hereof, the then owner
of Landlord’s interest in the Premises. 
 Landlord’s CAM Expenses. the total costs incurred by Landlord for operating,
maintaining, repairing and managing the Property and all improvements, fixtures and equipment from time to time constituting the Building, Common Areas, and the Property. Excluding debt service, the cost incurred by Landlord in operating and
maintaining the Building and the Property include, but are not be limited to: (i) management fees, or if there is no managing agent or if the managing agent is affiliated with Landlord, the fees that would customarily be charged by an
independent first class managing agent; (ii) the costs of operating, cleaning, maintaining, repairing, restoring and replacing (except to the extent proceeds of insurance or condemnation awards are available therefor), or otherwise providing
the following: heating, ventilating and air-cooling equipment and systems (including any energy management and building management systems, but not the cost of electricity to run such systems); elevator systems and equipment; all parking areas,
roadways, curbs, sidewalks, medians, planters (including repairs and resurfacing thereof); utility supply systems (but not the cost of such utilities to the extent included in Utility Expenses), drainage and sanitary sewerage systems, water supply
lines, wells, 

  
 Appendix I 

 
emergency generators, fire sprinkler and fire suppression systems, security and alarm systems and services (including maintenance, repairs and replacements thereof); maintenance and repair of
vehicles and other tools and equipment (used exclusively at the Property); Property identification signs, public address systems; the roof, walls, windows, doors, ceilings and floors of the Building; sweeping, cleaning, snow removal and line
painting of all parking areas and roadways; landscaping services (including replacement of trees, shrubs, and other plantings); Janitorial Services and window cleaning; supplies; removal of garbage and other refuse; painting, redecorating or other
work which is standard for or periodically performed in the Building; providing on and off site traffic direction and parking control; the cost of repair of any insured casualty to the extent of the deductible amount under the applicable insurance
policy; total compensation and benefits (including premiums for workmen’s compensation and other insurance and taxes, including social security taxes and payroll taxes, which may be levied against Landlord in respect of such compensation and
benefits) paid to or on behalf of personnel employed at the Property; licenses, permit and inspection fees; parking area surcharges or levies; and rent paid for the leasing of any equipment used in the operation, maintenance and repair contemplated
herein; any taxes now or hereafter imposed upon Landlord with respect to operating expenses as contemplated herein; reasonable accounting and legal fees incurred in connection with the operation of the Property to the extent not otherwise reimbursed
by any third party; personal property taxes; any sales, use or service taxes incurred in connection with the operation of the Property; seasonal decorations and promotional events for the Building or Property, the net amount incurred by Landlord in
connection with the operating or maintaining of any specialty use or service such as a gym or cafeteria, and (iii) capital improvements amortized over the useful life of the Building (but, in each Lease Year there shall be included only the
amortized portion of such capital improvements). The above definition of Landlord’s CAM Expenses shall not be construed as a representation or warrant that items of equipment, facilities or services listed therein are or from time to time will
be in existence or available at the Property. CAM Expenses shall not include; (a) brokerage fees and/or commissions, advertising expenses and expenses for leasing and renovating space for tenants, including, but not limited to, any tenant
concessions; (b) water, sewer, gas and electricity charges paid or reimbursed to Landlord by any tenant of the Building, including charges attributable to Extra Hours heat, ventilation or air-cooling for Tenant or other tenants of the Building;
(c) compensation and benefits payable to employees not directly attributable to the Property, (d) capital expenses attributable to tenant fit-up expenses or for painting, redecorating or other work which Landlord, at its sole expense is
required to perform exclusively for Tenant or for any other tenant in leased areas of the Building; (e) off-site improvements unrelated to operation of the Property; (f) capital expenses attributable to the expansion of Building and the
Property; (g) any capital improvements that are not amortized over the useful life of the improvement; (h) expenses for repairs or other work occasioned by fire, windstorm or other insured casualty; (i) legal expenses in negotiating
and enforcing the terms of any tenant lease; (j) interest and amortization payments on any mortgage or mortgages, and rental under any ground or underlying lease or leases; (k) expenses for restoration of the Building required as a result
of a condemnation; (l) the cost of special services separately paid by particular tenants in the Building, (m) the cost of utilities included in Utility Expenses, (n) the cost of insurance to the extent included in Insurance Expenses,
(o) operating reserves, (p) costs incurred as a result of Landlord’s negligence or willful acts or omissions or costs incurred due to any defects in the original construction of the Building, (q) Taxes,

  
 Appendix I 

 
(r) marketing expenses, and (s) interest, late fees or penalties incurred as a result of Landlord’s failure to pay bills in a timely manner. In determining Landlord’s CAM
Expenses, including Base CAM Expenses, for any Lease Year during which less than ninety-five percent (95%) of the rentable square feet of the Building was occupied by tenants for more than sixty (60) days during such Lease Year, the actual
CAM Expenses for such Lease Year shall be increased on the basis of variable (but not fixed) CAM Expenses, to the amount which normally would have been incurred for such Lease Year had such occupancy of the Building been ninety-five percent
(95%) throughout such Lease Year. 
 Landlord’s Estimated Operating Expenses: defined in Section 5.2. 

Landlord’s Expense Statement: defined in Section 5.2. 

Landlord’s Final Tax Statement: defined in Section 4.4. 

Landlord’s Operating Expenses: defined in Section 5.1(a). 

Landlord’s Tax Statement: defined in Section 4.2. 

Lease Amendment: defined in Section 32.1(b). 

Lease Year: each calendar year, or partial calendar year, during the Term. 

Legal Requirements: all statutes, codes, ordinances, regulations, rules, orders, directives and requirements of any governmental
entity, authority, agency and/or department, which now or at any time hereafter may be applicable to the Property or any part thereof, including, but not limited to, all Environmental Laws. 

Lender: the holder of any mortgage or deed of trust which may now or hereafter encumber the Property. 

License: defined in Section 8.4(a). 

Lien: any mortgage, pledge, lien, charge, encumbrance or security interest of any kind, including any inchoate mechanic’s or
materialmen’s lien. 
 Major Work: defined in Section 7.4(b). 

Master Landlord: the landlord under any ground lease or lease of all or any portion of the Property, subject to the space leases, which
may now or hereafter affect all or any portion of the Property. 
 Minimum Electric Energy Charge: defined in the Basic Lease
Provisions.  
 Monthly Expense Payment: defined in Section 5.3.  

Monthly Tax Payment: defined in Section 4.3. 

  
 Appendix I 

 Monument: defined in Section 33.1 (a).  

NAICS: defined in Section 11.9. 

Net Award: any insurance proceeds or condemnation award payable in connection with any damage, destruction or Taking, less any expenses
incurred by Landlord in recovering such amount. 
 Net Rental Proceeds: in the case of a sublease, the amount by which the aggregate
of all rents, additional charges or other consideration payable under a sublease to Tenant by the subtenant (including sums paid for the sale or rental of Tenant’s fixtures, leasehold improvements, equipment, furniture or other personal
property) exceeds the sum of (i) the Basic Rent plus all amounts payable by Tenant pursuant to the provisions hereof during the term of the sublease in respect of the subleased space, (ii) actual brokerage commissions, providing same are
at prevailing rates, due and owing to a real estate brokerage firm, and, (iii) reasonable legal fees incurred by Tenant in connection with the sublease, (iv) free rent granted to the subtenant, (v) cost of work incurred by Tenant in
preparing the premises for the sublease and (vi) the then net unamortized or undepreciated cost of the fixtures, leasehold improvements, equipment, furniture or other personal property included in the subletting; and in the case of an
assignment, the amount by which all sums and other considerations paid to Tenant by the assignee of this Lease for or by reason of such assignment (including sums paid for the sale of Tenant’s fixtures, leasehold improvements, equipment,
furniture or other personal property) exceeds the sum of (i) actual brokerage commissions, provided same are at prevailing rates due and owing to a real estate brokerage firm, and, (ii) the then net unamortized or undepreciated cost of the
fixtures, leasehold improvements, equipment, furniture or other personal property sold to the assignee. 
 Objection Notice: defined
in Schedule D.  
 OFAC: defined in Article 30.  

Offer Notice: defined in Section 32.1(a). 

Order or Orders: defined in Article 30.  

Permitted Transfer: defined in Article 16.7.  

Permitted Use: defined in the Basic Lease Provisions.  

Preliminary Plans: defined in Schedule D.  

Premises: defined in the Basic Lease Provisions. 

Prime Rate: the prime commercial lending rate publicly announced from time to time by Citibank N.A. or its successor bank. 

Projected Taxes: defined in Section 4.2. 

  
 Appendix I 

 Property: the Land, the Building, all other buildings on the Land, and all other buildings
or improvements hereafter constructed on the Land from time to time. 
 Punch List Items: defined in Section 2.2(c). 

 Recapture Notice: defined in Section 16.5(a).  

Recapture Space: defined in Section 16.5(a). 

Restoration: the restoration, replacement or rebuilding of the Building (excluding any alterations, additions and improvements
installed by Tenant and any trade fixtures and personal property owned by Tenant) or any portion thereof as nearly as practicable to its value, condition and character immediately prior to any damage, destruction or Taking. 

Security: defined in the Basic Lease Provisions. 

Special Cleaning Services: defined in Section 9.7(b). 

Substantially Completed or Substantial Completion: defined in Section 2.2(c). 

Survey Adjustment Amount: defined in Section 6.1. 

Taking: a taking of all or any part of the Property, or any interest therein or right accruing thereto, as the result of, or in lieu
of, or in anticipation of, the exercise of the right of condemnation or eminent domain pursuant to any law, general or special, or by reason of the temporary requisition of the use or occupancy of the Property or any part thereof, by any
governmental authority, civil or military. 
 Tax Differential: defined in Section 4.3. 

Taxes: with respect to each governmental authority levying or imposing the same, all taxes and assessments (general, special,
betterment, ordinary or extraordinary, foreseen and unforeseen) levied, charged, assessed, imposed upon or which become due and payable out of or in respect of and become a lien on the Land and all improvements constructed on the Land from time to
time, including, without limitation, charges imposed in respect of the ownership, operation, management, use, leasing or alteration of the Property and/or Premises, or any portion thereof; the various estates in and to the Property and/or Premises,
or any portion thereof; the Basic Rent and Additional Rent payable to Landlord pursuant to this Lease; all water and sewer rents and charges; and all franchise, income, profit or other taxes, fees and charges, however designated, which, due to a
future change in the method of taxation, may be levied or imposed on Landlord in substitution in whole or in part for, or in lieu of, or in addition to, any tax which would otherwise constitute Taxes, as heretofore defined. Nothing contained in this
Lease shall require Tenant to pay any estate, inheritance, gift, succession, capital levy, corporate franchise or income tax of Landlord or a tax increase by virtue of a transfer, nor shall any of same be deemed Taxes, except as provided in the
immediately preceding sentence. 
 Tenant: the party defined as such in the first paragraph of this Lease. 

  
 Appendix I 

 Tenant Affiliate: defined in Section 16.7. 

Tenant Delay: defined in Section 2.2(c). 

Tenant Improvement: defined in Section 7.5(a). 

Tenant’s Notice: defined in Section 16.2. 

Tenant’s Signage: defined in Section 33.l(a). 

Tenant’s Proportionate Share: defined in Basic Lease Provisions. 

Tenant’s Visitors: Tenant’s agents, servants, employees, subtenants, contractors, invitees, licensees and all other persons
invited by Tenant onto the Property and/or into the Premises as guests or doing lawful business with Tenant. 
 Term: defined in
Basic Lease Provisions.  
 Termination Date: defined in Basic Lease Provisions.  

Underlying Encumbrance: defined in Section 23.1. 

Utility Expenses: mean all utility and energy costs, including any fuel surcharges or adjustments with respect thereto, incurred for
water, sewer, or other utilities and heating, ventilating and air conditioning for the Common Areas. In determining the Utility Expenses, including Base Utility Expenses, for any Lease Year during which less than ninety-five percent (95%) of
the rentable square feet of the Building was occupied by tenants for more than sixty (60) days during such Lease Year, the actual Utility Expenses for such Lease Year shall be increased on the basis of variable (but not fixed) Utility Expenses,
to the amount which normally would have been incurred for such Lease Year had such occupancy of the Building been ninety-five percent (95%) throughout such Lease Year. 

Working Plans: defined in Schedule D. 

  
 Appendix I 

 Exhibit B 

Depiction of the Subleased Premises 

See attached page. 
 Subtenant acknowledges and
agrees that Exhibit B is not a representation that the Subleases Premises are precisely of the dimensions or shapes as shown, it being the intention of the parties only that Exhibit B show diagrammatically, rather than precisely, the
layout of the Subleased Premises. 
 The crosshatched portions represent the Retained Premises. 

 

 

 Exhibit C 

Furniture and Fixtures 
 1. Subject
to the Sublease, Subtenant be permitted to use the following furniture and fixtures located within the Subleased Premises as of the Sublease Commencement Date: 

A. _4_ VP Offices, each containing: 
  

	 	a.	_1_ desks 

  

	 	b.	_0_ storage cabinets 

  

	 	c.	_1_ tables 

  

	 	d.	_1_ executive chairs 

  

	 	e.	_4_ guest chairs 

  

	 	f.	_1_ desk lamps 

  

	 	g.	_0_ floor lamps 

 B. _2_ Reception/guest chairs outside of offices 

C. _3_ Director Offices, each containing: 
  

	 	a.	_1_ desks 

  

	 	b.	_0_ storage cabinets 

  

	 	c.	_0_ tables 

  

	 	d.	_0_ executive chairs 

  

	 	e.	_2_ guest chairs 

  

	 	f.	_1_ desk lamps 

  

	 	g.	_0_ floor lamps 

 D. _11_ File Cabinets outside of offices 

E. _1_ CEO Conference Room, each containing: 
  

	 	a.	_0_ desks 

  

	 	b.	_2_ storage cabinets 

  

	 	c.	_1_ tables 

  

	 	d.	_9_ executive chairs 

  

	 	e.	_0_ guest chairs 

  

	 	f.	_0_ desk lamps 

  

	 	g.	_0_ floor lamps 

 F. _1_ Main Conference Room, each containing: 

 

	 	a.	_0_ desks 

  

	 	b.	_1_ storage cabinets 

  

	 	c.	_1_ tables 

  

	 	d.	_10_ executive chairs 

  

	 	e.	_0_ guest chairs 

  

	 	f.	_0_ desk lamps 

  

	 	g.	_0_ floor lamps 

 G. _1_ CEO Offices, each containing: 

 

	 	a.	_2_ desks 

  

	 	b.	_2_ storage cabinets 

  

	 	c.	_3_ tables 

  

	 	d.	1 executive chairs 

	 	e.	_6_ guest chairs 

  

	 	f.	_l_ desk lamps 

  

	 	g.	_0_ floor lamps 

 H. _1_ CEO EA Offices, each containing: 

 

	 	a.	_1 desks 

  

	 	b.	_1_ storage cabinets 

  

	 	c.	_1 tables 

  

	 	d.	_1 executive chairs 

  

	 	e.	_2 guest chairs 

  

	 	f.	_1 desk lamps 

  

	 	g.	_0 floor lamps 

 I. _11_ Cubicle workstations, each containing: 

 

	 	a.	_2_ desks 

  

	 	b.	_3_ storage cabinets 

  

	 	c.	_0_ tables 

  

	 	d.	_1_ chairs 

  

	 	e.	_0_ desk lamps 

  

	 	f.	_0_ floor lamps 

 J. Kitchen Area #1 

 

	 	a.	_1_ refrigerator 

  

	 	b.	_l_ dishwasher 

 K. Data Center Area (Shared) 

 

	 	a.	_1_ APC UPS System 

  

	 	b.	_1_ Fire Suppression System 

  

	 	c.	__ Network Ports (As Needed) 

 2. Subject to the Sublease, Subtenant be permitted to use the following furniture
and fixtures located within the Retained Premises as of the Expansion Date: 
 A. _2_ VP Offices, each containing: 

 

	 	a.	_1_ desks 

  

	 	d.	_0_ storage cabinets 

  

	 	e.	_1_ tables 

  

	 	f.	_1_ executive chairs 

  

	 	g.	_4_ guest chairs 

  

	 	h.	_1_ desk lamps 

  

	 	i.	_0_ floor lamps 

 B. _1_ HR Offices, each containing: 

 

	 	a.	_1_ desks 

  

	 	b.	_4_ storage cabinets 

  

	 	c.	_0_ tables 

  

	 	d.	_1_ executive chairs 

  

	 	e.	_2_ guest chairs 

  

	 	f.	_1_ desk lamps 

  

	 	g.	_0_ floor lamps 

 C. _0_ Reception/guest chairs outside of offices 

 D. _3_ Director Offices, each containing: 

 

	 	a.	_1_ desks 

  

	 	b.	_0_ storage cabinets 

  

	 	c.	_0_ tables 

  

	 	d.	_1_ executive chairs 

  

	 	e.	_2_ guest chairs 

  

	 	f.	_1_ desk lamps 

  

	 	g.	_0_ floor lamps 

 E. _11_ File Cabinets outside of offices 

F. _5_ Cubicle workstations, each containing: 
  

	 	h.	_2_ desks 

  

	 	i.	_3_ storage cabinets 

  

	 	j.	_0_ tables 

  

	 	k.	_1_ chairs 

  

	 	1.	_0_ desk lamps 

  

	 	m.	_0_ floor lamps 

 G. Kitchen Area #2 

H. Storage Closet 
 3. Subtenant shall be
permitted the use of the video conferencing system, televisions and security systems located within the Subleased Premises. Subtenant shall also be permitted the use, in common with Sublandlord, of the video conferencing system, televisions and
security systems located within the Retained Premises. 
 4. Notwithstanding the foregoing, in no event shall Subtenant be permitted use of the telephone
systems and _2_ photocopiers located in the Subleased Premises and/or Retained Premises. 

 “Exhibit D” 

Required Provisions for Landlord’s Consent 

The following provisions shall govern Subtenant’s right to further sublet the Subleased Premises or assign the Sublease: 

Notwithstanding anything to the contrary contained in the Prime Lease, including Article 16 thereof, Subtenant shall have the right to further sublet the
Subleased Premises, using the same criteria as would be applicable to an assignment or subletting by Sublandlord, as tenant. 
 Subtenant agrees pay Prime
Landlord’s reasonable processing fee, reasonable attorneys’ fees and disbursements and the reasonable costs of making investigations as to the acceptability of any proposed sub-subtenant or assignee in amount not to exceed $1,500.00
with respect to any one transaction. 
 Notwithstanding anything to the contrary contained in the Prime Lease, the provisions of Section 16.7 shall be
applicable to Subtenant such that Subtenant may, without Sublandlord’s or Landlord’s consent, assign or transfer this Sublease or sublet the Subleased Premises to a Tenant Affiliate of Subtenant or in connection with a Permitted Transfer
(as those terms are defined in Section 16.7 of the Prime Lease) involving Subtenant.

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