Document:

EX-10.18

 Exhibit 10.18 

CUMMINGS PROPERTIES, LLC 
 STANDARD
FORM W04090219-DJC-C 
 COMMERCIAL LEASE 

Cummings Properties, LLC (“LESSOR”) hereby leasest to GreenLight Bicsciences, Inc. (a Delaware corp.), Emerging Enterprises Center, Bay Colony
Corporate Center, 1000 Winter Street, Suite 4000, Waltham, ,MA 02451 (“LESSEE”), the following premises, approximately 2,629 square feet (including 10.7% common area) at 200 Boston Avenue, Suite 4100, Medford, MA 02155
(“premises”), for a term of one year commencing at noon on May 15, 2009 and ending at noon on May 14, 2010 unless sooner terminated as herein provided. LESSOR and LESSEE now covenant and agree hat the following terms. conditions,
covenants and obligations (“terms”) shall govern fills lease. 
 1. RENT. LESSEE shall pay LESSOR base rent of eighty nine thousand
two hundred fifummty four (89,254) 
 U.S. dollars per year, drawn on a U.S. bank, in monthly installments of $    7,437.83 an or before
the first day of each calendar month, without offset or deduction. The first monthly payment, plus an appropriate fraction of a monthly payment for any portion of a month at the commencement of the lease term, shall be made upon LESSEES execution of
his lease. All payments shall be made to LESSOR at 200 West Cummings Park, Woburn, Massachusetts 01801, or at such other place designated in writing by LESSOR. If the “Cost of Living” has increased as shown by the Consumer Price Index
(Boston, Massachusetts, all items, all urban consumers), U.S. Bureau of Labor Statistics (“Indete), then base rent due during each calendar year of this lease and any extensions thereof shall be adjusted in proportion to any increase in the
Index. The base month from which to determine the amount of each increase shall be January 2009 , ydich figure shall be compared with the figure for November 2010 , and each November hereafter to determine the increase (f any) in base rent to be
paid during the following calendar year. All such adjustments shall take place with the rent due each January 1. If the Index is discontinued, LESSOR shall substitute a comparable index in general use. 

2. SECURITY DEPOSIT. LESSEE shall pay LESSOR a security deposit of $     30,000 , drawn on a U.S. bank, upon LESSEE’s
execution of this lease, which shall be held as security for LESSEE’s performance herein and refunded to LESSEE without interest at the end of This lease, subject to LESSEE’S satisfactory compliance with the terms hereof. LESSEE may not
apply the security deposit to any payment due under this lease. In the event of any breach of this lease by LESSEE, however, LESSOR may apply the security deposit first to any outstanding invoice or other payment due to LESSOR, and then to
outstanding rent. If all or any portion of the security deposit is applied to cure a default or breach during the term of this lease, LESSEE shall fully restore said deposit forthwith. LESSEE’s failure to remit or restore the security deposit
shall constitute a substantial lease default If LESSEE fails to pay the security deposit and the initial rent payment. LESSOR may retake possession and relet the premises or declare this lease null and void for failure of consideration. 

3. USE. LESSEE shall use the premises only for executive and administrative offices and research and testing laboratory 

4. REAL ESTATE TAX INCREASES. LESSEE shall pay LESSOR as additional rent a proportionate share (based on square footage leased by LESSEE as
compared with the total leaseabte square footage of the building(s) of which the premises are a part (“building”)) of any increase in the real estate taxes levied against the land and building (“property), whether such increase is due
to an increase in the tax rate or assessment, or a change in the method of determining real estate taxes. The base from which to determine the amount of any increase in taxes shall be the rate and assessment in effect for the fiscal year ending
June 30, 2009 , net of abatements, if any . * *Upon LESSEE’s written request, LESSOR shall provide LESSEE with copies of the applicable tax bills. 

5. UTILITIES. LESSOR shall provide equipment per LESSOR’s building standards to heat the premises in season and to cool all office areas
between May 1 and November 1. LESSEE shall pay all charges for utilities used on the premises, including electricity, telecommunications, gas, oil, water and sewer, and shall use whichever utility service provider LESSOR shall designate. LESSEE
shall also pay LESSOR a proportionate share of any other fees and charges relating in any way to utility use at the building, induding charges for routine maintenance of any on-site septic system. LESSEE shall
pay the utility provider or LESSOR, as applicable, for all such charges as determined by separate meters serving the premises and/or as a proportionate share if not separately metered. * 

*Upon LESSEE’s written request, LESSOR shall provide LESSEE with a breakdown of all shared fees and charges. 

6. COMPLIANCE WITH LAWS. LESSEE agrees not to use the premises in any way that may be unlawful, improper, noisy, offensive or contrary to any
applicable statute, regulation, ordinance or bylaw. LESSEE shag fully comply with all applicable statutes, regulations, ordinances and bylaws relating to or arising out of its use, occupancy and operation of the premises and any allowed alterations
herein including without limitation, maintaining Worker’s Compensation Insurance and obtaining all licenses and permits necessary for LESSEE’s use and occupancy of the premises. 

7. FIRE, CASUALTY, EMINENT DOMAIN. Should a-substantiatpartion* of the premises, or of the
p I./perry of which they are a part, be substantially damaged by fire or other casualty, or be taken by eminent domain, LESSOR may elect to terminate this lease. When such an event renders tie premises substantially unsuitable for the use described
above, a proportionate abatement of rent** shall be made, and LESSEE may elect to terminate this lease if (a) LESSOR fails to give written notice within 30 days after said event of its
intention to restore the premises; or (b) LESSOR fails to restore the premises to a condition substantially suitable for the use described above within 90 days after said event LESSOR reserves all rights for damages or injury to the premises
for any taking by eminent domain, except for damage to LESSEE’s property or equipment***. 
 *mom
than 50 percent **and additional rent ***and relocation expenses (if any) 
 8. FIRE INSURANCE. LESSEE shall not pernitany use of the
premises which will adversely affect or make voidable any insurance on the property, or the contents of the building, or which shall be contrary to any law, regulation or euunmendalion made by the Insurance Services Office (or successor
organization), state fire prevention agency, local fire department, LESSOR’s insurer or any similar entity. LESSEE shall on demand reimburse LESSOR and all other tenants at extra insurance premiums caused by LESSEE’s use of the premises.
LESSEE shall not vacate the premises or permit same to be unoccupied other than during LESSEE’s customary non-business days or hours*, or cause or
allow the utilities serving the premises to be terminated. 
 * unless LESSEE continues to pay rent and otherwise comply with all terms of this lease
 

 9. SIGNS. LESSOR may*, at its expense,
identify LESSEE’s ocabancy of the premises with a building standard sign at the main entry to the premises and, if applicable, on the building’s directory. LESSEE shall obtain LESSOR’s prior written consent** before erecting any additional sign(s), and shall erect and maintain any such sign(s) in aocatance with LESSOR’s building standards for style, size, wording, design, location, etc., now or
hereafter made by LESSOR. LESSOR may, at LESSEE’s expense, remove and dispose of any sign not properly approved, erected or maintained. 
 *shall which
consent shall not be unreasonably withheld, conditioned or delayed, 
 10. MAINTENANCE. Except as otherwise provided below, LESSOR will maintain the
strudure, roof, landscaping, healing and coding equipment, sprinklers, doors, plumbing and electrical wiring at the premises, but specifically excluding damage caused by the careless, malidous, willful or necligent ads of LESSEE*-erethers, and chemical, corrosion or water damage null any source. LESSEE agrees to maintain at its expense all other aspects of the premises in the same condition as they are when delivered to
LESSEE or as they may be put In during the lease term, normal wear and tear** only excepted, and whenever necessary, to replace light bulbs and glass, acknoWedging that the premises are now in
good order. LESSEE shall properly conbol and vent all chemicals, radioactive materials, smoke, odors and other materials that may be hamfful, and shall not cause the area surrounding the premises or any other common area to be in anything other than
a neat and dean condition, and shall appropriately dispesP of all waste. LESSEE shall be solely responsible for any damage to any equipment serving the premises or the building which results from the storage, discharge or use of any substance by
LESSEE. LESSEE shall not permit the premises to be overloaded, damaged, stripped or defaced, nor suffer any waste, and will not bring or keep animals therein. If the premises include any wooden mezzanine-type space, the floor capacity of such space
is suitable only for light office or storage use. LESSEE will protect any flooring with chair pads under any rolling chairs and shall*** maintain sufficient heat to prevent freenng of pipes or
other damage. Any increase in heating, ventilating, air conditioning, plumbing or electrical equipment or capacity, and any installation or maintenance of any “non-building standard’ leasehold
improvements or equipment which is associated with some specific aspect of LESSEE’s use, whether installed by LESSOR, LESSEE or a prior nodpant, shall be LESSEE’s sole responsibility and at LESSEE’s expense. All maintenance provided
by LESSOR shall be during LESSOR’s normal business hours. 
 *, its employees, agents, contractors and invitees “, damage by fire and other
casualty not caused by LESSEE’s negligence or taking by eminent domain “, provided LESSOR provides an operating heating system, 
 11. ASSIGNMENT
OR SUB I FASP. Provided LESSEE is not in default of any tents hereof, LESSEE may assign this lease or sublet or allow another entity or individualto occupy all or part of the premises, but only with LESSOR’s prior written consent in each
instance*. In no case may LESSEE assign this lease or sublet the premises to any other current or prospective tenant of LESSOR, or any affiliate of such current or prospective tenant As a
condition to any assignment or sublease, an additional security deposit” shall be paid to arid held by LESSOR. If LESSEE nodes LESSOR in writing of its desire to assign this lease or sublet LESSOR may elect to terminate this lease, at an
effective date to be determined by LESSOR, upon written notice to LESSEE. Notwithstanding LESSOR’s consent to any assignment or sublease, LESSEE-and-GUASANTOR shall
remain liable for the payment of all rent and for the full performance of all terms of this lease. 
 *, which consent shall not be unreasonably withheld,
conditioned or delayed “equal to two months’ rent 
 12. ALTERATIONS. LESSEE shall not make structural alterations, additions or improvements of
any kind to the premises, but may make nonstructural alterations, additions or improvements with LESSOR’s prior written consent (“allowed alterations”)*. All allowed alterations
shall be at LESSEE’s expense and shall conform with LESSOR’s building standards and conduction specifications. If LESSOR or its agents provide(s) any services or maintenance in connection with the allowed alterations and the review
thereof, LESSEE will promptly pay any just invoice. LESSEE shall obtain, prior to the commencement of any work, a lien waiver from any contractor performing work at the premises. LESSEE shall not permit any mechanics’ liens or similar liens to
remain upon the premises in connection with any work performed or daimed to have been performed at the diredion of LESSEE and shall cause any such lien to be released or removed forthwith without oast to LESSOR. Al allowed alterations shall become
part of the premises and the property of LESSOR. LESSOR shall have the right at any lime to make additions to the building, to change the arrangement of parking areas, stairs or walkways, or otherwise to after common areas or the exterior of the
building”. 
 *, which consent shall not be unreasonably withheld, conditioned or delayed provided such changes do not materially interfere
withLESSEE’s use of the premises 
 13. LESSOR’S ACCESS. LESSOR, its agents or designees may at any reasonable time* enter to view the premises; to show the premises to others; to make repairs and alterations as LESSOR, its agents or designees should elect to do for the premises, the common areas, or any other
portions of the building; and without creating any obligation or liability for LESSOR, but at LESSEE’s expense, to make repairs which LESSEE is required but has failed to do. 

* upon reasonable notice except in the case of any emergency 

14. SNOW REMOVAL. The plowing of snow from all roadways and unobstructed parking areas shall be at the sole expense of LESSOR. The contrd of snow and ice on
all walkways, steps and loading areas serving the premises and all other areas not readily arreasible to plows shall be the sole responsbility of LESSEE*. Notivithstanding the foregoing, LESSEE shall hold LESSOR and OWNER harmless from any and all
daims by LESSEE, its employees, agents, callers or invitees for personal injuries and/or property damage resulting in any way (run snow or ice on any area serving the premises”. 

*LESSOR “, except for claims directly resulting am LESSOR’s sole negligence 

15. ACCESS AND PARKING. LESSEE may without additional charge use parking spaces provided for the
building* in common with others. The number of spaces used by LESSEE, its employees, agents, callers and invitees, which shall be presumed to equal the number of persons present at the premises,
shall not at any lime exceed LESSEE’s proportionate share of the total spaces for the building. LESSEE shall not obstruct any portion of the building or its common areas. No unattended parking (i.e., pairing where the driver of a vehble
is not readily available at the premises to relocate said vehicle) will be permitted between 7:00 PM and 7:00 AM without LESSOR’s prior written approval, and from November 15 through March 31 annually, such parking shall be permitted
only in designated overnight parking areas. Unregistered or disabled vehides or trailers of any type may not be parked at any lime. LESSOR may tow, at LESSEE’s sole risk and expense, any misparked vehicle belonging to LESSEE, its employees,
agents, callers or invitees, at any time. LESSOR may record activities at the building with unmonitored cameras, however, LESSEE agrees hat LESSOR is not in any way providing any security services for LESSEE, its employees, agents, callers or
invitees and accepts full responsibility for protecting the persons and property of LESSEE, its employees, agents, callers and invitees. 
 *and all common
areas (defined below) 
 16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and LESSEE for death or personal injuries to all persons and/or
properly damage, including damage by fire or other casualty, occurring in or on the premises (including any common areas as defined below) and arising out of the use control, condition or occupancy of the premises by LESSEE, except for death,
personal injuries and/or property damage directly resulting from he sole negligence of LESSOR. LESSEE agrees to indemnify and hold harmless LESSOR and OWNER hum any and all liability, including but not limited to costs, expenses, damages, causes of
action, claims, judgments and* attorney’s fees caused by or in any way arising out of any of the aforesaid matters. Al 

 
common areas, including but not limited to any parking areas, stairs, corridors, ** roofs, walkways and elevators (“common areas”) shall be considered a part of the premises for
purposes of Sections 16 and 17 when they are used by LESSEE, its employees, agents, callers or invitees. 
 *reasonable **driveways, telecommunications
risers, conduits, 
 17. INSURANCE. LESSEE shall secure and carry at its expense a cornmerdal general liability policy insuring LESSEE, LESSOR and OWNER
against any daims based on personal injuries (including death) and/or properly damage arising out of the use, control, condition or occupancy d the premises, including any common areas, by LESSEE, its employees, agents, callers or invitees,
including damage by fire or other casualty, such policy to insure LESSEE, LESSOR and OWNER against any claim up 
 to $1,000,000 for each occurrence
involving personal injuries (including death), and $1,000,000 for each occur write involving property damage. This insurance shall beprimary to and not contributorywith any insurance carried by LESSOR whose insurance shall be excess. LESSOR and
OWNER shall be included in each such policy as additional insureds using ISO Form CG 20 26 11 85 or some other form approved in writing by LESSOR, and each such policy shall be issued by a company or companies* satisfactory to LESSOR. Prior to
occupancy, LESSEE shall deliver to LESSOR certificates and any applicable riders or endorsements showing that such insurance is in force, and thereafter will provide renewal certificates at least 15 days prior to the expiration of any such polides.
Al such insurance certificates shall provide that such policies shall not be cancelled without at least 10 days’ prior written notice to each insured. If LESSEE fails to proVide or maintain such insurance at any time during the term of this
lease, LESSOR may elect to contract for such insurance, and LESSEE shall pay LESSOR any costs that LESSEE would incur for such insurance in complying with this section, plus LESSOR’s administrative expenses. 

*reasonably 
 18. BROKERAGE, LESSEE warrants and represents that
it has dealt with no broker, tenant representative or third party in connection with this lease*, and agrees to indemrify LESSOR against
any** brokerage claims arising out d this lease***. LESSOR warrants and represents that It has employed no exdusive broker or agent in
connection with this lease. If either LESSOR or LESSEE introduces a broker, tenant representative or other third party on its behalf for any extension or expansion of this lease, any fees or commissions shall be the sole responsibility of the party
engaging such broker, tenant representative or third party. 
 *except for Mike Shreve of T3 Realty Advisors to whom LESSOR shall pay a commission (estimated
at $4,090.94) in accordance with LESSOR’s 
 standard fee schedule ** other *** that involve a breach or alleged breach of the foregoing warranty and
representation 
 19. SUBORDINATION. This lease shall be subject and subordinate to any and all mortgages and other like instruments made at
any time hereafter, and LESSEE shall, when requested, promptly executeand deliver such instruments as necessary to show the subordination of this lease to said mortgages or other such instruments. 

20. DEFAULT AND RENT ACCELERATION. In the event that (a) any assignment for the benefit of creditors, bust mortgage, receivership or other
insolvency proceeding shall be made or instituted with respect to LESSEE or LESSEE’s property* or (b) LESSEE shall default in the observance or performance of any terms herein, and such default shall not be corrected within
10 days after mitten notice thereof**. then LESSOR shall have the right hereafter, while such default continues and without demand or further notice, to
re-enter and take possession of the premises, to dedare the term of this lease ended, and/or to remove LESSEE’s effects, without liability, induding for trespacti or conversion, and without prejudice to
any other remedies. If LESSEE defaults in the payment of any rent and such default continues for 10 days after written notice thereof, and, because both parties agree That nonpayment of said sums is a substantial breach of this lease, and, because
the payment of rent in monthly installments is for the sole benefit and convenience of LESSEE, then, in addition to any other remedies, the net present value of the entire balance of rent due herein as of the date of LESSOR’s notice, using the
published prime rate then in effect, shall immediately become due and payable as liquidated damages, since both parties agree that such amount is a reasonable estimate of the actual damages likely to result from such breath. No actions taken by
LESSOR under this section shall terminate LESSEE’s obligation to pay rent under this lease, as liquidated damages or otherwise. My sums received by LESSOR from or on behalf of LESSEE at any time shall be applied first to any unamortized
improvements completed for LESSEE’s occupancy, then to any unpaid invoice or other payment due to LESSOR and then to unpaid rent LESSEE shall pay any invoice within 10 days after receipt If any rent and/or other payment is not received by
LESSOR when due, then LESSEE shall pay LESSOR a one-time late charge for each past due payment equal to one percent of such overdue amount or $35 (whichever is greater) and interest at the rate of
18 percent per annum on any past due payment 
 *and not released, discharged or dismissed, as the case may be, within 60 days **or, in the event such
default cannot be cured within said 10-day 
 period, LESSEE shall not have commenced to cure and be diligently
proceeding to cure 
 21. NOTICE. My notice from LESSOR to LESSEE under this lease shall be given in writing and shall be deemed duly served
when left-atthe-premises*, served by constable, **sent by recognized courier service with a receipt therefor or mailed by certified or
registered mail, return receipt requested, postage prepaid to LESSEE at the premises or such other address as LESSEE may designate in writing. My notice from LESSEE to LESSOR under this lease shall be given in wiling and shall be deemed duly served
only when served by constable, or delivered to LESSOR by certified or registered mail, return receipt requested, postage prepaid, or by recognized courier service with a receipt therefor, addressed to LESSOR at 200 West Cummings Park, Wobum,
Massachusetts 01801 or to the last address designated by LESSOR. No oral, facsimile or electronic notice shall have any force or effect Time is of the essence in the service of any notice. 

*delivered by hand **or 
 22. OCCUPANCY. If LESSEE
takes possession of the premises prior to the commencement of this lease, LESSEE shall perform all terms of this lease from the date it takes possession. LESSOR may require LESSEE to relocate to another similar premises (isighish shall-be-within-the-sanae-rneathipality-astire-surrent-premisesruntess LESSEE is not regularly occupying the premises) at any time during the lease term upon written notice to LESSEE and on terms comparable to those herein. LESSEE shall be liable to LESSOR for
any and all loss, damages and/or expenses incurred by LESSOR if LESSEE fails to relocate as required herein. If LESSEE occupies, conbols or encumbers any part of the premises after the termination of this lease without LESSOR’s written
permission, LESSEE shall be liable to LESSOR for any and all loss, damages and/or expenses incurred by LESSOR, and all terms of this lease shall continue to apply, except that use and n-n I parry payments shall be due in full monthly instalments at
a rate whin shall be me* times the greater of the monthly rent due under this lease immediately prior to termination or LESSOR’s then current published rent for the premises, it being agreed
that such extended ntha pane/ is a tenancy at sufferance, solely for the benefit and convenience of LESSEE and of greater rental value. LESSEE’s ors patty, control, or encumbrance of any part of the premises beyond I inn ion the
last day of any rental period shall constitute ore ipancy for an entire additional month, and increased payment as provided in this section shall be immediately due and payable. LESSOR’s acceptance of any payments shall not alter LESSEE’s
status as a tenant at sufferance. 
 *only in the event **one and one-half 

 23. FIRE PREVENTION. LESSEE agrees to use all reasonable precautions against fire, to provide
and maintain approved, labeled fire extinguishers, emergency lighting equipment and exit signs, and to complete any other modifications within the premises as required or reunnmended by the Insurance Services Office (or successor organization). OSI-IA, the local fire department, LESSOR’s insurer or any similar entity. 
 24. OUTSIDE AREA
Anything held or stored by LESSEE in any common area without LESSOR’s prior written consent shall be deemed abandoned and may be removed or disposed of by LESSOR at LESSEE’s expense without notice. LESSEE shall maintain a building
standard size dumpster in a location approved by LESSOR, which dumpster shall be provided and serviced at LESSEE’s expense by whichever disposal firm LESSOR designates. Alternatively, if a shared dumpster or compactor is provided by LESSOR,
LESSEE shall pay the disposal firm or LESSOR, as applicable, LESSEE’s proportionate share of any charges associated therewith. 
 25. ENVIRONMENT.
LESSEE shall not interfere in any way with the use and enjoyment of other portions of the same or neighboring buldings by others by reason of odors, smoke, exhaust, vibrations, noise, pets, garbage or trash, vermin or other pests, or otherwise,
and will at Its emense employ a professional pest control service if determined necessary by LESSOR. No oil, hazardous material or waste shall be used, stored, disposed of, or allowed to remain at the premises at any time without LESSOR’s
written approval, and LESSEE shall be solely responsible for, and shall indemnify and hold harmless LESSOR and OWNER from, any and all corrosion or other damage in any way associated with the use, storage, disposal and/or release of same by LESSEE.
LESSEE agrees to provide and maintain effective devices for preventing damage to the building and property from deionized water, chemicals or hazardous materials which may be 

26. RESPONSIBILITY. *Neither LESSOR nor OWNER shall be liable to anyone for, nor shall LESSEE’s terms under this leave be reduced because of, loss
or damage caused in any way by the use, leakage, discharge, seepage, flooding or escape of water or sewage in any form or from any source, or by the interruption or cessation of any service rendered customarily to the premises or building or agreed
to by the terms of this lease, by any acddent, the making of repairs, alterations or improvements, labor difficulties. weather conditions, mechanical breakdowns, touble or scarcity in obtaining fuel, elechidty, service or supplies from the souar
from which they are usually obtained, or by any change in any utility or service provider, or by any cause beyond LESSOR’s immediate contra Except as otherwise provided for in this lease, neither LESSOR nor OWNER nor LESSEE shall be liable for
any special, incidental, indirect or consequential damages. including but not limited to lost profits or loss of business, arising out of or in any manner connected with performance or nonperformance under this lease, even if any party has knowledge
of the possibility of such damages. 
 *Subject to Sections 16 and 17 above, neither 

27. SURRENDER. On or before the termination of this lease, LESSEE shall remove all of its goods and effects from the premises, and shall deliver
to LESSOR exclusive and unencumbered possession of the premises and all keys and locks thereto, all fixtures, equipment and workstations of any type connected therewith, and all allowed alterations made to or upon the premises, whether completed by
LESSEE, LESSOR or others. including but not limited to any offices, window blinds, floor coverings, computer floors, plumbing and plumbing fixtures, heating, ventilating and air conditioning equipment, ductwork, exhaust fans, chillers, security,
surveillance and fire protection systems, telecommunications and data wiring, cable bays, telephone systems, air and gas distribution piping, compressors, thanes, hoists, cabinets, counters, shelving, signs, electrical work, induding but not limited
to lighting fixtures of any type, wiring, conduit transformers, generators, distribution panels, bus duds, raceways, receptades and disconnects, and all furnishings and equipment which have been bolted, welded. nailed, screwed, glued or otherwise
attached to any wall, floor, ceiling, roof, pavement or ground, or which have been directly wired ducted or plumbed to any portion of any thilding or other system serving the premises. Prior to surrender, LESSEE shall, at LESSOR’s option,
remove or label for future use any and all wiring and cabling installed and/or-used-by LESSEE, LESSEE shall deliver the premises broom dean, fully sanitized fruit] any
chemicals or other contaminants, and in at least the same condition as they were at the commencement of this lease or any prior lease between the parties for the premises, or as they were modified during said term with LESSOR’s written consent,
reasonable wear and tear* only excepted, and LESSEE shall be deemed to be encumbering the premises until it delivers the premises to LESSOR in the condition as required heroin. Any of
LESSEE’s property that remains at the premises upon termination of this lease shall be deemed abandoned and shall be disposed of as LESSOR sees fit, without LESSOR being liable for any loss or damage thereto, and at the sole risk of LESSEE.
LESSOR may remove and store any such property at LESSEE’s expense; retain same under LESSOR’s control; sell same without notice at a public or private sale and apply the net proceeds of such sale to the payment of any sum due herein: or
destroy same. Notwithstanding the delivery of any keys to LESSOR, in no case shall the premises be deemed surrendered to LESSOR until the termination date provided herein or such other date as may be specified in a written agreement between the
parties. The parties’ rights and obligations under this section shall survive termination of the lease. 
 * and damage by fire and other casualty not
caused by LESSEE’s negligence or taking by eminent domain 
 28. GENERAL. (a) The invalidity or unenforceability of any dause
or provision of this lease shall not affect or render invalid or unenforceable any other clause or provision hereof. (b) No consent or waiver, express or implied, by LESSOR to or of any breath of any obligation of LESSEE shall be construed as a
consent or waiver to or of any other breach of the same or any other obligation. (c) The terms of this lease shall run with the land, and this lease shall be binding upon and inure to the benefit of the parties I rer eto and their respective
successors and assigns, except that LESSOR and OWNER shall be liable for obligations occurring only while lessor or owner of the premises. (d) This lease is made and delivered in the Commonwealth of Massachusetts, and shall be interpreted,
construed and enforced in accordance with the laws thereof and only in a court therein. My action or proceeding arising out of this lease shall be brought by LESSEE within one year after the event giving rise to the daim has occurred. (e) If
LESSOR or OWNER is a bust corporation or other limited liability entity, the obligations of LESSOR shall be binding upon the trust, corporation or other entity, but not upon any trustee, officer, director, shareholder, member, limited partner or
benefidary individually. (f) If LESSOR is not the owner (“OWNER”) of the premises, LESSOR represents tat OWNER has agreed to be bound by the terms of this lease. (g) If LESSEE is more than one person, corporation, other legal
entity, partnership or some combination thereof, LESSEE’s obligations are joint and several. Unless repugnant to the context, “LESSOR” and “LESSEE” mean the person or persons, natural or corporate, named above as LESSOR and
as LESSEE respectively, and their respective heirs, executors, administrators, successors and assigns. (h) This lease is the result of negotiations between parties of equal bargaining strength, and when executed by both parties shall constitute
the entire agreement between the parties, superseding all prior oral and written agrees rents, *representations-andstatements-and-LESSE-E-agretes-to-keep-all This lease may not be amended except by written agreement signed by both parties, or as otherwise provided herein, and no oral or
written representation shall have any effect hereon. (i) Notwithstanding any other statements herein, LESSOR makes no warranty, express or implied, concerning the suitability of the premises for the use described above. Ii) If, for any reason,
LESSOR does not deliver possession of the premises as provided herein, unless a delay is caused or conbibuted to in any way by LESSEE, the rent excluding the cost of any amortized improvements, shall be proportionately abated until LESSOR delivers
possession, and LESSOR shall use reasonable efforts to deliver possession at the earliest practical date. LESSEE agrees that said abatement shall be LESSEES sole remedy for any delay in delivery of possession and that LESSOR shall not be liable for
any damages to LESSEE for such delay. (k) Neither the submission of this lease form or any amendment hereof, nor the acceptance of the security deposit and/or rent shall constitute a reservation of or option for the premises, or an offer to
lease, it being expressly understood and agreed that neither this lease nor any amendment shall bind either party in any manner whatsoever unless and until it has been executed by both parties. (I) LESSEE shall not be entitled to exerdse any
option in this lease, the attached Rider to Lease or any subsequent amendment or extension, or receive LESSOR’s consent as provided for herein, if LESSEE is at that time in default of any terms hereof. (m) No resbiction, condition or other
endorsement by LESSEE on any payment nor LESSOR’s deposit of any full or partial payment 

 
shall bind LESSOR in any way or limit LESSOR’s rights under this lease. (n) LESSEE shall pay LESSOR for all** legal and administrative fees and expenses incurred by LESSOR due to any
consent requested by LESSEE or in enforcing any terms of this lease. (o) LESSEE will conform to all rules and regulations now or hereafter made by LESSOR for parking, for the care, use and/or alteration of the building, its facilities and
approaches, and for the administration of this lease, and will not permit any employee, agent caller or invitee to violate this lease or any of its terms. (p) LESSEE’s 

covenants under this lease shall be independent of LESSOR’s covenants, and LESSOR’s failure to perform any of its covenants under this lease,
including a covenant constituting a significant inducement to LESSEE to enter into this lease, shall not excuse the payment of rent or any other charges by LESSEE or allow LESSEE to terminate this lease. (q) LESSOR, LESSEE: ***OWNER-and-GLIARANTOR hereby waive any and all rights to a jury ilial in any proceeding in any way arising out of the subject matter cif this lease. (r) See
attached Rider to Lease for additional provisions. 
 *and **reasonable ***and 

 

	29.	 SECURITY AGREEMENT. THIS PARAGRAPH DOES NOT APPLY 

 

	30.	 AUTOMATIC FIVE YEAR EXTENSIONS. THIS PARAGRAPH DOES NOT APPLY 

In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this lease to be executed this 27th day of April 2009. 
  

							
	LESSOR: CUMMING PROPERTIES, LLC	 	LESSEE: GREENLIGHT BIOSCIENCES INC.
				
	 By:
	 	/s/ [Illegible]	 	 By:
	 	/s/Andrey Zarur
		 	Name:	 	Andrey Zarur
		 	 Title:
	 	CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W04090219-DJC-6 
 RIDER TO LEASE 

The following additional terms are incorporated into and made a part of the attached lease and in the event of any conflict between any term of this Rider to
Lease and the attached lease, the terms of this rider shall govern: 
 A. SOUTH ESSEX SEWERAGE DISTRICT. Wfth respect to leases at
Cummings Center in Beverly (only), LESSEE shall fully comply with all regulations of the South Essex Sewerage District (SESD) now or hereafter in effect, including prompt filing with LESSOR of any documents required by the SESD. LESSEE agrees to
indemnify and hold harmless LESSOR and OWNER from any and all liability arising out of any noncompliance of LESSEE with such regulations. 

B. ACTIVITY AND USE IMITATION. Except as provided below, with respect to leases at Cummings Center in Beverly and 10 and 18
Commerce Way in Wobum (only), the following activities and uses are expressly prohibited at the property of which the premises are a part residential uses (except for facilities for adult congregate care or assisted living, senior housing, nursing
home uses and other adult residential facilities in certain designated areas of the property); child care, day care, or public or private elementary or secondary schools; a public park, playground or playing field, or other activities involving more
than casual contact with the ground; cultivation out-of-doors of fruits and vegetables destined for human consumption; and fishing or swimming in the ponds and other
waterways on or adjacent to the property. In addition, implementation of a health and safety plan is required for construction, utilities maintenance and other intrusive activities which are likely to involve extensive exposure to or contact with
subsurface soils at the property. Notwithstanding the foregoing, residential, school, child care, day care and children’s learning center uses (and associated outside recreational activities and/or associated playground) are authorized in
specific locations at Cummings Center and/or 10 and 18 Commerce Way. As to Cummings Center, the Notice of Activity and Use Limitation dated April 26, 1996 was recorded at the Essex (South) Registry of Deeds at Book 13533, Page 559, and amended
on September 2, 1997 (Book 14299, Page 257), June 19, 2003 (Book 21871, Page 314), March 10, 2005 (Book 24047, Page 1), August 11, 2006 (Book 25994, Page 425), and September 17, 2008 (Book 28043, Page 576). As to 10 and 18
Commerce Way, the Notice of Activity and Use Limitation dated December 12, 1996 was recorded at the Middlesex (South) Registry of Deeds at Book 26901, Page 293 and registered with the Middlesex Registry District of the Land Court as Document
No. 1231513, and amended on September 24, 2002 (Book 36592, Page 499) and September 19, 2007 (Book 50124, Page 578 and Land Court Document No. 01454912). 

. LESSOR, at LESSOR’s cost, shall modify the premises according to the mutually agreed upon plan attached hereto before LESSEE takes
possession of the premises. 
 A. Notwithstanding monthly rent as provided in Section 1 above, LESSEE may deduct $5,267.92 per month
(to be apportioned for any partial month) from each monthly rental payment due from May 15, 2009 through September 14, 2009 (only), provided LESSEE is not in arrears of any rent or invoice payments or otherwise in default of this lease.
Time is of the essence. 
 B. Notwithstanding anything to the contrary in Section 25 above, LESSEE may transport to and from or use or
store hazardous material, as that term is defined in M.G.L. c. 21E, §2, within the premises, provided LESSEE fully complies with all applicable local, state and federal laws, regulations, ordinances and bylaws (collectively, “applicable
laws”). LESSEE shall be solely responsible for and shall indemnify’ and hold LESSOR and OWNER harmless from any and all liability, damage and personal injury in any way associated with any use, storage, disposal or release of such
material. In the event any hazardous material remains in the premises after the termination of this lease or, if applicable, the date LESSEE relocates from the premises to a new premises pursuant to an amendment to this lease (in either case, the
“Vacate Date”), LESSEE authorizes LESSOR to properly dispose of same on LESSEE’s behalf and at LESSEE’s sole expense. 

C. * Notwithstanding anything in Sections 5 and 10 above to the contrary, and except as provided herein, LESSEE acknowledges and agrees that
the plumbing, electrical, exhaust, heating and cooling systems serving the premises shall be maintained by LESSEE, at its sole expense, and LESSEE’s maintenance obligations shall specifically include, without limitation, monthly inspection,
repair and replacement as needed of all acid neutralization, pH adjustment and other wastewater treatment tanks and equipment and drain lines into which said tanks and equipment discharge; backflow preventers; and all exhaust and intake fan
components, including belts and air filters. LESSEE shall be responsible for semiannual (or more frequent if necessary) cleaning and replenishment of neutralizing materials in all tanks, ensuring that all wastewater discharged from the premises is
neutralized to a pH range between 6 and 9, or, in the case of deionized water, is appropriately diluted or treated, and fully complying with all applicable laws. During the term of this lease, within 30 days following LESSOR’s request, and on
or before the Vacate Date, LESSEE shall provide LESSOR with written evidence from a qualified third party of LESSEE’s compliance with the foregoing inspection, repair and maintenance obligations. LESSEE further acknowledges and agrees that
certain non-building standard equipment including but not limited to heating, cooling and make-up air equipment, shall be used to serve the premises in common with other
facilities at the building. Said equipment shall be maintained by LESSOR and LESSEE shall pay to LESSOR its proportionate share of any utility and maintenance fees and charges relating to the use of such equipment. Time is of the essence. 

 
  

 G. * On or before the Vacate Date, LESSEE, at its sole expense, shall have the entire
premises, including any extension thereof (e.g. shafts, ducts, etc.) used in any way by LESSEE, cleaned and tested, and shall provide LESSOR with a written certification from a licensed, independent and certified industrial hygienist
(“CIE”) stating that as of the Vacate Date, the entire premises have been cleaned and tested and are free from all harmful chemical, biological, radioactive or other contamination arising out of LESSEE’s tenancy and that there are no
restrictions on future use or occupation by others including any demolition or modification work. Said cleaning, testing and certification shall be completed in accordance with all CIE professional standards and all applicable laws and shall
include, but not be limited to, all cabinetry, countertops, walls, ceilings, floors, casework and other surfaces, all mechanical and HVAC equipment, ductwork, make-up air units, exhaust fans, hoods, plumbing
fixtures, drains, septic systems (if any); and all acid neutralization, pH adjustment and other wastewater treatment tanks and equipment. In addition, the CIE shall certify that the indoor air quality at the premises is satisfactory. If LESSEE used
or stored any radioactive materials within the premises, LESSEE shall provide LESSOR with a written statement from all applicable governmental authorities that the premises have been fully decommissioned in accordance with all applicable laws. 

H. * The premises shall be deemed occupied by LESSEE in accordance with Sections 22 and 27 of this lease unless and until LESSEE has provided,
to LESSOR’s satisfaction, the required CIH certification, applicable decommissioning statements and confirmation of LESSEE’s compliance with its maintenance obligations, all in accordance with the terms of the three preceding paragraphs.

 I. The preceding four paragraphs are key considerations of this lease. 

J. LESSOR consents to LESSEE’s limited access to the roof of the building to perform LESSEE’s maintenance obligations as set forth
above (only). LESSEE agrees that no other work shall be carried on or any other equipment installed on the roof without the prior written consent of LESSOR, which consent shall not be unreasonably withheld, conditioned or delayed. LESSEE shall be
fully responsible for, and agrees to indemnify and hold LESSOR harmless from, any and all property damage and personal injury, including death, associated in any way with the activities of LESSEE and LESSEE’s agents, employees and contractors
on the roof and/or the location, installation or maintenance of said equipment on the roof, including but not limited to, damage to the watertight integrity of the roof and the roof membrane. 

K. Provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of this lease, LESSEE shall have the right
to extend the term of this lease for one additional period of one year, such extended term to commence on May 15, 2010 and to end on May 14, 2011, provided LESSEE serves written notice to LESSOR of LESSEE’s intention to so extend the
term not less than 90 days prior to the expiration of the original lease term. Annual base rent during the extended term shall be $89,254 plus all “Cost of Living” adjustments that would otherwise be in effect as of the commencement of the
extended term. In the event the term of the lease is not extended for one additional period of one year, LESSEE shall pay $7,800 to LESSOR on the termination date. Section 1 above shall continue to apply in all other respects during said
extended term. 
 L. * This lease may be assigned to a new corporation or other legal entity to be formed by LESSEE, as provided in
Section 11 of this lease, without further consent from LESSOR, provided LESSEE timely notifies LESSOR in writing to that effect and executes LESSOR’s standard lease assignment. The provisions of Section I I shall govern said assignment in
all other respects. 
 * In the event that the entire balance of rent is accelerated pursuant to Section 20 above on account of the non-payment of any sums due under this lease, provided LESSEE then fully cures such non-payment and pays all other sums that are then due (including LESSOR’s legal fees
and costs) prior to the entry of a judgment for possession, LESSOR agrees to reinstate this lease and to reverse this charge of accelerated rent, without waiving any rights, including acceleration of rent, which may arise with respect to any
subsequent default. Time is of the essence. 

 W04090219-DJC -6 

RIDER TO LEASE 
 (Continued)

 N. * Prior to the lease termination or any relocation by LESSEE to another facility of LESSOR, LESSEE may remove telecommunications
equipment supplied and installed by LESSEE, provided LESSEE is not in arrears of any rent or invoice payments or otherwise in default of this lease, and has satisfactorily complied with all other terms of this lease. LESSEE shall repair any and all
damage resulting from such removal, restore the premises to their condition prior to the installation of said equipment, and in accordance with all applicable building and electrical codes and at LESSOR’s option, either remove or label all
wiring and cabling associated with any telecommunications and computer network equipment. LESSEE must complete all such removal, labeling, repair, restoration and/or other work prior to the termination or relocation date. Time is of the essence.

 0. * LESSOR agrees that all work to be performed by LESSOR as set forth in the plan attached hereto shall be completed in a good and
workerlike manner. 
 P. * In the event LESSOR approves a sublease or an assignment of this lease, LESSEE shall pay LESSOR on the first day
of each month during the period of the sublease or assignment, 50 percent of any amount by which the payments due to LESSEE under the sublease or assignment exceed the rent payment due from LESSEE to LESSOR for that month. Such amount shall,
however, be calculated on a proportionate basis in the case of a sublease of only a portion of the premises. 
 Q. * In lieu of the $30,000
cash security deposit provided in Section 2 above, LESSEE may substitute an Irrevocable Letter of Credit negotiable on sight in the amount of $30,000, provided said Letter of Credit is issued by a commercial bank acceptable to LESSOR; provides
for payment to LESSOR immediately and on sight upon LESSOR’s delivery to the bank of a statement that the drawing represents amounts due to LESSOR from LESSEE under this lease or is otherwise permitted under this lease; terminates no earlier
than two months after the termination of this lease; and is otherwise in a form acceptable to counsel for LESSOR. In addition, LESSOR shall be entitled to draw on said Letter of Credit and hold the proceeds as a cash security deposit on presentation
of a statement that LESSOR feels insecure about the continuing solvency of the issuing bank. Either the Letter of Credit or the cash security deposit for which it is being substituted shall be delivered to LESSOR upon LESSEE’s execution of this
lease. If the cash security deposit is paid, LESSOR shall then refund it to LESSEE upon delivery to LESSOR of a Letter of Credit that fully complies with this paragraph. LESSEE shall pay LESSOR for legal and administrative expenses incurred by
LESSOR in connection with this Letter of Credit. 

  
 

 

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 WI1100662-AHS-F 
 LEASE EXTENSION # 1 

In connection with a lease in effect between the partt at 200 Boston Avenue, Suite 4100 Medford , Massachusetts, fully executed on
May 15, 2009 and currently terminating on May 14, 2011 ,and in consideration of the mutual benefits to be derived herefrom, Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. , LESSEE, hereby agree to amend said
lease, including its terms, conditions, covenants and obligations (terms.), as follows: 
  

	 	1.	 The lease is hereby extended for an additional term of one and one-half
months ending at noon on June 30, 2011 . 

  

	 	2.	 If LESSEE is a trust, corporation, partnership or other limited liability entity, LESSEE shall serve written
notice to LESSOR within 30 days following the date LESSEE: (a) changes its legal name, (b) merges into or consolidates with a third party, (c) files articles of entity conversion, (d) changes its state of
organization/registration, (e) voluntarily or involuntarily dissolves or revokes its articles of organization, articles of incorporation or other charter documents, or (f) changes any trustee(s). 

This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be
legally bound, have caused this extension to be executed this 15th day of March , 2011. 
  

							
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 LESSEE: GREENLIGHT BIOSCIENCES INC.

				
	BY:	 	[Illegible]	 	By:	 	/s/ Andrey Zarur

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W03110160-AILS-E 
 LEASE EXTENSION # 2 

In connection with a lease in effect between the parties at 200 Boston Avenue, Suite 4100  

Medford , Massachusetts, fully executed on May 15, 2009 and currently terminating on June 30, 2011
,and in consideration of the mutual benefits to be derived herefrom, Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc , LESSEE, hereby agree to amend said lease, including its terms, conditions, covenants and obligations
(“terms”), as follows: 
  

	 	1.	 The lease is hereby extended for an additional term of one year ending at noon on
June 30, 2012 . 

  

	 	2.	 Effective July 1 2011 base rent shall be changed to one hundred six thousand nine
hundred fourteen(106 914) dollars per year or $ 8,909.50 per month. 

  

	 	3.	 Effective July 1, 2011 the base month from which to determine the amount of each
annual increase in the “Cost of Living” shall be November 2010 , which figure shall be compared with the figure for November 2011 , and each November thereafter to determine the increase (if any) in the base rent to be paid
during the following calendar year. 

  

	 	4.	 Upon execution+ ihisasileriAtResisccastpittell bknagry tieoryk$pp,nr_ to a new total of $ 30,000 . The lease,
including all terms, shall be automatically extended for additional s ccessive periods of year(s) each unless LESSOR E rivrittinigtOnAho
[city btictrg eNetiat’sAnty extend the lease. 

  

	 	5.	 Effective July 1, 2011 (the “relocation date”), the local on of the premises shall be changed
from 200 Boston Avenue, Suite 4100 to 196 Boston Avenue, Suites 2400, 2800, and 2700. As a result of this relocation, the size of the premises shall be decreased to a new total of approximately 2,616 square feet (including 20.9% common area). LESSEE
shall vacate Suite 4100 on or before the relocation date or, as the case may be, the Extended Date (defined below), and any extended occupancy of Suite 4100 beyond the relocation date or, as the case may be, the Extended Date, shall be governed by
Section 22 of the lease. LESSEE shall, upon vacating, be responsible for all damage to Suite 4100 in accordance with the lease, and shall promptly pay all just invoice(s) therefor. Time is of the essence. 

 

	 	6.	 Notwithstanding Section 6 above, LESSEE may occupy Suites 2400 and 2800 (only) as of 12:00 PM on
June 20, 2011, provided this extension, including plans and specifications if any, has been fully, executed and all required insurance certificates have been produced by LESSEE. LESSEE shall have no obligation to pay additional rent beyond the
rent provided for in Section 1 of the lease through the relocation date or, as the case may be, the Extended Date (only) on account of LESSEE’s concurrent occupancy of Suite 4100 and Suites 2400 and 2800. All other terms of the lease shall
apply to LESSEE’s early occupancy of Suites 2400 and 2800. 

  

	 	7.	 LESSOR, at LESSOR’s cost, shall modify Suites 2400 and 2800 (only) according to the mutually agreed upon
plan and specifications attached hereto on or before June 20, 2011. LESSOR, at LESSOR’s cost shall, at Suite 2700 (only), repair and repaint all drywall partitions, replace glass and light bulbs as needed, change all primary lock cylinders
on exterior entry doors, and clean all carpet on or before July 1, 2011. 

  

	 	8.	 Notwithstanding Section 3 of the lease and Paragraph E of the Rider to Lease, LESSEE shall use Suite 2700
only for executive and administrative offices. LESSEE further represents and warrants that LESSEE shall not, at Suite 2700, use, store, transport to or from, release, and/or dispose of hazardous material as that term is defined in M.G.L. c. 21E,
§2. LESSEE may use and store ordinary household cleaning products that may contain hazardous material provided LESSEE’s use and storage of said cleaning products do not at any time exceed ordinary household quantities and are otherwise in
compliance with all applicable laws, statutes, ordinances, and regulations. Provided LESSEE and LESSEE’s employees, agents, contractors, callers, invitees, sublessees, assignees, and visitors fully comply with the terms of this section,
Paragraphs F, G, and H of the Rider to Lease shall not apply to Suite 2700 (only). 

  

	 	10	 Notwithstanding anything to the contrary in the lease, LESSOR (and not LESSEE) shall pay all charges for heat
and electricity used at Suite 2700 (only) during normal business hours for office lighting, building standard air conditioning equipment, and small office machines such as personal computers, copiers, facsimile machines, and postage meters.
Following LESSEE’s written request, LESSOR agrees to adjust LESSOR’s normal business hours of operation of the heat and/or air conditioning equipment serving Suite 2700 (only) provided the parties agree in writing on the charge to be paid
by LESSEE for said adjustment. 

 W03110160-A1-1S-E 
 LEASE EXTENSION 

(continued) 
  

	 	11.	 Provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of the lease
beyond all applicable notice and cure periods, LESSEE shall have the right to extend the term of the lease including all terms and escalations therein, except that annual rent shall be reduced by $18,000, for one additional period of one year
commencing on July 1, 2012 and ending on June 30, 2013, by serving LESSOR with written notice to that effect not less than 90 days prior to the expiration of the then-current lease term. Time is of the essence. 

 

	 	12.	 Effective July 1, 2011, the base from which to determine the amount of any increase in real estate taxes
pursuant to Section 4 of the lease shall be changed to the rate and the assessment in effect for the fiscal year ending June 30, 2011 . 

  

	 	13.	 If either party has employed an attorney, accountant, real estate broker, tenant representative, and/or other
third party on its behalf in connection with this extension, then payment of any and all fees and commissions shall be the sole responsibility of the party engaging any such third party. LESSEE and LESSOR agree that the party who engages such third
party shall indemnify the other against any and all claims for any such fees and commissions. 

  

	 	14.	 In the event LESSOR does not substantially complete, except for punchlist items, the modifications to Suites
2400 and 2800 (only) provided for in Section 8 above by June 20, 2011, then, provided LESSOR’s failure to so complete said modifications is not caused or contributed to in any way by LESSEE and/or LESSEE’s contractor(s), LESSEE
may remain in Suite 4100 until the day that is the 10th day following the date of substantial completion, except for punchlist items, of said modifications (the “Extended Date”). In the
event LESSEE delays LESSOR’s substantial completion of said modifications (which shall include without limitation any additions and/or changes requested by LESSEE to the scope of LESSOR’s work, delay in providing information to LESSOR for
any permits and/or plans, delay in LESSEE making any payment required hereunder, and/or interference by LESSEE and/or LESSEE’s contractor(s) with LESSOR’s work), then there shall be no abatement of rent for the period of delay, the above
date for substantial completion shall be extended by the length of such delay, LESSEE shall vacate Suite 4100 on or before June 30, 2011 in accordance with all terms of the lease, and LESSEE shall indemnify and hold LESSOR and OWNER harmless
from any and all liability, losses, damages, judgments, consequential damages, suits, and causes of action in any way relating to or arising out of said delay. 

 

	 	15.	 The parties acknowledge and agree that Suites 2400 and 2800 (only) consist of approximately 2,139 square feet
(including 20.9% common area). The parties further acknowledge and agree that, as of the execution of this extension, not all of the perimeter walls of Suites 2400 and 2800 have been built. Accordingly, upon completion of the modifications to Suites
2400 and 2800 provided for herein, LESSOR shall carefully measure Suites 2400 and 2800 (only), and if the size, including common area, does not equal the total number of square feet set forth in this section, LESSOR shall notify LESSEE in writing of
the actual revised square footage and the corresponding increase or decrease in rent, based on the same rate per square foot used in this extension, and said actual square footage and adjusted rent shall be substituted for the corresponding figures
in this extension as of the relocation date. 

  

	 	16.	 In the event that, on or before March 30, 2012, the lease is not further extended in accordance with
Section 11 above or otherwise extended by written agreement by the parties hereto for a minimum term of one year commencing on or about July I, 2012 for a minimum of 2,600 square feet, LESSEE shall pay to LESSOR $18,830 as a non-renewal fee on or before June 30, 2012. Time is of the essence. 

 This extension shall not
bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments,
the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this extension to be executed this 19th day
of April, 2011. 
  

									
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: GREENLIGHT BIOSCIENCES, INC.
				
	By:	 	[Illegible]	 		 	By: /s/Andrey Zarur
		 	Duly Authorized	 		 		 	y Authorized
					
		 		 		 	Print Name:	 	Andrey Zarur
		 	06/09	 		 	Title:	 	 CEO

 

 

 CUMMINGS PROPERTIES, LLC STANDARD FORM 

LEASE EXTENSION # 3 
 W03120176-AHS-D 
 In connection with a lease in effect between the parties at 196
Boston Avenue, Suites 2400, 2800, and 2700 Medford, Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently terminating on June 30, 2012, and in consideration of the mutual benefits
to be derived herefrom, Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc., LESSEE, hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 

 

	1.	 The lease is hereby extended for an additional term of one year ending at noon on June 30, 2013.

  

	2.	 Effective July 1, 2012, base rent shall be changed to ninety four thousand sixty five (94,0651 dollars per
year or $ 7,838.75 per month. 

  

	3.	 Effective July 1, 2012, the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2011, which figure shall be compared with the figure for November 2012, and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	4.	 Effective upon full execution of this extension, Sections 11 and 16 of Lease Extension #2 shall deleted and of
no further force or effect. This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this
extension and the lease, including any prior amendments, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this extension to be executed this 23 day
of April, 2012. 

  

									
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/ Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	 Title: CEO

 CUMMING PROPERTIES, LLC 

STANDARD FORM 
 LEASE EXTENSION #4

 In connection with a lease in effect between the parties at 196 Boston Avenue, Suite 2400, 2800 and 2700 Medford, Massachusetts, (“premises” or
“leased premises”), fully executed on May 15, 2009, and currently terminating on June 30, 2013, and in consideration of the mutual benefits to be derived herefrom, Cummiong Properties, LLC, LESSOR, and GreenLight Biosciences,
Inc., LESSEE herby agree to amend said lease, including its terms, conditions, covenants and obligations (“terms”), as follows: 
  

	 	1.	 The lease is hereby extended for an additonal term of one year ending at noon on June 30 2014

  

	 	2.	 At any one time dduring the extended term of the elase set forth in Section 1 above, provided by LESSEE is
not then in arrears of any rent or invoice payment or otherwise indeafulat of the lease, if LESSEE and LESSOR fully execute a new lease for approximately 6,000 square feet for a minimum term of one year commencing on or before July 1, 2014, the
within lease shall automatically terminate upon the later to occur of the commencement date of said new lease, and LESSEE’s vacating the premises in full accordance with the within lease. Time is of the essence. 

This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall
continue to apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending
to be legally bound, have caused this extension to be executed this 5th day of May, 2013. 
  

									
	 LESSOR: CUMMINGS PROPERTIES, LLC
	 		 	 LESSE: GREENLIGHT BIOSCIENCES, INC.

					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/ Andrey Zarur
		 		 		 	 Print Name:
	 	Andrey Zarur
		 		 		 	Title:	 	 President & CEO

 

 

	 	
Notwithstanding the preceding sentence, LESSOR, at LESSOR’s cost, shall, at LESSOR’s then-current standard Additional Work Authorization rates and charges, provide up to $63,280 in
construction and design services towards the Modifications at Suite 3100 (only). The date upon which LESSOR substantially completes the Modifications, except for punch list items, shall be known as the “Delivery Date”. In the event LESSEE
in any way delays LESSOR’s substantial completion of the Modifications (which shall include without limitation any additions and/or changes requested by LESSEE to the scope of the Modifications, any delay in LESSEE making any payment to LESSOR
under the lease, any delay in LESSEE providing information to LESSOR for any permits or plans, and/or any interference by LESSEE and/or LESSEE’s contractor(s) with LESSOR’s work), there shall be no abatement of rent for the period of
delay, the date for substantial completion shall be extended by the length of such delay, and LESSEE shall pay to LESSOR a fee equal to the product of $685 and the number of days of delay (the “Delay Fee”). LESSEE shall pay the Delay Fee
to LESSOR within three days following the Delivery Date. Time is of the essence. 

 LEASE EXTENSION 

(continued) 
  

	8.	 If LESSOR and LESSEE do not fully execute the Plan by 4:00 PM on July 15, 2013, then LESSEE shall pay to
LESSOR a fee equal to the product of $685 and the number of days constituting the period from July 15, 2013 through the date LESSEE executes the Plan (the “Late Plan Fee”). LESSEE shall pay the Late Plan Fee to LESSOR within 10 days
following the date LESSEE executes the Plan. Notwithstanding anything to the contrary in this section, if LESSOR and LESSEE do not execute the Plan by 4:00 PM on August I , 2013, either party may cancel this extension (only) by serving the other
party with written notice to that effect not later than 4:00 PM on August 2, 2013, in which event the Late Plan Fee shall not be due to LESSOR and LESSOR shall have no obligation to deliver the 200 Suites to LESSEE. LESSEE’s notice to
cancel this extension shall only be effective if LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of the lease beyond all applicable notice and cure periods. Time is of the essence. 

 

	9.	 If LESSOR and LESSEE do fully execute the Plan on or before 4:00 PM on July 15, 2013 and LESSOR thereafter
fails to deliver the 200 Suites to LESSEE by September 16, 2013, as extended by LESSEE’s delay(s) (as extended, the “Construction Deadline”), then LESSEE shall be entitled to a rent credit equal to the product of $685 and the
number of days from the Construction Deadline until the Delivery Date. Said rent credit shall be applied towards rent due commencing on the Delivery Date. 

  

	10.	 Notwithstanding monthly rent as provided in Section 2 above, LESSEE may deduct $1,054.66 per month (to be
apportioned for any partial month) from each monthly rental payment due from the Delivery Date through the day immediately preceding the first anniversary of the Delivery Date (only), provided LESSOR receives each such monthly payment on or before
the first day of the month for which such rent is due and LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of the lease beyond all applicable notice and cure periods. Time is of the essence.

  

	11.1.	 Provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of the lease
beyond all applicable cure periods, LESSEE shall have a one-time option to cancel the lease for any reason or no reason at all, effective August 30, 2016, by serving LESSOR with written notice to that
effect on or before 4:00 PM on February 28, 2016, along with a simultaneous payment of $73,700 (by bank check, certified check, cash, or wire transfer) as a lease termination fee. Time is of the essence. 

 

	12.	 Notwithstanding anything to the contrary in Section 25 of the lease, LESSEE may transport to and from or
use or store hazardous material, as that term is defined in M.G.L. c. 21E, §2, within the premises, in an amount not to exceed LESSEE’s proportionate share of the total hazardous material storage capacity allowed by applicable building
code(s) and governmental authorities, provided LESSEE fully complies 

	 	
with all applicable local, state, and federal laws, regulations, ordinances, and bylaws (collectively, “applicable laws”). In the event that any hazardous material and/or hazardous
waste remains in the premises after the termination of the lease or, if applicable, the date LESSEE otherwise vacates the premises, including but not limited to relocating to a new premises pursuant to an amendment to the lease (in either case, the
“Turnover Date”), or in the event that any manifest(s) need to be prepared for the delivery, transport, removal, and/or disposal of any hazardous material and/or hazardous waste to or from the premises (e.g., EPA Form 8700-22) and LESSEE’s authorized representative is unavailable for any reason, LESSEE hereby authorizes LESSOR to execute any and all manifests and related documents necessary to properly effectuate such
delivery, transport, removal, and/or disposal on LESSEE’s behalf and at LESSEE’s sole expense using LESSEE’s Hazardous Waste Generator Identification Number. LESSEE shall be solely responsible for and shall indemnify and hold LESSOR
and OWNER harmless from any and all liability, damage, and personal injury in any way relating to or arising out of the use, storage, disposal, transport, and/or release of such hazardous material or hazardous waste, except insofar as caused by
LESSOR’s negligence or intentionally wrongful acts. 

  

	13.	 Notwithstanding anything in Section 10 of the lease to the contrary, LESSEE’s maintenance and repair
obligations shall specifically include, without limitation, monthly inspection, repair and replacement as needed of all acid neutralization, pH adjustment and other wastewater treatment tanks and equipment and drain lines into which said tanks and
equipment discharge, backflow preventers, back-up generators, and all HVAC 

LEASE EXTENSION 

(continued) 
 equipment not
exclusively serving office areas, as well as all exhaust and intake fan components, including belts and air filters. LESSEE shall be responsible for semiannual (or more frequent if necessary) cleaning and replenishment of neutralizing materials in
all tanks, ensuring that all wastewater discharged from the premises is neutralized to a pH range between 6 and 9, or, in the case of deionized water, is appropriately diluted or treated, and fully complying with all applicable laws. Notwithstanding
anything in Section 10 of the lease to the contrary, LESSEE acknowledges and agrees that the plumbing, electrical, heating and cooling systems serving the premises shall be maintained by LESSEE, at its sole expense, except that LESSOR shall
maintain the restrooms and any of the above systems that exclusively serve(s) the office areas of the premises. LESSEE also agrees to accept all plumbing, electrical, heating and cooling systems in “as is” condition. Throughout the term of
the lease, within 30 days following LESSOR’s request, but not more than twice in any one calendar year, and on or before the Turnover Date, LESSEE shall provide LESSOR with written evidence from a qualified third party of LESSEE’s
compliance with the foregoing inspection, repair, and maintenance obligations. Time is of the essence. 
  

	14.	 On or before the Turnover Date, LESSEE, at its sole expense, shall have the entire premises, including all
extensions thereof (e.g. shafts, ducts, etc.) used in any way by LESSEE, cleaned, sanitized, and tested, and shall provide LESSOR with a written certification from a licensed, independent, and certified industrial hygienist (“CIH”) stating
that as of the Turnover Date, the entire premises have been cleaned, sanitized, and tested and are free from all harmful chemical, biological, radioactive, or other contamination arising out of LESSEE’s tenancy, that there are no restrictions
on future use or occupation by others, including any demolition, modification, and/or disposal of any materials as non-hazardous waste, and that the indoor air quality at the premises is satisfactory. Said
cleaning, testing and certification shall be completed in accordance with all CIH professional standards and all applicable laws and shall include, but not be limited to, all cabinetry, countertops, walls, ceilings, floors, casework and all other
surfaces, all mechanical and HVAC equipment, ductwork, diffusers, return air grilles, filters, make-up air units, exhaust fans, hoods, plumbing lines and fixtures, drains, septic systems (if any), and all acid
neutralization, pH adjustment and other wastewater treatment tanks, piping and equipment. If LESSEE used, stored, and/or disposed of any radioactive materials at, in, on, or near the premises, LESSEE shall provide LESSOR with a written statement
from all applicable governmental authorities that the premises have been fully decommissioned in accordance with all applicable laws on or before the Turnover Date. 

	15.	 LESSOR consents to LESSEE’s limited access to the roof of the building to perform LESSEE’s
maintenance obligations as set forth above (only). LESSEE agrees that no other work shall be carried on or any other equipment installed on the roof without the prior written consent of LESSOR. LESSEE shall be fully responsible for, and agrees to
indemnify and hold LESSOR and OWNER harmless from, all property damage and personal injury, including death, associated in any way with the activities of LESSEE and LESSEE’s agents, employees and contractors on the roof and/or the location,
installation or maintenance of said equipment on the roof, including, but not limited to, damage to the watertight integrity of the roof and the roof membrane, from whatever cause, except insofar as caused by LESSOR’s negligence or
intentionally wrongful acts. 

  

	16.	 LESSOR and LESSEE acknowledge and agree that, notwithstanding anything to the contrary in the lease, Sections
12, 13, 14, and 15 of this extension shall not apply to the 196 Suites, and Paragraphs E, F, G, and J of the Rider to Lease shall apply to the 196 Suites (only). Effective upon the date LESSEE vacates and surrenders the 196 Suites to LESSOR in full
accordance with the lease, Paragraphs E, F, G, and J of the Rider to Lease shall be deleted and of no further force or effect. 

  

	17.	 LESSOR at LESSOR’s expense, shall deliver Suite 3100 with a
non-building standard HVAC system (the “HVAC System”) capable of meeting the performance standards set forth in Section 19 below. 

 

	18.	 Notwithstanding Section 13 above and Section 20 below, LESSOR shall warrant materials and workmanship
for the HVAC System (only) for six months following the Delivery Date (the “Warranty Period”) and shall assign any manufacturers’ warranties to LESSEE on a non-exclusive basis. LESSOR shall also
provide routine maintenance of the HVAC System during the Warranty Period. 

 LESSOR LESSEE 

W10120591-M1S-X 

LEASE EXTENSION 

(continued) 
  

	19.	 LESSOR acknowledges that LESSEE intends to use certain equipment in Suite 3100 as provided for on Exhibit A
attached hereto. LESSOR represents that to the best of its knowledge and without independent investigation, the HVAC System capacity will be sufficient to maintain a temperature of between 68 degrees Fahrenheit and 74 degrees Fahrenheit (the
“Temperature Range”) provided the total BTUs being generated in Suite 3100 does not exceed 2.5 times of the total current energy from LESSEE’s equipment as described in Exhibit A (the Projected BTUs). If at any time during the first
two years following the Delivery Date (only) the HVAC System fails to maintain the Temperature Range, and such failure continues for a period of three consecutive days (as defined below) Monday through Friday, excluding all state and Federal
holidays (the “Days”), following LESSOR’s confirmation of such failure, then, provided (a) The Projected BTUs have not been exceeded, (b) LESSEE has delivered an itemized equipment list summarizing the then current BTUs
running load (c) LESSEE has not in any way altered the HVAC System, (d) the HVAC system has been properly maintained and is otherwise in good operating condition and not in need of repair, (e) LESSEE is not then in arrears of any rent
or invoice payments or otherwise in default of the lease, LESSOR shall, at LESSOR’s expense, provide design and engineering services, equipment, materials, and labor to correct any design defect(s) of the HVAC System to maintain the Temperature
Range, including additional HVAC equipment as needed to maintain the Temperature Range. Failure to maintain Temperature Range is defined as two measurements taken two or more hours apart showing temperature is out of the Temperature Range on three
consecutive Days. 

	20.	 Notwithstanding anything in Section 13 above to the contrary, if at any time during the extended term of
the lease provided for in Section 1 above (only), any of the heating, cooling, intake, or exhaust system components currently serving the 200 Suites (only) ceases to operate notwithstanding LESSEE’s maintenance of said component(s), and
the cost to replace and/or repair said component(s) between 7:00 AM and 4:00 PM Monday through Friday excluding holidays exceeds $5,000, then, provided LESSEE is not then in arrears of any rent or-invoice
payments or otherwise in default of the lease, and provided an independent, licensed, third-party HVAC technician certifies to LESSOR in writing that (a) LESSEE maintained said component(s) in accordance with the manufacturer’s
recommendations, and (b) the component(s) cease(s) to operate solely as a result of reasonable wear and tear, then, in each such occurrence, following LESSOR’s receipt of said $5,000 from LESSEE, LESSOR or LESSOR’s contractor shall
replace and/or repair the affected component(s) with LESSOR absorbing any associated expense in excess of LESSEE’s contribution. Except as provided in Section 19 above and in this section, all LESSEE’s maintenance obligations provided
in the lease shall continue to apply. 

  

	21.	 In the event the Modifications charge exceeds the $63,280 construction and design services allowance as
provided for in Section 7 above, upon LESSOR’s receipt of LESSEE’s request, the additional charges agreed to in advance and completed by LESSOR or LESSOR’s agents may be incorporated into the lease by separate amendment to be
attached hereto, amortized without interest, and then paid for by LESSEE in the same manner as base rent which shall otherwise be due. In the event LESSEE elects to cancel the lease in accordance with Section 11 above, LESSEE agrees to pay in
addition to the $73,700 lease termination fee, the unamortized portion of the additional Modifications charge that would have otherwise been due. 

This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments, the terms herein shall control and supersede an earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be
legally bound, have caused this extension to be executed this 
 10 day of July, 2013. 

LESSOR: CUMMINGS PROPERTIES, LLC LESSEE: GREENLIGHTBIOSCIENCES INC. 
  

							
	/s/__[Illegible]_______________________	 		 	GREENLIGHT BIOSCIENCES, INC.
				
		 		 	By:	 	/s/Andrey Zarur
		 		 	Name:	 	Andrey Zarur
		 		 	Title:	 	CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W10170550-AHS-D 
 LEASE EXTENSION # 6 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. LESSEE at 200 Boston Avenue, Suites 3100, 201,
3300, and 3500 Medford Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently scheduled to terminate on June 30, 2018 and in consideration of the mutual benefits to be derived
herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 
  

	1.	 The lease is hereby extended for an additional term of five years and is now currently scheduled to terminate
at noon on June 30. 2023 , unless otherwise terminated or extended as provided in the lease, as amended. 

  

	2.	 Effective July 1, 2018 , base rent shall be changed to six hundred ninety two thousand two hundred eighty
(692,280) dollars per year or $ 57,690 per month. 

  

	3.	 Effective July 1, 2018 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	4.	 LESSEE shall have the one-time right to extend the term of the lease,
including all terms and escalations, etc., for one additional successive period of five years by serving LESSOR with written notice of such election. The time for serving such written notice shall be not more than 12 months or less than six months
prior to the expiration of the then-current lease term. In the event that LESSEE elects to so extend the term, LESSOR shall have the right to reject such extension by serving LESSEE with written notice to that effect within 30 days following the
date LESSOR receives LESSEE’s election notice, whereupon the extension shall be of no force or effect. In the event that LESSEE fails to timely extend the term, or LESSOR timely rejects LESSEE’s election to extend, the then-current term
shall expire at its then-current expiration date. Time is of the essence. 

  

	5.	 LESSOR, at LESSOR’s cost and in a good and workerlike manner, shall, within 60 days following full
execution of this extension and LESSOR’s receipt of all required permit(s) to perform the following work, replace one existing, non-building standard, 500,000 BTU outdoor boiler, currently out of service,
with one substantially similar boiler chosen by LESSOR in LESSOR’s sole discretion (the “Replacement Boiler”). The Replacement Boiler shall be considered non-building standard for maintenance
purposes pursuant to Section 10 of the lease. If LESSOR fails to complete the installation of the Replacement Boiler within said 60 day period, LESSEE shall receive a credit against monthly rent equal to the product of $500 and the number of
days from said 60th day until the date the Replacement Boiler installation is completed (said date, the “Service Date”). 

 

	6.	 Notwithstanding anything in the lease to the contrary, during the first 12 months immediately following the
Service Date, LESSEE shall provide routine preventative maintenance (only) for the Replacement Boiler, and LESSOR, not LESSEE, shall be responsible for repair or replacement of the Replacement Boiler, as necessary, provided (i) LESSEE has, at
all times used, operated, and maintained the Replacement Boiler in full accordance with the manufacturer’s recommendations and all terms of the lease, (ii) the Replacement Boiler has not been altered, modified, and/or reconfigured by
LESSEE and/or LESSEE’s employees, agents, affiliates, callers, contractors, visitor, occupants, and invitees (“LESSEE parties”), (iii) any such repair or replacement is not necessitated, caused, contributed to, or allowed in any way
to increase in size, scope, and/or severity by LESSEE parties, and (iv) any such repair or replacement is required solely as a result of reasonable wear and tear or manufacturer’s defect. All work performed by LESSOR and/or LESSOR’s
contractor pursuant to this section shall be performed during LESSOR’s normal business hours (only). 

  

	7.	 * Effective July 1,2018, the base from which to determine the amount of any increase in real estate taxes
pursuant to Section 4 of the lease shall be changed to the rate and the assessment in effect for the fiscal year ending June 30, 2017, net of abatements, if any. 

 

	8.	 At any one time during the extended term of the lease set forth in Section 1 above, provided LESSEE is not
then in arrears of any rent or invoice payment or otherwise in default of the lease, LESSEE shall have the option to lease larger space of approximately 20,000 square feet, which space shall be comparable to the premises in terms of layout, finishes
and mix of office and laboratory areas. LESSEE shall give LESSOR written notice of LESSEE’s requirement for such space, and shall then execute LESSOR’s then-current standard form lease or amendment to lease for such space in the same or
other buildings of LESSOR located in Medford or Woburn at LESSOR’s then-current published rates, for a five-year term, within three business days of LESSOR’s written notice to LESSEE that said larger space will be available. If LESSOR does
not offer such larger space within six months after receipt of written notice from LESSEE, then LESSEE shall have the option within 30 days thereafter to terminate the unexpired portion of the lease, without penalty, by serving LESSOR with 30
days’ prior written notice to that effect. Cancellation of the lease shall be LESSEE’s exclusive remedy for any failure by LESSOR to offer such larger space or any breach by LESSOR of the terms of this section. Time is of the essence.

	9.	 The phrase “during the extended term of the lease provided for in Section 1 above (only)” in
Section 20 of Lease Extension #5 is hereby deleted and replaced with the phrase “during the extended term of the lease provided for in Section 1 of Lease Extension #6 (only).” All other terms of said Section 20 shall
continue to apply. 

 This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All
other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments and extensions, the terms herein shall control and supersede any earlier provisions. In
witness whereof LESSOR and LESSEE intending to be legally bound, have caused this extension to be executed this 3 day of November, 2017. 
  

									
	 LESSOR: CUMMINGS PROPERTIES
	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	 Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W09180455-EJL-F 
 LEASE EXTENSION # 7 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and Greenlight Biosciences Inc. LESSEE, at 200 Boston Avenue, Suites 3100, 201,
1900.3300, 3500, and G-850 Medford , Massachusetts (“premises” or “leased premises”), fully executed on May 15. 2009 and currently scheduled to terminate on June 30. 2023 , and in
consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 

 

	1.	 The lease is hereby extended for an additional term of seven and
one-half months and is now currently scheduled to terminate at noon on February 14, 2024, unless otherwise terminated or extended as provided in the lease, as amended. 

 

	2.	 Effective February 15, 2019, annual base rent shall be increased by two hundred three thousand fifty five
(203,055) dollars per year or $16,921.25 per month (the “Suite 1000 Increase”), and thereafter adjusted as provided in the lease. Notwithstanding the foregoing, the Suite 1000 Increase shall not be included in the determination of the
amount of any “Cost of Living” adjustment for the period February 15, 2019 through December 31, 2019 (only). 

  

	3.	 Effective February 15, 2019, the size of the premises shall be increased by approximately 5,771 square
feet (including 10.7% common area), from approximately 19,250 square feet (including 10.7% common area), to a new total of approximately 25,021 square feet (including 10.7% common area) with the addition of approximately 9,977 square feet (including
10.7% common area) at 200 Boston Avenue, Suite 1000 and the relinquishment of approximately 4,206 square feet (including 10.7% common area) at 200 Boston Avenue, Suite 1900. Notwithstanding anything to the contrary in this section, LESSEE may
continue to occupy Suite 1900 until 12:00 PM on February 20, 2019 without any obligation to pay additional rent beyond that set forth in Section 2 above, on account of LESSEE’s concurrent occupancy of Suites 3100, 201, 1000, 3300,
3500, and G-850, and Suite 1900, provided that during such concurrent occupancy, Suite 1900 shall be considered a part of the premises to which all terms of the lease shall continue to apply. Time is of the
essence. 

  

	4.	 LESSOR, at a total charge to LESSEE of $39,961 to be paid by LESSEE upon LESSEE’s execution of this
extension, shall modify Suite 1000 (only) according to the mutually agreed upon plan attached hereto within 45 days following full execution of this extension, approval of final plans and specifications (if any), LESSOR obtaining possession of Suite
1900, and LESSOR’s receipt of said $39,961 charge and a building permit for said modifications. 

  

	5.	 Section 9 of Lease Extension #6 is hereby deleted and of no further force or effect, and the phrase
“during the extended term of the lease provided for in Section 1 above (only)” in Section 20 of Lease Extension #5 shall remain deleted and is hereby replaced with the phrase “prior to the end of the extended term of the
lease provided for in Section 1 of Lease Extension #7 (only).” All other terms of said Section 20 shall continue to apply. 

  

	6.	 * Effective February 15, 2019, the base from which to determine the amount of any increase in real estate
taxes pursuant to Section 4 of the lease shall be changed to the rate and the assessment in effect for the fiscal year ending June 30, 2018, net of abatements, if any. 

This extension shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this extension and the lease, including any prior amendments and extensions, the terms herein caused this extension to be executed this
30th day of October,2018. 
  

									
	 CUMMINGS PROPERTIES, LLC
	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	 Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 AMENDEMENT TO
LEASE # 1 
 In connection with a lease in effect between the parties at 200 Boston Avenue, Suites 3200 and 201, Medford,
Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently terminating on June 30, 2018, and in consideration of the mutual benefits to be derived herefrom, Cummings Properties, LLC,
LESSEE, hereby agree to amend said lease, including its terms conditions, covenants, and obligations (“terms”), as follows: 
  

	1.	 Effective June 1, 2014, base rent shall be changed to three hundred sixty thousand one hundred eleven
(360,111), dollars per year of $ 30,009.25 per month. 

  

	2.	 Effective June 1, 2014, the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2013, which figure shall be compared with the figure for November 2014, and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	3.	 THIS PARAGRAPH DOES NOT APPLY 

 

	4.	 Effective June 1, 2014, the size of the premises shall be increased by approximately 2,960 square feet
(including 10.7% common area), from approximately 6,328 square feet (including 10.7% common area), to a new total of approximately 9,288 square feet (including 10.7% common area) with the addition of the hatched area (the “Hatched Area”)
shown on the mutually agreed upon plan attached hereto. The premises shall then consist of approximately 9209 square feet (including 10.7% common area) at Suite 3100 and approximately 79 square feet (including 10.7% common area) at Suite 201.

  

	5.	 LESSOR, at a total charge to LESSEE of $25,000 (the “Hatched Area Charge”), shall modify the Hatched
Area (only) according to the attached plan within 45 days following full execution of this amendment, approval of final plans and specifications (if any), and LESSOR’s receipt of a building permit for said modifications. 

 

	6.	 *LESSEE shall move its furniture, furnishings, equipment, inventory, and other property as requested by LESSOR
to enable LESSOR to carry out the above-described modifications to the premises. LESSEE shall indemnify and hold harmless OWNER, LESSOR, and LESSOR’s agents, employees, and contractors from any and all injury and/or damage arising out of this
work. 

  

	7.	 LESSEE acknowledges and agrees that (i) the total charge for the Modifications (defined in Section 7
of Lease Extension #5) less the $63,280 construction and design services allowance provided for in said Section 7 is $46,389 (said amount, the “Balance”); (ii) the Balance remains due and payable to LESSOR; (iii) at LESSEE’s
request and in accordance with Section 21 of Lease Extension #5, the Balance has been amortized without interest and incorporated into the base rent set forth in Section 1 above; and (iv) at LESSEE’s request, the Hatched Area
Charge also has been amortized without interest and incorporated into the base rent set forth in Section 1 above. 

	8.	 Notwithstanding monthly rent as provided in Sections I and 2 above, and in addition to the discount provided
for in Section 10 of Lease Extension #5, LESSEE may deduct $986.66 per month from each monthly rental payment due from June 1, 2014 through May 31, 2015 (only), provided LESSOR receives each such monthly payment on or before the first
day of the month for which such rent is due and LESSEE is not then in an-ears of any rent or invoice payments or otherwise in default of the lease. Time is of the essence. 

 

	9.	 Section 11 of Lease Extension #5 is hereby deleted and of no further force or effect.

  

	10.	 The parties acknowledge and agree that, as of the execution of this amendment, not all of the perimeter walls
of the Hatched Area have been built. Accordingly, upon completion of the modifications provided for herein, LESSOR shall carefully measure the Hatched Area, and if the size, including common area, does not equal the number of square feet set forth
above, LESSOR shall notify LESSEE in writing of the actual square footage and the corresponding increase or decrease in rent, based on the same rate per square foot used in this amendment, and said actual square footage and adjusted rent shall be
substituted for the corresponding figures herein as of June 1, 2014. 

 This amendment shall not bind any party in any manner
whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments, the terms herein shall
control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this ___ day of ____________, 2014. 

 

									
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: GREENLIGHT BIOSCIENCES INC.
					
	By:	 	 /s/ [Illegible]
	 		 	By:	 	/s/ Andrey Zarur
		 	 Duly Authorized
	 		 		 	 Duly Authorized

  

									
		 		 		 	Print Name:	 	Andrey Zarur
					
		 		 		 	Title:	 	CEO

 

 

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W06140349-AHS-C 
 AMENDMENT TO LEASE # 2 

In connection with a lease in effect between the parties at 200 Boston Avenue Suites 3100 and 201 Medford, Massachusetts (`premises’ or leased
premises”), fully executed on May 15 2009 and currently terminating on June 30 2018 and in consideration of the mutual benefits to be derived herefrom. Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc., LESSEE, hereby
agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 
  

	1.	 Effective July 15, 2014, base rent shall be changed to three hundred ninety eight thousand nine hundred eighty
two (398,982) dollars per year or $ 33,248.50 per month. 

  

	2.	 Effective July 15, 2014 the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall the November 2013 which figure shall be compared with the figure for November 2014 and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.
*remain 

  

	3.	 The security deposit is hereby increased by $ 6.500 from $30,000 to a new total of 36 500 LESSEE shall
_______________ [STAMPED: THIS SECTION DOES NOT APPLY], or LESSEE shall, within 10 days of LESSEE’S execution of this amendment, deliver to LESSOR an amendment to the existing Silicon Valley Bank Irrevocable Standby Letter of Credit No.
SVBSF005838 by increasing the amount of said letter of credit from $30,000 to $36,500, whereupon the security deposit to be held by LESSOR under Section 2 of the lease shall then be $36,500. All other terms of said Section 2, and of
Paragraph Q of the Rider to Lease, shall continue to apply. 

  

	4.	 *Effective July 15, 2014, the size of the premises shall be increased by approximately 973 square feet, to
a new total of approximately 10,261 square feet with the addition of 196 Boston Avenue, Suite 1600. The premises shall then consist of approximately 9,209 square feet (including 10.7% common area) at Suite 3100, approximately 79 square feet
(including 10.7% common area) at Suite 201, and approximately 923-square feet (including 20.9% common area) at Suite
1600.                [Handwritten edit] ENA 973 

  

	5.	 * LESSEE agrees to take possession of Suite 1600 in “as is” condition. 

[Handwritten edit] ENA
April 30                April 30 
  

	6.	 LESSEE shall have one option to relinquish Suite 1600 (only), effective February 28, 2015 or
February 28 2016(only) by serving LESSOR with written notice to that effect not less than three months prior to the applicable effective date. Said notice shall only be effective if LESSEE is not then in arrears of any rent or invoice payments
or otherwise in default of the lease and if said notice is submitted to LESSOR along with simultaneous payment of the applicable relinquishment fee provided for below. Time is of the essence. The applicable relinquishment fee (by bank check,
certified check, cash or wire transfer) shall be as follows: 

 [Handwritten edits over dates below changing date: ENA
April 30 
  

					
	 	 	Effective Date	  	Relinquishment Fee
		 	May 1st 2015	  	$4,800
		 	May 1st 2016	  	$2,900

  

	7.	 Should LESSEE exercise the option set forth in Section 6 above, LESSEE shall vacate Suite 1600 on or
before 12:00 PM on the applicable effective date (the “Relinquishment Date”), whereupon the size of the premises shall be reduced by approximately 973 square feet (including 20.9% common area) and annual base rent shall be reduced by
$38,871. Any extended occupancy of Suite 1600 beyond 12:00 PM on the Relinquishment Date shall be governed by Section 22 of the lease. LESSEE shall, upon vacating, be responsible for all damage to Suite 1600 in accordance with the lease, and
shall promptly pay all just invoice(s) therefor. Time is of the essence. 

  

	8.	 LESSEE acknowledges and agrees that, notwithstanding anything to the contrary in the lease, certain non-building standard equipment including but not limited to heating, cooling and make-up air equipment, shall be used to serve Suite 1600 in common with other facilities at
196 Boston Avenue (only). Said equipment shall be maintained by LESSOR, and LESSEE shall pay to LESSOR its proportionate share of all utility and maintenance fees and charges relating to the use of such equipment. 

 

	9.	 Section 2 of Lease Extension #4 is hereby deleted and of no further force or effect.

 This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties.
All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments, the terms herein shall control and supersede any earlier visions. In witness
whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this [handwritten] 1st day of [handwritten] July, 2014. 

 

							
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
				
	By:	 	 /s/ [Illegible]
	 		 	By: /s/ Andrey Zarur
		 		 		 	Name: Andrey Zarur
		 		 		 	Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W06150327-AHS-J 
 AMENDMENT TO LEASE # 3 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and Greenlight Biosciences Inc., LESSEE at 200 Boston Avenue, Suites
3100 and 201; and 196 Boston Avenue, Suite 1600, Medford, Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently scheduled to terminate on
June 30, 2018 and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows:

  

	1.	 Effective upon the Delivery Date (defined below) base rent shall be changed to six hundred four
thousand nine hundred eighty (604,980) dollars per year or $    50,415 per month. 

  

	2.	 Effective upon the Delivery Date the base month from which to determine the amount of each annual
increase in the “Cost of Living” shall be November 2014 which figure shall be compared with the figure for November 2015 and each November thereafter to determine the increase (if any) in the base rent to be paid during the
following calendar year. 

  

	3.	 [STAMPED: THIS PARAGRAPH DOES NOT APPLY] 

 

	4.	 LESSEE shall deliver to LESSOR a copy of the policy of insurance to be maintained by LESSEE throughout the term
of the lease, together with the declarations page and all applicable riders and endorsements, showing that such insurance is in force, and thereafter will deliver, prior to the expiration of any such policy, notice of renewal of same. In the event
any such policy or coverage changes, a copy of the policy, together with the declarations page and all applicable riders and endorsements, shall be delivered to LESSOR within 10 days of such change. 

 

	5.	 Except as otherwise set forth in Paragraph M of the Rider to Lease, if the lease terminates pursuant to
Section 20 of the lease, LESSEE acknowledges and agrees that the lease may, at LESSOR’s election, be reinstated by LESSOR with or without notice to LESSEE, and LESSOR may require one or more conditions prior to reinstatement.

  

	6.	 Effective on the Delivery Date, the size of the premises shall be increased by approximately 4,515 square feet
to a new total of approximately 14,758 square feet with the addition of 200 Boston Avenue, Suites 3300 and 3500. The premises shall then consist of approximately 9,191 square feet (including 10.7% common area) at Suite 3100; approximately 79 square
feet (including 10.7% common area) at Suite 201; approximately 2,938 square feet (including 10.7% common area) at Suite 3300; approximately 1,577 square feet (including 10.7% common area) at Suite 3500; and approximately 973 square feet (including
20.9% common area) at Suite 1600. 

  

	7.	 The parties acknowledge and agree that Suites 3300 and 3500 are currently under lease to a third party whose
lease terminates on or about September 30, 2016. Upon full execution of this amendment, LESSOR will endeavor to obtain possession of Suites 3300 and 3500 from the existing tenant prior to the termination date of its lease. In the event LESSOR
fails for any reason to obtain possession of Suites 3300 and 3500 by October 15, 2015, Sections 1, 2, 6, 8, 9, 10, 11, 12, 13, and 15 of this amendment (only) shall be deleted and of no further force or effect provided LESSEE serves LESSOR with
written notice to that effect on or before 4:00 PM on October 19, 2015. The deletion of said sections shall be LESSEE’s sole remedy for any failure to deliver or delay in obtaining possession of Suites 3300 and 3500. Time is of the
essence. 

  

	8.	 LESSOR, at LESSOR’s cost, shall modify the clouded areas of the premises (only) as shown on the mutually
agreed upon plan attached hereto by (i) installing one LESSOR standard door-sized arched opening between Suites 3300 and 3100, and (ii) completing one full-height demising wall between Suites 3500
and 3700 (the “Modifications”) within 15 days following full execution of this amendment, approval of final plans and specifications (if any), LESSOR obtaining possession of Suites 3300 and 3500, and LESSOR’s receipt of a building
permit for said Modifications. The date upon which LESSOR substantially completes the Modifications, except for punch list items, shall be known as the “Delivery Date.” 

 

	9.	 * LESSEE shall move its furniture, furnishings, equipment, inventory, and other property as requested by LESSOR
to enable LESSOR to carry out the above-described modifications to the premises. 

 LESSOR 

LESSEE 

			
	 AMENDMENT TO LEASE

(continued)    
	  	W06150327-AHS4

  

	10.	 Effective upon the 30th day following the Delivery Date (the “relinquishment date”), the size of the
premises shall be decreased by approximately 973 square feet from approximately 14,758 square feet, to a new total of approximately 13,785 square feet (including 10.7% common area) with the relinquishment of Suite 1600. LESSEE shall vacate Suite
1600 on or before 12:00 PM on the relinquishment date, and any extended occupancy of Suite 1600 beyond 12:00 PM on the relinquishment date shall be governed by Section 22 of the lease. LESSEE shall, upon vacating, be responsible for all damage
to Suite 1600 in accordance with the lease, and shall promptly pay all just invoice(s) therefor. Time is of the essence. 

  

	11.	 Effective upon the first day following the relinquishment date, base rent shall be changed to five
hundred sixty six thousand five hundred twenty six (566,526) dollars per year or $47,210.50 per month. 

  

	12.	 Effective upon the first day following the relinquishment date, the base month from which to determine
the amount of each annual increase in the “Cost of Living” shall remain November 2014 which figure shall be compared with the figure for November 2015 and the each November thereafter to determine the increase (if any) in the base
rent to be paid during the following calendar year. 

  

	13.	 Notwithstanding monthly rent as provided in Sections 1 and 2 above and Sections 11 and 12 above, as applicable,
LESSEE may deduct $1,813.58 per month (to be apportioned for any partial month) from each monthly rental payment due from the Delivery Date through the last day of the calendar month in which occurs the first anniversary of the Delivery Date (only),
provided LESSOR receives each such monthly payment on or before the first day of the month for which such rent is due and LESSEE is not then in arrears of any rent or invoice payment or otherwise in default of the lease. Time is of the essence.

  

	14.	 Paragraphs H and I of the Rider to Lease are hereby deleted and of no further force or effect, and the
following shall now apply. The premises shall be deemed occupied by LESSEE in accordance with Sections 22 and 27 of the lease unless and until LESSEE has provided, to LESSOR’s satisfaction and/or the satisfaction of LESSOR’s C1H, the
required CM certification, all applicable decommissioning statements and confirmation of LESSEE’s compliance with its maintenance obligations, all in accordance with Sections 12, 13, and 14 of Lease Extension #5. This section and Sections 12,
13, and 14 of Lease Extension #5 are key considerations of the lease. 

  

	15.	 Sections 6 and 7 of Amendment to Lease #2 are hereby deleted and of no further force or effect.

  

	16.	 LESSOR and LESSEE acknowledge and agree that Section 20 of Lease Extension #5 shall apply to Suite 3300
but shall not apply to Suite 3500. All other terms of said Section 20 shall continue to apply in all respects. 

 This amendment
shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior
amendments and extensions, the terms herein shall control and supersede anner provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this 26 day of June, 2015. 
  

									
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/Andrey Zarur
		 		 		 	Name:	 	Andrey Zarur
		 	4/15	 		 	Title:	 	CEO

 

 

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W12150747-AHS-A 
 AMENDMENT TO LEASE # 4 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR and Greenlight Biosciences Inc. LESSEE, at 200 Boston Avenue Suites 3100, 201
3300 and 3500 and 196 Boston Avenue, Suite 1600 Medford , Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently scheduled to terminate on June 30, 2018 , unless otherwise
terminated or extended as provided in the lease, as amended, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations
(“terms”), as follows: 
  

	1.	 Effective January 1, 2016 , base rent shall be changed to six hundred fifty one thousand fifty seven (651,057)
dollars per year or $ 54,254.75 per month. 

  

	2.	 Effective January 1, 2016 , the base month from which to determine the amount of each annual increase in
the “Cost of Living” shall be November 2015 , which figure shall be compared with the figure for November 2016 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar
year. 

  

	3.	 LESSEE acknowledges and agrees that $98,000 of the $132,622 charge set forth in that certain December 9,
2015 Additional Work Authorization attached hereto, including the plan and specifications referenced therein, has been amortized with interest at the rate of 3.5 percent per annum and incorporated into the base rent set forth in Section 1
above. The modifications provided for in said Additional Work Authorization shall be referred to as the “12/9 AWA Work.” 

  

	4.	 LESSEE acknowledges and agrees that (a) the “Delivery Date,” as defined in Section 8 of
Amendment to Lease #3, shall be October 9, 2015, and (b) Section 7 of said amendment is hereby deleted and of no further force or effect. 

  

	5.	 LESSEE acknowledges and agrees that (a) LESSEE has not vacated Suite 1600 in accordance with
Section 10 of Amendment to Lease #3, (b) LESSEE desires to continue to occupy Suite 1600 until the 30th day following substantial completion of the 12/9 AWA Work (the “1600
Relinquishment Date”), and (c) said Section 10 is hereby deleted and of no further force or effect and the following shall now apply. Effective upon the 1600 Relinquishment Date, the size of the premises shall be decreased by
approximately 973 square feet (including common area) from approximately 14,758 square feet (including common area), to a new total of approximately 13,785 square feet (including 10.7% common area) with the relinquishment of Suite 1600. LESSEE shall
vacate Suite 1600 on or before 12:00 PM on the 1600 Relinquishment Date, and any extended occupancy of Suite 1600 by LESSEE beyond 12:00 PM on the 1600 Relinquishment Date shall be governed by Section 22 of the lease. LESSEE shall, upon
vacating, be responsible for all damage to Suite 1600 in accordance with the lease, and shall promptly pay all just invoice(s) therefor. Time is of the essence. 

 

	6.	 Sections 11 and 12 of Amendment to Lease #3 are hereby deleted and of no further force or effect and the
following shall now apply. Effective upon the first day following the 1600 Relinquishment Date, annual base rent set forth in Section 1 above shall be reduced by $38,775. 

 

	7.	 Section 13 of Amendment to Lease #3 is hereby deleted and the following shall now apply. Notwithstanding
monthly rent as provided in Sections 1 and 2 above, LESSEE may deduct $1,813.58 per month (to be apportioned for any partial month) from each monthly rental payment due from the Delivery Date through the last day of the calendar month in which
occurs the first anniversary of the Delivery Date (only), provided LESSOR receives each such monthly payment on or before the first day of the month for which such rent is due and LESSEE is not then in arrears of any rent or invoice payment or
otherwise in default of the lease. Time is of the essence. 

 This amendment shall not bind any party in any manner whatsoever until it
has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments and extensions, the terms herein shall control
and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this 29th day of December, 2015. 

 

			
	CUMMINGS PROPERTIES, LLC	  	GREENLIGHT BIOSCIENCES, INC.
		
	By: /s/ [Illegible]	  	By: /s/Andrey Zarur
		  	Name: Andrey Zarur
		  	Title: CEO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W03180163-EJL-F 
 AMENDMENT TO LEASE # 5 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. LESSEE, at 200 Boston Avenue, Suites 3100, 201,
3300, and 3500 Medford , Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently scheduled to terminate on June 30, 2023 , unless otherwise terminated or extended as provided
in the lease, as amended, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 

 

	 	1.	 Effective April 1, 2018 , base rent shall be changed to seven hundred six thousand fourteen (706,014)
dollars per year or $ 58,834.50 per month. 

  

	 	2.	 Effective April 1, 2018 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	 	3.	 * Effective April 1, 2018, the size of the premises shall be increased by approximately 1,259 square feet
(including 10.7% common area), from approximately 13,785 square feet (including 10.7% common area), to a new total of approximately 15,044 square feet (including 10.7% common area) with the addition of 200 Boston Avenue, Suite G-850. 

  

	 	4.	 Notwithstanding Section 3 above, the parties acknowledge and agree that LESSOR is currently unable to
deliver possession of G-850 to LESSEE because G-850 is subject to the continued use and occupancy of a third party. Upon full execution of this amendment, LESSOR will
endeavor to obtain possession of G-850 from said third party. In the event that LESSOR fails for any reason to deliver possession of G-850 by April 1, 2018, LESSEE
may deduct $5,688.50 from each monthly rental payment (to be apportioned for any partial month) from April 1, 2018 until the G-850 Delivery Date (defined below). This rent deduction shall be LESSEE’s
sole remedy for any failure to deliver or delay in delivering possession of G-850. 

  

	 	5.	 Within 10 days following full execution of this amendment and LESSOR obtaining possession of G-850 (which shall include receipt of a written certification from a certified industrial hygienist in accordance with said third party’s lease), LESSOR shall, at LESSOR’s cost, at G-850 (only) perform LESSOR’s standard rehab, which shall include repairing and repainting all drywall partitions, replacing glass and light bulbs as needed, changing all primary lock cylinders on exterior
entry doors, and cleaning all flooring. The date upon which LESSOR completes said modifications shall be known as the “G-850 Delivery Date.” 

 

	 	6.	 LESSEE acknowledges and agrees that, notwithstanding anything to the contrary in the lease, certain non-building standard equipment, including but not limited to heating and cooling equipment, shall be used to serve G-850 in common with other facilities at 200 Boston Avenue
(only). Said equipment shall be maintained by LESSOR, and LESSEE shall pay to LESSOR its proportionate share of all utility and maintenance fees and charges relating to the use of such equipment. 

 

	 	7.	 Effective July 1, 2018 base rent shall be changed to seven hundred sixty thousand five hundred forty two
(760,542) dollars per year or $ 63,378.50 per month. 

  

	 	8.	 Effective July 1, 2018 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

	 	9.	 LESSEE shall relinquish G-850 (only) effective as of 12:00 PM on the
last day of the calendar month in which occurs the one-year anniversary of the G-850 Delivery Date (the “G-850
Relinquishment Date”), whereupon the size of the premises shall be decreased by approximately 1,259 square feet (including 10.7% common area) and annual base rent shall be decreased by $68,262. LESSEE shall vacate
G-850 on or before 12:00 PM on the G-850 Relinquishment Date, and any occupancy of G-850 beyond 12:00 PM on the G-850 Relinquishment Date shall be governed by Section 22 of the lease. LESSEE shall, upon vacating, be responsible for all damage to G-850 in accordance with the lease,
and shall promptly pay all just invoice(s) therefor. Time is of the essence. 

 This amendment shall not bind any party in any manner
whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments and extensions, the terms
herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment 

to be executed this
                                 day of
                                 2018. 

LESSOR: CUMMINGS PROPERTIES, LLC  
 By: 

 

									
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/ Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	Title: CEO

 In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences
Inc. LESSEE, at 200 Boston Avenue, Suites 3100, 201, 3300, and 3500 Medford, Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 and currently scheduled to terminate on June 30, 2023 , unless
otherwise terminated or extended as provided in the lease, as amended, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations
(‘terms”), as follows: 
  

	 	1.	 Effective April 1, 2018 , base rent shall be changed to seven hundred six thousand fourteen (706,014)
dollars per year or $ 58,834.50 per month.. 

  

	 	2.	 Effective April 1, 2018 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	 	3.	 * Effective April 1, 2018, the size of the premises shall be increased by approximately 1,259 square feet
(including 10.7% common area), from approximately 13,785 square feet (including 10.7% common area), to a new total of approximately 15,044 square feet (including 10.7% common area) with the addition of 200 Boston Avenue, Suite G-850. 

  

	 	4.	 Notwithstanding Section 3 above, the parties acknowledge and agree that LESSOR is currently unable to
deliver possession of G-850 to LESSEE because G-850 is subject to the continued use and occupancy of a third party. Upon full execution of this amendment, LESSOR will
endeavor to obtain possession of G-850 from said third party. In the event that LESSOR fails for any reason to deliver possession of G-850 by April 1, 2018, LESSEE
may deduct $5,688.50 from each monthly rental payment (to be apportioned for any partial month) from April 1, 2018 until the G-850 Delivery Date (defined below). This rent deduction shall be LESSEE’s
sole remedy for any failure to deliver or delay in delivering possession of G-850. 

  

	 	5.	 Within 10 days following full execution of this amendment and LESSOR obtaining possession of G-850 (which shall include receipt of a written certification from a certified industrial hygienist in accordance with said third party’s lease), LESSOR shall, at LESSOR’s cost, at G-850 (only) perform LESSOR’s standard rehab, which shall include repairing and repainting all drywall partitions, replacing glass and light bulbs as needed, changing all primary lock cylinders on exterior
entry doors, and cleaning all flooring. The date upon which LESSOR completes said modifications shall be known as the “G-850 Delivery Date.” 

 

	 	6.	 LESSEE acknowledges and agrees that, notwithstanding anything to the contrary in the lease, certain non-building standard equipment, including but not limited to heating and cooling equipment, shall be used to serve G-850 in common with other facilities at 200 Boston Avenue
(only). Said equipment shall be maintained by LESSOR, and LESSEE shall pay to LESSOR its proportionate share of all utility and maintenance fees and charges relating to the use of such equipment. 

 

	 	7.	 Effective July 1, 2018 , base rent shall be changed to seven hundred sixty thousand five hundred forty two
(760,542) dollars per year or $ 63,378.50 per month. 

  

	 	8.	 Effective July 1, 2018 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	 	9.	 LESSEE shall relinquish G-850 (only) effective as of 12:00 PM on the
last day of the calendar month in which occurs the one-year anniversary of the G-850 Delivery Date (the “G-850
Relinquishment Date”), whereupon the size of the premises shall be decreased by approximately 1,259 square feet (including 10.7% common area) and annual base rent shall be decreased by $68,262. LESSEE shall vacate
G-850 on or before 12:00 PM on the G-850 Relinquishment Date, and any occupancy of G-850 beyond 12:00 PM on the G-850 Relinquishment Date shall be governed by Section 22 of the lease. LESSEE shall, upon vacating, be responsible for all damage to G-850 in accordance with the lease,
and shall promptly pay all just invoice(s) therefor. Time is of the essence. 

 This amendment shall not bind any party in any manner
whatsoever until it has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments and extensions, the toein
shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this     day of     2018. 

 

									
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/ Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W06180305-EJL-E 
 AMENDMENT TO LEASE # 6 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. LESSEE, at 200 Boston Avenue. Suites 3100. 201.
3300. 3500. and G-850 Medford , Massachusetts (“premises” or “leased premises”), fully executed on May 15. 2009 and currently scheduled to terminate on June 30. 2023 , unless otherwise
terminated or extended as provided in the lease, as amended, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations
(“terms”), as follows: 
  

	 	1.	 *Effective July 1. 2018 , base rent shall be changed to nine hundred one thousand seven hundred seventy nine
(901,779) dollars per year or $ 75,148.25 per month. 

 *Section 7 of Amendment to Lease #5 is hereby deleted and the
following shall now apply. 
  

	 	2.	 **Effective July 1, 2018 , the base month from which to determine the amount of each annual increase in
the “Cost of Living” shall be November 2017 , which figure shall be compared with the figure for November 2018 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar
year. **Section 8 of Amendment to Lease #5 is hereby deleted and the following shall now apply. 

  

	 	3.	 Effective July 1, 2018, the size of the premises shall be increased by approximately 4,206 square feet
(including 10.7% common area), from approximately 15,044 square feet (including 10.7% common area), to a new total of approximately 19,250 square feet (including 10.7% common area) with the addition of 200 Boston Avenue, Suite 1900 (“Suite
1900”). 

  

	 	4.	 LESSOR, at LESSOR’s cost, shall, within 10 days following full execution of this amendment, modify Suite
1900 (only) by (i) installing LESSOR’s building-standard upgraded “Fortune” carpet in the area shown as the “Hatched Area” on the attached plan, (ii) cleaning the remainder of the carpet currently existing in Suite
1900, (iii) repairing and repainting all drywall partitions, and (iv) changing all primary lock cylinders on exterior entry doors. 

  

	 	5.	 In consideration of this amendment, Section 8 of Lease Extension #6 is hereby deleted and of no further
force or effect. 

 This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties. All other
terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, including any prior amendments and extensions, the terms herein shall control and supersede any earlier provisions. In
witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this _____ day of ______________, 2018. 
  

									
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
					
	By:	 	/s/ [Illegible]	 		 	By:	 	/s/ Andrey Zarur
		 		 		 		 	Name: Andrey Zarur
		 		 		 		 	Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W02190106-EJL-F 
 AMENDMENT TO LEASE # 7 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. LESSEE, at 200 Boston Avenue, Suites 3100. 201.
3300.3500, G-850, and 1000 Medford , Massachusetts (“premises” or “leased premises”), fully executed on May 15. 2009 (as amended and/or extended, the “lease”), and currently scheduled to terminate on February 14. 2024 ,
unless otherwise terminated or extended as provided in the lease, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants, and obligations
(“terms”), as follows: 
  

	1.	 Effective April 1, 2019 , base rent shall be changed to one million four hundred thousand four hundred forty
eight (1,400,448) dollars per year or $     116,704 per month. 

  

	0.	 Effective April 1, 2019 , the base month from which to determine the amount of each annual increase in the
“Cost of Living” shall be November 2018 , which figure shall be compared with the figure for November 2019 , and each November thereafter to determine the increase (if any) in the base rent to be paid during the following calendar year.

  

	2.	 Effective April 1, 2019, (i) the size of the premises shall be increased with the addition of
approximately 2,426 square feet (including 10.7% common area) at 200 Boston Avenue, Suite 1250 (“Suite 1250”), and (ii) LESSEE agrees to take possession of Suite 1250 in “as is” condition. 

 

	3.	 Effective April 1, 2019, (i) the size of the premises shall be further increased with the addition of
approximately 2,880 square feet (including 10.7% common area) at 200 Boston Avenue, Suite 3000 (“Suite 3000”), and (ii) LESSEE agrees to take possession of Suite 3000 in “as is” condition. 

 

	4.	 Notwithstanding Section 3 above, the parties acknowledge and agree that Suite 3000 is currently under
lease to a third party whose lease is currently scheduled to terminate on or about February 28, 2020. Upon full execution of this amendment, LESSOR will endeavor to obtain possession of Suite 3000 from the existing tenant prior to the
termination date of its lease. In the event that LESSOR fails for any reason to obtain possession of Suite 3000 by April 1, 2019, LESSEE may deduct $9,705 from each monthly rental payment (to be apportioned for any partial month) from
April 1, 2019 until such time as LESSOR notifies LESSEE that Suite 3000 is available for occupancy. 

  

	5.	 If, on or before 4:00 PM on June 28, 2019, LESSOR has not entered into an agreement for possession of
Suite 3000, which agreement provides for LESSOR to obtain possession of Suite 3000 on or before September 30, 2019, then LESSEE may elect to cancel Sections 4 and 5 above (the “Cancellable Sections”) by serving LESSOR with written
notice to that effect on or before 4:00 PM on July 3, 2019, whereupon the Cancellable Sections shall be immediately and automatically deleted and of no further force or effect, and, effective July 1, 2019, the annual base rent provided in
Section 1 above shall be decreased by $116,640. LESSEE’s notice shall only be effective if LESSEE is not then in arrears of any rent or invoice payment or otherwise in default of the lease. This option to cancel the Cancellable Sections,
the associated decrease in annual base rent, and the rent deduction provided for in Section 5 above shall be LESSEE’s sole remedies for any failure to obtain or delay in obtaining possession of Suite 3000. Time is of the essence.

  

	6.	 * Notwithstanding the monthly rental payment amount provided in Section 2 above, LESSEE may deduct $533
per month from each monthly rental payment due from April 1, 2019 through December 31, 2019 (only), provided, at the time each such payment is due, LESSEE is not then in arrears of any rent (excluding the monthly rental payment then due)
or invoice payment or otherwise in default of the lease. 

  
 

 
 interest at a rate of six and one half percent per annum, and then paid for by LESSEE in the same manner as
base rent which shall otherwise be due. 

W02190106-EJL-F 

AMENDMENT TO LEASE 

(continued) 
  

	9.	 * If LESSOR should make any alterations and amortize the cost thereof pursuant to the preceding section, then
LESSEE shall provide LESSOR with additional security in an amount and form satisfactory to LESSOR and LESSOR’s counsel to ensure payment of all charges to be amortized. 

 

	10.	 LESSEE acknowledges and agrees that, notwithstanding anything to the contrary in the lease, certain non-building standard equipment, including but not limited to heating and cooling equipment, shall be used to serve Suite 1250 in common with other facilities at 200 Boston Avenue (only). Said equipment shall be
maintained by LESSOR, and LESSEE shall pay to LESSOR its proportionate share of all utility and maintenance fees and charges relating to the use of such equipment. 

 

	11.	 The phrase “the last day of the calendar month in which occurs the
one-year anniversary of the G-850 Delivery Date” in Section 9 of Amendment to Lease #5 is hereby deleted and replaced with the date “December 30,
2020.” 

  

	12.	 Provided LESSEE is not then in arrears of any rent or invoice payment or otherwise in default of the lease, and
provided LESSEE has not cancelled the Cancellable Sections as provided in Section 6 above, LESSEE shall have a one-time option to relinquish Suite 1250 (only) for any reason or no reason at all, to be
effective as of the last day of any calendar month on or after the last day of the calendar month in which LESSOR obtains possession of Suite 3000 (only) but no later than August 30, 2023 (said effective date, the “Suite 1250
Relinquishment Date”), by serving LESSOR with not less than three full calendar months’ prior written notice to that effect. Effective as of 12:00 PM on the Suite 1250 Relinquishment Date, the size of the premises shall be decreased by
approximately 2,426 square feet (including 10.7% common area) and annual base rent shall be decreased by $150,743. In the event the Suite 1250 Relinquishment Date occurs prior to December 31, 2019, Section 7 above shall be immediately and
automatically deleted and of no further force or effect as of the Suite 1250 Relinquishment Date. LESSEE shall vacate Suite 1250 on or before 12:00 PM on the Suite 1250 Relinquishment Date. If LESSEE occupies Suite 1250 beyond 12:00 PM on the Suite
1250 Relinquishment Date, Suite 1250 shall continue to be a part of the premises to which all terms of the lease, including without limitation Section 22, shall continue to apply. Time is of the essence. 

This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this amendment and the lease, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this
amendment to be executed this 4th day of April, 2019. 
  

					
	CUMMINGS PROPERTIES, LLC	 		 	GREENLIGHT BIOSCIENCES, INC.
			
	By: /s/__[Illegible]______________	 		 	By: /s/Andrey Zarur
		 		 	Name: Andrey Zarur
		 		 	Title: CEO

 CUMMINGS PROPERTIES, LLC 

STANDARD FORM 
 W09190581-AHS-A 
 AMENDMENT TO LEASE # 8 

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and GreenLight Biosciences Inc. LESSEE, at 200 Boston Avenue. Suites 3100. 201,
1000, 1250, 3300, 3500, and G-850 Medford, Massachusetts (“premises” or “leased premises”), fully executed on May 15, 2009 (as amended and/or extended, the “lease”), and
currently scheduled to terminate on February 14, 2024 , unless otherwise terminated or extended as provided in the lease, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease,
including its terms, conditions, covenants, and obligations (“terms”), as follows: 
  

	1.	 In consideration of this amendment, Section 9 of Amendment to Lease #5 and Sections 11 and 12 of Amendment
to Lease #7 are hereby deleted and of no further or effect. 

 This amendment shall not bind any party in any manner whatsoever until it
has been executed by all parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency exists between this amendment and the lease, the terms herein shall control and supersede any earlier provisions. In witness
whereof, LESSOR and LESSEE, intending to be legally bound, have caused this amendment to be executed this 2019. 
  

							
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: GREENLIGHT BIOSCIENCES INC.
				
	By:[Illegible]                                    
                                    	 		 	By:	 	/s/Carole Cobb
	Name:                                     
                                         
    	 		 	Name:	 	Carole Cobb
	Title:                                     
                                         
      	 		 	Title”	 	COOEX-10.25

 Exhibit 10.25 

TRINITY 
 CAPITAL 

 
  

MASTER EQUIPMENT FINANCING AGREEMENT 

THIS MASTER EQUIPMENT FINANCING AGREEMENT (this “Agreement”) is made as of March 29, 2021 (“Effective Date”),
between TRINITY CAPITAL INC., a Maryland corporation (“Trinity”) and GREENLIGHT BIOSCIENCES INC., a Delaware corporation (“Company”). Company desires to finance certain equipment and other property (the
“Equipment”). This Agreement provides the terms under which the Equipment is to be financed. 
 Trinity and Company agree as
follows: 
  

	1	 CONDITIONAL COMMITMENT TERMS 

 

	 	(a)	 Subject to the following conditions, Trinity shall provide equipment financing in the aggregate of
$11,250,000 or such greater amount as Trinity agrees from time to time (the “Conditional Commitment”), with advances (“Draws”) to be made as follows: (i) up to $5,000,000 at the execution of this Agreement; and
(ii) the remaining balance to be drawn at Company’s option no later than September 1, 2021 (with no more than 35% of the Conditional Commitment to be drawn after June 30, 2021), subject to the terms and conditions set forth
herein. 

  

	 	(b)	 All Draws requested by Company must be requested by 11:00 am Arizona time, not less than five
(5) business days prior to the requested funding date of such requested Draw. All requests or confirmation of requests for a Draw are to be in writing and may be sent by telecopy or facsimile transmission or by email; provided, that Trinity
shall have the right to require that the receipt of such request not be effective unless confirmed via telephone with Trinity; provided, further that such telephone confirmation shall not delay the funding of the requested Draw if such Draw was
requested by Company in a timely manner pursuant to this Section 1(b). As express conditions precedent to Trinity making each Draw to Company, Company shall comply with all terms and conditions of Section 6 of this Agreement.

  

	 	(c)	 Company may not request Draws (i) after September 1, 2021, (ii) in excess of the aggregate
amount of the Conditional Commitment nor (iii) at any time that an Event of Default is continuing. Each Draw shall be (i) at least $500,000, and (ii) may include “soft costs” (such as for freight, installation, and the like
as defined in a Schedule) in amount as set forth in the first Schedule. 

  

	 	(d)	 Company shall pay Trinity a non-utilization fee in an amount
equal to 2.5% of the unused available Conditional Commitment on September 1, 2021. 

  

	 	(e)	 Company shall pay Trinity a non-refundable commitment fee
equivalent to 0.5% of the Conditional Commitment or $56,250 at the time of the first Draw. 

  

	2	 FINANCING. Company and Trinity will enter into one or more equipment financing schedules (individually, a
“Schedule” and, collectively, the “Schedules”) from time to time, evidencing a Draw and listing the Equipment to be financed. This Agreement, the Schedules, and any other agreements executed in connection herewith are,
collectively, the “Equipment Financing Documents”. Each Schedule will constitute a separate financing instrument, and will be effective for the term specified in that Schedule. The monthly payment factors under a Schedule will be fixed for
the term of such Schedule. The monthly payment factors are determined by Trinity based on the Prime Rate reported in The Wall Street Journal on the first day of the month in which a Schedule is executed, which as of the Effective Date of this
Agreement is at 3.25%. The monthly payment factors will be adjusted for each subsequent Schedule, using the then existing Prime Rate; however, in no event will a downward adjustment occur that is below the monthly payment factor set forth in the
first Schedule. 

	3	 PAYMENTS. Company shall pay Trinity when due (a) the payments (“Basic Payments”) specified in
each Schedule, and (b) all of the other amounts payable in accordance with this Agreement, such Schedule and/or any of the other Equipment Financing Documents (“Other Payments”, and together with the Basic Payments, collectively, the
“Payments”). Upon Company’s execution thereof, the related Schedule shall constitute a non-cancelable equipment financing. Company’s obligation to make the Payments and perform its
obligations under such Schedule and all other Equipment Financing Documents shall be absolute and unconditional and shall not be affected by any circumstances whatsoever, including any right of setoff, counterclaim, recoupment, deduction, defense or
other right that Company may have against Trinity, the manufacturer or vendor of the Equipment (the “Suppliers”), or anyone else (each, an “Abatement”). All Payments shall be paid in accordance with Trinity’s or
Assignee’s written direction. Time is of the essence. If any Payment is not paid within five (5) days of the due date, Company shall pay a late charge (accruing at the “Late Charge Rate” specified in the related Schedule) with
respect to the amount in arrears for the period such amount remains unpaid (the “Late Charge”). The assessment of a Late Charge shall be in addition to, and not in lieu of, Trinity’s imposition of a default rate (accruing at the
“Default Rate” specified in the related Schedule) with respect to the unpaid and accelerated balance due hereunder. Any obligation to make Payments shall be at an interest rate that is equal to the lesser of the maximum lawful rate
permitted by applicable law or the effective interest rate used by Trinity in calculating such amounts. 

  

	4	 REPRESENTATIONS, WARRANTIES AND AGREEMENTS OF COMPANY. Company represents, warrants and agrees that, as of
the Effective Date of this Agreement and of each Draw: (a) Company has the form of business organization indicated in the Schedule, and is and will remain duly organized and existing in good standing under the laws of the state specified and is
duly qualified to do business wherever necessary to perform its obligations under the Equipment Financing Documents, including each jurisdiction in which the Equipment is or will be located. Company’s legal name is as shown in the preamble of
this Agreement, and Company’s Federal Employer Identification Number and organizational number are as set forth under Company’s signature to this Agreement. Within the previous six (6) years, Company has not changed its name, done
business under any other name, or merged or been the surviving entity of any merger, except as disclosed to Trinity in writing. (b) The Equipment Financing Documents have been duly authorized, do not require the approval of, or giving notice
to, any governmental authority, do not contravene or constitute a default under any applicable law, Company’s organizational documents, or any agreement to which Company is a party or by which it may be bound. (c) There are no pending
actions or proceedings to which Company is a party, and there are no other pending or threatened actions or proceedings of which Company has knowledge, before any court, arbitrator or administrative agency, which, either individually or in the
aggregate, could reasonably be expected to have a Material Adverse Effect. (d) Company is not in default under any agreement, which default can reasonably be expected to have a Material Adverse Effect. As used herein, “Material Adverse
Effect” shall mean (i) a material adverse effect on the business, financial condition, operations, prospects, performance or properties of Company, taken as a whole or (ii) a material impairment of the ability of Company to perform
its obligations under or remain in compliance with such Schedule or any Equipment Financing Documents. (e) The Equipment covered by such Schedule is located solely in the jurisdiction(s) specified in such Schedule. (f) All Equipment
consists (and shall continue to consist) solely of personal property and not fixtures, and is removable from, and is not essential to, the premises at which it is located. (g) The financial statements of Company (copies of which have been
furnished to Trinity) have been prepared in accordance with generally accepted accounting principles consistently applied (“GAAP”), and fairly present Company’s financial condition and the results of its operations as of the date of
and for the period covered by such statements, and since the date of such statements there has been no material adverse change in such conditions or operations. (h) With respect to any Collateral, Company has good title to, rights in, and/or
power to transfer all of the same. (i) No Supplier is an 

	 	
affiliate of Company. (j) The Supply Contract (as such term is hereinafter defined) represents an arms’ length transaction and the purchase price for the Equipment specified therein is
the amount obtainable in an arms’ length transaction between a willing and informed buyer and a willing and informed seller under no compulsion to sell. (j) The Total Cost financed under a Schedule shall be no greater than 75% of the
invoice price of the Equipment given as Collateral with respect to each Schedule; provided that the Total Cost may be up to 85% of the invoice price of the Equipment on all Schedules, so long as on or before November 30, 2021 the Total Cost for
all Schedules is restored to being no greater than 75% of the value of Equipment given as Collateral for all Schedules as determined by Trinity in its reasonable discretion. In case it is recharacterized as a lease, however, Company waives any
rights it could have under UCC Sections 2A-508 through 2A-522, including, but not limited to, Company’s right to (1) cancel or repudiate any Schedule;
(2) reject or revoke acceptance of the Equipment; (3) deduct from Payments any part of any claimed damages resulting from Trinity’s default under the Schedule; or (4) recover from Trinity any general, special, incidental, or
consequential damages. Company waives any right to require Trinity to sell, re-lease, or otherwise use or dispose of the Equipment in mitigation of Trinity’s damages or that may otherwise limit or modify
any of Trinity’s rights or remedies hereunder. 

	5	 FINANCIAL REPORTING AND COVENANTS. Company shall do the following: 

 

	 	(a)	 Company will furnish Trinity with (1) a copy of Company’s annual, audited financial statements
consisting of a consolidated and consolidating balance sheet, income statement and cash flow statement prepared in conformity with generally accepted accounting principles applied on a basis consistent with that of the preceding fiscal year and
presenting fairly Company’s financial condition as at the end of that fiscal year and the results of its operations for the twelve (12) month period then ended and certified as true and correct by Company’s chief financial officer,
together with an unqualified opinion on the financial statements from a nationally recognized accounting firm, within one hundred eighty (180) days of the close of each fiscal year of Company; (2) annual board approved operating budgets
and financial projections, in a form reasonably acceptable to Trinity, within ten (10) days after board approval and in any event no later than within forty-five (45) days after the end of each fiscal year of Company; (3) a copy of
Company’s unaudited financial statements pertaining to the results of operations for the month then ended and certified as true and correct by Company’s chief operating officer or chief financial officer, consisting of a consolidated and
consolidating balance sheet, income statement and cash flow statement, prepared in accordance with generally accepted accounting principles applied on a consistent basis, along with copies of Company’s bank statements within thirty
(30) days of the close of each fiscal month of Company; (4) a copy of Company’s most recent 409A valuation upon request by Trinity; (5) a copy of Company’s capitalization table upon request by Trinity; (6) all of
Company’s Forms 10-K and 10-Q, if any, filed with the Securities and Exchange Commission (“SEC”) as and when filed (such forms shall be deemed to have
been furnished on the date on which Company files such forms with the SEC; and (7) a complete and accurate listing of all Equipment which includes its then current location within thirty (30) days of request by Trinity.

  

	 	(b)	 Company shall obtain and deliver to Trinity all waivers and other documents relating to the Equipment
that Trinity requests from time to time. Company irrevocably authorizes Trinity to file UCC financing statements (“UCCs”), and other filings with respect to the Equipment or any Collateral. Within 20 days after the funding of the first
Equipment Schedule, Company shall deliver to Trinity waivers of landlord liens, duly executed by landlords for each location where Company leases real property, using the form reasonably acceptable to Trinity. 

 

	 	(c)	 Company shall provide written notice to Trinity within thirty (30) days prior to any change in
Company’s name or jurisdiction or form of organization. 

  

	 	(d)	 Company shall promptly notify Trinity of the occurrence of: (i) an Event of Default and notice of
any alleged violation of applicable law relating to the Equipment or this Agreement, and (ii) the receipt by Company of any final non-appealable judgment against the Company in an amount more than
$100,000.00. 

	6	 CONDITIONS PRECEDENT. Trinity’s agreement to finance any Equipment is subject to the following:

  

	 	(a)	 Trinity has received the following, in form and substance reasonably satisfactory to Trinity:
(1) evidence of compliance with the insurance provisions of Section 12; (2) lien searches; (3) UCCs and all other filings required by Trinity; (4) a certificate of an appropriate Officer of Company certifying:
(A) resolutions duly authorizing the transactions contemplated in the Equipment Financing Documents, and (B) the incumbency and signature of the officers of Company authorized to execute such documents; (5) duly executed copies of the
applicable Schedule, and counterpart originals of all other Equipment Financing Documents; (6) all purchase documents pertaining to the Equipment (collectively, the “Supply Contract”); (7) good standing certificates from the
jurisdiction of Company’s organization and the location of the Equipment, and evidence of Company’s organizational number; (8) with respect to each Schedule, Trinity shall be satisfied, in its sole reasonable discretion based on
documentation reasonably satisfactory to Trinity provided by Company, that the invoice price of Equipment given as Collateral equal or exceeds 1.34 times the Total Cost to be financed under such Schedule; and (9) Trinity has received such other
agreements and assurances as Trinity reasonably may require. 

  

	 	(b)	 All representations and warranties made by Company in the Equipment Financing Documents shall be true
and correct on the effective date of the related Schedule. 

  

	 	(c)	 (c) There shall be no continuing Event of Default. The Equipment shall have been delivered to and accepted by
Company, as evidenced by the Schedule, and shall be in the condition and repair required hereby; and on the effective date of such Schedule the Equipment described therein, shall be free and clear of any claims, liens, attachments, rights of others
and legal processes (“Liens”), other than Permitted Liens. A “Permitted Lien” shall mean any (A) Lien in favor of Trinity or (B) Lien for Impositions, Liens of mechanics, materialmen, or suppliers and similar Liens
arising by operation of law, provided that any such Lien is incurred by Company in the ordinary course of business, for sums that are not yet delinquent or are being contested in good faith and with due diligence, by negotiations or by appropriate
proceedings which suspend the collection thereof and, in Trinity’s sole reasonable discretion, (i) do not involve any substantial danger of the sale, forfeiture or loss of the Equipment or any interest therein, and (ii) for the
payment of which adequate assurances or security have been provided to Trinity. No disposition referred to herein shall relieve Company of its obligations, and Company shall remain primarily liable under each Schedule and all of the Equipment
Financing Documents. 

  

	7	 ACCEPTANCE OF EQUIPMENT. Trinity authorizes Company to receive delivery of Equipment under each Schedule.
Upon delivery, Company shall inspect and, if conforming to the Supply Contract, accept the Equipment and execute and deliver to Trinity a Schedule describing such Equipment, which Schedule shall evidence Company’s unconditional and irrevocable
acceptance of such Equipment. If Company fails to accept delivery of any Equipment or accepts such Equipment but fails to satisfy any conditions set forth in Section 6, Trinity shall have no obligation to finance such Equipment. In that case,
at Trinity’s election, Company shall (a) assume all obligations as purchaser of the Equipment, with the effect of causing Trinity to be released from any liability relating thereto, (b) immediately reimburse Trinity for all payments
and charges made or incurred with respect to the Equipment (including any of such amounts paid by Trinity to any Supplier under the Supply Contract or as a reimbursement to Company), together with interest at the Late Charge Rate accruing from the
date or dates such amounts were paid by Trinity, and (c) take all other actions necessary to accomplish such assumption. 

	8	 USE AND MAINTENANCE. 

 

	 	(a)	 Company shall (1) use the Equipment solely in the continental United States for the purpose for
which the Equipment was designed, in a careful and proper manner; (2) operate, maintain, service and repair the Equipment, and maintain all records and other materials relating thereto, (A) in accordance and consistent with (i) the
Supplier’s recommendations and all maintenance and operating manuals or service agreements, (ii) the requirements of all insurance policies, (iii) the Supply Contract, (iv) all applicable laws, and (v) the prudent practice
of other similar companies in the same business as Company, but in any event, to no lesser standard than that employed by Company for comparable equipment owned by or leased by it; and (B) without limiting the foregoing, so as to cause the
Equipment to be in good repair and operating condition and in at least the same condition as when delivered to Company hereunder, except for ordinary wear and tear; (3) provide written notice to Trinity within thirty (30) days after any
change of the location of any Equipment specified in the Schedule; and (4) not attach or incorporate the Equipment to or in any other property in such a manner that the Equipment may be deemed to have become an accession to or a part of such
other property; (5) not allow any Hazardous Material to be used, generated, released, stored, disposed of or transported in, on or around the Equipment. 

  

	 	(b)	 Within a reasonable time, Company will replace any parts of the Equipment that become worn out, lost,
destroyed, or damaged by new or reconditioned replacement parts that are free and clear of all Liens, other than the Permitted Liens, and have a value, utility and remaining useful life at least equal to the parts replaced. Company shall not remove
any parts attached to the Equipment that are necessary to the operation of the Equipment or cannot be detached from the Equipment without adversely affecting the value or utility of the Equipment. Except as permitted in this Section, Company shall
not make any material alterations to the Equipment. 

  

	 	(c)	 Company shall upon Trinity’s request at Company’s expense allow Trinity to inspect the
Equipment and records relating thereto provided that, such inspections will be conducted no more often than every twelve (12) months unless an Event of Default has occurred and is continuing. 

 

	9	 DISCLAIMER; QUIET ENJOYMENT. COMPANY ACCEPTS THE EQUIPMENT “AS IS, WHERE IS”. TRINITY IS NOT A
SUPPLIER, AND TRINITY SHALL NOT BE DEEMED TO HAVE MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, AS TO THE EQUIPMENT, INCLUDING ITS CONDITION, MERCHANTABILITY, FITNESS FOR ANY PARTICULAR PURPOSE, TITLE, ABSENCE OF ANY PATENT, TRADEMARK OR
COPYRIGHT INFRINGEMENT OR LATENT DEFECT (WHETHER OR NOT DISCOVERABLE BY COMPANY), COMPLIANCE WITH ANY LAW, CONFORMITY OF SUCH ITEM TO ANY PURCHASE DOCUMENT OR TO THE DESCRIPTION SET FORTH IN A SCHEDULE, OR ANY INTERFERENCE OR INFRINGEMENT), OR
ARISING FROM ANY COURSE OF DEALING OR USAGE OF TRADE, NOR SHALL TRINITY BE LIABLE, FOR ANY INDIRECT, INCIDENTAL, SPECIAL OR CONSEQUENTIAL DAMAGES OR FOR STRICT OR ABSOLUTE LIABILITY IN TORT; AND COMPANY WAIVES ANY CLAIMS ARISING OUT OF ANY OF THE
FOREGOING. Company has selected the Equipment and represents to Trinity that all of the Equipment is suitable for Company’s purposes. If Company has any claims regarding the Equipment or any other matter arising from Company’s relationship
with any Supplier, Company must make them against such Supplier. Without limiting the foregoing, Trinity will not be responsible to Company or any other person with respect to, and Company agrees to bear sole responsibility for, any risk or other
matter that is the subject of Trinity’s disclaimer. This provision survives termination and/or expiration of this Agreement or a Schedule. 

  

	10	 FEES AND TAXES. Company shall: (a) (1) file all documentation with respect to any taxes due or to
become due with respect to the Equipment, and (2) pay on or before the date when due all such taxes; (b) (1) pay when due as requested by Trinity, and (2) defend and indemnify Trinity on a net
after-tax basis against liability for all fees, taxes and/or other charges imposed from time to time on or relating to the Equipment or the purchase, use, possession and disposition thereof; and
(c) indemnify Trinity against any penalties, charges, interest or costs imposed with respect to any items referred to in clauses (a) and (b) above (the items referred to as clauses (a), (b), and (c) above being referred to herein as
“Impositions”). Company shall immediately reimburse Trinity for any Impositions that Trinity pays. 

	11	 TITLE; SECURITY INTEREST. 

 

	 	(a)	 This Agreement is an equipment financing agreement. If it is ever characterized as a lease, contrary to
the intentions of Company and Trinity, it shall constitute a “finance lease” as that term is defined in Article 2A of the Uniform Commercial Code and, except as permitted herein, or in a related Schedule, Trinity shall not acquire any
right, title or interest in or to such Equipment. 

  

	 	(b)	 In order to secure the prompt payment of the Payments and all of the other amounts from time to time
outstanding under this Agreement and any Schedule, and Company’s performance of its obligations under the Equipment Financing Documents, Company grants Trinity a security interest in the following property, now existing or hereafter created,
free and clear of all encumbrances (the “Collateral”): (1) the Equipment and other property described in each Schedule (including all inventory, fixtures or other property comprising the Equipment), together with all related software
(embedded therein or otherwise) and general intangibles, all additions, attachments, accessories and accessions thereto whether or not furnished by a Supplier; (2) all subleases, chattel paper, accounts, security deposits, and general
intangibles relating thereto, and all substitutions, replacements or exchanges for any of the foregoing; and (3) all insurance and/or other proceeds of the foregoing. This security interest shall survive the termination, cancellation or
expiration of each Schedule until all of the Company’s obligations under this Agreement and all Schedules have been satisfied. Upon payment in full in immediately available funds of the Company’s obligations under this Agreement (other
than inchoate indemnity obligations) and at such time as Trinity’s obligation to make advances has terminated, Trinity shall, at the sole cost and expense of Company, release its Liens in the Collateral and all rights therein shall revert to
Company without delivery of any instrument or performance of any act by any party. At the request and sole expense of Company following any such termination, Trinity will execute and deliver to Company such documents as Company will reasonably and
customarily request to evidence such termination. 

  

	 	(c)	 Company shall not permit a lien to exist on, or dispose of any interest in, the Collateral except for
Permitted Liens. 

  

	 	(d)	 Company waives any and all written notices for demand, presentment, notice of intent to accelerate and
acceleration otherwise applicable under any article of the UCC or other statutory provision. 

  

	12	 INSURANCE. Company shall maintain all-risk insurance coverage
with respect to the Equipment insuring against, among other things: (a) any casualty to the Equipment (or any portion thereof), including loss or damage due to fire and the risks normally included in extended coverage, malicious mischief and
vandalism, for not less than the full replacement value of the Equipment; and (b) any commercial liability arising in connection with the Equipment, including both bodily injury and property damage with a combined single limit per occurrence of
not less than One Million Dollars ($1,000,000); having a deductible reasonably satisfactory to Trinity. The required insurance policies (including endorsements) shall (i) be in form and amount reasonably satisfactory to Trinity, and written by
insurers of recognized reputation and responsibility satisfactory to Trinity (for the avoidance of doubt, the form and amount of insurance currently held by Borrower as of the date of this Agreement and the insurers issuing such policies are deemed
by Trinity to be reasonably satisfactory to Trinity for this purposes of this Section 12 and any replacement insurance policy in such amounts and by such insurers or similarly situated insurers shall be deemed reasonably satisfactory to
Trinity), (ii) be endorsed to name Trinity as an additional insured (but without responsibility for premiums), (iii) provide that any amount payable under the required casualty coverage shall be paid directly to Trinity as sole loss payee,
(iv) provide for thirty (30) days’ written notice by such insurer of cancellation, material change, or non-renewal, and (v) provide that in respect of the interests of Trinity in such
policies, the insurance shall not be invalidated by any action or inaction of Company or any other person operating or in possession of the Equipment regardless of any breach or violation of any warranties, declarations or conditions contained in
such policies by or binding upon Company or any other person operating or in possession of the Equipment. Company shall obtain and maintain such other coverages (including pollution coverage), or cause adjustments to be made to the scope, amount or
other aspects of the existing coverages, promptly upon Trinity’s reasonable request. 

	13	 LOSS AND DAMAGE. (a) Company shall bear the risk of loss, theft, confiscation, taking,
unavailability, damage or partial destruction of the Equipment and shall not be released from its obligations under any Schedule or other Equipment Financing Document in any such event. (b) Company shall provide prompt written notice to Trinity
of any Total Loss or any material damage to the Equipment. Any such notice must be provided together with any damage reports provided to any governmental authority, the insurer or Supplier, and any documents pertaining to the repair of such damage,
including copies of work orders, and all invoices for related charges. (c) Without limiting any other provision hereof, Company shall repair all damage to any item of Equipment from any and all causes, other than a Total Loss, so as to cause it
to be in the condition and repair required by this Agreement. (d) A “Total Loss” shall be deemed to have occurred to an item of Equipment upon the actual or constructive total loss of any item of the Equipment, the loss,
disappearance, theft or destruction of any item of the Equipment, or damage to any item of the Equipment that is uneconomical to repair or renders it unfit for normal use, or the condemnation, confiscation, requisition, seizure, forfeiture or other
taking of title to or use of any item of the Equipment or the imposition of any Lien thereon by any governmental authority. On the next payment date following a Total Loss (a “Loss Payment Date”), Company shall pay to Trinity the Basic
Payments due on that date plus the Stipulated Loss Value of the item or items of the Equipment with respect to which the Total Loss has occurred (the “Lost Equipment”), together with any Other Payments due hereunder with respect to the
Lost Equipment. Upon making such payment, Company’s obligation to pay future Basic Payments shall terminate solely with respect to the items of Lost Equipment so paid for, but Company shall remain liable for, and pay as and when due, all Other
Payments. As used in this Agreement, “Stipulated Loss Value” shall mean, with respect to any Equipment on a Schedule, as of the Loss Payment Date, the product of (i) the sum of any accrued and unpaid Payments, plus the present
value as of such date of the total Basic Payments for the then remaining term of such Schedule, plus the present value of the Other Payments (other than Basic Payments) to become due during the balance of the term of the applicable Schedule,
including amounts such as future taxes and (ii) the percentage of the Total Invoice Cost of the Lost Equipment divided by the Total Invoice Cost applicable to such Schedule. After the final payment date of the original term or any renewal term
of a Schedule, the Stipulated Loss Value shall be determined as of the last payment date during the applicable term of such Schedule. (e) Trinity shall be under no duty to Company to pursue any claim against any person in connection with a
Total Loss or other loss or damage. (f) If Trinity receives a payment under an insurance policy required under this Agreement in connection with any Total Loss or other loss of or damage to an item of Equipment, and such payment is both
unconditional and indefeasible, then provided Company shall have complied with the applicable provisions of this Section, Trinity shall either (1) if received pursuant to a Total Loss, remit such proceeds to Company up to an amount equal to the
amount paid by Company to Trinity as the Stipulated Loss Value, or credit such proceeds against any amounts owed by Company pursuant to Section 13(d), or (2) if received with respect to repairs to be made pursuant to Section 13(c),
remit such proceeds to Company up to an amount equal to the amount of the costs of repair. 

  

	14	 INDEMNITY. Company shall indemnify, defend and hold harmless Trinity and any Assignee, and their
respective agents and employees (each, an “Indemnitee”), from and against any and all costs, damages, losses and other amounts (“Claims”) (other than caused by the gross negligence or willful misconduct of such Indemnitee)
arising out of this Agreement, any Schedule, any Equipment, and the transactions contemplated thereby. 

  

	15	 DEFAULT. A default shall be deemed to have occurred hereunder and under a Schedule upon the occurrence of
any of the following (each, an “Event of Default”) that continues for more than ten (10) days, except for nonpayment of any Payments due under this Agreement or in any Schedule as provided in subsection (a) below, as follows:

	 	(a)	 non-payment of any Payments when due under this Agreement or in
any Schedule; provided, such nonpayment shall not constitute an Event of Default until the fifth (5th) day such Payment is due; 

  

	 	(b)	 failure to perform any obligation under this Agreement or any Schedule; 

 

	 	(c)	 Company fails to perform any obligation in any other agreement between Trinity and Company;

  

	 	(d)	 Company fails to perform any material obligation under any material loan, lease, guaranty or other
financial obligation owing to any third party; 

  

	 	(e)	 an inaccuracy in any representation or breach of warranty by Company (including any false or misleading
representation or warranty) in any financial statement or Equipment Financing Document; 

  

	 	(f)	 Company makes an assignment for the benefit of its creditors, files any petition or takes any action
under any bankruptcy, reorganization or insolvency laws or the commencement of any bankruptcy, insolvency, receivership or similar proceeding by or against Company or any of its properties or business (unless, if involuntary, the proceeding is
dismissed within forty-five (45) days of the filing thereof); 

  

	 	(g)	 Company becomes insolvent or liquidates or ceases to conduct business in the manner conducted on the
Effective Date of this Agreement; 

  

	 	(h)	 Company (1) enters into a transaction or series of transactions by which: (a) Company merges
with or consolidates with another person (other than a merger or consolidation effected exclusively to change the Company’s domicile or a merger, consolidation, acquisition or other business combination involving the Company and a
publicly traded special purpose acquisition company (the “SPAC”) or other similar entity that is a “blank check” company under applicable securities laws (a “SPAC Transaction”)), or any other
corporate reorganization, in which the stockholders of the Company in their capacity as such immediately prior to such merger, consolidation or reorganization, own less than a majority of the Company’s (or the surviving or successor
entity’s (or if such surviving or successor entity is a wholly-owned subsidiary of another entity immediately following such merger, consolidation or reorganization the parent entity of such surviving or successor entity) outstanding voting
power immediately after such merger, consolidation or reorganization or (b) leases or sells substantially all of its and its subsidiaries’ assets or property substantially as an entirety to any other person or (c) by which any person,
entity or group acquires, directly or indirectly, forty-nine percent (49%) or more of Company’s outstanding voting capital stock, other than by the sale of Borrower’s equity securities in a public offering, unless all outstanding
obligations under this Agreement or any Schedule hereto are paid in full as part of such transaction; or 

  

	 	(i)	 any guarantor repudiates its obligations under any guaranty, or dies, or any of the foregoing occurs in
respect of a guarantor; and 

  

	 	(j)	 the occurrence of any circumstance that would reasonably be expected to have a Material Adverse Effect.

	16	 REMEDIES. 

  

	 	(a)	 If an Event of Default occurs, Trinity may (in its sole discretion) exercise any one or more of the
following remedies with respect to any Schedules: (1) exercise all of the rights of a secured party in respect of the Equipment and Collateral; (2) declare each such Schedule in default, and cancel each such Schedule, and Company shall
immediately assemble, make available and, if Trinity requests, return the Equipment to Trinity in the manner and condition reasonably required by Trinity (3) enter any premises where any item of Equipment is located and take immediate
possession of and remove (or disable in place) such item (and/or any unattached parts) by self-help, summary proceedings or otherwise without liability; (4) use Company’s premises for storage without liability; (5) dispose of any
Equipment, and apply or retain the net proceeds of such disposition, with Company remaining liable for any deficiency; (6) enforce any or all of the preceding remedies with respect to any related Collateral, and apply any deposit or other cash
collateral, or any proceeds of any such Collateral, at any time to reduce any amounts due to Trinity; and (7) demand, accelerate and recover from Company all Payments and all other damages whenever the same shall be due. 

 

	 	(b)	 [RESERVED] 

  

	 	(c)	 Upon the occurrence of an Event of Default, Company shall also be liable for all of the following
(“Enforcement Costs”): (1) all unpaid Payments due before, during or after exercise of any of the foregoing remedies, and (2) all reasonable legal fees (including consultation, drafting notices or other documents, expert
witness fees, sending notices or instituting, prosecuting or defending litigation or arbitration) and other enforcement costs and expenses incurred by reason of any Event of Default or the exercise of Trinity’s rights or remedies, including
disposition of the Equipment. Late Charges shall accrue with respect to any amounts payable under this Section for as long as such amounts remain outstanding, and shall be paid by Company upon demand. No right or remedy is exclusive and each may be
used successively and cumulatively. Any failure to exercise the rights granted hereunder upon any Default or Event of Default shall not constitute a waiver of any such right. The execution of a Schedule shall not constitute a waiver by Trinity of
any pre-existing Event of Default. With respect to any disposition of any Equipment or Collateral, (i) Trinity shall have no obligation, subject to the requirements of commercial reasonableness, to clean-up or otherwise prepare the same for disposition, (ii) Trinity may comply with any applicable law in connection with any such disposition, and any actions taken in connection therewith shall not be deemed
to have adversely affected the commercial reasonableness of any disposition thereof, (iii) Trinity may disclaim any title or other warranties in connection with any such disposition, and (iv) Company shall remain responsible for any
deficiency remaining after Trinity’s exercise of its remedies and application of any funds or credits against Company’s obligations under any Schedule, and Trinity shall retain any excess after such application. 

 

	17	 ASSIGNMENT. (a) Company shall not assign any interest under this Agreement, any Schedule, or any
Equipment Financing Documents. (b) Trinity may from time to time without notice to Company grant a security interest in and otherwise transfer to any person or entity (an “Assignee”) any interest in any Equipment Financing Documents.
Company shall not assert against any Assignee any Abatement or Claim that Company may have against Trinity. Upon the request of Trinity or any Assignee, Company shall (i) execute and deliver to Trinity or to such Assignee an acknowledgment of
the Assignment in form and substance satisfactory to the requesting party, an insurance certificate and such other documents and assurances reasonably requested by Trinity or Assignee, and (ii) comply with all other reasonable requirements of
any such Assignee in connection with any such Assignment. Upon such Assignment and except as may otherwise be provided herein, all references to “Trinity” in this Agreement or in any Equipment Financing Documents, shall include such
Assignee. (c) Subject always to the foregoing, this Agreement and any Equipment Financing Documents shall inure to the benefit of, and are binding upon, Company and Trinity’s successors and assigns. 

 

	18	 MISCELLANEOUS. (a) This Agreement, each Schedule hereto, the Equipment Financing Documents and any
commitment letter between the parties, constitute the entire agreement between the parties with respect to the subject matter hereof and thereof and shall not be amended or modified in any manner except by a document in writing executed by both
parties. (b) In the event of any inconsistency between 

	 	
this Agreement and any Schedule, the terms of such Schedule shall control as to the Equipment listed on such Schedule. (c) Any provision of this Agreement that is prohibited or unenforceable
in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions hereof, and any such prohibition or unenforceability in any jurisdiction shall not
invalidate or render unenforceable such provision in any other jurisdiction. The representations, warranties and agreements of Company herein shall be deemed to be continuing and to survive the execution and delivery of this Agreement, each Schedule
and any other Equipment Financing documents. With respect to each Schedule, the obligations of Company under this Agreement which have accrued but not been fully satisfied, performed or complied with prior to the expiration or earlier cancellation
or termination of such Schedule, shall survive the expiration or earlier cancellation or termination thereof. (d) All of Company’s obligations hereunder and under any Schedule shall be performed at Company’s sole expense. Company
shall reimburse Trinity promptly upon demand for all expenses incurred by Trinity in connection with this Agreement or any Schedule, including reasonable attomey(s) fees. If Company fails to perform any of its obligations with respect to a Schedule,
Trinity shall have the right, but shall not be obligated, to affect such performance, and Company shall reimburse Trinity, upon demand, for all expenses incurred by Trinity in connection with such performance. Trinity’s effecting such
compliance shall not be a waiver of Company’s default. All amounts payable under this Section, if not paid when due, shall be paid to Trinity together with interest thereon at the Late Charge Rate. (e) Upon the occurrence and continuance
of an Event of Default Company irrevocably appoints Trinity as Company’s attorney-in-fact (which power shall be deemed coupled with an interest) to execute, endorse
and deliver any documents and checks or drafts relating to or received in payment for any loss or damage under the policies of insurance required by this Agreement, but only to the extent that the same relates to the Equipment. (f) TRINITY AND
COMPANY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING TO WHICH COMPANY AND/OR TRINITY MAY BE PARTIES ARISING OUT OF OR IN ANY WAY PERTAINING TO THIS AGREEMENT. (g) All notices (excluding billings and communications in the ordinary course of
business) hereunder shall be in writing, personally delivered, delivered by overnight courier service, sent by electronic mail, or sent by certified mail, return receipt requested, addressed to the other party at its respective address stated below
the signature of such party or at such other address as such party shall from time to time designate in writing to the other party; and shall be effective from the date of receipt. (h) This Agreement shall not be effective unless and until
accepted by execution by an officer of Trinity. THIS AGREEMENT AND ALL OF THE OTHER EQUIPMENT FINANCING DOCUMENTS, AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER AND THEREUNDER, SHALL IN ALL RESPECTS BE GOVERNED BY, AND CONSTRUED IN
ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF ARIZONA (WITHOUT REGARD TO THE CONFLICT OF LAWS PRINCIPLES OF THE STATE), INCLUDING ALL MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE, REGARDLESS OF THE LOCATION OF THE EQUIPMENT. Any action or
proceeding arising out of or relating to this Agreement may be commenced in any state or Federal court in the State of Arizona, and agree that a summons and complaint commencing an action or proceeding in any such court shall be properly served and
shall confer personal jurisdiction if served personally or by certified mail to it at the mailing address below Company’s signature, or as it may provide in writing from time to time, or as otherwise provided under the laws of the State of
Arizona. (i) This Agreement and all of the other Equipment Financing Documents may be executed in counterparts. (j) Trinity may correct patent errors and fill in any blanks in the Equipment Financing Documents consistent with the agreement
of the parties so long as Trinity provides written notice of such correction. 

  

	19	 DEFINITIONS AND RULES OF CONSTRUCTION. (a) The following terms when used in this Agreement
or in any of the Equipment Financing Documents have the following meanings: (1) “affiliate”: with respect to any given person, shall mean (i) each person that directly or indirectly owns or controls, whether beneficially or as a
trustee, guardian or other fiduciary, five (5) percent or more of the voting stock, membership interest or similar equity interest having ordinary voting power in the election of directors or managers of such person, (ii) each person that
controls, is controlled by, or is under common control with, such person, or (iii) each of such person’s officers, directors, members, joint venturers and partners. For the purposes of this definition, “control” of a person means
the possession, directly or indirectly, of the power to direct or cause the direction of its management or policies, whether through the ownership of voting securities, by contract or otherwise; (2) “applicable law” or “law”: any
law, rule, regulation, ordinance, order, code, common law, interpretation, judgment, directive, decree, treaty, injunction, writ, 

	 	
determination, award, permit or similar norm or decision of any governmental authority; (3) “AS IS, WHERE IS”: AS IS, WHERE IS, without warranty, express or implied, with respect to any
matter whatsoever; (4) “business day”: any day, other than a Saturday, Sunday, or legal holiday for commercial banks under the laws of the state of the Trinity’s notice address; (5) “governmental authority”: any federal,
state, county, municipal, regional or other governmental authority, agency, board, body, instrumentality or court, in each case, whether domestic or foreign; (6) “hazardous material”: means any chemical, compound, materials, substance or
other matter not used in ordinary course of business for biotechnology companies that is a flammable explosive, asbestos, radioactive materials, nuclear medicine materials, drug, vaccine, bacteria, virus, hazardous waste, toxic substance, petroleum
product, or related injurious or potentially injurious material, whether injurious or potentially injurious by itself or in combination with other materials; (7) “person”: any individual, corporation, limited liability entity, partnership,
joint venture, or other legal entity or a governmental authority, whether employed, hired, affiliated, owned, contracted with, or otherwise related or unrelated to Company or Trinity; and (8) “UCC” or “Uniform Commercial Code”:
the Uniform Commercial Code as in effect in the State or in any other applicable jurisdiction. 

  

	20	 PUBLICITY. Trinity may disclose to others and include on or in its website, brochures and other
marketing materials information consisting of “tombstone-like” statements about this transaction that mention Company and may use Company’s logo and the amount of the funding provided by Trinity to Company. Such information shall not
include any proprietary or confidential information of Company. Company grants Trinity permission to make reference to Company in its marketing materials referenced in this Section 20, unless otherwise notified by Company in writing. Company
hereby grants Trinity the right to include information about this transaction, including but not limited to the 

Company’s name, the type of investment, principal amount, interest rate and maturity date, in Trinity’s periodic reports with
the Securities and Exchange Commission (“SEC”), to the extent required by SEC rules and regulations. 
 [SIGNATURE PAGE TO
FOLLOW] 

 IN WITNESS WHEREOF, the parties hereto have caused this Master Equipment Financing
Agreement to be duly executed as of the day and year first above set forth. 
  

									
	“Trinity”	 		 	“Company”
			
	TRINITY CAPITAL INC., a Maryland corporation	 		 	GREENLIGHT BIOSCIENCES INC., a Delaware
		 		 		 	corporation
					
	By:	 	 /s/ Sarah Stanton
	 		 	By:	 	 /s/ Susan Keefe

	Name: Sarah Stanton	 		 	Name: Susan Keefe
	Title: General Counsel and Secretary	 		 	Title: Chief Financial Officer
			
	3075 West Ray Road, Suite 525	 		 	200 Boston Avenue, Suite 3100
	Chandler, AZ 85226	 		 	Medford, MA 02155
	Phone: (480) 374-5350	 		 	Phone: (860) 480-2635
		 		 		 	Federal Tax ID Number: 26-3322959

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