Document:

License Agreement between the Registrant and The Department of Veterans Affairs

 Exhibit 10.7 
 Confidential Materials omitted and filed separately with the 
 Securities and Exchange Commission. Asterisks
denote omissions. 
 LICENSE AGREEMENT 
 THIS LICENSE AGREEMENT, is entered into and effective as of August 27, 2002 (“Execution Date”) by and between The Department of Veterans Affairs, 810 Vermont Avenue, N.W., Washington, DC 20420
(hereinafter referred to as LICENSOR) and TransMedics, Inc., a corporation organized and existing under the laws of Delaware having a principal place of business at 600 West Cummings Park, Suite 3050, Woburn, MA 10801 and all AFFILIATES (as defined
below) thereof (“LICENSEE”). 
 ARTICLE I. DEFINITIONS 
 1.00 Terms in this License (other than names of parties and article headings) which are set forth in capital and bold letters have the meanings
established in the succeeding paragraphs of Article I. 
 1.01 AFFILIATE means any corporation, company, partnership, joint venture and/or
firm which controls, is controlled by, or is under common control with the LICENSEE. For purposes of this Paragraph 1.01, “control” shall mean (a) in the case of corporate entities, direct or indirect ownership of at least fifty
percent (50%) of the stock or shares having the right to vote for the election of directors, and (b) in the case of non-corporate entities, direct or indirect ownership of at least fifty percent (50%) of the equity interest with the
power to direct the management and policies of such non-corporate entities. As used herein, “LICENSEE” includes all AFFILIATES thereof. 
 1.02 CALENDAR YEAR means the fiscal year that begins on October 1st and ends the following September 30th. 
 1.03 FIELD OF USE means perfusion apparatuses, which as an example only is shown in Exhibit 1, for LICENSEE’S portable organ preservation system,
and modifications thereto and related hardware components (including electrical and mechanical components) that are used for maintaining an isolated (harvested) solid organ in a functioning state. 
 1.04 FDA means the United States Food and Drug Administration or any successor agency thereto. 
 1.05 FDA APPROVAL means an approval from the FDA or regulatory approval in a country in the TERRITORY after completion of appropriate trials to obtain
marketing approval for a LICENSED PRODUCT. 
 1.06 FIRST COMMERCIAL SALE means for each LICENSED PRODUCT, the first commercial sale in any
country after FDA APPROVAL by LICENSEE or its AFFILIATES, sublicensees or distributors. Sales for test marketing, clinical trial purposes or similar use shall not be considered to constitute a First Commercial Sale. 
 1.07 LICENSED PATENTS means U.S. Patent Nos. 6,100,082 and 6,046,046, owned and assigned to Licensor, per the Assignment Agreement dated August 27,
2002, and any and all divisions, continuations, continuations-in-part, reissues, reexaminations, renewals or extensions thereof and all corresponding foreign patents and pending patent applications throughout the world. LICENSED PATENTS existing as
of the Execution Date are set forth in Appendix A to this Agreement, which may be updated from time to time. 

 1.08 LICENSED PRODUCTS means any and all machines, articles of manufacture and solutions (as limited by
this paragraph and paragraph 2.01), the manufacture, use, or sale of which, would, absent the License granted to LICENSEE hereunder, infringe one or more claims in the LICENSED PATENTS. LICENSED PRODUCTS consists of three product lines: 

(a) Complete perfusion apparatuses, which as an example only is shown in Exhibit 1, for LICENSEE’S portable organ preservation
system, and modifications thereto (“APPARATUSES”); 
 (b) Consumables, which include preservation chambers and
perfusion circuits sold individually or together as a set, selected for use in the Apparatuses, such typical sets of Consumables, as an example only, are shown in Exhibit 2 hereto (“CONSUMABLES”); 
 and 
 (c) Solutions for use
in the Licensed Products in the FIELD OF USE (“SOLUTIONS”). 
 1.09 LICENSOR’S Representative means the Director (122),
Technology Transfer Program, Department of Veterans Affairs, Central Office, 810 Vermont Avenue, NW, Washington, DC, 20420. 
 1.10 NET SALES
means the gross amount invoiced on sales of any LICENSED PRODUCTS, less the following deductions: 
 1.10.01 Customary trade,
cash and quantity discounts actually allowed and taken directly with respect to such sales, as reflected in the amount invoiced; 
 1.10.02 Tariffs, duties, excises, sales taxes or other taxes imposed upon and paid directly with respect to the production, sale, delivery or use of the LICENSED PRODUCT (excluding national, state or local taxes based on income), as
reflected in the amount invoiced; 
 1.10.03 Amounts repaid or credited by reason of rejections, defects, recalls or returns
or because of chargebacks, refunds, rebates or retroactive price reductions; and 
 1.10.04 Freight, insurance and other
transportation charges incurred in shipping a LICENSED PRODUCT to third parties, as reflected in the amount invoiced. 
 No royalties shall
be paid on: demonstration units used for trade shows or internal testing; units used for replacement of damaged or broken goods which were under warranty; or samples used in the process of making sales. Transfer of LICENSED PRODUCTS between LICENSEE
and sublicensees, where such sublicensees are in the business of selling the LICENSED PRODUCTS, shall not be deemed sales and shall not be included in computing NET SALES. 
  

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 1.11 PARTY means LICENSOR or LICENSEE; “PARTIES” means LICENSOR and LICENSEE. As used in this
Agreement, references to “third parties” do not include a PARTY or its AFFILIATES. 
 1.12 TERRITORY means all of the countries of
the world. 
 ARTICLE II. LICENSE GRANT 
 2.00 LICENSOR grants to LICENSEE and its AFFILIATES an exclusive, royalty- bearing license, and the right to grant sublicenses, under the LICENSED PATENTS to make, have made, use, import, offer for sale, sell or have sold in the FIELD OF
USE the APPARATUSES and CONSUMABLES throughout the life of the LICENSED PATENTS in the TERRITORY. 
 2.01 LICENSOR grants to LICENSEE and its
AFFILIATES a non-exclusive, royalty- bearing license, and the right to grant sublicenses, under the LICENSED PATENTS for SOLUTIONS to make, have made, use, import, offer for sale, sell or have sold in the FIELD OF USE for use in the LICENSED
PRODUCTS throughout the life of the LICENSED PATENTS in the TERRITORY. 
 2.02 The license granted herein and pursuant to Article V below
shall be subject to the Government of the United States of America (hereinafter referred to as the “GOVERNMENT”) having the irrevocable, royalty-free, paid-up right to practice and have practiced the LICENSED PATENTS throughout the
TERRITORY by or on behalf of the GOVERNMENT or international organization pursuant to any existing or future treaty or agreement to which the GOVERNMENT is a signatory. 
 2.03 LICENSOR reserves the right to require LICENSEE to grant sublicenses to responsible applicants on reasonable terms to the extent that the LICENSED PRODUCTS are required for public use by Government regulations or
when necessary to fulfill public health, welfare, or safety needs. Any decision by LICENSOR to require such a sublicense may be appealed by LICENSEE under the procedures set forth in 35 U.S.C. § 203 (b). 
 ARTICLE III. ROYALTIES AND PAYMENTS 
 3.00
LICENSEE shall pay directly to LICENSOR a one-time milestone payment of sixty-five thousand US dollars ($65,000.00) upon the first FDA APPROVAL of a LICENSED PRODUCT. This fee shall be payable sixty (60) days after the date of FDA APPROVAL of a
LICENSED PRODUCT. 
 3.01 LICENSEE shall pay LICENSOR royalties according to the following schedule: 
 3.01.01 For a LICENSED PRODUCT which is an APPARATUS: 
  

	 	(a)	[**] % of NET SALES of $[**] to $[**] per year; 

  

	 	(b)	[**]% on NET SALES greater than $[**] to $[**] per year; and 

  

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	 	(c)	[**]% on NET SALES greater than $[**] per year. 

 3.01.02 For a LICENSED PRODUCT which is a CONSUMABLE, [**]% of NET SALES. 
 3.01.03 For a LICENSED PRODUCT which is
a SOLUTION for the FIELD OF USE, [**]% of NET SALES. 
 3.02 In the case where the royalties paid under Section 3.01 do not aggregate a
minimum sum of [**] US dollars ($[**]) (“MINIMUM SUM”) in a CALENDAR YEAR, LICENSEE will, within sixty (60) days from the end of the CALENDAR YEAR, pay the difference between the MINIMUM SUM and the royalties actually paid. Licensee
shall be obligated to pay the MINIMUM SUM for a period of five (5) CALENDAR YEARs after the FIRST COMMERCIAL SALE. The Minimum Sum owed for the first and last CALENDAR YEAR in which sales subject to such royalties are made will be prorated
based on the month in which the FIRST COMMERCIAL SALE is made. 
 3.03 The royalties payable under Paragraphs 3.01, above, shall be paid on a
country-by-country basis on each LICENSED PRODUCT until the expiration of all LICENSED PATENTS which cover such LICENSED PRODUCT in such country. 
 3.04 No royalty shall be payable under this License for direct sales of LICENSED PRODUCT by LICENSEE or its sublicensees to the GOVERNMENT or any of its agencies for governmental purposes. The sales price of LICENSED PRODUCTS for direct
sales to the GOVERNMENT shall be adjusted lower to reflect the foregoing royalty-free basis of such sales. 
 3.05 The sales price paid by
the GOVERNMENT for any LICENSED PRODUCTS shall be equivalent to or lower than the lowest price paid by any third party customer of LICENSEE. 
 ARTICLE IV. REPORTS AND RECORDS 
 4.00 Within sixty (60) days after the end of each calendar quarter after the FIRST
COMMERCIAL SALE, LICENSEE shall deliver to LICENSOR a quarterly report, setting forth a reasonably detailed accounting of the NET SALES of LICENSED PRODUCTS that are subject to royalty payments due to LICENSOR for such calendar quarter. Such
quarterly reports shall include, on a country-by-country basis, during the preceding calendar quarter (i) the number and description of the LICENSED PRODUCTS manufactured by LICENSEE and its sublicensees; (ii) the aggregate NET SALES
received by LICENSEE and its sublicenses; and (iii) the royalties payable on such NET SALES. LICENSEE shall deliver all income payments due to LICENSOR through the prior June 30 in one lump sum payment dated and postmarked no earlier than
October 1 and no later than October 10 of each CALENDAR YEAR. 
 4.01 LICENSEE shall keep, and shall require its sublicensees to
keep, complete and accurate records of the latest five (5) years of sales to which royalties and income attach. For the sole purpose of verifying income payable to LICENSOR, LICENSOR shall have the right on an annual basis and at
LICENSOR’S expense to retain an independent certified public accountant selected by LICENSOR, to review such records in the location(s) where such records are 

  

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maintained by LICENSEE or its sublicensees upon reasonable notice and during regular business hours and under obligations of confidence. In the event
LICENSOR contends after a review that there has been an underpayment by LICENSEE to LICENSOR, LICENSOR shall provide a copy of the review to LICENSEE. In the event that there has been an underpayment of income to LICENSOR, such underpayment shall be
promptly remitted to LICENSOR, together with interest calculated in the manner provided in Paragraph 4.02 below. If the underpayment is equal to or greater than five percent (5%) of the income amount that was otherwise due, LICENSOR shall be
entitled to have LICENSEE pay all of the costs of such review. In the event of an overpayment of income to LICENSOR, such overpayment shall be refunded to LICENSEE or applied to future royalty payments due. 
 4.02 All payments under this Agreement shall be made in United States dollars by check or bank draft drawn on a United States bank and shall be payable
to the “Department of Veterans Affairs (royalty)” All payments shall be sent to LICENSOR within ten (10) days when such payments are due in accordance with the provisions of this Agreement. Any income payments due hereunder with
respect to sales outside of the United States shall be payable in their U.S. Dollar equivalents, calculated using the applicable conversion rates for buying United States dollars as published by The Wall Street Journal for the last business day of
the calendar quarter for which the royalties are payable. LICENSEE shall pay interest to LICENSOR on the aggregate amount of any payments that are not paid on or before the date such payments are due under this Agreement at a rate per annum equal to
the lesser of the United States prime interest rate plus one percent (1%), as reported by The Wall Street Journal for the applicable period, or the highest rate permitted by applicable law, calculated on the number of days such payment is
delinquent. All payments shall be sent to the following address: Department of Veterans Affairs; Technology Transfer Financial Management Office (12TT); 810 Vermont Ave, NW; Washington, D.C. 20420 
 ARTICLE V. SUBLICENSING RIGHTS 
 5.00
LICENSEE shall have the right under the LICENSED PATENTS to grant sublicenses to third parties at royalty rates not less than those required to be paid as specified in Paragraph 3.02, Article III, subject to the provisions of this Agreement and to
the submission to and approval by LICENSOR’S Representative, which approval shall not be unreasonably withheld. Any sublicense shall make reference to this License including those rights retained by LICENSOR. Such sublicenses shall be
non-assignable by LICENSEE without the written approval of the LICENSOR, which approval shall not be unreasonably withheld, except to the successor of that part of the LICENSEE’S business to which this Agreement pertains. A copy of any
sublicense shall be furnished to LICENSOR’S Representative promptly after its execution. In the event of a material default by any sublicensee under a sublicense agreement, LICENSEE will inform LICENSOR and has the right to take such action,
after consultation with LICENSOR, which in LICENSEE’S reasonable business judgment will address such default. 
 5.01 LICENSEE and
LICENSOR shall share royalties and fees paid by sublicensees, based on cash actually received by LICENSEE as royalties, sublicense issue fees, milestone payments, or fees other than royalties, excluding funds provided by sublicensees for research
and development, with the total of such moneys going to LICENSOR equal to the royalties due to Licensor from Licensee in accordance with Article III above, and the remainder to LICENSEE. 
  

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 5.02 Termination of this Agreement shall terminate all sublicenses which may have been granted by
LICENSEE, provided that any sublicensee may elect to continue its sublicense by advising LICENSOR in writing, within 60 days of the sublicensee’s receipt of written notice of such termination, of its election, and of its agreement to assume in
respect to LICENSOR all the obligations (including obligations for payment) contained in its sublicensing agreement with LICENSEE. 
 ARTICLE
VI. PATENT MAINTENANCE 
 6.00 LICENSEE, and not LICENSOR, shall amend, prosecute and maintain LICENSED PATENTS at its own expense subject to
provisions of Paragraph 6.01, below. Licensee agrees to send copies of all correspondence (past and future) to and from any patent office to LICENSOR and to keep LICENSOR informed of the status of all patents and patent applications. 
 6.01 LICENSEE, may, in its discretion, elect to abandon any patent application or issued patent. LICENSEE shall give LICENSOR at least thirty days
(30) notice of any such planned abandonment. LICENSOR shall then have the right to continue the prosecution of any such applications and to maintain any such patents under its own control and at its expense. LICENSEE agrees to cooperate in such
activities. 
 ARTICLE VII. PATENT ENFORCEMENT 
 7.00 LICENSOR and LICENSEE shall notify each other promptly in writing of any infringement of LICENSED PATENTS which becomes known to either of them (“Infringement Notice”). LICENSEE shall notify LICENSOR
promptly of any action taken in accordance with Article VII, Paragraph 7.01, to eliminate such infringement. 
 7.01 While and as long as its
license under this Agreement remains exclusive, LICENSEE is authorized pursuant to the provision of 35 U.S.C. Chapter 29, or other statutes and only if the Infringement Notice has been provided to Licensor: 
 7.01.01 To bring suit in its own name or, if required by law, jointly with LICENSOR, at LICENSEE’S own expense and on its own behalf,
for infringement of the LICENSED PATENTS in the FIELD OF USE, however LICENSOR’s involvement is subject to the Department of Justice’s prior written approval which LICENSOR shall use its best efforts to secure; 
 7.01.02 In any such suit, to enjoin infringement and to collect for its use, damages, profits, and awards of whatever nature recoverable
for such infringement; and 
 7.01.03 To settle any claim or suit for infringement of LICENSED PATENTS by granting the
infringing party a sublicense under the provisions of Article V of this Agreement. LICENSEE agrees to keep Licensor apprised of the status of all potential or actual litigations and will seek Licensor’s written authorization to settle any
dispute, which authorization will not be unreasonably withheld, but subject to the Department of Justice approval which LICENSOR shall use its best efforts to secure. Any royalties received by LICENSEE pursuant to such a sublicense shall be shared
with LICENSOR in accordance with Article V, Paragraph 5.01. 
  

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 7.02 In the event that the LICENSEE decides not to abate any infringement pursuant to Section 7.01
above, it shall so inform LICENSOR of this decision within sixty days (60) of the Infringement Notice. If LICENSEE decides not to abate the infringement, then LICENSOR shall have the right to do so and may, at LICENSOR’s, sole discretion,
bring suit to abate the infringement. 
 7.03 LICENSOR and LICENSEE mutually agree to furnish technical and other necessary assistance to
each other in conducting any litigation necessary to enforce the LICENSED PATENTS against others in the FIELD OF USE. Expenses for such assistance will be paid by the PARTY requesting such assistance. LICENSOR’s involvement is subject to the
Department of Justice’s approval which LICENSOR shall use its best efforts to secure. 
 7.04 Any PARTY that initiates suit or
proceeding against an infringer (“Plaintiff Party”) shall assume and pay all of its own out-of-pocket costs incurred in connection with any litigation described in Paragraph 7.01 or 7.02, including, without limitation, the fees and
expenses of its own counsel. 
 7.05 Any recovery obtained by any PARTY as a result of any proceeding described in Paragraph 7.01 or 7.02, by
settlement or otherwise, shall be applied in the following order of priority: 
 (i) first, to reimburse each PARTY for all litigation costs
in connection with such proceeding paid by that PARTY and not otherwise recovered (on a pro rata basis based on each PARTY’S respective litigation costs, to the extent the recovery was less than all such litigation costs); and 
 (ii) second, the remainder of the recovery shall be paid seventy-five percent (75%) to the Plaintiff Party responsible for abating the infringement
and twenty-five percent (25%) to the other PARTY. 
 ARTICLE VIII. CONFIDENTIALITY 
 8.00 All confidential information disclosed by a PARTY to the other PARTY during the term of this Agreement shall not be used by the receiving PARTY
except in connection with the activities contemplated by this Agreement, shall be maintained in confidence by the receiving PARTY (except to the extent reasonably necessary for regulatory approval of products developed by LICENSEE or any of its
respective AFFILIATES or sublicensees or for the filing, prosecution and maintenance of LICENSED PATENTS), and shall not otherwise be disclosed by the receiving PARTY to any other person, firm, or agency, governmental or private, without the prior
written consent of the disclosing PARTY, except to the extent that the confidential information (as determined by competent documentation): 
 (a) was known or used by the receiving PARTY prior to its date of disclosure to the receiving PARTY; or 
  

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 (b) either before or after the date of the disclosure to the receiving PARTY is lawfully
disclosed to the receiving PARTY by sources other than the disclosing PARTY rightfully in possession of the confidential information; or 
 (c) either before or after the date of the disclosure to the receiving PARTY becomes published or generally known to the public (including information known to the public through the sale of products in the ordinary
course of business) through no fault or omission on the part of the receiving PARTY or its sublicensees; or 
 (d) is
independently developed by or for the receiving PARTY and provable by written contemporaneous documentation without reference to or reliance upon the confidential information; or 
 (e) is required to be disclosed by the receiving PARTY to comply with applicable laws, e.g., to defend or prosecute litigation or to
comply with governmental regulations; provided that the receiving PARTY provides prior written notice of such disclosure to the disclosing PARTY and takes reasonable and lawful actions to avoid and/or minimize the degree of such
disclosure. 
 8.01 All obligations of confidentiality imposed under this Article VIII shall expire five (5) years following termination
or expiration of this Agreement. 
 ARTICLE IX. REPRESENTATIONS AND WARRANTIES 
 9.01 LICENSEE and LICENSOR each represents and warrants to the other that as of the Execution Date it has full right, power and authority to enter into
this Agreement and to perform its respective obligations under this Agreement. LICENSOR represents and warrants to LICENSEE that it has the right to grant to LICENSEE the licenses and sublicenses granted pursuant to this Agreement. 
 9.02 LICENSEE and LICENSOR each represents and warrants that all necessary consents, approvals and authorizations of all government authorities and other
persons required to be obtained by such PARTY in connection with execution, delivery and performance of this Agreement have been obtained. 
 9.03 LICENSEE and LICENSOR each represents and warrants that notwithstanding anything to the contrary in this Agreement, the execution and delivery of this Agreement and, the performance of such PARTY’S obligations hereunder
(a) do not conflict with or violate any requirement of applicable laws or regulations and (b) do not and will not conflict with, violate or breach or constitute a default or require any consent under, any contractual obligations of such
PARTY, except such consents as shall have been obtained prior to the Execution Date. 
 9.04 EXCEPT AS OTHERWISE EXPRESSLY SET FORTH HEREIN,
THE PARTIES MAKE NO REPRESENTATIONS AND EXTEND NO WARRANTIES OF ANY KIND, EITHER EXPRESS OR IMPLIED, AND PARTICULARLY THAT PRODUCTS WILL BE SUCCESSFULLY DEVELOPED HEREUNDER, AND IF DEVELOPED, WILL HAVE COMMERCIAL UTILITY OR MERCHANTABILITY OR
FITNESS FOR A PARTICULAR PURPOSE. 
  

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 ARTICLE X. INDEMNIFICATION 
 10.00 LICENSEE agrees to defend LICENSOR at its costs and expense, and will indemnify and hold LICENSOR and its respective directors, officers, employees and agents (the “LICENSOR Indemnified Parties”)
harmless from and against any losses, costs, damages, fees or expenses arising out of any claim relating to personal injury from the development, manufacture, use, sale or other disposition of any product made by or for LICENSEE and/or its
AFFILIATES. In the event of any such claim against the LICENSOR Indemnified Parties by any third party, LICENSOR shall promptly notify LICENSEE in writing of the claim and LICENSEE shall manage and control, at its sole expense, the defense of the
claim and its settlement. The LICENSOR Indemnified Parties shall cooperate with LICENSEE and may, at their option and expense, be represented in any such action or proceeding. LICENSEE shall not be liable for any litigation costs or expenses
incurred by the LICENSOR Indemnified Parties without LICENSEE’S prior written authorization. In addition, LICENSEE shall not be responsible for the Indemnification of any LICENSOR Indemnified Party arising from any negligent or intentional acts
by Licensor or any of Licensor’s Indemnified Parties, or as the result of any settlement or compromise by the LICENSOR Indemnified Parties without LICENSEE’s prior written consent. LICENSOR’S involvement is subject to Department of
Justice approval, which LICENSOR shall use its best efforts to secure. 
 ARTICLE XI. TERM AND TERMINATION 
 11.00 The term of this Agreement begins with its Execution Date as set forth in the heading paragraph located in front of Article I and, unless sooner
terminated or otherwise modified as provided for in this Article XI, shall continue until the expiration of the last to expire as to each of the LICENSED PATENTS. 
 11.01 Upon any material breach of this Agreement by either PARTY (in such capacity, the “Breaching Party”), the other PARTY (in such capacity, the “Non-Breaching Party”) may terminate this
Agreement by providing sixty (60) days’ written notice to the Breaching Party, specifying the material breach. The termination shall become effective at the end of the sixty (60) day period unless (a) the Breaching Party cures
such breach during such sixty (60) day period, or (b) if such breach is not susceptible to cure within sixty (60) days of the receipt of written notice of the breach, the Breaching Party is diligently pursuing a cure (unless such
breach, by its nature, is incurable, in which case the Agreement may be terminated immediately) and effects such cure within an additional sixty (60) days after the end of such initial sixty (60) day period. 
 11.02 Upon expiration or termination of this Agreement for any reason, nothing in this Agreement shall be construed to release either PARTY from any
obligations that matured prior to the date of expiration or termination; and the following provisions shall expressly survive any such expiration or termination: Article I, Article IV, Paragraph 6.01, Article VIII, Article IX, Article X, and
Paragraphs 12.01, 12.04, 12.09, 12.10 and 12.11. 
  

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 ARTICLE XII. GENERAL 
 12.00 In carrying out the obligations and duties under this Agreement, it is understood and agreed that LICENSEE is acting as an independent contractor and not as an agent, partner, joint venturer or employee of
LICENSOR, neither PARTY shall have the right to bind or obligate the other in any manner whatsoever and neither PARTY shall be liable for the representation, act or omission of the other party which is contrary to the provisions hereof. 

12.01 This Agreement shall not be transferred or assigned by LICENSEE to any party other than to a successor or assignee of all or substantially all
of the business interest of LICENSEE relating to LICENSED PRODUCTS without the written approval of LICENSOR’s Representative. Notwithstanding the foregoing, LICENSEE may assign its rights (but not its obligations) pursuant to this Agreement in
whole or in part to an AFFILIATE only upon the written consent of LICENSOR, which consent shall not be unreasonably withheld. 
 12.02 Any
amendment or modification to this Agreement shall be made in writing signed by both PARTIES. 
 12.03 This License does not confer any
immunity from or defenses under the antitrust laws, and laws and regulations pertaining to or administered by the Food and Drug Administration, or the export laws, nor does it confer immunity from a charge of patent misuse. Furthermore,
LICENSEE’S or sublicensee’s acquisition and exercise of rights hereunder are not immunized from the operation of any State or Federal law by reason of the source of the grant. The License does not constitute an endorsement by LICENSOR of
any LICENSED PRODUCTS and LICENSEE shall not state or imply in any medium that such endorsement exists as the result of this License. 
 12.04 Neither PARTY makes any warranty, express or implied, to the other PARTY regarding the patentability or validity of the LICENSED PATENTS and no representations whatsoever with regard to the scope of the LICENSED PATENTS or that the
LICENSED PATENTS may be exploited without infringing other patents. 
 12.05 LICENSOR assumes no liability resulting from LICENSEE’S
exercise of its rights under this License or from LICENSOR’S exercise of its rights under this License, including modification or termination thereof. 
 12.06 LICENSEE agrees that LICENSED PRODUCTS or any and all components or products which comprise the LICENSED PRODUCTS used, sold, or otherwise disposed of in the TERRITORY by LICENSEE and its sublicensees will be
manufactured when practicable in the United States. 
 12.07 The decision of LICENSOR’s Representative on any requirement, dispute,
interpretation, modification, or termination of this License shall be reduced to writing and a copy mailed or otherwise furnished to LICENSEE. Such decision shall be final, provided that LICENSEE may, within 30 days of receiving notice of such
decision, submit a written appeal through LICENSOR’S Representative to the Office of General Counsel, which VA appeal shall set forth in detail the decision being appealed and the basis of the appeal and may include appropriate supporting
materials. Implementation of such decision shall be stayed pending a final resolution of such appeals. Pending such final resolution, LICENSEE shall proceed diligently with the performance of its obligations under this Agreement. 
  

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 12.08 The parties shall notify each other of any changes in name, address, or business status, and any
notice, payment or report required to be given under the provisions of this License shall be considered dully given 
 (i) if delivered by
hand or by overnight courier on the date of delivery or sending; 
 (ii) if sent by cable, telegram, telex, fax, on the day following the day
of sending; and 
 (iii) if sent by certified or registered mail, on the fifth business day after the day of sending. Notice shall not be
sent by ordinary pre-paid or first-class mail. 
  

			
	12.08.01	  	If to LICENSOR:
		
		  	Mindy L. Aisen (122)
		  	Director of Technology Transfer
		  	Veterans Affairs
		  	VA Rehab R&D Service
		  	810 Vermont Avenue, N.W.
		  	Washington, D.C. 20420
		
	12.08.02	  	If to LICENSEE:
		
		  	Waleed H. Hassanein
		  	President & CEO
		  	TransMedics, Inc.
		  	600 West Cummings Park, Suite 3050
		  	Woburn, MA 10801

 12.09 This Agreement shall be construed in accordance with United States Federal law and the laws
of the Commonwealth of Massachusetts when not in conflict with United States Federal law. Federal law and regulations will preempt conflicting or inconsistent provisions in the agreement. LICENSEE shall have all defenses available to it under law.

 12.10 No failure or omission by the PARTIES hereto in the performance of any obligation of this Agreement shall be deemed a breach of this
Agreement or create any liability if the same shall arise from any cause or causes beyond the control of the PARTIES, including, but not limited to, the following: acts of God; acts or omissions of any governmental entity, other than LICENSOR; acts
of terrorism, any rules, regulations or orders issued by any governmental authority other than LICENSOR or by any officer, department, agency or instrumentality thereof; fire; storm; flood; earthquake; accident; war; rebellion; insurrection; riot;
and invasion and provided that such failure or omission resulting from one of the above causes is cured as soon as is practicable after the occurrence of one or more of the above-mentioned causes. 
  

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 12.11 This Agreement has been prepared jointly and shall not be strictly construed against any PARTY.

 12.12 No failure on the part of LICENSOR or LICENSEE to exercise, and no delay in exercising, any right, power, remedy or privilege under
this Agreement, or provided by statute or at law or in equity or otherwise, shall impair, prejudice or constitute a waiver of any such right, power, remedy or privilege or be construed as a waiver of any breach of this Agreement or as an
acquiescence therein, nor shall any single or partial exercise of any such right, power, remedy or privilege preclude any other or further exercise thereof or the exercise of any other right, power, remedy or privilege. 
 12.13 If any provision hereof should be held invalid, illegal or unenforceable in any respect in any jurisdiction, then, to the fullest extent permitted
by law, (a) all other provisions hereof shall remain in full force and effect in such jurisdiction and shall be liberally construed in order to carry out the intentions of the PARTIES as nearly as may be possible and (b) such invalidity,
illegality or unenforceability shall not affect the validity, legality or enforceability of such provision in any other jurisdiction. 
 12.14 This Agreement may be executed in counterparts, each of which counterparts, when so executed and delivered, shall be deemed to be an original, and all of which counterparts, taken together, shall constitute one and the same
instrument. 
 12.15 LICENSEE shall expend reasonable efforts and resources to carry out the LICENSEE’s plan for development and
marketing of the licensed invention and to bring the LICENSED PRODUCTS to the point of practical application in accordance with 37 C.F.R. § 404.5(5). 
 12.16 After bringing the LICENSED PRODUCTS to the point of practical application in the TERRITORY, LICENSEE agrees to make the LICENSED PRODUCTS available to the public on reasonable terms during the term of this
License. LICENSEE shall promptly report discontinuance of its making the benefits of the LICENSED PRODUCTS reasonably accessible to the public. 
 IN WITNESS THEREOF, each of the parties hereto has caused this License to be executed in duplicate originals by its duly authorized officers or representatives. 
  

							
	FOR LICENSOR:	 		 		 	
				
	 /s/ Thompson for
	 		 	August 28, 2002	 	
	Tim S. McClain	 		 		 	
	General Counsel	 		 		 	
	Department of Veterans Affairs	 		 		 	

  

 12 

							
	and	 		 		 	
				
	 /s/ James F. Burris, M.D.
	 		 	August 28, 2002	 	
	James Burris, M.D.	 		 		 	
	Acting Chief Research and Development Officer	 		 		 	
	Department of Veterans Affairs	 		 		 	
				
	FOR LICENSEE:	 		 		 	
				
	 /s/ Waleed H. Hassanein
	 		 	August 26, 2002	 	
	Waleed H. Hassanein	 		 		 	
	President & CEO	 		 		 	

  

 13 

											
	 Country
	  	 Application Filing
Date
	  	 Application No.
	  	 Title
	  	 Status
	  	 Comments

	US	  	23 SEPT 1997	  	08/936,062	  	Perfusion Apparatus and Methods Including Chemical Compositions for Maintaining an Organ	  	Issued	  	Patent No.: 6,100,082 August 8, 2000
						
	US	  	03 APRIL 1998	  	09/054,698	  	Compositions, Methods and Devices for Maintaining an Organ	  	Issued	  	Patent No.: 6,046,046 April 4, 2000
						
	US	  	23 MARCH 2000	  	09/534,092	  	Compositions, Methods and Devices for Maintaining an Organ	  	Filed	  	National Phase of PCT/US98/19912
						
	PCT	  	23 SEPT 1998	  	 PCT/US98/19912: Publication Date:
 01 APRIL 1999

  
 Publication No: WO99/15011
	  	Compositions, Methods and Devices for Maintaining an Organ	  	Filed	  	CIP of US 09/054,698
						
	EPO	  	23 SEPT 1998	  	98 94 84 78.7	  	Compositions, Methods and Devices for Maintaining an Organ	  	Filed	  	National Phase of PCT/US98/19912
						
	AU	  	23 SEPT 1998	  	9504298	  	Compositions, Methods and Devices for Maintaining an Organ	  	Granted	  	 Patent No.: 728233
 April 19, 2001

						
	CA	  	23 SEPT 1998	  	2304598	  	Compositions, Methods and Devices for Maintaining an Organ	  	Filed	  	National Phase of PCT/US98/19912
						
	JP	  	23 SEPT 1998	  	2000512407	  	Compositions, Methods and Devices for Maintaining an Organ	  	Filed	  	National Phase of PCT/US98/19912

  

 14 

 EXHIBIT 1 
 (License Agreement, Paragraph 1.08(a)) 
 [To be attached is Figure 4 of U.S. 6,100,082, which is the same as
Figure 4 of U.S. 6,046,046] 

 EXHIBIT 2 
 (License Agreement, Paragraph 1.08(b)) 
  

	 	•	 	 Container for keeping an organ in communication with a fluid media 

  

	 	•	 	 Fluid media delivery means for delivering the fluid media to a major vessel of the organ 

  

	 	•	 	 Means for carrying the fluid media away from the organ 

  

	 	•	 	 Container cover assemblies with one or more integral cannulasLease Agreement between the Registrant and 200 Minutemen Limited Partnership

 Exhibit 10.8 
 200 MINUTEMAN ROAD 
 ANDOVER, MASSACHUSETTS 
 LEASE 
  

			
	LANDLORD:	  	200 MINUTEMAN LIMITED PARTNERSHIP, a Massachusetts Limited Partnership
		
	TENANT:	  	TRANSMEDICS, INC., a Delaware corporation
		
	DATE:	  	June 25, 2004
		
	BUILDING NO.:	  	200
		
	LEASE NO.:	  	200-3a

 TABLE OF CONTENTS 
  

							
	 1.
	  	BASIC LEASE PROVISIONS	  	1
		  	1.1	  	Summary	  	1
		  	1.2	  	Conflict	  	1
	 2.
	  	CONSTRUCTION OF PREMISES	  	2
	 3.
	  	POSSESSION AND SURRENDER OF PREMISES	  	2
	 4.
	  	TERM	  	2
	 5.
	  	RENT	  	2
	 6.
	  	TAXES	  	2
		  	6.1	  	Definition of Taxes	  	2
		  	6.2	  	Payment of Taxes	  	2
		  	6.3	  	Tenant’s Taxes	  	2
	 7.
	  	OPERATING COSTS	  	2
		  	7.1	  	Definition of Operating Costs	  	2
		  	7.2	  	Payment of Operating Costs	  	3
		  	7.3	  	Determining Operating Costs	  	3
		  	7.4	  	Audit Right	  	3
	 8.
	  	MONTHLY PAYMENT OF TAXES AND OPERATING COSTS	  	3
	 9.
	  	INSURANCE	  	3
		  	9.1	  	Tenant’s Insurance; Waiver of Subrogation	  	3
		  	9.2	  	Landlord’s Insurance; Waiver of Subrogation	  	4
	 10.
	  	UTILITIES	  	4
	 11.
	  	USE OF PREMISES	  	4
	 12.
	  	MAINTENANCE AND REPAIRS	  	5
		  	12.1	  	Landlord’s Obligations	  	5
		  	12.2	  	Tenant’s Obligations	  	5
	 13.
	  	ALTERATIONS	  	6
		  	13.1	  	Landlord’s Consent	  	6
		  	13.2	  	Notice	  	6
		  	13.3	  	Compliance with Laws	  	6
		  	13.4	  	Liens	  	6
		  	13.5	  	Labor Harmony	  	6
	 14.
	  	INDEMNITY; SATISFACTION OF REMEDIES	  	6
		  	14.1	  	Indemnification	  	6
		  	14.2	  	Damage to Persons or Property	  	6
		  	14.3	  	Satisfaction of Remedies	  	7
	 15.
	  	COMMON AREA AND PARKING	  	7
		  	15.1	  	Common Area	  	7
		  	15.2	  	Parking	  	7
	 16.
	  	DAMAGE OR DESTRUCTION	  	8
		  	16.1	  	Repairs	  	8
		  	16.2	  	Election to Terminate	  	8
		  	16.3	  	Abatement of Rent	  	8
	 17.
	  	CONDEMNATION	  	8
	 18.
	  	ASSIGNMENT AND SUBLETTING	  	8
		  	18.2	  	Notice	  	8
		  	18.3	  	Reasonable Consent	  	9
		  	18.4	  	No Release of Tenant	  	9
		  	18.5	  	Additional Terms	  	9
	 19.
	  	MORTGAGEE PROTECTION	  	10
		  	19.1	  	Subordination and Attornment	  	10
		  	19.2	  	Mortgagee’s Liability	  	10
		  	19.3	  	Mortgagee’s Right to Cure	  	10
	 20.
	  	ESTOPPEL CERTIFICATES	  	11
	 21.
	  	DEFAULT	  	11
	 22.
	  	REMEDIES FOR DEFAULT	  	11
		  	22.1	  	General	  	11
		  	22.2	  	Remedies Cumulative	  	12
		  	22.3	  	Performance by Landlord	  	12
		  	22.4	  	Post-Judgment Interest	  	12
	 23.
	  	BANKRUPTCY. [SEE EXHIBIT “F”]	  	12
	 24.
	  	GENERAL PROVISIONS	  	12
		  	24.1	  	Holding Over	  	12

  

 iii 

							
		  	24.2	  	Entry By Landlord	  	12
		  	24.3	  	Brokers	  	13
		  	24.4	  	Quiet Enjoyment	  	13
		  	24.5	  	Security	  	13
		  	24.6	  	Obligations; Successors; Recordation	  	13
		  	24.7	  	Late Charges	  	13
		  	24.8	  	Accord and Satisfaction	  	13
		  	24.9	  	Prior Agreements; Amendments; Waiver	  	13
		  	24.10	  	Representations; Inability to Perform	  	13
		  	24.11	  	Legal Proceedings	  	13
		  	24.12	  	Ownership; Invalidity; Remedies; Choice of Law	  	14
		  	24.13	  	Expense; Consent	  	14
		  	24.14	  	Presumptions; Exhibits; Submission; Net Lease	  	14
		  	24.15	  	Cooperation	  	14
		  	24.16	  	Notices	  	14
		  	24.17	  	Letter of Credit	  	14
		  	24.18	  	Other Defined Terms	  	15
	 25.
	  	HAZARDOUS SUBSTANCES	  	16
	 26.
	  	OTHER LEASE; SNDA	  	16
		  	Signatures	  	17

 EXHIBIT LIST 
  

			
	 “A”
	  	SITE PLAN OF PROJECT
	 “B”
	  	PREMISES
	 “C”
	  	WORKLETTER
	 “C-1”
	  	LAYOUT OF PREMISES
	 “D”
	  	BASE RENT
	 “E”
	  	RULES AND REGULATIONS
	 “F”
	  	BANKRUPTCY PROVISIONS (ARTICLE 23)
	 “G”
	  	LANDLORD’S FURNITURE
	 “H”
	  	SNDA

  

					
	 ADDENDUM #1 - EXTENSION OPTION

	 ADDENDUM #2 - ROOFTOP TELECOMMUNICATIONS

	 ADDENDUM #3 - RIGHT OF OFFER TO LEASE

  

 iv 

 INDEX TO DEFINED TERMS 
  

					
	 TERM
	  	PAGE	  	SECTION or EXHIBIT
		  		  	
	 Affiliates
	  	15	  	24.18(a)
	 Alterations
	  	6	  	13
	 Bankruptcy Code
	  	Page 1 of 1	  	Exhibit “F”, ¶23.1
	 Base Rent
	  	1	  	1.1(f)
	 Building
	  	1	  	1.1(d)
	 Common Area
	  	7	  	15
	 Condemnation
	  	8	  	17
	 Default Rate
	  	12	  	22.4
	 Guarantor
	  	1	  	1.1(lx)
	 hazardous substances
	  	16	  	25
	 Landlord’s Mortgagees
	  	15	  	24.18(c)
	 Laws
	  	15	  	24.18(d)
	 Lease Year
	  	2	  	4
	 Letter of Credit
	  	15	  	24.17
	 Liabilities
	  	15	  	24.18(e)
	 Liens
	  	6	  	13.4
	 Notices
	  	14	  	24.16
	 Operating Costs
	  	2	  	7.1
	 Premises
	  	1	  	1.1(a)
	 Project
	  	1	  	1.1(e)
	 rent
	  	2	  	5
	 Rent Commencement Date
	  	1	  	1.1(a)
	 Security Deposit
	  	1	  	1.1(h)
	 Superior Leases and Mortgages
	  	15	  	24.18(f)
	 Systems and Equipment
	  	15	  	24.18(g)
	 Taxes
	  	2	  	6.1
	 Tenant’s Broker
	  	1	  	1.1(m)
	 Tenant’s Percentage
	  	1	  	1.1(g)
	 Tenant’s Property
	  	2	  	3
	 Transfer
	  	8	  	18.1

  

 v 

 LEASE 
 THIS LEASE, dated as of June 25, 2004, is between 200 MINUTEMAN LIMITED PARTNERSHIP, a Massachusetts Limited Partnership (“Landlord”), and TRANSMEDICS, INC., a Delaware corporation (“Tenant”).

 Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord on the following terms and conditions: 
  

	1.	BASIC LEASE PROVISIONS. 

 1.1 Summary.

 (a) Premises: Space on the third (3rd) Floor of the Building (as shown in Exhibit “B”), with an
aggregate agreed rentable area deemed to be 35,910 square feet. “Rentable Area” means the agreed rentable area of the Premises (i.e., if Tenant does not lease additional space in the Building, the Rentable Area will be 35,910 square feet).

 (b) Term: This Lease is binding and effective as of the date hereof, and the Lease term begins on the Rent Commencement
Date and ends on December 31, 2014, unless terminated earlier or extended in accordance with this Lease. 
 (c) Rent
Commencement Date: July 1, 2004 
 (d) Building: The building at 200 Minuteman Road, Andover, Massachusetts, with an
agreed rentable area deemed to be approximately 206,756 square feet. 
 (e) Project: The land, buildings, improvements and
appurtenances, both above and below grade, now commonly known as 200 Minuteman Road, Andover, Massachusetts, as generally depicted on Exhibit “A.” 
 (f) Base Rent: (see Exhibit “D”). 
 (g) Tenant’s Percentage: 17.37%. 
 (gg) Lease Year: As defined in Section 4

 (h) Letter of Credit: See Section 24.17 
 (i) Use of Premises: As offices and for medically-related light assembly and testing of electronics and plastics (the
“Devices”), and medically-related training and research and development and other uses ancillary or incidental thereto, including, without limitation, use of a portion of the Premises as a show room for the Devices. Landlord acknowledges
and agrees that Tenant will install a “clean room” in the Premises for the assembly of products and its medically-related training and research and development. The Premises will not be used for manufacturing or retail sales, and neither
animals (nor animal parts or carcasses) will be permitted in the Premises. 
 (j) Notice to Tenant (prior to the Rent
Commencement Date): 
 600 West Cummings Park 
 Suite 3050 
 Woburn, Massachusetts 08108 
 Attn: Waleed H. Hassanein, M.D. 
 With a Copy to: 
 Piper Rudnick 
 One International Place 
 Boston, MA 02110 
 Attn: Barbara A. Trachtenberg 
 (k) Notice to Landlord: 
 200 Minuteman Limited Partnership 
 200 Minuteman Road 
 Andover, Massachusetts 01810 
 Attn: Martin Spagat 
 With a Copy to: 
 Brickstone Properties Incorporated 
 The Plaza at Continental Park 
 Suite 5252 
 2101 Rosecrans Avenue 
 El Segundo, California 90245-4742 
 Attn: John G. Baker, Esq. 
 (lx) Guarantor: None. 
 (m) Tenant’s Broker: None 
 (n) Certain Other Defined Terms: [See Section 24.18] 
 1.2 Conflict. If there is a conflict
between this summary and the rest of this Lease, the rest of this Lease will control. 
  

	2.	CONSTRUCTION OF PREMISES. 

 Tenant has thoroughly
inspected the Premises and accepts the Premises and the Project “as is” in all respects and agrees that Landlord is not required to pay for or perform any work to or for the benefit of the Premises or Tenant’s initial occupancy
thereof except as may be specifically set forth in Exhibit “C” hereto (although this is not meant to affect Landlord’s ongoing obligations to repair and maintain as and if required under this Lease). Tenant will perform Tenant’s
Work in accordance with Exhibit “C” hereto, unless Landlord specifically agrees in writing to perform Tenant’s Work. 
  

	3.	POSSESSION AND SURRENDER OF PREMISES. 

 When this
Lease expires or otherwise terminates, Tenant will remove all of its signs, movable trade fixtures and equipment, inventory and other personal property owned by Tenant or its Affiliates (“Tenant’s Property”). Tenant’s Property
remaining after termination will be deemed abandoned and Landlord may keep, sell, destroy or dispose of it without incurring any Liabilities to Tenant or its Affiliates. Notwithstanding anything to the contrary, Tenant will not remove, lease,
finance, subject to a security interest or otherwise encumber or Transfer, or damage, Landlord’s Furniture (as defined in Section 11(g) and set forth in Exhibit “G”), or any other items that are attached to the Premises or areas
of the Building or realty in such a manner that they are deemed to be “fixtures” under applicable Laws or that are attached in such a manner that their removal would cause substantial damage to or adversely affect the proper and continuing
functioning of the Building or its Systems or Equipment. However, notwithstanding the foregoing to the contrary, Tenant will remove those items at the end of the Lease term to the extent that Landlord specifies removal in any written consent to
alterations or installation given by Landlord. Tenant will repair all damage caused by such removal or Tenant’s occupancy (reasonable wear and tear and casualty damage excepted) and surrender the Premises broom clean and otherwise in the same
condition as on the Rent Commencement Date and as improved in accordance with this Lease (reasonable wear and tear and casualty damage excepted), unless such requirement is specifically waived in writing by Landlord. 
  

	4.	TERM. 

 Subject to Addendum #1 and Addendum #3, the
term of this Lease is as set forth in Section 1.1(b). A “Lease Year” is a period of twelve (12) consecutive calendar months during the Lease term, starting with the Rent Commencement Date. However, the first Lease Year is the
first twelve (12) full calendar months plus the partial month (if any) after the Rent Commencement Date if the Rent Commencement Date is not the first day of the month, and the last Lease Year may be less than twelve (12) months if the
expiration or termination date of this Lease is not the last day of a Lease Year. 
  

	5.	RENT. 

 Tenant will pay the base rent as shown in
Exhibit “D” in equal monthly installments in advance beginning as of the Rent Commencement Date and thereafter on the first day of each month during the term, prorated for any portion of a month. The term “rent” includes base
rent, additional rent and all other amounts to be paid by Tenant under this Lease, whether or not specifically described as rent. All rent will be paid to Landlord without demand, deduction, counterclaim or offset of any type in good funds and
lawful U.S. legal tender at The Plaza at Continental Park, Suite 5252, 2101 Rosecrans Avenue, El Segundo, California 90245-4742, Attn: Accounting Dept., or to such other person or place as Landlord may from time to time designate. 

 

	6.	TAXES. 

 6.1 Definition of Taxes.
“Taxes” means all taxes, assessments, levies, charges and fees imposed against, for or in connection with all or any portion of: the Project; the use, ownership, leasing, occupancy, operation, management, repair, maintenance, demolition or
improvement of the Project; Landlord’s right to receive, or the receipt of, rent, profit or income from the Project; improvements, utilities and services, whether because of special assessment districts or otherwise; the value of
Landlord’s interest in the Project; a reassessment due to any change in ownership or other transfer of all or any portion of the Project or an interest therein; and fixtures, equipment and other real or personal property used in connection with
the Project. Taxes also include, without limitation, capital and value-added taxes, penalties, interest and costs incurred in contesting taxes (subject to the rest of this Section 6.1), and any charges or taxes in addition to, in substitution
or in lieu of, partially or totally, any taxes or charges previously included within this definition, including taxes or charges completely unforeseen by the parties and collected from whatever source. Taxes do not include:
Landlord’s federal or state net income (including capital gains), franchise, excise, inheritance, deed stamp, transfer, gift or estate taxes, nor will they include penalties or interest unless Tenant fails to pay its share of Taxes as and when
required. 
 6.2 Payment of Taxes. Subject to Article 8: starting as of the Rent Commencement Date, Tenant will pay its Tenant’s
Percentage of Taxes directly to Landlord as additional rent within thirty (30) days after delivery of Landlord’s bills from time to time. 
 6.3 Tenant’s Taxes. Tenant will pay before delinquency all taxes assessments, license fees and charges levied, assessed or imposed on Tenant, Tenant’s business operations and Tenant’s Property and will indemnify and
hold Landlord harmless therefrom. 
  

	7.	OPERATING COSTS. 

 7.1 Definition of Operating
Costs. “Operating Costs” are all costs and expenses incurred in connection with the Project and its ownership, operation, management, maintenance, repair, replacement and improvement, including, without limitation, costs for: services,
costs and utilities not otherwise directly paid or reimbursed by tenants; materials, supplies and equipment to the extent used for the Project; insurance deductibles, premiums and costs; wages and payroll, including bonuses, fringe benefits, workers
compensation and payroll taxes; professional and consulting fees; management fees equal to 3.5% of the annual gross revenues generated by the Project (including for example all rent and proceeds paid by tenants in the project and security deposits
applied by Landlord, but excluding interest and insurance proceeds, except insurance proceeds that are meant to compensate for rent, such as proceeds from rental loss insurance), or if no managing agent is retained, an amount in lieu thereof not in
excess of such amount; complying with any Laws and insurance requirements; an annual audit of Landlord’s books and records relating to the Project and the preparation of Landlord’s annual financial statements (but not its tax returns);
Cafeteria Charges (which will be abated for the first Lease Year); and snowplowing and landscaping. Operating Costs do not include: Taxes or the exclusions therefrom; depreciation; Landlord’s loan fees, points, debt service or
ground lease payments or costs incurred in negotiating any of the underlying documents in connection therewith; brokerage commissions, advertising or other marketing expenses; payments to affiliates of Landlord for goods and/or services in excess of
what would be paid to non-affiliated parties for such goods and/or services in an arm’s length transaction; tenant allowances, inducements or workletter costs or any other costs incurred for the construction of new leasable area in the Project,
the construction of structured parking facilities, or the construction or installation of tenant improvements, or for improving, decorating, painting or redecorating vacant space held for lease to tenants; costs of negotiating or enforcing leases;
free rent, rent 

  

 2 

 
abatements or similar inducements offered by Landlord to obtain tenants; expenses for repairs or maintenance to the extent reimbursed by warranties,
guaranties, service contracts or insurance proceeds; costs for the replacement (as opposed to maintenance and repair) of basic structural members in the Building; costs to defend Landlord’s title to or interest in the Project; costs to
influence prospective legislation; janitorial services provided for a tenant’s leased premises (as opposed to janitorial services for the Common Area); and costs directly paid or specifically reimbursed by tenants in the Project (other than by
an allocation of Operating Costs), such as separately metered electricity payable directly by a tenant to the utility company. If and to the extent that a cost otherwise permitted as an Operating Cost is not incurred solely for the Project, it will
be reasonably pro rated by Landlord. 
 7.2 Payment of Operating Costs. Subject to Article 8: starting as of the Rent Commencement
Date, Tenant will pay its Tenant’s Percentage of Operating Costs directly to Landlord as additional rent within thirty (30) days after delivery of Landlord’s bills from time to time. 
 7.3 Determining Operating Costs. Notwithstanding anything to the contrary, in determining Operating Costs for any calendar year, Lease Year or
other relevant year, if during that period less than all of the area held for lease by Landlord in the Project is leased and occupied by tenants, then the Operating Costs for that period that vary with occupancy will be deemed to be equal to those
that Landlord would have incurred if the Project had been fully leased and occupied for that period, as reasonably determined by Landlord. Landlord will not, by operation of this clause, collect more than its actual Operating Costs for that period.

 7.4 Audit Right. At least by April 15th after the end of each calendar year during the term, Landlord will deliver to Tenant a
reconciliation of the actual Operating Costs incurred for that calendar year (if Tenant does not receive such a reconciliation by that date then it will notify Landlord in writing, and Landlord will deliver such a reconciliation with twenty
(20) days thereafter). Tenant will have the right at its sole cost to audit, with an independent certified public accountant, once during each twelve (12)-month period during the term, the Operating Costs charged to Tenant for the prior
calendar year, provided that Tenant delivers written notice to Landlord within six (6) months after receipt of the annual statement of Operating Costs for that calendar year, and has paid the amount of that statement and is not in default. The
auditors must be compensated on an hourly basis for time spent and not pursuant to a “contingent fee” arrangement of any type. This audit will take place at the Project during Landlord’s normal business hours on at least fourteen
(14) days’ prior written notice, in a manner that will not unreasonably disrupt Landlord’s business operations, and for a period not to exceed fourteen (14) business days. Landlord will not be required to provide analyses or
comparisons for Tenant, but will on request cooperate with the auditors by providing, to the extent in Landlord’s possession, line item breakdowns of the Operating Costs disputed by Tenant in its notice to Landlord and the invoices therefor,
and permitting Tenant’s auditors to copy such items at their sole cost. Tenant agrees to keep strictly confidential the results of its audits and any information obtained in connection therewith, as well as any claims, negotiations, proceedings
or settlements with Landlord, and will cause its auditors and other Affiliates to comply with these confidentiality requirements. As a condition to conducting an audit or any other review, Landlord may require Tenant and its auditors and other
Affiliates to sign and deliver confidentiality agreements for this purpose. If an error has been made in the billing of Operating Costs, whether in favor of Landlord or Tenant, the sole right and remedy of the parties will be to adjust the amount of
the discrepancy in cash within thirty (30) days (and if Landlord owes amounts to Tenant Landlord may, at its option, credit those amounts against the rent next due from Tenant, to the extent that rent is due). Notwithstanding anything to the
contrary, in addition to the reimbursement described in the preceding sentence, in the event that Tenant’s audit reveals that Operating Costs charged by Landlord to Tenant for the calendar year exceeded the actual Operating Costs that should
have been charged to Tenant for that calendar year by ten percent (10%) or more, and if in fact Tenant’s audit is accurate, Landlord shall reimburse Tenant for the costs of the audit, not to exceed Four Thousand Dollars ($4,000). If Tenant
chooses not to request such an audit within the six (6)-month period described above, the annual statement and the amounts required to be paid thereunder will be considered final and binding on Tenant in all respects, except for intentional fraud by
Landlord. 
  

	8.	MONTHLY PAYMENT OF TAXES AND OPERATING COSTS. 

 At
any time and from time to time, and subject to later change, Landlord may elect to have Tenant pay Tenant’s share of Taxes and Operating Costs (or either of them) in equal monthly installments in advance on the first of each month, based on
amounts reasonably estimated by Landlord (as revised from time to time). If these estimated monthly payments are required, after the end of each tax fiscal year, Lease Year or other relevant periods selected by Landlord, Landlord will deliver to
Tenant a statement of the actual amounts due for the period. Any additional amounts due from Tenant will be payable as additional rent within thirty (30) days after receipt of Landlord’s statement, and any overpayment by Tenant will be
refunded by Landlord or, at Tenant’s option, deducted from the next monthly installments of rent due from Tenant. At any time or from time to time, Landlord may deliver a bill to Tenant for Tenant’s share of Taxes and/or Operating Costs
(or specified portions thereof) that have been billed to Landlord for a particular period, and Tenant will pay the amount due to Landlord as additional rent within thirty (30) days after receipt of Landlord’s bill. Tenant will receive a
credit for any estimated monthly payments or other payments for such charges already paid by Tenant for the period covered by that bill. 
  

	9.	INSURANCE. 

 9.1 Tenant’s Insurance; Waiver
of Subrogation. 
 (a) Starting before the date (the “Insurance Date”) that Tenant or its contractors or other
Affiliates first enter the Project to perform any work, and continuing until the end of the term, Tenant will maintain at its cost: 
 (i) Commercial general liability insurance (ISO Form CG 00 01 07 98, or an equivalent occurrence basis policy form satisfactory to Landlord), with contractual liability, cross-liability and fire legal liability endorsements, protecting
against claims and liabilities for personal, bodily and other injuries, death and property loss or damage including, without limitation, broad form property damage insurance, automobile and personal injury coverage. This insurance also will insure
Tenant’s indemnities. The amount of this insurance will not be less than Five Million Dollars ($5,000,000) combined single limit for each occurrence. If this policy includes a “general aggregate” limit, the limit will be at least
twice the combined single limit per occurrence and will apply on a “per location” basis. 
 (ii) “All
risk” casualty insurance, covering all of Tenant’s Work, Tenant’s Property and all Alterations made by or for the benefit of Tenant that are not fixtures belonging to Landlord. This insurance will be for full replacement value.

 (iii) Loss of income and business interruption insurance in an amount that will reimburse Tenant for direct and indirect
loss of six (6) months of earnings and other costs attributable to all perils commonly insured against by prudent Tenants in the greater Boston area or attributable to prevention of access to the Premises or to the Building as a result of such
perils. 
  

 3 

 (iv) Employer’s liability insurance of not less than One Million Dollars
($1,000,000), and worker’s compensation insurance in statutory limits. 
 (v) If not already provided under one of
Tenant’s policies mentioned above, Builder’s Risk insurance (completed value form) for work required of or permitted to be made by Tenant. The amount of this insurance will be reasonably satisfactory to Landlord and must be obtained before
any work is begun. 
 (b) The initial amounts of commercial general liability insurance and employer’s liability
insurance described above will be subject to reasonable periodic increase and endorsement (but not more often than annually) based on inflation, increased liability awards and other relevant factors, as reasonably determined by Landlord. 

(c) All policies of insurance carried by Tenant must: name Landlord and its designees as additional insureds pursuant to ISO Form 2026
or its equivalent acceptable to Landlord, without modification; contain a waiver by the insurer of any right to subrogation against Landlord and its Affiliates; be written on an “occurrence” basis; be from insurers in good standing and
licensed to do business in Massachusetts with a Best’s Key Rating of at least A X; contain deductibles not in excess of $5,000 (and all deductibles will be paid and assumed by Tenant); be endorsed to be primary to all insurance of Landlord and
its Affiliates, which will be excess and non-contributing; and state that the insurers will not cancel, fail to renew or modify the coverage without first giving Landlord and any other additional insureds at least thirty (30) days’ prior
written notice. Tenant may provide this insurance pursuant to “blanket” policies, provided that the coverage required hereunder is not reduced in any manner. 
 (d) Tenant will supply copies of each paid-up policy or a certificate from the insurer certifying that the policy has been issued and
showing coverages and limits that comply with all of the terms of this Article. The policies or certificates will be delivered to Landlord prior to the Insurance Date and renewals provided not less than thirty (30) days before the expiration of
the coverage. Landlord always may inspect and copy any of the policies. Tenant waives subrogation and any right to claim or recover against Landlord or its Affiliates for Liabilities in connection with any damage, loss or liability due to a peril
covered under the casualty (and similar) insurance policies required to be or actually maintained by Tenant. 
 (e) Tenant and
its Affiliates will not undertake, fail to undertake or permit any acts or omissions which will in any way increase the cost of, violate, void or make voidable all or any portion of any insurance policies maintained by Landlord, unless Landlord
gives its specific written consent and Tenant pays all increased costs directly to Landlord on demand. 
 9.2 Landlord’s Insurance;
Waiver of Subrogation. To the extent reasonably commercially available, Landlord will maintain casualty insurance of at least 95% of the full replacement cost of the Building (and Landlord may exclude foundations, footings, below-grade space,
any historic items or structures and improvements covered by the insurance of other tenants), commercial general public liability insurance (Broad Form or the functional equivalent) of at least Ten Million Dollars ($10,000,000), and other
insurance policies (including, without limitation, rental loss insurance policies covering at least six (6) months of rent), all in such amounts (except as may be specified above), with deductibles (not materially in excess of commercially
reasonable amounts) and providing protection against such perils as Landlord determines to be necessary in its sole discretion. All losses on all policies maintained pursuant to this Article will be settled in Landlord’s name (or as otherwise
designated by Landlord) and proceeds will belong and be paid to or at the direction of Landlord. Landlord hereby waives subrogation and any right to claim or recover against Tenant or its Affiliates for Liabilities in connection with any damage,
loss or liability due to a peril covered under the casualty (and similar) insurance policies required to be or actually maintained by Landlord. Landlord makes no representations or warranties as to the adequacy of any insurance to protect
Landlord’s or Tenant’s interests. 
  

	10.	UTILITIES. 

 Tenant will pay when due to the
furnishing parties all fees and costs for utility services furnished to the Premises, including, without limitation, telephone, electricity (including, without limitation, electricity for any heat pump(s) or other portion of the HVAC Systems and
Equipment dedicated solely to the Premises), sewer, water and gas (if furnished). If not already present or installed by the utility provider, Landlord, at its cost, will install meters, submeters, intellimeters or the equivalent (collectively,
“Submeters”) to measure the electricity consumed at the Premises (although Landlord will not be required to do so for HVAC units that serve both the Premises and other areas of the Project nor for Systems or Equipment installed by Tenant
nor for Tenant’s use of emergency power or power from backup generators or UPS systems). If a utility or service is not separately metered, submetered, intellimetered or the equivalent and is not payable directly to the utility provider, Tenant
will pay its share (as reasonably determined by Landlord) of such costs directly to Landlord as additional rent within thirty (30) days after receipt of Landlord’s bills from time to time. Landlord is not responsible for any Liabilities
incurred by Tenant or Tenant’s Affiliates nor may Tenant abate rent, terminate this Lease or pursue any other right or remedy against Landlord or Landlord’s Affiliates as a result of any malfunction, failure to restore, interruption or
suspension of any utilities, services or associated Systems and Equipment, except as set forth in the next sentence. If there is an interruption in utility service directly caused by Landlord’s negligence or willful misconduct that is not
otherwise addressed by the terms of Article 16 and that renders the Premises untenantable for more than two (2) consecutive business days, then the terms of Sections 16.2 and 16.3 will apply as if the interruption were a casualty, and rent will
abate in accordance with Section 16.3 until service is restored. Landlord specifically retains (and if necessary Tenant hereby grants to Landlord) the sole and exclusive right to determine the electricity and other utility provider(s) for the
Premises and the rest of the Project. Subject to the foregoing, force majeure, and the performance of repairs and maintenance, Tenant will have the right to access the HVAC Systems and Equipment 24 hours per day, seven days per week during the Lease
term. 
  

	11.	USE OF PREMISES. 

 Tenant will: 
 (a) Operate its business in a manner customary to and compatible with first class office and research and development buildings and not
permit any objectionable or unreasonable noises, vibrations, odors or fumes in or to emanate from the Premises, nor commit or permit any waste, improper, immoral or offensive use of the Premises, any public or private nuisance or anything that
disturbs the quiet enjoyment of the other tenants, licensees, occupants or customers of the Project, and use and occupy the Premises throughout the term and only for the purposes described in Section 1.1(i), but for no other purpose. All
deliveries and pickups must be conducted at times and in the manner reasonably prescribed by Landlord, and only in those loading docks or areas reasonably specified by Landlord. All trash and waste products must be stored, discharged, processed and
removed in the manner reasonably prescribed by Landlord and in accordance with applicable Laws, and so as not to be visible to other tenants or create any health or fire hazard. 
  

 4 

 (b) Install only window coverings and treatments approved by Landlord (building standard
window coverings are hereby approved) and, once installed, keep them sufficiently closed to shield from outside view any rooms, machinery or other equipment that Landlord reasonably determines is unsightly or inconsistent with that portion of the
Project. Tenant will vent and drain only in a manner mutually agreed on by Tenant and Landlord. 
 (c) Not: permit any coin or
token operated vending, video, pinball, gaming or other mechanical devices on the Premises, except for telephones and vending machines solely for use by Tenant’s employees; sell lottery or raffle tickets; operate a restaurant; engage in the
business of banking or selling or purchasing securities; permit diplomatic, governmental or quasi-governmental agencies to occupy the Premises; use the Premises for retail or wholesale sales purposes, or as doctors’ offices (other than for the
training of doctors or medical personnel), or as living or sleeping quarters; store, sell or distribute obscene, graphic, sexually-explicit, lewd or pornographic materials (as reasonably determined in Landlord’s judgment) or engage in related
businesses in or from the Premises; or conduct any auction, or any distress, fire, bankruptcy or going out of business sale; or engage in retail sales. Notwithstanding the foregoing, Tenant may use a portion of the Premises as a show room for the
Devices. 
 (d) Comply with: Laws and insurance requirements affecting the Premises, the Project or any use and occupancy
thereof (including, without limitation, making required improvements to the Premises, but not any modifications or improvements to the base-building life-safety system or the Building structure unless required because of Tenant’s specific use
or manner of use of the Premises); and Landlord’s rules and regulations and reasonable changes thereto that do not materially adversely affect Tenant’s access to or use of the Premises in accordance with this Lease. Tenant will, at its
expense, obtain and maintain all licenses, permits and approvals necessary to conduct its business in accordance with applicable Laws (and will conduct its business in accordance with applicable Laws as described herein and above), but none of those
licenses, permits, approvals or variances will be binding on or in any way affect or restrict Landlord, any other tenants in the Project or the Project itself. 
 (e) If it wishes, at its expense: install signs or lettering on the entry doors to the Premises identifying its tenancy in the manner
customary to first-class office buildings and on a monument provided by Landlord outside the Building. Tenant will conform to standards established by Landlord from time to time for these signs or lettering and submit for Landlord’s prior
approval a plan or sketch of Tenant’s proposed sign or lettering together with a list of materials and specifications and the proposed manner of attachment. Landlord will place Tenant’s name (along with the names of other tenants) on a
Building directory sign at no cost to Tenant, and all other signs, lettering, awnings, canopies or other decorations require Landlord’s prior written approval. 
 (f) Not use any advertising or other media or other device which can be heard or experienced outside the Premises (except as permitted in
subparagraph (e) above), including without limitation, lights or audio or visual devices. Tenant will not distribute handbills or advertising, promotional or other materials anywhere in the Project or solicit business in the Project other than
within its own Premises. 
 (g) Have the right during the Lease term to use the furniture and equipment described in Exhibit
“G” hereto. This furniture and equipment, and all replacements or modifications thereof, collectively are called “Landlord’s Furniture.” Landlord’s Furniture is and will remain Landlord’s property, and not
Tenant’s Property, and except as set forth below Tenant will not attempt to sell or Transfer Landlord’s Furniture or any interest therein, or remove or damage or allow anyone else to remove or damage any of Landlord’s Furniture.
Tenant will at its cost repair any damage to Landlord’s Furniture caused by Tenant or its Affiliates (but not damage existing as of the beginning of the Lease term or damage arising from normal wear and tear) and at the end of the term will
surrender all of Landlord’s Furniture in the same condition as received, ordinary wear and tear and casualty damage excepted. Tenant accepts Landlord’s Furniture “as is” in all respects, and agrees that neither Landlord nor its
Affiliates have made, nor is Tenant relying on, any representations or warranties of any type, express or implied, in connection with Landlord’s Furniture (including, without limitation, any representations or warranties about its safety,
condition, or utility). Notwithstanding the foregoing, if Tenant wishes to replace items of Landlord’s Furniture during the term, or if there is excess Landlord’s Furniture during the term that Tenant does not wish to use, Tenant will
notify Landlord in writing and specify those items, and if Landlord does not remove those items within thirty (30) days after receiving Tenant’s notice, Tenant may dispose of those items at its cost or sell any or all of those items and
retain the proceeds. 
  

	12.	MAINTENANCE AND REPAIRS. 

 
 12.1 Landlord’s Obligations. Landlord will provide snowplowing, landscaping, and cause to be repaired and maintained the exterior and interior
Common Area of the Project, the elevators, the roof, floor and load-bearing and exterior walls and glass of the Building (but not the interior surfaces, and Tenant will be responsible if it breaks the glass), the floor slab, the foundation, the
steel frame of the Building, gutters, and downspouts, the common base-building life-safety system, the common base-building HVAC Systems and Equipment (not including any dedicated heat pump(s) or other portions of the HVAC Systems and Equipment
dedicated solely to the Premises), the common base-building electrical Systems and Equipment up to but not beyond the bus duct tap, and the common base-building plumbing Systems and Equipment up to and including, but not beyond, the main vertical
risers, and the sanitary sewer and water lines outside of the footprint of the Premises, but specifically excluding any supplemental or additional electrical, plumbing or other Systems and Equipment that are above base-building standard or involve
special Tenant requirements or equipment, all of which will be Tenant’s responsibility to repair and maintain (e.g., computer-room electrical or HVAC systems, audio/visual, computer, data or telecommunications systems, special security systems,
interior bathrooms, kitchens and kitchen appliances, etc.). However, Tenant will be responsible for all repairs and maintenance resulting from Tenant’s Alterations or the negligent or intentional acts or omissions of Tenant or its Affiliates.
Landlord will make its repairs in a good and workmanlike manner and in compliance with applicable Laws, and within a reasonable time following Tenant’s notification that the repairs are required, and Landlord will attempt in good faith not to
disturb the conduct of Tenant’s business more than is reasonably necessary under the circumstances. Landlord’s obligations are subject to the provisions of Articles 16 and 17 and the rest of this Lease. 
 12.2 Tenant’s Obligations. Except for Landlord’s obligations in Section 12.1, Tenant will clean, maintain and repair the Premises
and the Systems and Equipment dedicated solely to the Premises, and keep the Premises in good order and condition, including, without limitation, Tenant’s Property, all doors, window treatments, wall coverings, floor coverings, non-structural
portions of the ceiling, floor and walls, and Tenant’s Alterations (unless otherwise requested by Landlord). Tenant also will be responsible for repairing and maintaining: any heat pump(s) and any other portion of the HVAC Systems and Equipment
that are dedicated solely to the Premises. Tenant will maintain a maintenance contract with one or more licensed contractors reasonably approved by Landlord to provide for the periodic maintenance and repair of these items. At Landlord’s
written election, and on at least fifteen (15) days’ prior notice (although Landlord will not be required to give any prior notice if it believes in good faith that there is an emergency), if Tenant fails to perform periodic maintenance as
required, in addition to any other rights and remedies, on prior written notice to Tenant Landlord may engage the contractor(s) and bill and collect from Tenant the reasonable cost thereof. Tenant will make its repairs in a good and workmanlike
manner and in compliance with applicable Laws. Tenant’s obligations are subject to the provisions of Articles 16 and 17 and the rest of this Lease. 
  

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	13.	ALTERATIONS. 

 13.1 Landlord’s Consent.
“Alterations” means Tenant’s alterations, additions, improvements, remodeling, repainting, decorations or other changes. Tenant may make nonstructural Alterations to the interior of the Premises without Landlord’s consent
as long as the Alterations otherwise comply with the terms of this Lease and do not: affect the windows, the exterior of the Building, or any portion of the Building or the rest of the Project outside of the Premises; affect the strength, structural
integrity or load-bearing capacity of any portion of the Building; adversely affect the Systems and Equipment to the extent that they are outside the Premises, or serve portions of the Project outside of the Premises, or materially increase
Tenant’s usage; require Landlord or any other tenant of the Project to pay for or perform any work or cause them to be in violation of any applicable Laws as a result thereof; or, in Landlord’s reasonable judgment, cost more than a total
of Five Dollars ($5.00) per square foot of Rentable Area in the Premises in any Lease Year when combined with the cost of other Alterations made in that Lease Year (this monetary limitation will not apply with respect to the initial Alterations
contemplated by Tenant for its occupancy of the Premises). All other Alterations require Landlord’s prior written consent, but if Alterations proposed by Tenant otherwise comply with this Section 13 and the rest of this Lease but do not
comply with the monetary limitation above, Landlord will not unreasonably withhold or delay its written consent. Whether or not Landlord’s consent is required, Alterations are subject to the rest of this Article. 
 13.2 Notice. Tenant will notify Landlord not less than fifteen (15) days before beginning any Alterations. Together with Tenant’s
notice, Tenant will give Landlord copies of the necessary permits and approvals and, if Landlord deems it necessary, plans and specifications for the Alterations (but not for minor, non-structural Alterations such as wall coverings, wall hangings,
built-in cabinetry, movable partitions and painting). Landlord’s review or approval of Tenant’s plans and specifications is solely for Landlord’s benefit and will not be considered a representation or warranty to Tenant as to safety,
adequacy, efficiency, compliance with Laws or any other matter, or a waiver of any of Tenant’s obligations. Except for items of Tenant’s Property, all Alterations will be deemed Landlord’s property and part of the realty, and will be
surrendered with the Premises at the end of this Lease, unless otherwise requested by Landlord within thirty (30) days after receiving Tenant’s written notice of the Alteration. However, except as set forth in Article 3, if Landlord
specifically agrees in writing at the time Landlord consents to an Alteration, Tenant will not be obligated to remove that Alteration at the end of this Lease. 
 13.3 Compliance with Laws. Alterations will comply in all respects with this Lease and applicable Laws and insurance requirements. Alterations will be done in a manner customary to first-class office and
research and development buildings and equivalent to the fit, finish and specifications of the rest of the Building, using first quality materials, and so as not to materially interfere in any way with Landlord or any other tenant in the Project,
cause labor disputes, disharmony or delay, or impose any Liabilities on Landlord. Alterations will be performed only by experienced, licensed and bonded contractors and subcontractors approved in writing by Landlord, which approval will not be
unreasonably withheld or delayed. Tenant will cause its contractors and subcontractors to carry commercial general liability insurance with the same attributes and subject to the same requirements as those set forth in Section 9.1(a)(i), in the
amount of at least One Million Dollars ($1,000,000) combined single limit for each occurrence (subject to reasonable increase during the term at Landlord’s request), naming Landlord and its designees as additional insureds, employer’s
liability insurance of at least $1,000,000, and workmen’s compensation insurance in statutory limits. 
 13.4 Liens. Tenant will
pay when due all claims for labor, materials and services claimed to be furnished for Tenant or Tenant’s Affiliates or for their benefit. Tenant will keep the Premises (and the fixtures therein), the Project, (and title thereto) and the rest of
Landlord’s personal property and fixtures (and title thereto) free from all claims, liens, security interests and encumbrances resulting from Tenant’s acts, omissions, agreements, and all claims for labor, materials or services claimed to
have been furnished for Tenant or Tenant’s Affiliates or for their benefit (“Liens”). Tenant will indemnify Landlord for, and hold Landlord harmless from, all Liens, the removal of all Liens and any related actions or proceedings, and
all Liabilities incurred by Landlord in connection therewith. NOTICE IS HEREBY GIVEN TO ALL PERSONS FURNISHING LABOR OR MATERIALS TO TENANT THAT NO MECHANICS’, MATERIALMEN’S OR OTHER LIENS SOUGHT ON THE PREMISES WILL IN ANY MANNER AFFECT
LANDLORD’S RIGHT, TITLE OR INTEREST. 
 13.5 Labor Harmony. Tenant will not, directly or indirectly, employ or permit the
employment of any contractor, shipper, mechanic or laborer or permit any items or materials to be brought into the Premises or the rest of the Project, if it would create any work slow down, sabotage, strike, wild-cat strike, picketing or
jurisdictional dispute, or would in any way disturb the peaceful and harmonious operation, management, maintenance, cleaning, security or improvement of the Project or Minuteman Park or any part thereof (in any case, a “Labor/Disturbance
Incident”). Tenant will be solely responsible for all Liabilities resulting from any such Labor/Disturbance Incident, and, without limiting any other rights and remedies of Landlord, upon demand of Landlord Tenant at its cost immediately will
cause all contractors, shippers, mechanics, laborers, items or materials that are the subject or cause of such Labor/Disturbance Incident to be removed from the Project. 
  

	14.	INDEMNITY; SATISFACTION OF REMEDIES. 

 14.1
Indemnification. In addition to any other indemnities in this Lease, Tenant will indemnify Landlord for and hold Landlord harmless from Liabilities arising from or in connection with: acts or omissions of Tenant or its Affiliates, or the
conduct of Tenant’s business, or injuries, death or damage occurring in or on the Premises; Tenant’s breach of or default under this Lease; claims made by Tenant’s Affiliates against Landlord if Tenant has waived those claims in this
Lease or Landlord would not be responsible to Tenant for such claims if such claims were made by Tenant in accordance with this Lease; and claims by Tenant’s Affiliates or other persons if Landlord declines to consent to any act, event or
document requiring Landlord’s consent under this Lease (although, subject to the terms of this Lease, this will not prevent Tenant from making its own claim solely for its own benefit and on its own behalf if Landlord declines to consent where
Landlord is required to consent under the terms of this Lease). Notwithstanding the foregoing, Tenant will not be required to indemnify Landlord for Liabilities to the extent that they arise from the negligence or willful misconduct of Landlord in
breach of this Lease (and Tenant will bear the burden of proof as to the cause of such Liabilities). 
 14.2 Damage to Persons or
Property. Subject to the rest of this Section and the rest of this Lease, Landlord will be liable for damages if and to the extent directly caused by its own negligence or willful misconduct in breach of this Lease, but Landlord will not be
liable for any special, indirect, consequential, punitive or similar damages (including, without limitation, any loss of use or revenue by Tenant or any other person) under any circumstances, or for any Liabilities arising from or in connection
with: acts or omissions of Tenant, any other tenants of the Project, any third parties, or their Affiliates, including, without limitation, burglary, vandalism, theft, or other criminal or illegal activity; war, terrorism, riot, force majeure, civil
disturbance or executive or governmental or quasi-governmental order or directive; explosion, fire, steam, electricity, gas, mud, snow, hail, ice, water, rain, seepage, leakage, condensation, flood, wind, lightning, or otherwise by reason of the
elements; pollution, contamination, mold, hazardous substances, motor vehicles or any casualties; breakage, cracking, leakage, malfunction, obstruction or other defects in Systems and Equipment or the roof, walls, floors, surfaces or structure, or
of any services or utilities; any work, demolition, maintenance or repairs permitted under this Lease; any exercise of Landlord’s rights under any Laws or under this Lease, including any entry by 

  

 6 

 
Landlord or its Affiliates on the Premises in accordance with this Lease; or any of the matters described in Section 24.5. Tenant and Tenant’s
Affiliates assume the risk of all of these Liabilities and waive all claims against Landlord in connection therewith. Tenant also waives any Laws or rights that would permit Tenant to terminate this Lease (except as and if specifically set forth in
this Lease), perform repairs or maintenance in lieu of Landlord (or on Landlord’s behalf), or offset or withhold any amounts due because of damage to or destruction of the Premises, any repairs or maintenance, or for any other reason
(abatements of rent if and to the extent specifically permitted under this Lease will not be deemed to be an offset or withholding by Tenant). The foregoing is not meant to alter Landlord’s obligations to repair, maintain or rebuild to the
extent Landlord is otherwise specifically required to do so by the other terms of this Lease. Tenant promptly will notify Landlord of any damage or injury to persons or property and any events which could be anticipated to give rise to any of the
foregoing Liabilities. Notwithstanding anything to the contrary in this Lease or elsewhere, Landlord and its Affiliates will have no Liabilities of any type with respect to Tenant’s Property and any other property owned by Tenant or its
Affiliates, and all of such Liabilities are hereby waived by Tenant. These exculpations of Landlord and all of Tenant’s waivers in this Lease will apply to all of Tenant’s Affiliates to the greatest extent possible. If and to the extent
that these exculpations and waivers do not apply directly to Tenant’s Affiliates because they have not signed this Lease, Tenant will indemnify Landlord for and hold Landlord free and harmless from all Liabilities incurred by Landlord to or in
connection with Tenant’s Affiliates as if they had signed this Lease and freely agreed to such waivers, subject to the last sentence of Section 14.1. 
 14.3 Satisfaction of Remedies. Notwithstanding anything in this Lease or elsewhere to the contrary: Tenant and its Affiliates will look solely to Landlord’s interest in the Project (including its interest
in any insurance proceeds payable with respect to the Project) to satisfy any claims, rights or remedies, and Landlord and its partners and their respective Affiliates (including any property managers), at every level of ownership and interest, have
no personal or individual liability of any type, whether for breach of this Lease or their negligence or otherwise (and such Liabilities are hereby waived by Tenant), their assets will not be subject to lien or levy of any type, nor will they be
named individually in any suits, actions or proceedings of any type. 
  

	15.	COMMON AREA AND PARKING. 

 15.1 Common Area.
“Common Area” means all areas and improvements within the Project, as it now exists or as it exists in the future, not held or designated for the exclusive use or occupancy of Landlord, Tenant, or other tenants, including, without
limitation, a freight or freight/passenger elevator. Tenant may use the Common Area on a nonexclusive basis during this Lease, including, without limitation, a freight or freight/passenger elevator and Landlord agrees that it shall take all steps
necessary to add the existing freight/passenger elevator that is exclusive to a tenant other than Tenant to the Common Area and to provide Tenant with non-exclusive use thereof. Subject to the foregoing, Landlord reserves all rights in connection
with the Common Area and the rest of the Project, including, without limitation, the right to change, relocate, add to, improve or demolish portions of the land and/or improvements and the layout thereof and promulgate rules and regulations with
respect thereto, limit the use of any portion of the Common Area by Tenant or its Affiliates, and place certain portions of the Common Area off limits to Tenant and its Affiliates, including, without limitation, janitorial, maintenance, equipment
and storage areas, and entrances, loading docks, corridors, elevators and parking areas (specifically subject to Section 15.2 and the last sentence of this Section 15.1). Landlord reserves the space above hung ceilings, below the floor and
within the walls of the Premises, and the right to install, relocate, remove, use, maintain, repair and replace Systems and Equipment within or serving the Premises or other parts of the Building or the Project, and in such cases Landlord will use
commercially reasonable efforts avoid disturbing or interfering with the conduct of Tenant’s business more than is reasonably necessary under the circumstances. Except during emergencies or by reason of force majeure or necessary maintenance,
repair or construction, Landlord’s exercise of the rights in this Article will not ever prevent Tenant from having access to or the use of the Premises or a loading dock or the base building HVAC provided by Landlord, all or which are granted
24 hours per day, seven days per week, but such exercise will not under any circumstances require Landlord to compensate Tenant in any way, result in any Liabilities to Landlord, entitle Tenant to abate rent, or reduce Tenant’s Lease
obligations. 
 15.2 Parking. 
 (a) During the term, Tenant may park one hundred eight (108) of its passenger vehicles in assigned spaces or on a non-exclusive basis or a combination thereof, as determined by Landlord, in the areas designated
by Landlord from time to time for Tenant’s parking (see Exhibit “A”). Tenant will not park in spaces assigned to other tenants or reserved for visitor parking. If Tenant does not use all of its parking spaces, Landlord may allow
others to use those spaces at no charge, subject to Tenant’s right to promptly reclaim those spaces as and when legitimately needed for Tenant’s parking. Unless Landlord provides additional spaces (through restriping or otherwise),
Landlord will not agree to provide parking spaces in the Project to Tenant and the other tenants in the Building aggregating in excess of the aggregate parking spaces available in the Project. 
 (b) Tenant understands and agrees that Landlord will not be responsible for, and will not incur any Liabilities to Tenant or its
Affiliates with respect to, and Tenant waives all claims against Landlord and its Affiliates in connection with and assumes the risk of, any acts or omissions occurring within the parking areas or any entrances and exits thereto or therefrom,
including, without limitation, any injuries, death, or loss or damage to cars or other property, and Tenant will not name Landlord or its Affiliates, or bring any actions of any kind against them, in connection therewith or as a result thereof.

 
 (c) Tenant may not sublease, assign or otherwise
Transfer any parking rights except to a permitted assignee or sublessee as part of such permitted assignment or sublease. In addition to Landlord’s rights as set forth in Section 15.1, Landlord may: reasonably limit access to portions of
the parking areas; change signs, lanes and the direction of traffic within the parking areas; change, eliminate or add parking spaces or areas devoted to parking; designate the area (or space) within which each authorized automobile may be parked
and change any such designation from time to time; establish alternative means of identifying and controlling authorized parking; promulgate rules and regulations; construct additional and/or structured parking; and take any other actions deemed
necessary by Landlord, provided that Tenant’s authorized parking spaces will not be reduced nor will Tenant be charged for parking over and above its share of Taxes and Operating Costs related thereto (although if Landlord ever builds
structured parking it may condition the use of that facility on the payment of additional parking charges from Tenant and/or any other tenants, but if Tenant refuses to pay the additional charges it will not be required to park in that facility
unless Landlord waives those additional charges). 
  

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	16.	DAMAGE OR DESTRUCTION. 

 16.1 Repairs.
Subject to the rest of this Article and the rest of this Lease, Landlord will repair damage to the Premises and the Project caused by casualties insured against under the casualty policies that Landlord is required to maintain hereunder. However,
Landlord is not obligated to repair damage for which Landlord has no liability under other provisions of this Lease (e.g., Tenant’s Property) or for improvements installed by or for the benefit of any other tenants. Except as may otherwise be
required by then-applicable Laws, Landlord will attempt to restore the damaged portions to their prior condition, but Landlord is not required to undertake repairs unless insurance proceeds are available, spend more than the net insurance proceeds
it actually receives and is permitted to retain (or would have received and been permitted to retain if Landlord had maintained the insurance policies it is required to maintain under Section 9.2) for any repair or replacement, or repair or
replace any damage to Tenant’s Work, Tenant’s Property or fixtures or any Alterations. Landlord will begin repairs within a reasonable time after receiving notice of the damage, required building permits or licenses and the insurance
proceeds payable on account of the damage. 
 16.2 Election to Terminate. 
 (a) Landlord has the option either to repair the casualty damage, or terminate this Lease by delivering written notice within seventy-five
(75) days after the damage occurs, if: the damage occurs during the last year of the term; or Tenant is in default; or the repairs would take more than one hundred eighty (180) days to complete or cost more than the insurance proceeds
allocable to such repairs that Landlord reasonably determines it will receive; or the casualty damages more than thirty-five percent (25%) of the leasable space in the rest of the Building; or the Common Area of the Building; or the parking
area. 
 (b) Tenant also has the option to terminate this Lease by delivering written notice to Landlord if: the casualty
damages the Premises or access thereto and thus renders the Premises untenantable, Landlord is required or elects to repair and the repairs that Landlord is required to make are not substantially completed within ten (10) months after the
damage occurs (subject to extension of this period for up to an additional two [2] months for delays caused by force majeure); the damage was not caused by the acts or omissions of Tenant or its Affiliates and Tenant is not in default; and Tenant
delivers its written termination notice to Landlord within thirty (30) days after the end of Landlord’s repair period and Landlord fails to substantially complete within thirty (30) days after receiving this notice. Under these
circumstances, this Lease will terminate at the end of this latter thirty (30)-day period. 
 16.3 Abatement of Rent. Subject to
Section 16.2, if the Premises or access thereto are damaged by casualty so as to render the Premises materially unusable for Tenant’s permitted use for more than two (2) consecutive business days, base rent and Tenant’s share of
Taxes and Operating Costs will abate until Landlord has substantially completed the repairs it is required to perform and given Tenant access to the Premises, or Tenant reoccupies part of the Premises, or the Premises otherwise are rendered
tenantable, whichever is earliest. If Tenant continues to occupy or reoccupies the Premises before substantial completion of these repairs but cannot occupy substantially all of the Premises because of these ongoing repairs, base rent and
Tenant’s share of Taxes and Operating Costs will abate in proportion to the degree to which Tenant’s use of the Premises is impaired, as reasonably determined by Landlord. This rent abatement will not exceed the annual base rent that
otherwise would have been payable by Tenant for the Lease Year in which damage occurs. The abatement of base rent and Tenant’s share of Taxes and Operating Costs described above, and Tenant’s rights under Section 16.2(b), are
Tenant’s sole rights, remedies and compensation in connection with any damage, destruction or repairs. 
  

	17.	CONDEMNATION. 

 If all or substantially all of the
Premises are condemned, taken or appropriated by any public or quasi-public authority under the power of eminent domain, police power or otherwise, or if there is a sale in lieu thereof (“Condemned”), this Lease will terminate when title
or possession is taken by the condemning authority or its designee. If: 
 (a) More than twenty five percent
(25%) of the usable area of the Premises is Condemned, or if a portion of the Premises is Condemned so that the Premises are thereby rendered materially unusable for Tenant’s use, either Landlord or Tenant may terminate this Lease when
title or possession is taken by the condemning authority or its designee by delivering written notice to the other within fifteen (15) days thereafter. Landlord also may terminate this Lease if more than twenty five percent (25%) of
any of the following are Condemned: the leasable area of the rest of the Building; the leasable area of the Project (other than the Building); or the Common Area of the Building; or the parking area. 
 (b) Part of the Premises is Condemned and this Lease is not terminated, Landlord will attempt to make the necessary repairs so that, to
the extent reasonably possible, the remaining part of the Premises will be a complete architectural unit. Otherwise, Landlord’s restoration will be conducted as described in Section 16.1, except that Landlord will not be required to begin
repairs until a reasonable time after it receives any necessary building permits and substantially all of the proceeds of any awards granted for the Condemnation. After the date title or possession is taken by the condemning authority or its
designees, base rent and Tenant’s share of Taxes and Operating Costs will be reduced in proportion to the area of the Premises Condemned. 
 All
proceeds, income, rent, awards and interest in connection with any Condemnation will belong to Landlord, whether awarded as compensation for diminution of value to the leasehold improvements, or the unexpired portion of this Lease, or otherwise.
Tenant waives all claims against Landlord and the condemning authority with respect thereto, although if this Lease is terminated as a result of a condemnation Tenant may assert a separate claim in a separate proceeding against the condemning
authority for costs of relocation, provided that such claim and any award therefor will not reduce or otherwise affect Landlord’s award in any way. 
  

	18.	ASSIGNMENT AND SUBLETTING. 

 18.1 Landlord’s
Consent Required. Subject to Section 18.3, Tenant will not, and does not have the right or power to, voluntarily, involuntarily or by operation of any Laws, sell, convey, mortgage, subject to a security interest, license, assign, sublet or
otherwise transfer or encumber all or any part of Tenant’s interest in this Lease or the Premises, or allow anyone other than Tenant’s employees to occupy the Premises (singularly or collectively, “Transfer”), without, first
obtaining Landlord’s prior written consent in each case (except where consent is not required as specifically set forth in Section 18.5(c)) and complying with this Article and any attempt to do so without this consent and compliance will
be null and void and a default, unless otherwise specifically elected by Landlord in writing. 
 18.2 Notice. Tenant will notify
Landlord in writing at least fifteen (15) business days before any proposed or pending Transfer and will deliver to Landlord such information as Landlord may reasonably request in connection with the proposed or pending Transfer and the
proposed Transferee, including, without limitation, a copy of the final executed 

  

 8 

 
Transfer documents (including, if applicable, a sublease that complies with the terms of this Article 18) (except that proposed Transfer documents may be
delivered instead if the final executed documents are the same as the proposed documents delivered to Landlord in all material respects in Landlord’s reasonable determination), certified current financial statements and balance sheets, a
current Dun & Bradstreet report (if available), banking and accounting references and other relevant financial information for the proposed Transferee, and information as to the type of business and business experience of the proposed
Transferee. All of this information must be suitably authenticated. 
 18.3 Reasonable Consent. Except as otherwise set forth in this
Section 18, Landlord will not unreasonably withhold or delay its consent to an assignment or sublease by Tenant (and it will have at least fifteen (15) business days after delivery of the information required in Section 18.2), but
Landlord may withhold its consent arbitrarily and in its sole discretion to any hypothecation, assignment for security purposes or other Transfer or to any requested assignment or sublease before Tenant has occupied and begun to conduct business in
substantially all of the Premises, has confirmed in writing the correct Rent Commencement Dates and that it has accepted the Premises and Landlord’s Work in all respects, and Tenant has paid its first full month’s rent for the Premises.
Tenant agrees that Landlord’s withholding of consent to a proposed sublease or assignment will be deemed reasonable if Tenant is in default or any of the other terms and conditions of this Article have not been complied with, or if any of the
following conditions are not satisfied: (a) the Transfer does not violate any terms of this Lease, the subtenant or assignee will use the Premises only for the uses permitted in Section 1.1(i) and otherwise in accordance with this Lease
and such use will not increase the risk of possible contamination by hazardous substances in Landlord’s reasonable judgment, and the business and reputation of the subtenant or assignee are consistent with the other tenancies and standards of
the Project in Landlord’s reasonable judgment; (b) the subtenant or assignee is as reputable and creditworthy as Tenant and has the independent financial ability to perform the obligations of Tenant under this Lease (if the Transferee is
an assignee) or its obligations under its sublease (if the Transferee is a sublessee) without undue financial burden in Landlord’s reasonable judgment, and neither it nor its predecessors in interest is then subject to a bankruptcy or
reorganization, or then has a receiver appointed to manage its affairs or in connection with any of its assets, or has been subject to material criminal judgments, sanctions, consent decrees or similar actions by the SEC or other governmental or
quasi-governmental authorities; (c) the rent per square foot proposed to be payable by the Transferee is at least 85% of the rent then currently charged by Landlord for comparable space in the Project or under this Lease, whichever is greater;
(d) if the Transfer is a sublease it must prohibit the Transferee and Tenant from exercising any right to extend, renew or lease additional space or exercising similar rights under this Lease; (e) Landlord’s Mortgagees consent (if
their consent is required); and (f) there will be no more than an aggregate of three (3) subleases of the Premises. These conditions are not exclusive and Landlord may consider other factors reasonably deemed to be relevant in determining
if Landlord should grant or reasonably withhold its consent. 
 18.4 No Release of Tenant. Whether or not Landlord consents, no
Transfer will release or alter the liability of Tenant to pay rent and perform all of Tenant’s other obligations under this Lease. The acceptance of rent by Landlord from any person other than Tenant is not a waiver by Landlord. Consent to one
Transfer will not be deemed to be consent to any subsequent Transfer. If Tenant or any Transferee defaults under this Lease, Landlord may proceed directly against the Transferee and/or against Tenant without proceeding or exhausting its remedies
against the other. After any initial Transfer, Landlord may consent to subsequent Transfers of or amendments to or waivers under this Lease without notifying Tenant or any other person, without obtaining consent thereto, and without relieving Tenant
of its Liabilities under this Lease (as it may be modified); provided, however, that if the initial Transfer is a sublease, Tenant will not be liable to the extent of any material increase in its obligations under this Lease by reason of such an
amendment or subsequent Transfer unless Tenant consents to the amendment or subsequent Transfer in writing. 
 18.5 Additional Terms.

 (a) This Article is binding on and will apply to every Transferee, at every level. The surrender of this Lease or its
termination will not be a merger, but Landlord will have the right to terminate all subleases and the occupancy rights of all Transferees. Tenant will promptly deliver to Landlord copies of all executed Transfer documents, all collateral agreements
and all later amendments. Tenant will pay Landlord’s reasonable out-of-pocket attorneys’ fees and other costs in connection with any request for Landlord’s consent to a Transfer. A listing of any name other than Tenant’s name on
the doors or walls of the Premises, on the Building directory or elsewhere in the Project will not be deemed to be an actual or implied consent by Landlord to any sublease, assignment, occupancy or other Transfer nor constitute a waiver of
Landlord’s right to withhold consent to any Transfer or any other rights and remedies of Landlord. 
 
 (b) A Transferee (which for these purposes will exclude any permitted sublessee but will include any assignee by contract, foreclosure,
operation of law or otherwise) will be deemed to have assumed all of Tenant’s obligations and Liabilities under this Lease (all of which will be deemed to run with the land) and will be deemed to be bound by this Lease, and Tenant and the
Transferee will indemnify Landlord and hold it harmless from all Liabilities in connection with the Transfer. To confirm the foregoing, a prospective Transferee (other than a permitted sublessee) will be required to execute and deliver to Landlord
an unconditional written assumption of Tenant’s Liabilities under this Lease and an unconditional written indemnity as described above, and Tenant and the Transferee will be deemed to be jointly and severally liable for all Liabilities of the
tenant under this Lease and any existing and future amendments thereto (although such a written assumption will not be required to establish the full liability of the Transferee for all of Tenant’s Liabilities under this Lease). Notwithstanding
anything to the contrary in a sublease, each sublease will be deemed to include and incorporate the following provisions: it will be subject and subordinate to this Lease in all respects, and all restrictions and limitations on and obligations of
Tenant under this Lease (except with respect to the payment of rent and the length of the term) are incorporated into the sublease; the subtenant will represent that it has reviewed and approved all of the terms of this Lease; any Alterations that
require Landlord’s consent under this Lease also will require Landlord’s consent under the sublease; Tenant and the subtenant will indemnify Landlord and hold it harmless from all Liabilities in connection with the sublease; the subtenant
will acquire no rights or claims against Landlord or its Affiliates and will not have the right to exercise any of Tenant’s rights or options to renew, extend or lease additional space in the Project, or any other rights and remedies under this
Lease against Landlord; the subtenant will maintain the same insurance as is required to be maintained by Tenant under this Lease (liability insurance may be reduced proportionately based on the area subleased, but will not be less than $1 Million
combined single limit) endorsed in the same manner to Landlord and its designees, and on their on behalf and on behalf of their insurers, the subtenant and its Affiliates waive subrogation, and they waive, and discharge Landlord and its Affiliates
from, all claims in connection with any Liabilities incurred by subtenant or its Affiliates in connection with the sublease, the Premises, or the rest of the Project; there will be no privity of contract or estate between the subtenant and Landlord
(except if and to the extent necessary to permit Landlord to enforce its rights and remedies); the subtenant will not have the right or power to further Transfer its subleased space or any interest in the sublease or that space or to amend the
requirements in this Lease that are incorporated into the sublease; material amendments to the sublease will require Landlord’s prior written approval, which will not be unreasonably withheld or delayed, except that Landlord may arbitrarily
withhold its consent to any amendments that conflict with or require changes or waivers of any of the terms of this Lease or that extend the term of the sublease beyond the term of this Lease; Tenant and subtenant will concurrently deliver to
Landlord copies of any notices of default or breach or similar notices sent or received by them; and if this Lease terminates pursuant to its terms or by reason of default, operation of law, or agreement between Landlord and Tenant, or Landlord
rightfully reenters or 

  

 9 

 
repossesses the Premises, Landlord will have the right and power (but not the obligation) to terminate the sublease without any incurring any Liabilities
(all of which are hereby waived by Tenant, the subtenant and their respective Affiliates), or at its option, permit the sublease to continue with Landlord becoming the sublessor thereunder, in which case the subtenant will attorn to Landlord, but
Landlord will not be liable for Tenant’s acts or omissions, or any claims, defenses or offsets against or obligations of Tenant, nor will it be bound by any material amendment to the sublease or any amendment that would conflict with or require
changes or waivers of this Lease made without Landlord’s prior written consent. By entering into a sublease, Tenant and the sublessee agree that if the sublessee breaches an obligation under its sublease which would also constitute a default by
Tenant under this Lease if not cured within applicable grace periods, it will be a default under this Lease and then Landlord will have all of the rights and remedies against the subtenant that is also has against Tenant for such a default. Without
limiting the generality of the foregoing, Landlord will be permitted (by assignment of the cause of action or otherwise) to join the Tenant in any action or proceeding against subtenant or to proceed against the subtenant directly in the name of
Tenant to enforce these rights and remedies. Tenant and subtenant will cooperate with Landlord and execute such documents as may be reasonably necessary to implement the terms, rights and remedies set forth in this Article 18, including, without
limitation, including them explicitly or incorporating them by written reference in the sublease at Landlord’s election. The exercise of these rights and remedies will not constitute an election of remedies and will not in any way impair
Landlord’s right to pursue other or similar rights and remedies directly against Tenant, nor will the grant or exercise of these rights or remedies result in the subtenant acquiring any rights or claims against Landlord or its Affiliates.
Tenant and its Affiliates will not, without Landlord’s prior written consent, directly or indirectly assign, sublease or otherwise Transfer to, take an assignment, sublease or other Transfer from, or otherwise occupy premises leased to, any
then-current tenants of the Project (or any person that was a tenant of the Project within the 6-month period prior to Tenant’s request for approval (or any of their Affiliates), nor any person(or any of his Affiliates) to whom Landlord has
shown space in the Project or with whom Landlord has negotiated to lease space in the Project within the 6-month period prior to Tenant’s request for approval, and any attempt to do so will be null and void and a default. For purposes of the
previous sentence, the “Project” refers to and includes the area and buildings commonly known as Minuteman Park (in which the Project is located) in Andover, Massachusetts. Transferees will not have the right or power to make further
Transfers, and any attempt to do so will be null and void and a default unless otherwise specifically elected by Landlord in writing. As a material inducement to Landlord to enter into this Lease, Tenant agrees to make each prospective Transferee
aware of the terms of this Article and will deliver to each prospective Transferee a true and correct copy of this Lease prior to any Transfer, and each document of assignment, sublease or other Transfer, at every level, will include or explicitly
incorporate the terms of this Article. To fully enforce the terms of this Article 18, Landlord may require reasonable confirming agreements for its protection from Tenant and the Transferee, each of whom agrees to promptly execute and deliver such
agreements. 
 (c) If Tenant is a corporation, partnership, association or limited liability company, the Transfer of fifty
percent (50%) or more of Tenant’s capital stock, partnership interests, or interests in the association or limited liability company to any person or entity or affiliated persons or entities, or any dissolution, merger, consolidation or
other reorganization of Tenant, or the Transfer of all or substantially all of Tenant’s assets, whether directly or indirectly, by sale, conveyance, withdrawal or otherwise, or by one or more transactions (other than by unrelated transactions
on a public exchange, such as the NYSE or NASDAQ or if shares are issued as fair and reasonable consideration for a bona fide venture capital financing of Tenant that is not a subterfuge to avoid the provisions of this Article), will deemed to be an
attempted assignment of this Lease and subject to all of the terms of this Article and the rest of this Lease and the other or surviving party will be deemed to be a prospective assignee. However, an assignment or sublease (or a deemed assignment as
described in the previous sentence) by Tenant to its parent corporation or wholly-owned subsidiary, or to an entity that acquires all or substantially all of Tenant’s assets, or to an entity into which Tenant is merged or consolidated, will be
deemed to be a permitted assignment or sublease, as applicable, where Landlord’s consent is not required, provided that it is a bona-fide transaction and not a subterfuge to avoid the consent provisions of this Lease, the rest of this Article
is complied with, the Transferee has a net worth, credit rating and financial capability at least equal to Tenant’s when Tenant executed this Lease or at the time of the proposed Transfer (for each category, whichever is greater, as certified
by Tenant and the other applicable entity and as evidenced by financial statements audited by an independent CPA, or if audited financials are unavailable, then reviewed and certified by an independent CPA), and the Transferee first unconditionally
assumes in writing for Landlord’s benefit all of Tenant’s Liabilities under this Lease. 
  

	19.	MORTGAGEE PROTECTION. 

 19.1 Subordination and
Attornment. This Lease is subordinate to all Superior Leases and Mortgages existing on this date, and Tenant will attorn to each person or entity that succeeds to Landlord’s interest under this Lease, and if requested to confirm a
subordination and/or attornment, Tenant will execute the standard-form subordination and attornment agreements furnished by the existing Landlord’s Mortgagees within fifteen (15) days after request. These subordination and attornment
provisions will also apply for the benefit of subsequent Landlord’s Mortgagees, provided that they agree in writing not to disturb Tenant’s rights under this Lease if Tenant is not in default, and at the request of those Landlord’s
Mortgagees, Tenant will execute the subordination, non-disturbance and attornment agreements provided by those Landlord’s Mortgagees to provide for the foregoing if those agreements are not materially more adverse to Tenant with respect to
Tenant’s material and substantive rights under this Lease than the form in Exhibit “H” hereto. However, if a Landlord’s Mortgagee elects in writing, this Lease will be superior to the Superior Leases and Mortgages specified,
regardless of the date of recording, and Tenant will execute an agreement confirming this election on request. 
 19.2 Mortgagee’s
Liability. The obligations and Liabilities of Landlord, Landlord’s Mortgagees or their successors under this Lease will exist only if and for so long as each of these respective parties owns fee title to the Project or is the lessee under a
ground lease of the Project. Tenant will be liable to Landlord’s Mortgagees or their successors if any of those parties become the owner of the Project for any base rent paid more than thirty (30) days in advance except to the extent that
such rent is actually received by the Mortgagee. Landlord’s Mortgagees and their successors will not be liable for: (a) acts or omissions of prior owners; (b) the return of any security deposit not delivered to them; or
(c) amendments to this Lease made without their consent (if their consent is required under a Superior Lease or Mortgage). 
 19.3
Mortgagee’s Right to Cure. Notwithstanding anything to the contrary, no act or omission (if any) which otherwise might entitle Tenant under the terms of this Lease or otherwise to be released from any Lease obligations or to terminate
this Lease (other than a valid termination by Tenant following a casualty or Condemnation in accordance with Section 16.2(b) or Article 17, respectively) or to make a claim against the owner of the Project will result in or permit such a
release, termination or claim unless the act or omission is a material obligation of Landlord under this Lease, Tenant first gives written notice of the act or omission to Landlord and Landlord’s Mortgagees of which Tenant has actual knowledge
and those parties then fail to correct or cure the act or omission within a reasonable time thereafter (which will not be less than seventy-five [75] days). Nothing in this Section or the rest of this Lease obligates those parties to correct or cure
any act or omission or is meant to imply that Tenant has the right to be released from its obligations or terminate or claim under this Lease unless that right is explicitly granted elsewhere in this Lease, and if not so granted those rights are
irrevocably waived. 
  

 10 

	20.	ESTOPPEL CERTIFICATES. 

 Within fifteen
(15) days after request by either party, the other party will execute and deliver an estoppel certificate in form satisfactory to the requesting party or its designees which will certify (except as may be truthfully and accurately noted) such
information concerning this Lease and associated matters as the requesting party or its designees may reasonably request. 
  

	21.	DEFAULT. 

 The occurrence of one or more of the
following events will be a default by Tenant under this Lease: (a) if there ever is a Guaranty of any of Tenant’s Liabilities under this Lease, a default by a Guarantor thereunder; (b) the failure to pay rent or any other required
amount within ten (10) days after written notice that the payment is due, although no such prior written notice will be required if Tenant is late more than twice in any twelve-month period; (c) as provided in Articles 23 (Exhibit
“F”) and 25; (d) a Transfer or attempted Transfer in violation of Article 18; (e) Tenant’s failure to maintain its required insurance policies within five (5) days after Tenant becomes aware (by notice or
otherwise) that one or more of its insurance policies have lapsed; (f) [Intentionally Omitted]; or (g) Tenant’s failure to observe or perform any other obligation, term or condition within the time period specified in this Lease, and
if no time period is specified, it will be a default if this failure continues for thirty (30) days after written notice from Landlord to Tenant, but if more than thirty (30) days reasonably are required to cure, Tenant will not be in
default if Tenant begins to cure within the thirty (30)-day period and then diligently completes the cure as soon as possible but in any case within ninety (90) days after the notice of default is given (in the case of repair or maintenance
required under Section 12.2, this cure period may be extended by delays to the extent resulting from force majeure, but the aggregate cure period will not exceed one hundred eighty (180) days. The term “default” or “Tenant
default” or similar wording as used in this Lease means a default as defined in this Section 21, but notwithstanding the foregoing or anything else to the contrary, if there is an Event of Bankruptcy as described in Article 23 (Exhibit
“F”), Tenant will still be deemed to have been and to be in default if it fails to pay or perform its obligations under this Lease as and when required even if Landlord does not deliver or is prevented from delivering a notice of such
failure. 
  

	22.	REMEDIES FOR DEFAULT. 

 22.1 General. If
Tenant defaults, Landlord may at any time thereafter, with or without notice or demand, choose any or all of the following remedies or pursue any other right or remedy now or hereafter available to Landlord under this Lease or at law or in equity:

 (a) At Landlord’s written election the following amounts will become immediately due and payable in advance:

 (i) The unpaid rent which has accrued and would have accrued up to the date of payment, plus late charges, plus interest
from the dates such rent was due to the date of payment at the Default Rate; plus 
 (ii) The whole balance of unpaid rent
which would have become due had this Lease continued for the balance of the term (discounted to the date of payment at the rate of seven percent (7%) per annum); plus 
 (iii) The reasonable costs of enforcing the terms of this Lease, including, without limitation, costs for attorneys’ fees,
investigations and performing Tenant’s obligations as necessary, and/or 
 (b) Landlord may terminate this Lease by
written notice to Tenant. If Landlord elects to terminate this Lease under the provisions of this Section, Landlord may recover from Tenant a judgment and Tenant will be liable for damages computed in accordance with the following formula, in
addition to Landlord’s other remedies: 
 (i) The unpaid rent which has accrued and would have accrued up to the time of
judgment, plus late charges, plus interest from the dates such rent was due to the date of the judgment at the Default Rate; plus 
 (ii) The amount by which the whole balance of unpaid rent which would have become due had this Lease continued for the balance of the term after the date of judgment (discounted to the date of payment at the rate of seven percent
(7%) per annum) exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided (also discounted at the rate of 7% per annum). Tenant will have the burden of proving the amount of rental loss that
reasonably could have been avoided, which Tenant agrees will never be more than the scheduled net rental to be received by Landlord until the expiration of the term of this Lease from any reletting of the Premises entered into by Landlord at the
time (discounted at the rate of 7% per annum, and excluding from such net rental utility charges and other charges, if any, that must be remitted by Landlord to any governmental or quasi-governmental authority); plus 
 (iii) The reasonable costs of enforcing the terms of this Lease, repossessing, repairing, altering, performing tenant improvements to and
reletting the Premises, reasonable marketing, brokerage and attorneys’ fees and costs, and any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this
Lease and/or which in the ordinary course would be likely to result therefrom; plus 
 (iv) At Landlord’s election, such
other amounts in addition to or in lieu of the foregoing as may be permitted by applicable Laws. 
 Notwithstanding the foregoing, to avoid a duplication of
payments, if Landlord has actually received payment in full of all accelerated rent for the Lease term and the other amounts as described in Section 22.1(a) above, it cannot thereafter also receive additional amounts under this
Section 22.1(b), and/or 
 (c) Subject to the terms of this Lease, Landlord or its designees may, without further notice
or demand but otherwise subject to law, enter the Premises without being guilty of trespass and without incurring (and Tenant hereby waives) Liabilities for damages for such entry or for the manner thereof, for the purpose of distraint or execution
and/or to take possession of the Premises, and/or to terminate Tenant’s right of possession and/or to expel Tenant and its Affiliates and remove their property, and/or 
 (d) Landlord may enforce this Lease in accordance with its terms and Tenant will continue to be responsible for all charges as and when
they become due, and/or 
  

 11 

 (e) After reentry, retaking or recovering of the Premises, on terminating this Lease, but
without limiting Landlord’s acceleration right or other rights and remedies, Landlord may (but will not be obligated to) relet the Premises or any part(s) thereof to such person(s) upon such terms as may in Landlord’s sole discretion seem
best for a term within or beyond the term of this Lease. Any such reletting by Landlord before termination of this Lease will be for Tenant’s account, and may be in Landlord’s name or Tenant’s name, and Tenant will remain liable for
all rent and additional rent (including all charges and damages) due at the time of the reletting plus all of such amounts that otherwise would have been due under this Lease for the balance of the term absent any expiration, termination,
repossession or reletting, plus all costs of the type described in Sections 22.1(b)(iii) and (iv), as accelerated or, if not accelerated, as they accrue. However, until this Lease expires or is terminated, each month Tenant will receive a credit
against its obligations equal to the net rental proceeds (excluding utility charges or other charges, if any, that must be remitted by Landlord to any governmental or quasi-governmental authority), if any, actually paid to Landlord in that month by
the party or parties to whom the Premises were relet, but this credit will never be more than the amounts owed by Tenant to Landlord for that month. Further, after a default, Tenant, for itself and its successors and assigns,
hereby irrevocably constitutes and appoints Landlord as Tenant’s agent to collect the rents due and to become due from all sublessees and Transferees and apply the same to the rent due hereunder without in any way affecting Tenant’s
obligation to pay any unpaid balance of rent due or to become due hereunder. 
 Tenant waives the right under any Laws to any notice to remove or quit and
any and all rights of redemption or similar rights regardless of the circumstances, and any rights or claims against Landlord or its Affiliates in connection with any loss, theft, damage or destruction of property owned or leased by Tenant or its
Affiliates. For the purposes of computing any rent due hereunder, the amounts of additional rent which would have been payable per year under this Lease will be such amounts as were or would have been payable as specified in this Lease or, if not
specified, as reasonably estimated by Landlord (in either case without the benefit of any abatement to which Tenant may have been entitled) for the calendar year in which the default occurred, increasing annually on the first day of each calendar
year thereafter at the rate of seven percent (7%) per annum, cumulative and compounded. As used in this Article, the “term” means the initial term of this Lease and any renewals or extensions to which Tenant will have become bound
prior to the default. 
 22.2 Remedies Cumulative. All remedies available to Landlord hereunder and at law and in equity will be
cumulative and concurrent. No termination of this Lease nor taking or recovering possession of the Premises will deprive Landlord of any remedies or actions against Tenant for rent, for charges or for damages for the breach of any covenant,
agreement or condition, nor will the bringing of any such action for rent, charges or breach, nor the resort to any other remedy or right for the recovery of rent, charges or damages for such breach be construed as a waiver or release of the right
to insist upon the forfeiture and to obtain possession. No reentering or taking possession of the Premises, or making of repairs, alterations or improvements thereto, or reletting thereof, will be construed as an election by Landlord to terminate
this Lease unless specific written notice of such election is given by Landlord to Tenant. 
 22.3 Performance by Landlord. If Tenant
defaults or fails to perform any of its obligations under this Lease, Landlord, without waiving or curing the default or failure, may, but will not be obligated to, perform Tenant’s obligations for the account and at the expense of Tenant.
Notwithstanding Article 21, in the case of an emergency or to prevent damage or injury or protect health, safety or property, Landlord need not give any notice before performing Tenant’s obligations, although Landlord will give notice to Tenant
within a reasonable time thereafter. Tenant will pay on demand all costs and expenses reasonably incurred by Landlord in connection with Landlord’s performance of Tenant’s obligations, and Tenant will indemnify Landlord for and hold
Landlord harmless from all Liabilities incurred by Landlord in connection therewith. 
 22.4 Post-Judgment Interest. The amount of any
judgment obtained by Landlord against Tenant in any legal proceeding arising out of Tenant’s default under this Lease will bear interest until paid at the Bank of America prime rate plus three percent (3%), or the maximum rate permitted by law,
whichever is less (the “Default Rate”). Notwithstanding anything to the contrary contained in any Laws, with respect to any damages that are certain or ascertainable by calculation, interest will accrue from the day that the right to the
damages vests in Landlord, and in the case of any unliquidated claim, interest will accrue from the day the claim arose. 
  

	23.	BANKRUPTCY. [SEE EXHIBIT “F”] 

  

	24.	GENERAL PROVISIONS. 

 24.1 Holding Over.
Tenant will not hold over in the Premises after the end of the Lease term without the express prior written consent of Landlord. Tenant will indemnify Landlord for, and hold Landlord harmless from, any and all Liabilities arising out of or in
connection with any holding over, including, without limitation, any claims made by any succeeding tenant and any loss of rent suffered by Landlord. If, despite this express agreement, any tenancy is created by Tenant’s holding over, except as
specifically set forth in the next sentence the tenancy will be a tenancy at sufferance terminable immediately at Landlord’s sole option on written notice to Tenant, but otherwise subject to the terms of this Lease, except that the most recent
annual base rent will be increased by fifty percent (50%), Tenant will have no rights to lease any additional space in the Project or extend the term, and notwithstanding anything to the contrary Landlord will incur no Liabilities of any type to
Tenant or its Affiliates during any holdover period, all of such Liabilities hereby being waived by Tenant. Nothing in this Article or elsewhere in this Lease permits Tenant to hold over or in any way limits Landlord’s other rights and remedies
if Tenant holds over. 
 24.2 Entry By Landlord. 
 (a) Subject to the terms of this Section 24.2(a), Landlord and its Affiliates at all times have the right to enter the Premises, and
Landlord will retain (or be given by Tenant) keys to unlock all the doors to or within the Premises, excluding doors to Tenant’s vaults and files and Tenant’s limited high-security areas. Landlord in good faith will attempt to give Tenant
oral or written notice at least one (1) day prior to entering the Premises and will use commercially reasonable efforts to avoid disturbing or interfering with the conduct of Tenant’s business by such entry more than is reasonably
necessary under these circumstances. But, Landlord need not give notice and will have the right to use any means necessary to enter the Premises if Landlord believes there is an emergency or that entry is necessary to prevent damage or injury or
protect health, safety or property, although Landlord still will attempt to avoid disturbing or interfering with the conduct of Tenant’s business by such entry more than is reasonably necessary under these circumstances (although Tenant
acknowledges that emergency situations may result in material interference). Entry to the Premises and the exercise of Landlord’s rights will not, under any circumstances, be deemed to be a default, a forcible or unlawful entry into or a
detainer of the Premises or an eviction of Tenant from the Premises or any portion thereof, nor will it subject Landlord to any Liabilities or entitle Tenant to any compensation, abatement of rent or other rights and remedies. 
 (b) Notwithstanding anything to the contrary, Landlord reserves from the rights granted to Tenant in this Lease, and Tenant agrees to
permit, the right of emergency egress through the Premises for Landlord and other tenants and occupants of the Building (and their respective Affiliates). To accommodate this emergency egress, 

  

 12 

 
Landlord will have the right to use existing (or if not already existing or to be part of Landlord’s Work, at its cost install new) doors, hardware and
locking devices in the Premises and to comply with applicable Laws in providing this access, and all of this work will be performed in a good and workmanlike manner and so as not to disturb the conduct of Tenant’s business more than is
reasonably necessary under the circumstances. 
 24.3 Brokers. Tenant and Landlord each represents and warrants that it has not
employed or engaged any agent, broker, finder or other person who is or might be entitled to a commission or other fee from the other in connection with this Lease, and each of them will indemnify the other and its Affiliates for, and defend and
hold them harmless from, any Liabilities incurred in connection with any breach or inaccuracy in its representation or warranty. 
 24.4
Quiet Enjoyment. So long as Tenant pays all rent and performs its other obligations as required, Tenant may quietly enjoy the Premises without hindrance or molestation by Landlord or any person lawfully claiming through or under Landlord,
subject to the terms of this Lease and the terms of any Superior Leases and Mortgages, and all other agreements or matters of record or to which this Lease is subordinate. 
 24.5 Security. Tenant is solely responsible for providing security for the Premises and Tenant’s personnel. Without limiting the generality
of this Article, Tenant agrees that although Landlord now provides and now intends to continue to provide limited security for the Project: (a) Landlord may, but will not be required to, supply security personnel and systems for the Premises,
the Common Area or the rest of the Project and remove or restrain unauthorized persons and prevent unauthorized acts; (b) Landlord will incur no Liabilities for failing to provide security personnel or systems or, if provided, for acts,
omissions or malfunctions of the security personnel or systems (and all of such Liabilities are hereby waived by Tenant); and (c) Landlord and its Affiliates make no representations or warranties of any kind in connection with the security or
safety of the Premises, the Common Area or the rest of the Project. 
 24.6 Obligations; Successors; Recordation. If Tenant consists
of more than one person or entity, the obligations and liabilities of those persons or entities are joint and several. Subject to the terms of this Lease, time is of the essence of this Lease. Subject to the restrictions in Article 18, this Lease
inures to the benefit of and binds Landlord, Tenant and their respective successors and assigns. Tenant will not have the right or power to record a notice, abstract or memorandum of this Lease or any portion thereof, except that Tenant may, at its
cost, record a notice of this Lease, but only if recordation is statutorily required in order to protect Tenant’s rights hereunder against third parties. This notice will contain only the minimum information statutorily required and its form
will be subject to Landlord’s prior written approval, which will not be unreasonably withheld, conditioned or delayed, and such a notice will be promptly executed and delivered by Landlord. Tenant will provide Landlord with a copy of the
recorded notice promptly after it is received. Prior to and as a condition to recording this notice, Tenant will deliver to Landlord an executed termination in recordable form sufficient in Landlord’s reasonable judgment to terminate this
notice and remove it from record title. Landlord will have the right to record this termination only when this Lease expires or otherwise terminates. 
 24.7 Late Charges. If any rent or other amounts payable by Tenant are not received within ten (10) days after the due date, Tenant will pay to Landlord on demand a late charge equal to three percent
(3%) of the overdue amount, and if not received within ten (10) days after notice, the amounts also will bear interest from the due date until paid at the Default Rate. Collection of these late charges and interest will not: be a waiver or
cure of Tenant’s default or failure to perform; be deemed to be liquidated damages, an invalid penalty or an election of remedies; or prevent Landlord from exercising any other rights and remedies. 
 24.8 Accord and Satisfaction. Neither endorsements nor statements on any check or any letter accompanying any check or payment, nor payment by
Tenant or acceptance by Landlord of less than the full amount of rent or any other amount due, will be binding on Landlord nor will they be deemed to be a waiver, settlement, or accord and satisfaction. Amounts received by Landlord will be deemed to
be on account of amounts due and may be applied in such order and to such obligations as Landlord determines in its sole discretion. Landlord may accept any check or payment without prejudice to any of Landlord’s rights and remedies, including,
without limitation, the right to recover the full amount due. 
 24.9 Prior Agreements; Amendments; Waiver. This Lease is an
integrated document and contains all of the agreements, conditions, representations and warranties and other terms between the parties in connection with the Project or the leasing of the Premises or any other parts of the Project or any other
matter covered or mentioned in this Lease, and supersedes all prior agreements or understandings. This Lease may not be amended except by an agreement in writing signed and delivered by the parties. Except as may be specifically set forth in this
Lease, all waivers must be in writing. Landlord will not be bound by any purported waiver (including, without limitation, any purported waiver in connection with a Transfer) unless the waiver is in writing, specifies the obligation, term, condition,
act, omission, or agreement to be waived, and is executed and delivered by Landlord, and for example (but not by way of limitation), Landlord’s acceptance of less than the full amount of rent due, acceptance of funds from any other source,
collection of a late charge, application of a security deposit, failure to notify, failure to pursue rights and remedies, or failure to insist on strict performance will not be a waiver, whether or not Landlord has knowledge of a breach or default
and regardless of the passage of time or continuation of conduct. Landlord’s waiver of any obligation, term, condition, act, omission, or agreement will not be deemed to be a waiver of any other, or subsequent, obligation, term, condition, act,
omission, or agreement, whether similar or dissimilar, nor of any of Landlord’s rights and remedies. 
 24.10 Representations;
Inability to Perform. Tenant is not relying on and was not induced to sign this Lease as a result of any statements, information, projections, representations or warranties of any kind, express or implied, with respect to the Premises, the
Project or this transaction, and instead Tenant entered into this Lease based on its own independent investigation and assessment. Landlord will not be in default nor incur any Liabilities if it can’t fulfill any of its obligations, or is
delayed in doing so, because of accidents, breakage, strike, labor troubles, war, sabotage, governmental regulations or controls, inability to obtain materials or services, acts of God, or any other cause, whether similar or dissimilar, beyond
Landlord’s reasonable control (sometimes referred to as “force majeure”). 
 24.11 Legal Proceedings. In any action or
proceeding involving or relating in any way to this Lease, the court or other person or entity having jurisdiction in such action or proceeding will award to the party in whose favor judgment is entered the actual attorneys’ fees and costs
incurred. Tenant also will indemnify Landlord for, and hold Landlord harmless from and against, all Liabilities incurred by Landlord if Landlord becomes or is made a party to any proceeding or action: (a) involving Tenant and any third party,
or by or against any person holding any interest under or using the Premises by license of or agreement with Tenant; or (b) necessary to protect Landlord’s interest under this Lease in a proceeding under the Bankruptcy Code that involves
Tenant or its Affiliates. Unless prohibited by law, Tenant and Landlord each waives the right to trial by jury in all actions involving or related to this Lease, the Project or any collateral or subsequent agreements between the parties, and Tenant
waives any right to impose a counterclaim in any proceeding brought for possession of the Premises as a result of Tenant’s default (although Tenant will retain whatever rights it may have to bring a separate claim against Landlord and will have
the right to interpose compulsory counterclaims that cannot be brought in a separate action and that would be irrevocably lost if not brought in the action for possession). Tenant and Landlord each also submits to and agrees not to contest the sole
and exclusive jurisdiction of the state and federal courts 

  

 13 

 
located in Massachusetts to adjudicate all matters in connection with this Lease and agrees that it will bring all suits and actions only in such
Massachusetts courts and not to seek a change of venue. Service on any one or more of the individuals comprising Tenant will conclusively be deemed service on all of those individuals. In any circumstance where a party is obligated to indemnify or
hold harmless the other party under this Lease, that obligation also will run in favor of the other party’s partners, and the other party’s and its partners’ respective shareholders, directors, officers, employees, agents, and
affiliated entities (collectively, the “Indemnified Affiliates” of a party), and will include the obligation to protect the other party and its Indemnified Affiliates, and defend them with counsel acceptable to the other party or, at the
other party’s election, the other party and its Indemnified Affiliates may employ their own counsel and the indemnifying party will pay when due all attorneys’ fees and costs. The property manager(s) will be deemed to be one of the
Indemnified Affiliates of Landlord. These obligations to indemnify, hold harmless, protect and defend will survive the expiration or termination of this Lease. 
 24.12 Ownership; Invalidity; Remedies; Choice of Law. As used in this Lease, the term “Landlord” means only the current owner or owners of the fee title to the Premises. Upon each conveyance (whether
voluntary or involuntary) of fee title, the conveying party will be relieved of all Liabilities and obligations contained in or derived from this Lease or arising out of any act, occurrence or omission occurring after the date of such conveyance.
Landlord may Transfer all or any portion of its interests in this Lease, the Premises, or the Project without affecting Tenant’s obligations and Liabilities under this Lease. Tenant has no right, title or interest in the name of the Building or
the Project, and may use these names only to identify its location. Any provision of this Lease which is invalid, void or illegal will not affect, impair or invalidate any of the other provisions and the other provisions will remain in full force
and effect. Landlord’s rights and remedies are cumulative and not exclusive. This Lease is governed by the laws of Massachusetts applicable to transactions to be performed wholly therein. 
 24.13 Expense; Consent. Unless otherwise provided in this Lease, a party’s obligation will be performed at that party’s sole cost and
expense, except when Landlord is performing Tenant’s obligations because of Tenant’s default or failure to perform or as otherwise permitted in this Lease. Landlord has agreed in a number of instances in this Lease to consent, approve or
exercise its judgment reasonably. Therefore, to avoid potential misunderstandings, except where it is expressly provided that Landlord will not unreasonably withhold its consent or approval or exercise its judgment reasonably, Landlord may grant or
withhold its consent or approval and exercise its judgment arbitrarily and in its sole and absolute discretion. In any dispute involving Landlord’s withholding of consent or exercise of judgment, the sole right and remedy of Tenant and its
Affiliates is declaratory relief (i.e., that such consent should be granted), and Tenant and its Affiliates waive all other rights and remedies, including, without limitation, claims for damages. 
 24.14 Presumptions; Exhibits; Submission; Net Lease. This Lease will be construed without regard to any presumption or other rule requiring
construction or interpretation against the party drafting the document. The titles to the Articles and Sections of this Lease are not a part of this Lease and will have no effect on its construction or interpretation. Whenever required by the
context of this Lease, the singular includes the plural and the plural includes the singular, and the masculine, feminine and neuter genders each include the others, and the word “person” includes individuals, corporations, partnerships or
other entities. All exhibits, addenda and riders attached to this Lease are incorporated in this Lease by this reference. The submission of this Lease to Tenant or its broker, agent or attorney for review or signature is not an offer to Tenant to
lease the Premises or the grant of an option to lease to Premises. This Lease will not be binding unless and until it is executed and delivered by both Landlord and Tenant. This Lease is intended to be a completely “ triple net” lease,
unless specifically otherwise provided in this Lease. 
 24.15 Cooperation. Tenant will cooperate reasonably with Landlord in
connection with this Lease, Landlord’s ownership, operation, management, improvement, maintenance and repair of the Premises and the rest of the Project, and Landlord’s exercise of its rights and obligations under this Lease. If necessary,
this cooperation will include, without limitation, moving machinery or equipment within the Premises and allowing Landlord sufficient space within the Premises to enable Landlord to perform any work that Landlord is required or has the right to
perform under this Lease. 
 24.16 Notices. Unless otherwise specified in this Lease, all notices, demands or communications required
or permitted under this Lease (“Notices”) will be in writing and will be delivered in person, by recognized overnight national courier (such as Federal Express or the equivalent), by certified mail, return receipt requested, postage
prepaid, or by telecopy (and if delivered by telecopy, a copy of the Notice also must be sent by one of the other methods above within one (1) business day thereafter). Before Tenant takes occupancy of the Premises, Notices to Tenant will be
delivered to the address for Tenant in Section 1.1. After Tenant takes occupancy of the Premises, Notices to Tenant will be delivered to the address of the Premises (or such other address as Tenant may specify) and such other addresses as are
listed in Section 1.1 as receiving copies of Notices to Tenant. If Tenant consists of one or more persons or entities, Notices to any one of them will be deemed Notices to all of them. Notices to Landlord will be delivered to the addresses for
Landlord in Section 1.1 and such other addresses as are listed in Section 1.1 as receiving copies of Notices to Landlord. A party may change the addresses to which Notices directed to it are to be delivered by written Notice to the other
party in accordance with these terms. Notices will be deemed given and received on the earlier of delivery or refusal to accept delivery, and if delivered by telecopy when receipt is confirmed electronically, provided that a copy is also delivered
by one of the other methods described above as and when required. 
 24.17 Letter of Credit. 
 (a) Concurrently with its execution of this Lease, Tenant will obtain and deliver to Landlord an irrevocable, clean, unconditional standby
letter of credit in accordance with the terms and conditions of this Section 24.17 (the “Letter of Credit”). The Letter of Credit will be in the amount of Two Hundred Fifty Thousand Dollars ($250,000), will be issued initially by
Fleet Bank, or if Tenant wishes or is required to replace the initial Letter of Credit, by a bank that meets the criteria in Section 24.17(d). The Letter of Credit will name the then-current Landlord (or, at Landlord’s request from time to
time, one or more then-current lenders to Landlord) as the beneficiary thereof, will have an initial term of at least one (1) year, will renew automatically unless Landlord receives written notice from the issuer at least thirty (30) days
prior to its expiration, and with renewals will expire no earlier than sixty (60) days after the expiration date of the Lease. Tenant will renew or replace the Letter of Credit in accordance with this Section 24.17 at least thirty
(30) days prior to its expiration. The form and content of the Letter of Credit will be as set forth in this Section 24.17 and otherwise as may be acceptable to the beneficiary thereof. The beneficiary will have the right to draw under the
Letter of Credit on one or more occasions from time to time (either total or partial draws) and in accordance with the terms hereof simply upon presentation to the issuer of a sight draft executed by the beneficiary or its authorized representative
requesting payment and without further condition or certification, and the issuer will pay upon presentation of such draft without deduction or offset of any type. The Letter of Credit will be assignable in whole but not in part, and at
Landlord’s request from time to time, it will be reissued in favor of a new beneficiary in accordance with the terms of this Lease. 
 (b) If Tenant defaults or fails to pay or perform its Liabilities under this Section 24.17 or the rest of this Lease as and when required (including, without limitation, failing to renew or replace the Letter of
Credit as and when required), the beneficiary thereafter may, but will not be obligated to, draw under the Letter of Credit on one or more occasions and hold or apply the proceeds thereof to any amounts owed and/or damages incurred or resulting
therefrom 

  

 14 

 
and/or in such other manner or order as the beneficiary may determine in its sole discretion, and the beneficiary’s draw(s) under or failure to draw
down all or any portion of the Letter of Credit in any particular instance will not be deemed to be a waiver or election of any rights and remedies of any type of Landlord or the beneficiary, a limitation on Landlord’s or the beneficiary’s
right to damages or the amount thereof, a payment of liquidated damages or an accord or satisfaction. Notwithstanding the foregoing, the beneficiary may not apply the proceeds of the Letter of Credit in amounts materially in excess of the damages
actually or reasonably expected to be incurred by the beneficiary (but the parties specifically agree that the beneficiary’s rights to draw under and/or apply the proceeds of the Letter of Credit will not be subject to any stays,
“caps” or limitations on damages in the Bankruptcy Code or otherwise affected by an Event of Bankruptcy). 
 (c) If
any portion of the Letter of Credit is drawn on, Tenant will within ten (10) days after written notice either: deposit cash with Landlord so that the combination of cash and the undrawn portion of the Letter of Credit equal the original amount
of the Letter of Credit; or cause the Letter of Credit to be reinstated or reissued so that the amount thereof equals the original amount of the Letter of Credit. If the Letter of Credit has not been drawn on and Tenant is not in default and has not
committed an act or omission that with the passage of time or the giving of notice (or both) would constitute a default, Tenant may at its cost reduce the face amount of the Letter of Credit to One Hundred Twenty-five Thousand Dollars ($125,000) if
prior thereto: (i) Tenant has met the following financial criteria for one full calendar year: revenue (excluding venture or other funding) of at least $73.8 Million; cost of goods sold not exceeding 29% of revenue; operating expenses not
exceeding 38% of revenue; and operating income of at least $25 Million and at least 34% of revenue; and (ii) Tenant delivers to Landlord: financial statements prepared in accordance with GAAP and audited by an independent certified public
accountant showing that these financial criteria have been met; and an unconditional written certification from such accountant and Tenant’s President or CFO certifying that these financial criteria have been met. 
 (d) Tenant will promptly cause the Letter of Credit to be replaced by a Letter of Credit issued by another recognized United States
money-center bank in good standing with a branch located in the Boston, Massachusetts metropolitan area of the United States that meets the financial criteria described below and is otherwise reasonably acceptable to the beneficiary: (i) on
demand by the beneficiary if the issuer ever fails to meet the financial criterion described below; or (ii) if Tenant wishes to replace the Letter of Credit with a Letter of Credit issued by another bank. The financial criteria referred to
above are the issuer’s maintenance of credit quality ratings from Fitch, Inc., Moody’s and Standard & Poor’s at least equal to those enjoyed by the initial issuer of the Letter of Credit when the Letter of Credit was
initially issued. Tenant will be responsible for documenting such compliance if required. The beneficiary will have the immediate right thereon and thereafter to draw under the Letter of Credit for all or any portion thereof if the Letter of Credit
is not replaced as and when required by an issuer meeting the financial criterion referred to above. Tenant will be solely responsible for all costs in connection with any issuance, reissuance, reinstatement, assignment, modification, transfer or
renewal of the Letter of Credit in accordance with this Section. 
 24.18 Other Defined Terms. 
 (a) “Affiliates” means: partners, directors, officers, shareholders, agents, employees, parents, subsidiaries, affiliated
parties, licensees, concessionaires, contractors, subcontractors, successors, assigns, subtenants, and representatives. 
 (b)
“Cafeteria Charges” means an amount payable by Tenant if and for so long as Landlord causes or permits a cafeteria or food service facility to be operated in the Building that can be used by Tenant’s employees. Cafeteria Charges will
be payable together with and as part of Operating Costs, in monthly installments, and Tenant’s Percentage thereof will be deemed to equal the “Annual Amount” multiplied by the Rentable Area of the Premises. The “Annual
Amount” means One Dollar and Twenty-five Cents ($1.25) per annum, increased at the beginning of each calendar year during the term by one and one-half percent (1.5%) over the previous amount. 
 (c) “Landlord’s Mortgagees” means the lessors or mortgagees under the Superior Leases and Mortgagees and their successors
and assigns. The current Landlord’s Mortgagee is General American Life Insurance Company. 
 (d) “Laws” means:
all applicable laws, codes, decisions, ordinances, rules, regulations, licenses, permits, approvals and directives of legislative, judicial, quasi-judicial, governmental or quasi-governmental agencies, authorities or officers , including, without
limitation, those relating to building and safety, fire prevention, health, energy conservation, hazardous substances and environmental protection. 
 (e) “Liabilities” means: all costs, damages, claims, injuries, liabilities and judgments, including, without limitation, reasonable attorneys’ fees and costs (whether or not suit is commenced or
judgment entered). 
 (f) “Superior Leases and Mortgages” means all present and future ground leases, underlying
leases, mortgages, deeds of trust or other encumbrances, and all renewals, modifications, consolidations, replacements or extensions thereof and advances made thereunder, affecting all or any portion of the Premises or the Project. 
 (g) “Systems and Equipment” means: when used generally, all HVAC, plumbing, mechanical, electrical, lighting, water, gas, sewer,
safety, sanitary and any other utility or service facilities, systems and equipment, and all associated pipes, ducts, poles, stacks, chases, conduits, wires and facilities; and when used specifically, a specified installation or type of equipment or
utility service and all associated pipes, ducts, poles, stacks, chases, conduits, wires and facilities. 
  

 15 

	25.	HAZARDOUS SUBSTANCES. 

 Without limiting the
generality of any portion of this Lease, Tenant and its Affiliates will: 
 (a) Not store, handle, transport, use, process,
generate, discharge, dispose of or remediate any hazardous, toxic, corrosive, dangerous, explosive, flammable or noxious substances, gasses or waste, as now or hereafter defined under any applicable Laws or otherwise, including, without limitation,
animal, biological or chemical products, byproducts or waste products (collectively, “hazardous substances”), from, in or about the Premises or the rest of the Project, or create any release or threat of release of any hazardous substances
except strictly in accordance with applicable Laws and the terms of this Article. If Tenant or its Affiliates fail to comply with the foregoing or the rest of this Article, or if Landlord reasonably and in good faith believes that Tenant or its
Affiliates have failed to comply or that their actions or omissions likely will lead to noncompliance, in addition to any other rights and remedies of Landlord (all of which are cumulative and not exclusive), Tenant and its Affiliates immediately
will cease the acts or omissions and at Landlord’s written request take such actions as may be required by Laws and as Landlord reasonably may direct to cure or prevent the problem. Tenant and its Affiliates will comply fully with all Laws and
insurance requirements in connection with or related to hazardous substances, whether now or hereafter existing, including, without limitation, CERCLA, SARA, RCRA, TSCA, CWA, Chapter 21E of Massachusetts General Laws and any other Laws promulgated
by the EPA, OSHA or Commonwealth of Massachusetts. 
 (b) Immediately pay, and indemnify Landlord for and hold Landlord
harmless from, all Liabilities in connection with or arising directly or indirectly from any breach by Tenant or its Affiliates of their obligations in this Article and/or any Liabilities incurred by Landlord as a result of or in connection with the
handling, transportation, use, processing, generation, discharge or disposal of any hazardous substances by or on behalf of Tenant or its Affiliates, including, without limitation, reasonable attorneys’ fees and costs and the costs of any of
the following, if required by Landlord, applicable Laws or insurance requirements, or if otherwise undertaken by Tenant: any “response actions” or “responses”; any surveys, “audits”, inspections, tests, reports or
procedures reasonably deemed necessary or desirable by Landlord or governmental or quasi-governmental authorities to determine the existence or scope of any hazardous substances or Tenant’s compliance with this Article, and any actions
recommended to be taken in connection therewith; compliance with any applicable Laws and insurance requirements; any requirements, directives or plans for the prevention, containment, processing, storage, clean-up, remediation or disposal of
hazardous substances; the release and discharge of any resulting liens; and any other injury or damage. On the expiration or earlier termination of this Lease, Tenant will leave the Premises free of hazardous substances, except to the extent that
such hazardous substances are present in the Premises as of the date hereof. 
 (c) Immediately deliver to Landlord copies of
any material notices, information, reports, and communications of any type received or given in connection with hazardous substances, including, without limitation, notices of violation and settlement actions from or with governmental or
quasi-governmental authorities, reports from Tenant’s engineers or consultants, and the results of any analyses conducted by or for Tenant. Tenant specifically grants Landlord the right to participate in all discussions and meetings regarding
actual or potential violations, settlements or abatements. 
 Tenant’s failure to comply with the requirements of this Article within five (5) days
after Tenant becomes aware of a breach or a potential breach (whether because of written notice or otherwise) will be a material default under this Lease. All of Tenant’s obligations under this Article will survive the expiration or earlier
termination of this Lease. 
  

	26.	OTHER LEASE; SNDA 

 (a) On or about the date hereof,
Tenant and 30 Minuteman Limited Partnership have entered into or will enter into a lease for a building to be constructed at 30 Minuteman Road, Andover, Massachusetts (as amended, the “Other Lease”). If the Other Lease is validly
terminated pursuant to Sections 2(c) or 2(d) thereof (i.e., the Other Lease actually terminates and expires after the valid exercise of termination rights under either of those Sections), Tenant, at its sole election and as its sole right and
remedy, may terminate this Lease without liability to either Landlord or Tenant by delivering unconditional written notice thereof to Landlord within thirty (30) days after such termination of the Other Lease. If Tenant does so terminate this
Lease, Landlord will return the Letter of Credit to Tenant. If Tenant does not so terminate this Lease, the face amounts of the Letter of Credit required under Sections 24.17(a) and (c) will be deemed increased to $500,000 and $250,000,
respectively, from $250,000 and $125,000, Tenant will promptly will cause the Letter of Credit to be amended accordingly, this Lease will continue in full force and effect subject to its terms, and Tenant will promptly confirm all of this in writing
to Landlord. 
 (b) If by June 30, 2004 the existing Landlord’s Mortgagee does not deliver its written agreement to promptly enter
into a Subordination, Non-disturbance and Attornment Agreement with Tenant in a form that meets the requirements of Section 19.1, or in a form that is otherwise reasonably acceptable to Tenant, Tenant, at its sole election and as its sole right
and remedy, may terminate this Lease without liability to either Landlord or Tenant by delivering unconditional written notice thereof to Landlord within five (5) business days thereafter. If Tenant does so terminate this Lease, Landlord will
return the Letter of Credit to Tenant. If Tenant does not so terminate this Lease, this condition will be deemed waived by Tenant, this Lease will continue in full force and effect subject to its terms, and Tenant will promptly confirm all of this
in writing to Landlord. 
 [Signatures on Next Page] 
  

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 IN WITNESS WHEREOF, intending to be legally bound, each party has executed this Lease as a sealed
instrument as of the date first set forth above on the date specified below next to its signature. 
  

													
	Executed: June 25, 2004	 		 	“LANDLORD”
	WITNESS:	 		 	200 MINUTEMAN LIMITED PARTNERSHIP,
	/s/ David Miller	 		 	a Massachusetts limited partnership
	Name Printed:	 	David Miller	 		 	By:	 	Niuna-200 Minuteman, Inc., general partner
						
		 		 		 		 	By:	 	/s/ John Kusmiersky
		 		 		 		 		 	Name:	 	 
		 		 		 		 		 	Title:	 	 
		 		 		 		 		 	Authorized Signatory

  

											
	Executed: June 23, 2004	 		 	“TENANT”
	WITNESS:	 		 	TRANSMEDICS, INC., a Delaware corporation
	Name Printed:	 		 	By:	 	/s/ Waleed Hassanein
	WITNESS:	 		 		 	Name:	 	Waleed Hassanein
	/s/ Jon C. Trachtenberg	 		 		 	Title:	 	President & CEO
	Name Printed	 		 		 	Authorized Signatory
					
		 		 		 	By:	 	 
		 		 		 		 	Name:	 	 
		 		 		 		 	Title:	 	 
		 		 		 		 	Authorized Signatory

  

 17 

 EXHIBIT “A” 
 “SITE PLAN OF THE PROJECT” 
 (WITH PARKING AREAS SHOWN)

 200 MINUTEMAN ROAD 
 ANDOVER, MASSACHUSETTS 
 

 

 EXHIBIT “B” 
 “PREMISES” 
 200 MINUTEMAN ROAD 
 THIRD FLOOR - WEST 
 ANDOVER,
MASSACHUSETTS 
 

 

 EXHIBIT “C” 
 WORKLETTER 
  

	1.	General Conditions. 

 1.1 “Landlord’s
Work” means any work that Landlord may perform in or for the Premises or the Building (Landlord is not required to perform any Landlord’s Work). 
 1.2 All labor, services, materials, systems and equipment, installation and hookups, and all necessary modifications thereto or occasioned thereby, all design, architectural and engineering work, and all required
permits, licenses, approvals and compliance work (including, without limitation, a final unconditional Certificate of Occupancy for the Premises issued by the Town of Andover), and all installations and systems and equipment to or for the occupancy
of the Premises are referred to as “Tenant’s Work,” and will be performed by Tenant at Tenant’s sole cost and expense, diligently and in a good and workmanlike manner, subject to and in compliance with all Laws and subject to the
rest of the terms of this Workletter and this Lease. Tenant will indemnify, defend and hold Landlord and its Affiliates harmless from all Liabilities resulting from or in connection with Tenant’s Work, subject to the last sentence of
Section 14.1. 
 1.3 Tenant and its contractors will have the right to enter the Building to perform Tenant’s Work before the Rent
Commencement Date. Landlord and its representatives will control all scheduling and coordination of Tenant’s Work and Landlord’s Work and will attempt to amicably resolve any disputes that may arise. However, Tenant and its contractors
will not interfere in any way with or delay any Landlord’s Work or interfere with the other tenants or the operation of the Building, and if there are any conflicts or disputes that are not amicably resolved, Landlord’s Work will have
priority. After any entry by Tenant or its contractors, all of Tenant’s Lease obligations will be immediately effective except for the obligation to pay base rent, Taxes and Operating Costs. Provided that occupancy is legally permitted, Tenant
may occupy the Premises before completion of Tenant’s Work. Without limiting the generality and applicability of the rest of this Workletter or this Lease, Tenant and its contractors will comply with Sections 13.3, 13.4 and 13.5 of this Lease.

 1.4 When Tenant signs this Lease, it will, pursuant to written notice to Landlord, appoint a representative, at Tenant’s sole cost
and expense, who will be available to meet and consult with Landlord and its representatives on a continuing basis at the Premises concerning Landlord’s Work and Tenant’s Work. The appointed representative will be authorized to render
prompt, binding decisions on behalf of Tenant as Tenant’s agent in connection with issues involving Landlord’s Work and Tenant’s Work under this Lease, and Landlord will have the right to rely on those decisions. 
 1.5 The layout of Tenant’s Premises, and the location of the various facilities therein, will generally conform to the layout attached hereto as
Exhibit “C-1”, and will be equivalent in fit, finish and quality to the Premises as delivered to Tenant, unless otherwise approved by Landlord. Tenant’s Work will also be performed: in accordance with final plans and specifications
first approved by Landlord in writing, which plans and specifications will be stamped and initially prepared (and subsequently modified, if modifications are required by Landlord) by a Massachusetts-licensed architect and engineer selected by Tenant
and reasonably approved by Landlord; and by a Massachusetts-licensed and bondable general contractor selected by Tenant and reasonably approved by Landlord. Tenant’s Work must not affect the windows, the exterior of the Building, or any portion
of the Building or the rest of the Project outside of the Premises; affect the strength, structural integrity or load-bearing capacity of any portion of the Building; or adversely affect the Systems and Equipment in the Premises or the rest of the
Building. Subject to the foregoing and to their compliance with the rest of this Lease, Landlord will not unreasonably withhold or delay its approval of the Tenant’s plans and specifications. Construction will commence promptly after such
approvals and will be completed diligently by Tenant. Without limiting the generality of Tenant’s obligations hereunder or under the rest of this Lease, Tenant understands and acknowledges that there are tenants on the first and second floors
of the Building and that their ability to continuously operate without interruption by Tenant or its Affiliates is critical, so Tenant will take all commercially reasonable steps to ensure that the performance of Tenant’s Work will not cause
such an interruption. Landlord will have approval over but no responsibility for the means and methods of Tenant’s Work, and will have the right to inspect Tenant’s Work and to reject work that does not comply with applicable Laws or this
Lease. Landlord’s review or approval of Tenant’s plans, specifications, means or methods is solely for Landlord’s benefit and will not be considered a representation or warranty to Tenant as to safety, adequacy, efficiency, compliance
with Laws or any other matter, nor may Tenant rely thereon, and under all circumstances compliance will remain Tenant’s responsibility. 
 1.6 Provided that Tenant does not default under the Lease, Landlord will pay to Tenant, as an inducement to enter into this Lease, the sum of Two Hundred Fifty-one Thousand Three Hundred Seventy Dollars ($251,370) as follows: 
 (a) One Hundred Twenty-five Thousand Dollars ($125,000) will be paid to Tenant within thirty (30) days after Tenant satisfactorily
completes at least one-half of the scope of Tenant’s Work and delivers to Landlord lien waivers from its contractors and subcontractors for such work, together with requisitions for work in place of at least One Hundred Twenty-five Thousand
Dollars ($125,000) and invoices, certifications and other documentation from Tenant and its contractors and architects, all in the form customarily required for disbursements by institutional construction lenders in the greater Boston area.

 
 (b) The balance of the Inducement will be paid to
Tenant within thirty (30) days after the following conditions are satisfied: Tenant satisfactorily completes Tenant’s Work and delivers to Landlord final lien waivers from its contractors and subcontractors for such work together with
requisitions for work in place of at least the balance of the Inducement and invoices, certifications and other documentation from Tenant and its contractors and architects, all in the form customarily required for disbursements by institutional
construction lenders in the greater Boston area; Tenant obtains a final Certificate of Occupancy for the Premises from the Town of Andover; Tenant occupies substantially all of the Premises to conduct business and pays its first month’s rent
under the Lease; and Tenant delivers its unconditional written certification to Landlord that the Rent Commencement Date has occurred as set forth in Section 1.1(c) and that Tenant accepts the Premises in all respects. 

 EXHIBIT “C-1” 
 “LAYOUT OF TENANT’S PREMISES” 
 200 MINUTEMAN ROAD 
 THIRD FLOOR - WEST HALF 
 ANDOVER, MASSACHUSETTS

 

 

 EXHIBIT “D” 
 BASE RENT 
 For the first Lease Year, the annual base rent will be Six Dollars ($6.00) per square foot of Rentable Area
(i.e., $6.00 multiplied by the number of square feet of Rentable Area in the Premises). For the second Lease Year, the annual base rent will be Twelve Dollars ($12.00) per square foot of Rentable Area in the Premises. For the third Lease Year, the
annual base rent will be Twelve Dollars ($12.00) per square foot of Rentable Area in the Premises. For the fourth Lease Year, the annual base rent will be Twenty Dollars and Thirty-nine Cents per square feet of Rentable Area in the Premises.
Starting as of the first day of the fifth Lease Year and as of the first day of each Lease Year thereafter during the term, the annual base rent per square foot of agreed rentable area in the Premises will increase by one and one-half percent
(1.5%) over the annual base rent per square foot of agreed rentable area for the prior Lease Year. For example, during the fifth Lease Year it will be Twenty Dollars and Sixty-nine Cents ($20.69) per square foot of Rentable Area in the
Premises, during the sixth Lease Year it will be Twenty-one Dollars and One Cents ($21.01) per square foot of Rentable Area in the Premises, etc. As an additional example, assuming that Tenant does not lease additional space in the Building, during
the first Lease Year Tenant’s annual base rent will be Two Hundred Fifteen Thousand Four Hundred Sixty Dollars ($215,460), and its monthly base rent will be Seventeen Thousand Nine Hundred Fifty-five Dollars ($17,955). 
 The base rent described above is subject to the terms of Addendum #1 and Addendum #3 of this Lease, if and when those Addenda are applicable. 
  

 EXHIBIT “D” 

 EXHIBIT “E” 
 RULES AND REGULATIONS 
 1. Fire exits and stairways are for emergency use only, and they will not be used
for any other purposes. Tenant will not encumber or obstruct, or permit the encumbrance or obstruction of or store or place any materials on any of the sidewalks, plazas, entrance, corridors, elevators, fire exits or stairways of the Project. The
Landlord reserves the right to control and operate the public portions of the Project and the public facilities, as well as facilities furnished for the common use of the tenants, and access thereto, in such manner as it reasonably deems best.

 2. The cost of repairing any damage to the public portions of the Project or the public facilities or to any facilities used in common
with other tenants caused by Tenant or its Affiliates will be paid by Tenant. 
 3. Any person whose presence in the Project at any time
will, in the judgment of the Landlord, be prejudicial to the safety, character, reputation and interests of the Project or its tenants may be denied access to the Project or may be ejected therefrom. In case of invasion, riot, public excitement or
other commotion the Landlord may prevent all access to the Project or the Building during the continuance of the same, by closing the doors or otherwise, for the safety of the tenants and protection of property. The Landlord will in no way be liable
to any tenant for damages or loss arising from the admission, exclusion or ejection of any person to or from Tenant’s premises or the Project under the provisions of this rule. 
 4. No awnings or other projections over or around the windows will be installed by Tenant and only such window blinds as are permitted by the Landlord
will be used in Tenant’s premises. 
 5. Hand trucks will not be used in any space, or in the public halls of the Building in the
delivery or receipt of merchandise, except those equipped with rubber tires and side guards. Tenant will repair all damage to floors both in the Premises and the Common Area caused by its use of material-handling equipment and, if requested by
Landlord, Tenant will install at its expense suitable floor covering to protect the floors and will remove such floor covering (and repair any damage caused by the removal) at its expense at the expiration or earlier termination of this Lease. All
air compressors, electric motors and other machinery and equipment will be shock-mounted so as not to transmit vibrations. 
 6. All entrance
doors in Tenant’s premises will be kept locked when Tenant’s premises are not in use. Entrance doors will not be left open at any time. All windows in Tenant’s premises will be kept closed at all times and all blinds therein above the
ground floor will be lowered when and as reasonably required because of the position of the sun, during the operation of the air conditioning system to cool or ventilate the tenant’s premises. 
 7. Nothing will be done or permitted in Tenant’s premises which would impair or interfere with any of the Systems or Equipment or the proper and
economic servicing of the Building or the Premises, or the use or enjoyment by any other tenant of any other premises, nor will there be installed by Tenant any Systems or Equipment or other equipment of any kind which, in Landlord’s judgment,
could result in such impairment or interference. If necessary in Landlord’s judgment, Landlord may install, relocate, remove, use, maintain, repair and replace Systems and Equipment within or serving the Tenant’s premises or other parts of
the Project, and perform other work and alterations within the Tenant’s premises. Tenant waives any rights or claims against Landlord or its Affiliates in connection with any loss, theft, damage or destruction of property owned or leased by
Tenant or its Affiliates. 
 8. Whenever Tenant will submit to Landlord any plan, agreement or other document for Landlord’s consent or
approval, such tenant agrees to pay Landlord as additional rent, on demand, a processing fee in a sum equal to the reasonable out-of-pocket fees payable to any architect, contractor, engineer and attorney employed by Landlord to review said plan,
agreement or document. Within fifteen (15) days after Landlord’s request from time to time, Tenant will deliver to Landlord Tenant’s financial statements, including a balance sheet, income statements and bank references. 

9. [INTENTIONALLY OMITTED] 
 10. No
signs, advertisements, notice or other lettering will be exhibited, inscribed, painted or affixed by Tenant on any part of the outside or inside the premises or the Building without the prior written consent of Landlord or as otherwise are
specifically permitted under this Lease. The Tenant will cause the exterior of any permitted sign to be kept clean, properly maintained and in good order and repair throughout the term of its lease. In the event of the violation of the foregoing by
Tenant, Landlord may remove the same without any liability, and may charge the expense incurred by such removal to Tenant. Landlord will have the right to prohibit any advertising by Tenant which impairs the reputation of the Building or the
Project, and upon written notice from Landlord, Tenant will refrain from or discontinue such advertising. 
 11. Tenant’s employees will
not loiter around the hallways, stairways, elevators, front, roof or any other part of the Building used in common by the occupants thereof. 
 12. Unless caused by other tenants, if the premises become infested with vermin, Tenant, at its sole cost and expense, will cause its premises to be exterminated, from time to time, to the satisfaction of Landlord, and will employ such
exterminators therefor as will be approved by Landlord. 
 13. All movers used by Tenant will be appropriately licensed and will maintain
reasonable insurance coverage (proof of such coverage will be delivered to Landlord prior to movers providing service in and throughout the Building). Tenant will protect the premises and the rest of the Building from damage or soiling by
Tenant’s movers and contractors and will pay for the reasonable cost of extra cleaning or replacement or repairs by reason of Tenant’s failure to do so. 
 14. The premises will not be used for lodging or sleeping or for any immoral or illegal purposes. 

 EXHIBIT “F” 
 BANKRUPTCY PROVISIONS 
 This Article is incorporated into the Lease as Article 23: 
  

	23.	BANKRUPTCY OR INSOLVENCY. 

 23.1 Tenant’s
Interest Not Transferable. Neither Tenant’s interest in this Lease nor any estate hereby created in Tenant nor any interest herein or therein will pass to any trustee or receiver or assignee for the benefit of creditors or otherwise by
operation of law except as may specifically be provided pursuant to the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”). 
 23.2 Default and Termination. If: 
 (a) Tenant or Tenant’s Guarantor, if any, or its executors, administrators, or assigns, admit in writing its inability to pay its debts, or will make a general assignment for the benefit of creditors; or

 (b) Tenant or Tenant’s Guarantor, if any, will commence any case, proceeding or other action seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts under any law relating to bankruptcy, insolvency, reorganization or relief of debtors, or seeking appointment of a receiver, trustee, custodian or other similar
official for it or for all or any substantial part of its property; or 
 (c) Tenant or Tenant’s Guarantor, if any, will
take any corporate, partnership or other action to authorize or in furtherance of any of the actions set forth above in subsection (a) or (b); or 
 (d) Any case, proceeding or other action against Tenant or Tenant’s Guarantor, if any, will be commenced seeking to have an order for relief entered against it as debtor, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts under any law relating to bankruptcy, insolvency, reorganization or relief of debtors, or seeking appointment of a receiver, trustee, custodian or other similar official for it
or for all or any substantial part of its property, and such case, proceeding or other action: results in the entry of an order for relief against it which is not fully stayed within seven (7) business days after the entry thereof; or remains
undismissed for a period of sixty (60) days, then it will be a default hereunder and this Lease and all rights of Tenant hereunder will automatically cease and terminate as if the date of such event were the original expiration date of this
Lease and Tenant will vacate and surrender the Premises but will remain liable as herein provided. 
 Any of the foregoing are
sometimes called an “Event of Bankruptcy” under this Lease. 
 23.3 Rights and Obligations Under the Bankruptcy Code.

 (a) Upon the filing of a petition by or against Tenant under the Bankruptcy Code, Tenant, as debtor and as debtor in
possession, and any trustee who may be appointed agree as follows: (i) to perform all obligations of Tenant under this Lease, including, but not limited to, the covenants regarding the operations and uses of the Premises until such time as this
Lease is either rejected or assumed by order of the United States Bankruptcy Court; (ii) to pay monthly in advance on the first day of each month as reasonable compensation for use and occupancy of the Premises an amount equal to all base rent
and other rent otherwise due pursuant to this Lease; (iii) to reject or assume this Lease within sixty (60) days of the filing of a petition under any Chapter of the Bankruptcy Code or under any Law relating to bankruptcy, insolvency,
reorganization or relief of debtors (any such rejection being deemed an automatic termination of this Lease); (iv) to give Landlord at least thirty (30) days prior written notice of any proceeding relating to any assumption of this Lease;
(v) to give at least thirty (30) days prior written notice of any abandonment of the Premises (any such abandonment being deemed a rejection and automatic termination of this Lease); (vi) to do all other things of benefit to Landlord
otherwise required under the Bankruptcy Code or under any Law relating to bankruptcy, insolvency, reorganization or relief of debtors; (vii) to be deemed to have rejected this Lease in the event of the failure to comply with any of the above;
and (viii) to have consented to the entry of an order by an appropriate United States Bankruptcy Court providing all of the above, waiving notice and hearing of the entry of same. 
 (b) No default under this Lease by Tenant, either prior to or subsequent to the filing of such petition, will be deemed to have been
waived unless expressly done so in writing by Landlord. 
 (c) Included within and in addition to any other conditions or
obligations imposed upon Tenant or its successor in the event of assumption and/or assignment are the following: (i) the cure of any monetary defaults and the reimbursement of pecuniary loss by the time of the entry of the order approving such
assumption and/or assignment (pecuniary loss will include, without limitation, any attorneys’ fees and costs and expert witness fees incurred by Landlord in protecting its rights under this Lease, including representation of Landlord in any
proceeding commenced under the Bankruptcy Code or under any Law relating to bankruptcy, insolvency, reorganization or relief of debtor); (ii) the deposit of an additional sum equal to three (3) months’ base rent; (iii) the use of
the Premises only as set forth in this Lease; (iv) the reorganized debtor or assignee of such debtor in possession or of Tenant’s trustee demonstrates in writing that it has sufficient background including, but not limited to, substantial
experience in operating businesses in the manner contemplated in this Lease and meet all other reasonable criteria of Landlord as did Tenant upon execution of this Lease; (v) meet all other criteria of 11 U.S.C. Section 365(b)(3); and
(v) the prior written consent of any mortgagee to which this Lease has been assigned as collateral security; and (vi) the Premises at all times remains a single unit and no Alterations or physical changes of any kind may be made unless in
compliance with the applicable provisions of this Lease. 
 (d) Any person or entity to which this Lease is assigned pursuant
to the provisions of the Bankruptcy Code will be deemed without further act or deed to have assumed all of the obligations arising under this Lease on or after the date of such assignment. Any such assignee will upon demand execute and deliver to
Landlord an instrument confirming such assumption. 
 23.4 Construction. The terms of this Article will be in addition to, but not
exclusive of, any rights or remedies of Landlord in Article 22 and elsewhere in this Lease or otherwise available at law or in equity, and will not be deemed to limit Landlord, except as may be required by law. 

 EXHIBIT “G” 
 LANDLORD’S FURNITURE 
 Conference Room Furniture: 
 Large Conference Room containing: one (1) 5’ wide x 30’ long maple veneer conference room table with solid maple edge banding and black steel legs; twenty
three (23) black leather swivel-tilt chairs with black frames. 
 Small Conference Room containing: one (1) 3’ wide x 6’ long wood grain
plastic laminate covered conference room table with plastic laminate edge banding and black steel legs; seven (7) guest chairs with black steel frames and padded blue fabric covered seats and backs. 
 Reception Area Furniture: 
 One (1) 96” wide x
90” deep AU-shaped dark cherry reception desk; one (1) 5’ wide blue fabric covered sofa; two (2) padded black leather chairs; two (2) 20” diameter end tables with maple tops and black steel frames; one (1) rolling
swivel-tilt office chair with black frame and padded blue covered fabric seat and back. 
 Presentation Room Furniture: 
 Twelve (12) 42” square plastic laminate covered tables with plastic laminate edge banding and black steel bases; one (1) 42” diameter plastic laminate
covered table with plastic laminate edge banding and black steel base; ninety five (95) low black tubular steel frame chairs with molded wood seats and backs; one (1) cherry podium; five (5) high black tubular steel frame chairs with
molded wood seats; eight (8) black tubular steel frame guest chairs with padded blue fabric covered seats and backs. 
 Miscellaneous Loose
Furniture: 
 Twenty five (25) black tubular steel frame guest chairs with padded blue fabric covered seats and backs; nine (9) rolling
swivel-tilt office chairs with black frames and padded blue fabric covered seats and backs; two (2) 42” diameter cherry veneer covered tables; one (1) 5’ wide blue fabric covered sofa; two (2) lateral file cabinets; one
(1) wardrobe cabinet. 
 Workstations in Open Areas: 
 Ninety seven (97) workstations in open areas, consisting of: 65” high blue fabric covered panels; one (1) 8’ wide x 8’ long AL-shaped@ work-surface; one (1) 5’ x 13” deep long panel mounted black
steel shelf with 48” long fluorescent light; one (1) 5’ long x 13” deep x 18” high black steel shelf with front door and 48” long fluorescent light; one (1) under work-surface file cabinet with two (2) small
drawers and one (1) letter file drawer; one (1) under work-surface file cabinet with two (2) letter file drawers; one (1) black tubular steel frame guest chair with padded blue fabric covered seat and back; one (1) rolling
swivel-tilt office chair with black frame and padded blue fabric covered seat and back. 
 Office Type #1: 
 Seventeen (17) type #1 offices, each containing light cherry modular furniture, consisting of: one (1) 36” x 54” AL@ shaped work-surface; one
(1) 24” x 54” work-surface; one (1) 30”+ x 72” sculpted work-surface; one (1) 18” wide x 24” deep x 68” high wardrobe cabinet; one (1) 72” wide x 15” deep x 18” high wall mounted
storage cabinet(s) with four (4) wood and opaque glass doors and fluorescent light underneath; one (1) under work-surface two (2) drawer file cabinet; one (1) under work-surface three (3) drawer file cabinet; one
(1) black tubular steel frame guest chair with padded blue fabric covered seat and back; one (1) rolling swivel-tilt office chair with black frame and padded blue fabric covered seat and back. 
 Office Type #2: 
 Five (5) type #2 management offices,
each containing light cherry modular furniture, consisting of: one (1) 36” x 54” AL@ shaped work-surface; one (1) 24” x 72” work-surface; one (1) 30”+ x 72” sculpted work-surface; one (1) 108”
wide x 15” deep x 18” high wall mounted storage cabinet(s) with six (6) wood and opaque glass doors and fluorescent lights underneath; one (1) 18” wide x 24” deep x 68” high wardrobe cabinet; one (1) under
work-surface two (2) drawer file cabinet; one (1) under work-surface three (3) drawer file cabinet; one (1) 36” wide x 24” deep x 29” high lateral file cabinet; one (1) 42” diameter table with black steel
base; six (6) black tubular steel frame guest chairs with padded blue fabric covered seats and backs; one (1) rolling swivel-tilt office chair with black frame and padded blue fabric covered seat and back. 
 Office Type #3: 
 Two (2) type #3 executive offices, each
containing dark cherry modular furniture, consisting of: one (1) 24” x 72” work-surface; one (1) 30”+ x 72” trapezoidal shaped work-surface; one (1) 90” wide x 36” high x 13” deep wall mounted
cabinets and shelves; one (1) two (2) drawer under work-surface lateral file cabinet; one (1) under work-surface three (3) drawer file cabinet; one (1) 18” wide x 24” deep x 68” high wardrobe cabinet; one
(1) 42” wide x 7’ long conference table; six (6) padded black leather swivel-tilt office chairs with black bases; two (2) padded black leather guest chairs with black bases; two (2) black tubular steel frame guest
chairs with padded blue fabric covered seats and backs. 

 Loan No. 00110496 
 SUBORDINATION, NON-DISTURBANCE AND 
 ATTORNMENT AGREEMENT 
 THIS AGREEMENT made as of this
                             day of
                            , 2004, between GENERAL AMERICAN LIFE INSURANCE COMPANY, a Missouri
corporation (“Lender”) and TRANSMEDICS, INC., a Delaware corporation (“Tenant”). 
 RECITALS: 
 WHEREAS, Tenant has entered into that certain Lease dated
                    , 2004 (the “Lease”) for premises (“Premises”) located at 200 Minuteman Road, Andover, Essex County,
Massachusetts, all as more particularly described in the Lease. 
 WHEREAS, Lender is the holder of a Mortgage and Security Agreement
(“Mortgage”) between 200 MINUTEMAN LIMITED PARTNERSHIP, a Massachusetts limited partnership (“Landlord”), and Lender, dated 12/22/1998 and recorded on 12/23/1998 with the Recorder of Deeds for Essex County, Massachusetts, as
Instrument No. 44048, encumbering certain property more particularly described in the Mortgage (“Property”), and a Collateral Assignment of Leases and Rents between the same parties, dated 12/22/1998 and recorded on 12/23/1998 with
the Recorder of Deeds for Essex County, Massachusetts, as Instrument No. 44049 (“Assignment”), assigning the Lease. Both the Mortgage and the Assignment secure a loan or loans evidenced by a Promissory Note from Landlord to Lender
dated 12/22/1998. 
 WHEREAS, Each party hereto has requested that the other party enter into this Agreement. 
 AGREEMENTS: 
 NOW, THEREFORE, in consideration of the
above Recitals and the agreements of the parties set forth below, and for One Dollar ($1.00) and other good and valuable consideration, the parties hereto agree as follows: 
 1. [Intentionally Omitted] 
 2. Lease Subordinate to Mortgage. The Lease and each and every term and each and
every condition thereof, and any extensions, renewals, replacements or modifications thereof, and all of the right, title and interest of Tenant in and to the Premises are and shall be subject and subordinate to the Mortgage and the Assignment and
to all of the terms and conditions contained therein, all advances made or to be made thereunder, and to any renewals, modifications, supplements, replacements, consolidations, increases or extensions thereof. 
 EXHIBIT H 
  

 1 

 3. Nondisturbance. Lender agrees that in the event of foreclosure of the Mortgage or other enforcement of the
terms and conditions of the Mortgage or the exercise by Lender of its rights under the Assignment, or in the event Lender comes into possession or acquires title to the Premises as a result of foreclosure or the threat thereof, or as a result of any
other means, such action: 
 (a) shall not result in either a termination of the Lease or a diminution or impairment of any of the rights
granted to Tenant in the Lease (except as set forth below) or in an increase in any of Tenant’s obligations under the Lease, including but not limited to provisions in the Lease dealing with condemnation, fire and other casualties, so long as
Tenant is not in default in the payment of any monetary obligation or performance of any material non-monetary term or condition of the Lease beyond any applicable grace period and continues to observe and perform all of Tenant’s obligations
under the Lease; and 
 (b) [INTENTIONALLY OMITTED] 
 4. Attornment. Tenant agrees with Lender that if the interest of Landlord in the Premises shall be transferred to Lender by reason of foreclosure or other proceedings, or by any other manner, or in the event of a foreclosure sale of
the Premises to any other person, firm, or corporation, then in any of said events, Tenant shall be bound to Lender or such purchaser, grantee or other successor to Landlord’s interest (“Successor Landlord”) under all of the terms,
covenants and conditions of the Lease for the balance of the term remaining and any extensions or renewals thereof which may be effected in accordance with any option therefor in the Lease, with the same force and effect as if the Successor Landlord
were the landlord under the Lease. Tenant does hereby agree to attorn to the Successor Landlord. 
 5. Successor Landlord. Tenant agrees that a
Successor Landlord shall not be: 
 (a) liable for any act or omission of any prior landlord under the Lease, except to the extent such acts or omissions
continue after Successor Landlord becomes landlord under the Lease (unless Successor Landlord does not have the legal capacity or authority to take corrective action with any such acts or omissions); 
 (b) bound by any base rent or additional rent which Tenant may have paid for more than the current or next succeeding month to any prior landlord; 
 (c) subject to any offsets or defenses which Tenant might be entitled to assert against any prior landlord; 
 (d) bound by any amendment or modification made without Lender’s consent; 
 (e) responsible for the return of any security deposit delivered to Landlord under the Lease and not subsequently received by Successor Landlord; 
  

 2 

 (f) liable for any obligations, payments or liabilities owing in connection with the Letter of Credit obtained by Tenant
pursuant to the terms of the Lease unless actually received by Successor Landlord; or 
 (g) liable for any tenant improvement work, leasing commissions, or
any other expenses incurred by or on behalf of Tenant. 
 6. Notice by Tenant. Tenant will notify Lender of any default of Landlord under the Lease
which Tenant believes would entitle it to cancel the Lease or abate the base rent or additional rent payable thereunder, and agrees that no notice of cancellation thereof nor any such rent abatement shall be effective against Lender unless Lender
has received the notice aforesaid and has failed to cure the default within the longer of thirty (30) days after such notice or such period of time following such notice as Landlord has to cure the default which gives rise to such alleged right
of cancellation or abatement (“Lender Cure Period”); however, to the extent the Landlord’s default pertains to a nonmonetary obligation which cannot be cured by Lender without being in possession of the Property, the Lender Cure
Period shall be extended by the period of time necessary to enable Lender to obtain possession of the Property (which may include a suit to foreclose the Mortgage), provided Lender uses reasonable diligence to so obtain possession, provided further,
however, that in no event shall such period of time exceed one hundred eighty (180) days. All such notices shall be in writing and delivered personally or deposited in the United States mail, certified or registered, postage prepaid, addressed
as follows: 
 General American Life Insurance Company 
 700 Market Street 
 St. Louis, MO 63101 
 Attention: Mortgage Loans and Real Estate 
 7. Rent Payments to Lender. If Lender sends written notice to Tenant to direct its Rent payments under the Lease to Lender instead of Landlord, then Tenant agrees
to follow the instructions set forth in such written instructions and deliver Rent payments to Lender; however, Lender agrees that Tenant shall be credited under the Lease for any Rent payments sent to Lender pursuant to such written notice.

 8. Acknowledgment of Assignment. Tenant hereby acknowledges receipt of notice of the Assignment and agrees to be bound by the terms thereof and
agrees that it will, upon Lender’s written demand therefor, thereafter pay directly to Lender all amounts thereafter payable by Tenant to the Landlord under the Lease. 
 9. Miscellaneous. This Agreement shall bind and inure to the benefit of the parties hereto, their successors and assigns. As used herein, the term “Tenant” shall include the Tenant, its successors and
assigns as permitted under the Lease; the words “foreclosure” and “foreclosure sale” as used herein shall be deemed to include the acquisition of Landlord’s estate in the Premises by voluntary deed (or assignment) in lieu of
foreclosure; and the word “Lender” shall include the Lender specifically named herein and any of its successors and assigns, including any Successor Landlord. 
  

 3 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the month, day and year first
above written. 
  

			
	LENDER:
	
	GENERAL AMERICAN LIFE INSURANCE COMPANY, a Missouri corporation
		
	By:	 	 
	Name:	 	
	Title:	 	
	
	TENANT:
	
	TRANSMEDICS INC., a Delaware corporation
		
	By:	 	 
	Name:	 	
	Title:	 	

  

 4 

					
	 STATE OF MISSOURI
	  	)	  	
		  	)	  	SS
	 CITY OF ST. LOUIS
	  	)	  	

 On this ________________ day of __________, _________, before me, the undersigned Notary Public,
personally appeared ________________________________, known personally by me and known to be the Vice President of GENERAL AMERICAN LIFE INSURANCE COMPANY, a Missouri corporation (or, respectively, of Conning Asset Management Company, a Missouri
corporation, and, as such, authorized to act on behalf of the said General American Life Insurance Company) and who acknowledged under oath that he executed the within instrument in such capacity as the free act and deed of GENERAL AMERICAN LIFE
INSURANCE COMPANY. 
  

	
	
	  
	Notary Public

 My Commission expires: ______________________ 
  

					
	 COMMONWEALTH OF MASSACHUSETTS
	  	)	  	
		  	)	  	SS
	 COUNTY OF _________________________
	  	)	  	

 On this ________________ day of __________, _________, before me, the undersigned Notary Public,
personally appeared ________________________________, known personally by me and known to be the __________________ of TRANSMEDICS, INC., a Delaware corporation, and who acknowledged under oath that he executed the within instrument in such capacity
as the free act and deed of TRANSMEDICS, INC. 
  

	
	
	  
	Notary Public

 My Commission expires: ______________________ 
  

 5 

 ADDENDUM #1 
 EXTENSION OPTION 
 This Addendum is incorporated into the Lease. 
 1. Landlord grants to Tenant one (1) extension option (the “Option”) to extend the Lease term for an additional term of five
(5) years on the same terms and conditions as this Lease, except that there will be no further right to extend and except as set forth below. The Option can be exercised only by Tenant complying with this Addendum and delivering unconditional
written notice of exercise to Landlord no earlier than twenty-four (24) months and no later than eighteen months (18) months before the expiration of the initial term. If for any reason Tenant does not so comply or Landlord
does not actually receive this unconditional written notice of exercise when required, the Option will lapse and become void and there will be no further right to extend the Lease term, unless Landlord specifically agrees otherwise in writing. TIME
IS ABSOLUTELY OF THE ESSENCE IN THIS ADDENDUM. 
 2. The Option is personal to the Tenant originally named in this Lease and may not be
exercised by or for anyone else except by a valid assignee of Tenant’s interest in this Lease. The Option will lapse and become void if, before the beginning of the Option term, Tenant fails to occupy or conduct business in more than one half
(1/2) of the area of the Premises or if when Tenant attempts to exercise the Option Tenant is then subleasing or has otherwise Transferred more than one quarter (1/4) of the area of the Premises or an interest therein, or Tenant or
Landlord has exercised any right to terminate this Lease, unless Landlord specifically elects otherwise in writing. The Option is granted to and may be exercised by Tenant on the express condition that, at the time of the exercise and at all times
between the notice of exercise and the beginning of the Option term, Tenant is not in default, unless Landlord specifically agrees otherwise in writing. 
 3. Landlord will not be required to perform or pay for any work or other improvement to the Premises, and Tenant will accept the Premises in its then “as is” condition in all respects as of the beginning of
the Option term. 
 4. If Tenant has validly exercised the Option, the base per square foot of Rentable Area in the Premises for each year of
each Option term will be the greater of: (a) the base rent per square foot determined pursuant to Exhibit “D” hereto, or the base rent per square foot payable for any part of the Premises as otherwise may have been agreed to in
writing by Landlord and Tenant (e.g., as set forth in Exhibit “D”), whichever is greater (in any case, the “Scheduled Rent”); or (b) the base rent per square foot determined in accordance with Section 5 below.

 5. (a) Notwithstanding anything to the contrary, at any time after Tenant has exercised the Option but before the beginning of the Option
term, Landlord will have the right, but not the obligation, to deliver written notice to Tenant electing the Scheduled Rent as the base rent for that Option term, and if Landlord does so, the Scheduled Rent will be the base rent for that Option term
and there will be no further obligations under this Addendum with respect to the Option term, except to pay any required fees to appraisers. Within thirty (30) days after Tenant validly exercises an Option, Landlord will have the right, but not
the obligation, to deliver to Tenant a written notice setting forth a proposed base rent for the Option term (the “Landlord Proposed Rent”). Within fifteen (15) days after delivery of Landlord’s notice, Tenant will deliver a
written notice to Landlord either agreeing to the Landlord Proposed Rent, or rejecting it in good faith and proposing its own base rent for the Option term. If Tenant fails to deliver this written notice as and when required, or if its notice does
not reject the Landlord Proposed Rent and propose its own base rent for the Option Term, then the base rent for the Option term will be the greater of the Landlord Proposed Rent or the Scheduled Rent. If the Landlord Proposed Rent is not agreed to
or deemed to have been agreed to as set forth above, it will not be binding on Landlord or Tenant and will not be deemed to limit or adversely affect Landlord or Tenant in any way in any further determinations of fair rental value (it being
acknowledged that the Landlord Proposed Rent may be different from the actual fair rental value as an inducement to Tenant to agree or otherwise). 
 
 (b) If the base rent for the Option term has not been determined as set forth in Section 5(a) above at least seventeen
(17) months before the beginning of the Option term, then unless otherwise agreed in writing by Landlord and Tenant, Landlord and Tenant will confer and try to agree in writing on a single appraiser within fifteen (15) days thereafter, and
if they agree, then that appraiser will determine “fair rental value” for the Option term as set forth below. If Landlord and Tenant can’t agree on a single appraiser within this time period, then Landlord and Tenant each will appoint
one appraiser, in writing, not later than sixteen (16) months before the beginning of the Option term. Within fifteen (15) days after their appointment, the two appointed appraisers will appoint a third appraiser, in writing. If the two
appraisers can’t agree, a third appraiser will be appointed by the American Institute of Real Estate Appraisers (or if this organization refuses to act in a timely manner or no longer exists, then by an organization deemed by Landlord to be
reasonably equivalent) not later than fifteen (15) months before the beginning of the Option term. Each appraiser will deliver its final written determination of the fair rental value to all parties not later than thirteen (13) months
before the beginning of the Option term. If either Landlord or Tenant fails to appoint its appraiser within the prescribed time period, the single appraiser appointed will determine the fair rental value and that determination will be binding. If
both parties fail to appoint appraisers within the prescribed time period, the base rent for the Option term will be the Scheduled Rent. Except as set forth below, Landlord and Tenant each will pay the fees for the appraiser it appoints as set forth
above, and will share equally the fees for the single appraiser jointly appointed or the third appraiser appointed as set forth above. Appraisers must have at least five (5) years’ experience in the appraisal of office property in the area
in which the Project is located, be unaffiliated with Landlord or Tenant, as applicable, and be members of professional organizations such as the American Institute of Real Estate Appraisers or the general equivalent. 
 (c) If three appraisers are validly appointed and Landlord’s appraiser and Tenant’s appraiser deliver their written
determinations as required above, the fair rental value for the Option term will be the arithmetic average of the two (2) determinations of fair rental value that are closest in amount. If three appraisers are validly appointed but either
Landlord’s or Tenant’s appraiser delivers its written determination after the prescribed time period, its determination will be ignored and the fair rental value for the Option term will be the arithmetic average of the other two
(2) determinations of fair rental value. 
 (d) If the appraisal process has been undertaken pursuant to
Section 5(b) above, and if the base rent has not yet otherwise been determined under Section 5(a) above, Tenant may rescind its exercise of the Option by delivering written notice to Landlord at any time before the earlier of: ten
(10) days after the fair rental value for the Option term has been determined under Sections 5(b) and/or (c) above; and twelve (12) months before the beginning of the Option term. If Tenant so rescinds it will pay the costs for all of
the appraisers and this Lease will terminate at the expiration of the initial term (unless terminated earlier in accordance with this Lease). If for any reason Tenant does not deliver this rescission notice as and when required, Tenant will be bound
by the determination of base rent for the Option term in accordance with this Lease. If for some reason the base rent for the Option term has not been determined by the beginning of the Option term, then starting as of the beginning of the Option
term the base rent will be the Scheduled Rent until the fair rental value is determined. When the fair rental value is determined, Landlord will notify Tenant, and Tenant 

 
will pay to Landlord, within thirty (30) days after receipt of such notice, any difference between the base actually paid by Tenant to Landlord and the
new base rent determined hereunder (if the new base rent is higher). 
 (e) For purposes of this Lease, the term “fair
rental value” means: the base rent per square foot of Rentable Area in the Premises that a hypothetical, ready and willing tenant would pay as net rent during the Option term to a ready and willing landlord of the Premises, assuming that the
Premises was exposed for lease on the open market for a reasonable period of time, could be used for any lawful use (but not retail or residential use), was improved to its then-existing level, and market-rate construction
allowances/inducements/rent abatements/tenant concessions were offered to and received by that hypothetical tenant (even though they will not actually be paid or credited to Tenant). The appraisers may use other recent leases in the Project or
recent fair market renewals of other leases in the Project or in Minuteman Park as comparables, with appropriate adjustments if necessary, in addition to or in place of leases at other facilities. 

 ADDENDUM #2 
 ROOFTOP TELECOMMUNICATIONS 
 This Addendum is incorporated into the Lease. 
 Subject to the following and compliance with the Workletter and the rest of this Lease, and subject to Landlord’s prior written approval as to size, specification,
method of installation and location(s), such approval not to be unreasonably withheld, conditioned or delayed, as part of Tenant’s Work Tenant at its cost may install HVAC equipment, penetration vents and two telecommunications dishes and/or
antennae (collectively, with associated Systems and Equipment, the “Telecommunications Equipment”) on the roof of the Building. The Telecommunications Equipment sometimes is referred to herein collectively as the “Rooftop
Equipment.” Tenant at its cost will be solely responsible for securing all federal, state and local permits in connection with the installation and operation of the Rooftop Equipment and for complying with all Laws applicable thereto. Before
commencing installation or relocation, Tenant at its cost will secure: from the membrane roofing manufacturer written certification that the installation method to be used by Tenant is compatible with all design requirements and that the
installation will not void the existing roof warranty (Landlord will reasonably cooperate with Tenant’s attempt to obtain this certification provided that there is no cost or liability to Landlord); and from Landlord’s engineers written
certification that the installation method to be used by Tenant will not require any structural modifications to the roof or the Building and is otherwise reasonably acceptable (and if that in fact is the case, such certification will not be
unreasonably withheld or delayed). Tenant also will use only a manufacturer-authorized roofing contractor for any work that requires the penetration of the existing membrane roofing system, and contractors reasonably approved by Landlord, supervised
by Landlord’s engineers (at Tenant’s cost), for the rest of the installation. On the expiration or earlier termination of this Lease, Tenant, at its expense, will remove the Rooftop Equipment if and to the extent requested by Landlord and
repair all damage. Tenant will use the Telecommunications Equipment solely for its own telecommunications purposes and will not allow anyone else to use them or their transmission capabilities. Tenant will not permit the Telecommunications Equipment
and the transmissions therefrom to cause any measurable interference with other communications equipment on the Building’s roof or elsewhere in the Building that exists as of the date of Tenant’s installation, and will take commercially
reasonable steps to reduce as much as possible, or eliminate, interference with communications equipment installed thereafter. Notwithstanding anything to the contrary, Tenant, and not Landlord, will be responsible for, and will indemnify and defend
Landlord for and hold it harmless from, all costs, expenses and other Liabilities in connection with the Rooftop Equipment, including, without limitation, installation, removal, operation, maintenance, utilities, insurance, taxes and other costs and
fees, and any necessary alterations or improvements to the Building in connection therewith. While on the roof, Tenant and its Affiliates must walk on walking pads placed on the roof, and not on the roof itself, and access to the roof is granted to
Tenant and its Affiliates only if and to the extent that they are accompanied by a representative of Landlord. Landlord, at its cost, will have the right at any time to relocate some or all of the Rooftop Equipment to other locations on the roof,
provided that such relocation does not materially degrade or reduce Tenant’s beneficial use of the Rooftop Equipment. 

 ADDENDUM #3 
 RIGHT OF OFFER TO LEASE 
 1. “Expansion Space” means all other space now leased or held for lease in the Building.
Notwithstanding anything to the contrary herein or elsewhere in this Lease, all of Tenant’s rights to lease and Landlord’s obligations to Tenant in connection with the Expansion Space pursuant to this Addendum are subject and subordinate
to: any rights in that space that already have been granted to existing tenants in the Project who currently lease or have otherwise been granted rights in connection with the Expansion Space (including, without limitation, rights of first offer,
expansion rights and other rights), and tenants who lease all or any portion of the Expansion Space after Tenant fails to validly exercise its right to lease that Expansion Space hereunder, or their respective sublessees, successors or assigns
(singularly or collectively, the “Other Tenants”). Landlord will have the right to permit the exercise of any or all of the rights in the Expansion Space that have been granted to the Other Tenants, and/or to renew, extend or modify any
lease(s) with the Other Tenants and/or all other leases validly entered into, in each case without being subject to Tenant’s rights in this Addendum and without incurring any Liabilities to Tenant hereunder or otherwise. All rights of the Other
Tenants may be exercised by or for their benefit or the benefit of their sublessees, successors and assigns. 
 2. As long as there are at least five
(5) Lease Years remaining in the Lease term (as the same may be extended pursuant to the Option), and subject to Section 1 above and the other terms of this Addendum, before entering into another new lease of the Expansion Space not
otherwise permitted hereunder, Landlord will notify Tenant in writing of the lease term and base rent that Landlord intends to accept and/or offer for that Expansion Space. If Tenant wishes to exercise its right to lease that Expansion Space, it
must deliver an unconditional written notice of acceptance of those terms to Landlord within twenty (20) days after receipt of Landlord’s notice. Tenant may not lease less than the entire space offered. TIME IS ABSOLUTELY OF THE ESSENCE,
and if for any reason Landlord does not receive Tenant’s unconditional written notice of acceptance as and when required, Tenant’s rights under this Addendum with respect to that Expansion Space will lapse and become null and void, except
only as described in Section 4 below. 
 3. If Tenant validly exercises its right to lease the Expansion Space as described in Section 2 above,
when Landlord tenders possession of that Expansion Space to Tenant it will become part of the Premises and subject to the terms of this Lease (as modified by the terms of the offer notice delivered by Landlord to Tenant pursuant to Section 2
above with respect to that Expansion Space [e.g., the lease term for the Premises, including the Expansion Space, will be extended to match the expiration date for the Expansion Space term, if it is longer, although under no circumstances will the
lease term be shortened]) and the Rentable Area of the Premises will be increased by the Rentable Area of the Expansion Space. Notwithstanding the foregoing or anything else to the contrary, the annual base rent for the Expansion Space will be the
greater of the highest annual base rent payable for any other part of the Premises as otherwise set forth in the Lease, or the annual base rent for the Expansion Space set forth in Landlord’s offer notice to Tenant. There will be no abatement
of rent with respect to the Expansion Space unless specifically so stated in Landlord’s initial offer notice to Tenant. At Landlord’s option, Landlord may require Tenant to enter into a separate lease with respect to the Expansion Space,
and that separate lease will be cross-defaulted with this Lease. 
 4. If Tenant fails to validly exercise its right to lease the Expansion Space after
receipt of Landlord’s offer notice, then in addition to the rights described in Section 1 above Landlord will be free to again lease that Expansion Space (as it may be increased by up to 10%) to anyone else without incurring any
obligations or Liabilities to Tenant. However, except for and subject to Landlord’s rights described in Section 1 above and the limitations on Tenant described in Section 2 above, and assuming that Tenant’s rights under this
Addendum have not lapsed for any reason other than Tenant’s failure to validly exercise, Landlord may not enter into a lease for the Expansion Space (other than as permitted above) for an average base rent per square foot over the term that is
less than ninety-five percent (95%) of the average base rent per square foot specified in Landlord’s offer notice without first reoffering the Expansion Space to Tenant in accordance with the terms of this Addendum. If Tenant wishes to
exercise its rights to lease the Expansion Space after it has been reoffered to Tenant, it must do so as described in Sections 2 and 3 above, except that Tenant must notify Landlord within five (5) days after receipt of Landlord’s new
offer notice, and if it does not, Tenant’s rights under this Addendum will lapse and become null and void, unless Landlord otherwise specifically elects in writing. 
 6. Tenant’s rights under this Addendum are personal to the Tenant originally named in this Lease and may not be exercised by or for anyone else except a valid assignee of this Lease. This Addendum, including
Tenant’s rights and Landlord’s obligations, will lapse and become void if, before Tenant’s exercise or before Expansion Space is delivered to Tenant, Landlord or Tenant validly exercises any right to terminate this Lease or Tenant
fails to occupy or conduct business in more than one quarter (1/4) of the area of the Premises or if at the time the Expansion Space becomes available or the Offer Notice is delivered to Tenant, Tenant is subleasing or has otherwise Transferred
all or any portion of the Premises or an interest therein, unless Landlord specifically elects otherwise in writing. These rights are granted to and may be exercised by Tenant on the express condition that, at the time of the exercise and at all
times before the Expansion Space is delivered to Tenant, Tenant is not in default, unless Landlord specifically agrees otherwise in writing. 

 200 MINUTEMAN LLC 
 One Minuteman Road 
 Andover, Massachusetts 01810 
 telephone: 978.749.3000 fax: 978.749.3009 
 August 9, 2006 
 TRANSMEDICS, INC. 
 200 Minuteman Road 
 Andover, Massachusetts 01810 
 Attn: Jon Trachtenberg, Esq. 
  

	Re:	200 Minuteman Road, Andover, Massachusetts 

 Lease, dated as of as June 25, 2004, between 200 Minuteman LLC (“Landlord”), and TransMedics, Inc. (“Tenant”), as amended (the “Lease”) 
 Dear Jon: 
 As discussed, notwithstanding anything to the contrary in the Third Amendment to Lease dated as of June 12,
2006, Landlord and Tenant agree that: August 1, 2006 was the Additional Premises Rent Commencement Date for the 7,900 s.f. Additional Premises under the Third Amendment to Lease; and Tenant’s rent under the Lease for the Additional
Premises (including, without limitation, base rent and additional rent) will be entirely abated until August 2, 2006. 
  

															
	Best regards,	 		 	Agreed:
			
	200 Minuteman LLC	 		 	TransMedics, Inc.
					
	By:	 	Minuteman Master LLC, Sole Member	 		 	By:	 	/s/ Waleed Hassanein
		 		 		 		 		 		 		 	Name: Waleed Hassanein
		 	By:	 	150 Minuteman Limited Partnership,	 		 		 	Title: President & CEO
		 		 	Managing Member	 		 		 	Authorized Signature
		 		 		 		 		 		 		 	
		 		 	By:	 	Niuna-150 Minuteman, Inc.,	 		 		 	
		 		 		 	General Partner	 		 		 	
		 		 		 		 		 		 		 	
		 		 		 	By:	 	/s/ Martin Spagat	 		 		 	
		 		 		 		 	Name: Martin Spagat	 		 		 	
		 		 		 		 	Title: Vice President	 		 		 	
		 		 		 		 	Authorized Signature	 		 		 	

 SECOND AMENDMENT TO LEASE 
 200 Minuteman 
 This Second Amendment to Lease (this
“Amendment”) is entered into as of the 29th day of November, 2005 by and between 200 Minuteman Limited Partnership (the “Landlord”) and TransMedics, Inc. (the “Tenant”). 
 Background 
  

	A.	Landlord and Tenant have entered into that certain Lease dated as of June 25, 2004 (as amended, the “Lease”) for a portion of the property located at 200
Minuteman Drive, Andover, Massachusetts, as more particularly described therein. Capitalized terms used and not defined herein shall have the meaning given to them in the Lease. 

  

	B.	Under Section 5 of the Lease, Tenant pays base rent to Landlord as set forth in Exhibit D of the Lease. Landlord has requested that Tenant increase the base rent due
under the Lease from and after December 1, 2005 through June 30, 2007 in consideration of a one time payment to be paid by Landlord to Tenant in the amount of $435,208.00 (the “Landlord Payment”). 

 

	C.	The parties have agreed to amend the Lease to reflect the change in base rent. 

 Agreement 
 NOW THEREFORE, in consideration of the foregoing, and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 
  

	1.	Paragraphs A through C above are incorporated herein by reference. 

  

	2.	As of the date hereof, Landlord has paid the Landlord Payment to Tenant. Tenant hereby confirms receipt of the Landlord Payment. 

  

	3.	Exhibit D to the Lease is hereby deleted and replaced in its entirety by Exhibit D attached hereto. 

  

	4.	Other than as set forth above, the Lease remains unchanged. 

  

 EXECUTED under seal as of the first date written above. 
  

															
	200 Minuteman Limited Partnership	 		 	TransMedics, Inc.
					
	By:	 	Niuna-200 Minuteman, Inc., general partner	 		 	By:	 	/s/ Waleed Hassanein
		 	By:	 	/s/ Martin Spagat	 		 		 	 Name:
 Title:
	 	 Waleed Hassanein
 President &
CEO

		 		 	Name:	 	Martin Spagat	 		 		 	Authorized Signature.
		 		 	Title:	 	Vice President	 		 		 	
		 		 	Authorized Signature.	 		 		 	

  

 - 2 - 

 EXHIBIT “D” 
 BASE RENT 
 From December 1, 2005 through June 30, 2006 (the remainder of the
Second Lease Year) the annual base rent will be Nineteen Dollars and Seventy-Nine Cents ($19.79) per square foot of Rentable Area (i.e., $19.79 multiplied by the number of square feet of Rentable Area in the Premises). For the third Lease Year, the
annual base rent will be Twenty Dollars and Nine Cents ($20.09) per square foot of Rentable Area in the Premises. For the fourth Lease Year, the annual base rent will be Twenty Dollars and Thirty-Nine Cents ($20.39) per square foot of Rentable Area
in the Premises. Starting as of the first day of the fifth Lease Year and as of the first day of each Lease Year thereafter during the term, the annual base rent per square foot of Rentable Area will increase by one and one-half percent
(1.5%) over the annual base rent per square foot of Rentable Area for the prior Lease Year. For example, during the fifth Lease Year, it will be Twenty Dollars and Sixty-Nine Cents ($20.69) per square foot of Rentable Area, during the sixth
Lease Year, it will be Twenty-One Dollars and One Cent ($21.01) per square foot of Rentable Area, etc. As an additional example, assuming that Tenant does not lease additional space in the Building, during the third Lease Year, Tenant’s annual
base rent will be Seven Hundred Twenty One Thousand Four Hundred Thirty-One Dollars and Ninety Cents ($721,431.90) and its monthly base rent will be Sixty Thousand One Hundred Nineteen Dollars and Thirty-Three Cents ($60,119.33). 
 The base rent described above is subject to the terms of Addendum #1 and Addendum #3 of the Lease, if and when those Addenda are applicable. 
  

 - 3 - 

 THIRD AMENDMENT TO LEASE 
 This Third Amendment to Lease (this “Amendment”) is entered into as of the 12th day of June, 2006 by and between 200 Minuteman LLC, successor to 200 Minuteman Limited Partnership (the “Landlord”) and TransMedics, Inc.
(the “Tenant”). 
 Background 
  

	A.	Landlord and Tenant have entered into that certain Lease dated as of June 25, 2004 (as amended, the “Lease”) pursuant to which the Tenant currently leases
35,910 square feet of space the “Original Premises”) on the third floor of the Building located at 200 Minuteman Drive, Andover, Massachusetts, as more particularly described therein. Capitalized terms used and not defined herein
shall have the meaning given to them in the Lease. 

  

	B.	Tenant and Landlord have agreed to expand the Original Premises to also include 7,900 rentable square feet of space located on the first floor of the Building as shown on
Exhibit A attached hereto (the “Additional Premises”) and to amend the Lease to reflect the Additional Premises. 

 Agreement 
 NOW, Therefore, in consideration of the agreements set forth herein and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree: 
  

	1.	Expansion. Effective as of the Expansion Commencement Date (defined below), Landlord hereby agrees to lease to Tenant and Tenant hereby agrees to lease from Landlord the
Additional Premises. Tenant’s lease of the Additional Premises shall be on all of the same terms and conditions as the Original Premises, except as otherwise specified herein. Effective as of the Expansion Commencement Date, the Additional
Premises shall be made a part of the Premises under the Lease and Tenant will be leasing a total of 43,810 rentable square feet in the Building. 

  

	2.	Permitted Uses. Section 1.1(i) of the Lease is amended to allow shipping, receiving and distribution as Permitted Uses of the Additional Premises.

  

	3.	Expansion Commencement Date. The Expansion Commencement Date shall be the date of this Amendment. Landlord shall deliver the Additional Premises to Tenant on the Expansion
Commencement Date free of all tenants and occupants (including their personal property and trade fixtures), in broom clean condition, good working order and compliance in all material respects with applicable laws, codes, ordinances, rules and
regulations. 

  

	4.	 Base Rent for the Additional Premises. Commencing on the earliest of: September 1, 2006; or the date that Tenant conducts business in the Additional
Premises; or the substantial completion of Tenant’s Initial Construction pertaining to the Additional Premises as determined by the contractor or a Certificate of Occupany (in any of these 

	 	 
cases, the “Additional Premises Rent Commencement Date”) and continuing through the Term (as may be extended), Tenant shall pay base rent
for the Additional Premises in the amounts set forth in Exhibit B, which shall be due and payable in equal monthly installments in advance in the same manner as for the rest of the Premises. For purposes of base rent payments for the
Additional Premises: the first Lease Year (defined in Section 4 of the Lease) will begin on the Additional Premises Rent Commencement Date and end 12 consecutive calendar months plus the partial month thereafter; and each successive Lease Year
will be for 12 consecutive calendar months after the prior Lease Year. Notwithstanding anything herein to the contrary, Tenant shall not be “conducting business” in the Additional Premises for purposes of this paragraph 4 solely as a
result of Tenant’s storage of items therein that are intended to be used for fit-up of the Additional Premises. 

  

	5.	Additional Rent. Commencing on the Additional Premises Rent Commencement Date and continuing through the Term (as may be extended), Tenant’s Percentage shall be
increased to 21.19%. 

  

	6.	Additional Premises Improvement Allowance. Landlord shall reimburse Tenant for actual third-party costs incurred by Tenant to make improvements to the Additional Premises in
an amount up to Fifty Thousand Dollars ($50,000) (the “Additional Premises Improvement Allowance”), such work to be performed by Tenant and reimbursement to be paid by Landlord in accordance with the provisions of Exhibit C
of the Lease. Landlord will not be responsible to pay for or perform any work for the Additional Premises except if necessary to comply with Section 3 above. Landlord and Tenant acknowledge that Tenant continues to be entitled to $251,370
for Tenant’s Work to be completed in the Original Premises subject to the satisfaction of the conditions to such payment as set forth in the Lease. 

  

	7.	Brokerage. Tenant and Landlord each represents and warrants to the other that it has had no dealings with any broker or agent in connection with this Third Amendment. Tenant
and Landlord each covenants to pay, hold harmless and indemnify the other from and against any and all costs, expense or liability for any compensation, commissions, and charges claimed by any broker or agent claiming through such party, with
respect to this Third Amendment or the negotiation thereof arising from a breach of the foregoing warranty. 

  

	8.	Ratification. Except as set forth herein, the terms of the Lease are hereby ratified. This Amendment may be executed in one or more counterparts, each of which shall be
deemed to be an original and all of which shall, taken together, be deemed to be one instrument. Tenant and Landlord each represents that the person executing this Amendment on behalf of such party is fully authorized to execute this Amendment and
to bind the Landlord or Tenant, as applicable. This Amendment may be exchanged by and between the parties via facsimile or electronic mail. 

  

 - 2 - 

 EXECUTED under seal as of the first date written above. 
  

															
	200 Minuteman LLC	 		 	TransMedics, Inc.
					
	By:	 	Minuteman Master LLC, Sole Member	 		 	By:	 	/s/ Waleed H. Hassanein
		 		 		 		 		 		 		 	Name: Waleed H. Hassanein
		 	By:	 	150 Minuteman Limited Partnership,	 		 		 	Title:   President & CEO
		 		 	Managing Member	 		 		 	Authorized Signature.
		 		 		 		 		 		 		 	
		 		 	By:	 	Niuna-150 Minuteman, Inc.,	 		 		 	
		 		 		 	General Partner	 		 		 	
		 		 		 		 		 		 		 	
		 		 		 	By:	 	/s/ Martin Spagat	 		 		 	
		 		 		 		 	Name: Martin Spagat	 		 		 	
		 		 		 		 	Title:   Vice President	 		 		 	
		 		 		 		 	Authorized Signature	 		 		 	

  

 - 3 - 

 FOURTH AMENDMENT TO LEASE 
 200 Minuteman 
 This Fourth Amendment to Lease (this
“Amendment”) is entered into as of Feb. 1, 2007 by and between 200 Minuteman LLC (“Landlord”) and TransMedics, Inc. (“Tenant”). 
 Background 
 A. Landlord and Tenant entered into that certain Lease dated as of June 25,
2004 (as amended, the “Lease”) for space in the property located at 200 Minuteman Drive, Andover, Massachusetts, as more particularly described therein. Capitalized terms used and not defined herein shall have the meaning given to them in
the Lease. 
 B. The parties have agreed to amend the Lease to confirm that as of this date the agreed rentable area of the Premises will
increase by 75 square feet as described below, and to confirm certain other related matters. 
 Agreement 
 NOW THEREFORE, in consideration of the foregoing, and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties agree and the Lease is amended as follows: 
 1. As of this
date, the agreed rentable area of the original Premises on the 3rd Floor is increased by 75 s.f. to 35,985 s.f. (and thus the agreed rentable area of the
entire Premises is increased to 43,885 s.f.), and Tenant’s Percentage is increased to 21.23%. 
 2. The terms of the Lease, as
amended hereby, are hereby ratified. This Amendment may be executed in one or more counterparts, each of which shall be deemed to be an original and all of which shall, taken together, be deemed to be one instrument. This Amendment may be exchanged
by and between the parties via facsimile or electronic mail. 
 EXECUTED under seal as of the first date written above. 
  

															
	200 Minuteman LLC	 		 	TransMedics, Inc.
					
	By:	 	Minuteman Master LLC, Sole Manager	 		 	By:	 	/s/ Waleed Hassanein
		 		 		 		 		 		 		 	Name: Waleed Hassanein
		 	By:	 	150 Minuteman Limited Partnership,	 		 		 	Title:   President & CEO
		 		 	Managing Member	 		 		 	Authorized Signature:
		 		 		 		 		 		 		 	
		 		 	By:	 	Niuna-150 Minuteman, Inc.,	 		 		 	
		 		 		 	General Partner	 		 		 	
		 		 		 		 		 		 		 	
		 		 		 	By:	 	/s/ Martin Spagat	 		 		 	
		 		 		 		 	Name: Martin Spagat	 		 		 	
		 		 		 		 	Title:   Vice President	 		 		 	
		 		 		 		 	Authorized Signature

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