Document:

EX-10.12(a)

 Exhibit 10.12(a) 

LEASE 
 by and between 

EMERY STATION JOINT VENTURE, LLC (LANDLORD), 

and 
 BERKELEY LIGHTS, INC. (TENANT)

 EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 

THIS LEASE (“Lease”), dated for reference purposes as of November 3,2014 (“Effective Date”), is entered by and
between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station Joint Venture, LLC, a California limited liability company, as Landlord, on the basis of the following: 

A. Tenant is a party to that certain lease dated October 30, 2012 (the “ESE Lease”) for Suites 370 and 380 at the project
commonly referred to as the EmeryStation East Building, located at 5885 Hollis Street in Emeryville, California (the “ESE Building”). The landlord under the ESE Lease is E S East, LLC, a California limited liability corporation. 

B. Landlord agrees to lease to Tenant, and Tenant hereby agrees to lease from Landlord, pursuant to the terms and conditions set forth below,
a total of 18,276 rentable square feet located on the 3rd floor of the EmeryStation 1 Building located at 5858 Horton Street, Emeryville, California 94608. The space being leased, as such space is more specifically defined in
Exhibit A attached hereto and incorporated by reference herein, shall be referred to as, and shall constitute for all purposes under this Lease, the “Premises”. 

C. For their mutual convenience, Landlord and Tenant have elected to utilize the terms and conditions contained in the ESE Lease to; govern
Tenant’s lease of the Premises, the terms of such ESE Lease modified as set forth below. A copy of the ESE Lease is attached hereto and all relevant terms and conditions thereof, to the extent not modified by this Lease, are incorporated herein
by reference. The terms of the ESE Lease, as modified by the terms and conditions set forth below, shall together be referred to as the “Lease” for all purposes hereunder from and after the Effective Date. 

1. Section 1.1 of the ESE Lease shall be modified as follows: 

A. The “Building” described in the Lease shall be EmeryStation 1. The “Address” of the Building is 5858 Horton Street,
Emeryville, California 94608. 
 B. The “Landlord” under the Lease shall be Emery Station Joint Venture, LLC, a California limited
liability company. The addresses for notices to Landlord shall be those given for the landlord under the ESE Lease. 
 C. The
“Tenant” and “Current Address” shall be as stated in the ESE Lease. 
 D. The “Date of Lease” shall be the
Effective Date. 
 E. The “Lease Term” shall be five (5) years, commencing upon the Commencement Date and expiring on the
Expiration Date, as each term is defined below. 

 F. The “Commencement Date” of this Lease shall be the earlier to occur of: a)
Tenant’s commencement of business operations in the Premises, and b) fifteen (15) days after Landlord notifies Tenant in writing that it has achieved Substantial Completion of the Landlord Work (as such terms are defined in
Exhibits B and C attached hereto and incorporated by reference herein). Tenant hereby agrees to relocate its operations in their entirety out of the ESE Building and into the Premises no later than fifteen (15) days
after the date of Substantial Completion of the Landlord Work. Tenant’s failure to do so shall constitute a Default under this Lease. 

Notwithstanding the above, Landlord and Tenant acknowledge and agree that based on the schedule for completion of Tenant’s Premises, it
may be possible and advantageous to have Tenant occupy portions of the Premises in stages, as such may be substantially completed and legally occupiable, while other portions of the Premises are still being improved with the Landlord’s Work
applicable to those specific spaces. In such event, Landlord and Tenant agree to make commercially reasonable efforts to pursue such a staged move-in, so long as the final and complete move-in by Tenant is not delayed beyond the date contemplated above. If such a staged move-in is accomplished, the Lease Term as it applies to the respective area(s) Tenant
occupies (including the pro-rata share of Monthly Base Rent and other charges under the Lease) will be commenced as of the date of Tenant’s move-in to said
portion(s) of the Premises and the Expiration date of the Lease shall be a full five years (plus any partial month if the commencement date of the final space delivered to Tenant does not occur on the first day of a calendar month) after the
Commencement Date applicable to that specific last-delivered portion of the Premises. 
 G. The “Expiration Date” of this Lease
shall be the last day of the sixtieth (60th) full calendar month following the Commencement Date (subject to the provisions of Section l.F. above). By way of example, if the Commencement Date were to be December 15, 2014, the
Expiration Date would be December 31st, 2019. 
 H. The “Monthly Base Rent” for the Premises shall be as follows: 

 

					
	 Period
	  	Monthly Base Rent	 
		
	 Year 1 of Lease Term*
	  	$	68,535.00	 
	 Year 2
	  	$	73,104.00	 
	 Year 3
	  	$	75,845.00	 
	 Year 4
	  	$	79,500.00	 
	 Year 5
	  	$	82,242.00	 

  

	*	 Year 1 of the Lease Term includes the first full twelve (12) calendar months following the Commencement
date plus any partial month in the event the Commencement Date is not the first (1st) day of a calendar month. 

 As specified in the
terms of the ESE Lease, Tenant shall be obligated to pay as Additional Rent one hundred percent (100%) of all utilities associated with the Premises, including the production of HVAC services therefor. Commencing on the later of January 1, 2015
and the Commencement Date, Tenant shall also be obligated to pay increases in all other operating expenses and taxes above a Base Year of 2014. 

I. The “Rentable Area of the Premises” is 18,276 rentable square feet. 

 J. The “Suite Number” of the Premises is 320. 

K. The “Security Deposit” shall be $75,297.12, equal to one (1) month’s Base Rent, calculated at the rate of $4.12 per
rentable square foot per month. Tenant shall remit a $41,963.78 portion of the Security Deposit to Landlord within five (5) days after Tenant’s execution of this Lease, and shall remit the remaining $33,333.34 balance of the Security
Deposit upon the earlier to occur of: a) seven (7) business days following Tenant’s opening for business in the Premises, and b) thirty-seven (37) days after Landlord’s Substantial Completion of the Landlord Work. 

L. The “Tenant’s Use of Premises” shall be as stated in the ESE Lease. 

M. “Parking” shall mean up to fifty (50) unreserved parking spaces in the Terraces Garage. Tenant shall pay Landlord’s
quoted rates for all parking, as more specifically outlined in Section 2.5 of the ESE Lease, except that through May 31, 2015 parking charges will be discounted by twenty-seven point four percent (27.4%) from Landlord’s quoted rates
(reflecting the relationship of a $2.99 initial rental rate on a portion of the space to the base $4.12 rental rate). 
 N. Landlord and
Tenant represent and warrant to the other that it has represented itself in this transaction and that no brokerage commission or other such fee shall be due and payable by Landlord to any representative of Landlord or Tenant as a result hereof. 

O. Regarding “Tenant Improvements”: Tenant will accept the Premises in its
current as-is condition, subject only to Landlord’s obligation, at Landlord’s sole cost, to make the improvements thereto described in Exhibit B attached hereto (the
“Landlord Work”) and pursuant to the terms of the Work Letter attached as Exhibit C hereto (the “Work Letter”). 

2. DEFINITIONS: 
 A. The following shall be
added at the end of the second sentence of the definition of “Operating Expenses” in the ESE Lease: 
 “; (xi) the costs and expenses
incurred, in resolving disputes with other tenants, other occupants, or prospective tenants or occupants of the Building, collecting rents or otherwise enforcing leases of the tenants of the Building beyond the normal monthly administration of
leases by property management personnel; (xii) costs incurred in connection with the presence of any Hazardous Materials, except to the extent caused by the storage, use, release or emission of the Hazardous Material in question by Tenant or
any Tenant Party; (xiii) the costs of repairs, alterations, and maintenance necessitated by the gross negligence or willful misconduct of Landlord or its agents, employees or contractors, or repairs, alterations and maintenance necessitated by
the gross negligence or willful misconduct of any other tenant or occupant of the Building, or any of their respective agents, employees or contractors; (xiv) interest or penalties due to the late payment of taxes, utility bills or other such
costs; (xv) any amount payable by Landlord by way of indemnity or for damages or which constitute a fine or penalty; (xvi) any cost for overtime or other expenses to Landlord in curing defaults; (xvii) the costs, including fines,
penalties and legal fees, incurred due to violations by Landlord, its employees, agents or contractors, or any other tenant or occupant of the Building, of building codes, any governmental rule or requirement or the terms and conditions of any lease
pertaining to the Building or any other contract, except that the cost of Landlord’s compliance with building codes enacted following the Effective Date hereof 

 
shall be valid Operating Expenses; and (xviii) bad debt expenses and charitable contributions and donations. Landlord agrees that (x) Landlord will not collect or be entitled to collect
more than one hundred percent (100%) of the increases in Operating Expenses and Taxes actually paid by Landlord in connection with the operation of the Building in any calendar year, and (xi) Landlord shall make no profit from Landlord’s
collection of Operating Expenses or Taxes. Landlord hereby agrees to amortize the cost of any capital replacement or improvement (including any capital replacement or improvement required to comply with changes in applicable law) over the useful
life of the respective capital item as determined in accordance with generally accepted real estate accounting principles consistently applied, along with an eight percent (8%) imputed interest rate, and Tenant shall pay Tenant’s Share of such
cost until the earlier of the expiration of the useful life or the expiration of the Term.” 
 B. The following sentence shall be added
to the definition of “Substantially Complete or Substantial Completion”: 
 “As it regards Landlord’s Work as defined in the Lease and
Workletter, Substantial Completion (and the grammatical variations of such term) shall require: (i) that there are no items of work incomplete which would materially adversely impact Tenant’s intended use of the Premises (or portion
thereof, in the event of a staged move-in such as is described in Section F above, (ii) Landlord has delivered of legal possession of the Premises and Landlord’s Work (or portion thereof, in the
event of a staged move-in) to Tenant, and (iii) the City of Emeryville Building Department has allowed legal occupancy of the Premises and Landlord’s Work (or portion thereof, in the event of staged move-in), as evidenced by a temporary certificate of occupancy, signed-off job card, or other such documentation normally used by the City of Emeryville to evidence allowed
occupancy. 
 C. The following shall be added at the end of the definition of “Taxes” in the ESE Lease: 

“Taxes also shall not include (i) penalties and interest, other than those attributable to Tenant’s failure to comply timely with its
obligations pursuant to this Lease, or (ii) any Taxes in excess of the amount which would be payable if such tax or assessment expense were paid in allowable installments over the longest possible term,”. 

3. EXPANSION: For the avoidance of doubt, Section 2.6 of the ESE Lease regarding Tenant’s Expansion Right, including the right by Tenant to
terminate the Lease Term early under certain conditions, which right is referred to in the Lease as Tenant’s Early Termination Right, shall continue to apply with the following modifications: 

A. Landlord and Tenant hereby agree that the Additional Space, as defined in Section 2.6 of the Lease, does not have to be contiguous to
the Premises nor must it be a single, larger space to which Tenant would relocate, but that the Additional Space can be located in the Building itself or in another building located in Emeryville that is owned or controlled by Landlord or an
affiliate of Landlord. 
 B. Landlord and Tenant hereby agree that it will be commercially reasonable for the lease term applicable to the
Additional Space to be at least five (5) years. 

 4. RENEWAL OPTION: Section 2.7 of the ESE Lease regarding Tenant’s Renewal Option shall continue
to apply, allowing Tenant to extend the term of the Lease for an additional five (5) years commencing on the first day immediately following the Expiration Date specified above. 

5. STATEMENT OF LANDLORD: The following shall be added at the end of Section 4.2: 

“Notwithstanding anything to the contrary contained in this Lease, if Landlord has not delivered a Statement for any calendar year during the Term
(including the calendar year in which the Lease terminates) by the date that is twelve (12) months after the end of the calendar year in question, Tenant shall not be obligated to pay Tenant’s Share of Operating Expenses or Taxes in excess
of the estimated Operating Expenses and Taxes paid by Tenant as Rent Adjustment Deposits for such calendar year. Landlord shall be able to adjust a Statement after said 12-month period only to the extent of
valid costs and expenses which Landlord had no knowledge of earlier.” 
 6. BOOKS AND RECORDS: 

 

	 	A.	 Section 4.3 of the ESE Lease shall be revised as follows: 1) the
60-day time period in the 6th line shall be changed to 90 days, 2) the 90-day time period in the 10th line shall be changed to 120 days, and the 90-day time period in the 15th line shall be changed to 120
days. 

 B. There shall be added at the end of the third to last sentence of Section 4.3 of the ESE Lease, after the
words “(“Confidentiality Requirement”)”, the following: “, except to the extent required by applicable law and court order.” 

7. SECURITY DEPOSIT: There shall be added in line 3 of Article 5 of the ESE Lease, after the words “any default of Tenant under this
Lease”, the words “beyond applicable notice and cure periods,”. 
 8. ELECTRICAL SERVICES: There shall be deleted from the first sentence of
Sections 6.2(a) and (b) of the ESE Lease the words “and Tenant has paid all Rent then due”. 
 9. DELAYS IN FURNISHING SERVICES: The
following shall be added at the end of Section 6.5 of the ESE Lease: 
 “Notwithstanding anything to the contrary contained in this
Section 6.5, if all or any material portion of the Premises are made untenantable and are not actually used by Tenant for a period in excess of three (3) consecutive business days as a result of a failure, delay or change in any service
due to Landlord’s gross negligence or willful misconduct, and Tenant has given Landlord notice of such failure, delay or change, then, commencing with the fourth (4th) business day after such
notice and ending on the day the service has been restored, Tenant shall be entitled to an abatement of Monthly Base Rent. If the entire Premises has not been rendered untenantable by such failure, delay or change, the amount of abatement shall be
equitably prorated.” 
 10. MONITORING BY LANDLORD: The first sentence of 7.1(d)(8) of the ESE Lease entitled “Monitoring by Landlord” hereby
is revised in its entirety as follows: 
 “Landlord reserves the absolute right to monitor, in Landlord’s reasonable discretion and at
Landlord’s sole cost (except in the case of a breach of any of Tenant’s obligations under this Article 7, in which event such monitoring costs may be charged back to entirely to Tenant and

 
shall be reimbursed by Tenant to Landlord within twenty (20) days after receipt of written demand by Landlord from time to time, accompanied by supporting documentation reasonably evidencing
the costs for which such reimbursement is claimed), at such times and from time to time as Landlord in its reasonable discretion may determine, through consultants engaged by Landlord or otherwise as Landlord in its reasonable discretion may
determine, (x) all aqueous and atmospheric discharges and emissions from the Premise during the Term by Tenant or a Tenant Party; (y) Tenant’s compliance and the collective compliance of all tenants in the Building with the
requirements and restrictions relating to the occupancy classification of the Building (including, but not limited to, Hazardous Materials inventory levels of Tenant and all other tenants in the Building; and (z) Tenant’s compliance with
all other requirements of this Section.” 
 11. ASSIGNMENT AND SUBLETTING: 

A. The first two grammatical phrases in the first sentence of Section 10.1(a) of the ESE Lease shall be revised to state as follows:
“Without the prior written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed,...” 
 B. The
second to last sentence of Section 10.1(a) of the ESE Lease hereby is revised to state in its entirety as follows: “In no event may Tenant sublease any portion of the Premises or assign the Lease to any other tenant of the Building unless
Landlord does not have space in the Building to satisfy the tenant’s space needs.” 
 C. Section 10.1(d) of the ESE Lease
hereby is revised to state in its entirety as follows: 
 “(d) So long as Tenant is not entering into a transaction described herein for the purpose of
avoiding or otherwise circumventing the remaining terms of this Article, Tenant may, subject to Section 10.5, assign its entire interest under this Lease or sublease all or a portion of the Premises, without the consent of Landlord, to
(i) an Affiliate; or (ii) a successor to Tenant by purchase or other acquisition of Tenant’s capital stock or substantially all of Tenant’s assets, or by merger, consolidation or reorganization (each of the foregoing hereinafter
sometimes collectively shall be referred to as “Permitted Transfers”, and any person to whom any Permitted Transfer is made hereinafter sometimes shall be referred to as a “Permitted Transferee”); provided that all of the
following conditions are satisfied: (1) Tenant is not then in Default under this Lease; (2) Tenant shall give Landlord written notice at least fifteen (15) days prior to the effective date of the proposed transfer (unless applicable
securities laws or; a confidentiality agreement prohibit notice prior to consummation of the transaction, in which case Tenant shall provide notice to Landlord as soon thereafter as reasonably practicable), together with the information required
hereunder and such entity shall expressly assume Tenant’s obligations hereunder; (3) with respect to an assignment to an Affiliate, Tenant continues to have a net worth equal to or greater than the greater of: a) Tenant’s net worth as
of the Effective Date of this Lease, and b) Tenant’s net worth immediately prior to the proposed assignment; and (4) with respect to a purchase, merger, consolidation or reorganization which results in Tenant ceasing to exist as a
separate, legal entity, Tenant’s successor shall have a net worth equal to or greater that the greater of: a) Tenant’s net worth as of the Effective Date of this Lease, and b) Tenant’s net worth immediately prior to the proposed
transaction. For purposes of this Lease, a transfer or issuance of Tenant’s stock over the New York Stock Exchange, the American Stock Exchange, or NASDAQ or by virtue of a private placement with a venture capital firm or other equity investor
wherein such venture capital firm or other equity investor receives stock in Tenant shall 

 
not be deemed an assignment, subletting or other transfer of this Lease or the Premises requiring Landlord’s consent. Any right of Landlord to recapture the Premises or receive excess
rentals shall not apply to a Permitted Transfer.” 
 D. Section 10.2 of the ESE Lease shall be revised in its entirety as follows:

 “Landlord shall have the option to terminate this Lease with respect to that portion of the Premises proposed to be sublet or subject to assignment.
Landlord shall notify Tenant of Landlord’s election in writing within fifteen (15) days after receipt of the information required by Section 10.1(a) above. If Landlord elects to recapture, Tenant shall surrender possession of that
portion of the Premises that is the subject of the recapture on the date that is the proposed effective date of such sublease or assignment, surrendering it in the condition otherwise required of Tenant upon the expiration of the Term. Effective as
of the date of such recapture of any portion of the Premises, the Monthly Base Rent, Rentable Area of the Premises and Tenant’s Share shall be adjusted accordingly. Notwithstanding anything to the contrary contained in this Lease, if Landlord
exercises Landlord’s recapture right hereunder, Tenant shall have the right, by written notice to Landlord within five (5) business days after receipt of Landlord’s written recapture notice, to rescind its request for consent, in
which case this Lease shall remain unmodified and in full force and effect.” 
 E. Regarding Section 10.6 of the ESE Lease, the
total of Landlord’s reasonable attorneys’ and professional fees and Processing Costs shall not exceed $2,000.00 per request for consent. 
 12.
DEFAULT AND REMEDIES: 
  

	 	A.	 The following sentence shall be added to Section 11.1(1) of the Lease: “Landlord agrees to provide a
written notice to Tenant of Landlord’s intent to file an unlawful detainer action against Tenant at least three (3) days prior to Landlord’s actual filing thereof.” 

B. There shall be added at the end of Section 11.1(2) of the ESE Lease the following: “; provided, however, that if the default
is incapable of cure within fifteen (15) days, Tenant shall not be in default hereunder if Tenant commences the cure within the fifteen (15)-day period and thereafter diligently prosecutes the cure to
completion;” 
 C. Section 11.1(9) of the ESE Lease hereby is deleted in its entirety. 

D. Section 11.2(h) of the ESE Lease hereby is revised in its entirety as follows: 

“No delay or omission in the exercise of any right or remedy of Landlord or Tenant upon any Default by the other, and, with respect to Landlord only, no
exercise by Landlord of its rights pursuant to Section 25.25 to perform any duty which Tenant fails timely to perform, shall impair any right or remedy or be construed as a waiver. No provision of this Lease shall be deemed waived by Landlord
or Tenant unless such waiver is in writing signed by the waiving party. The waiver by Landlord or Tenant of any breach of any provision of this Lease shall not be deemed a waiver of any subsequent breach of the same or any other provision of this
Lease.” 
 13. HOLDING OVER: The first sentence of Article 13 of the ESE Lease hereby is revised to state in its entirety as follows: “In the
event that Tenant holds over in possession of the Premises 

 
after the Termination Date, Tenant shall pay Landlord 150% of the Monthly Base Rent payable for the month immediately preceding the holding over, together with 100% of the Rent Adjustment
Deposits and 100% of all other Rent payable for such period.” 
 14. DAMAGE BY FIRE OR OTHER CASUALTY: 

 

	 	A.	 There shall be added at the end of Section 14.1 (b) of the ESE Lease the following: “; provided,
however, that if Landlord has not completed the repairs and restoration within three hundred (300) days after the date of the damage, Tenant shall have five (5) days following the three-hundredth (300th) day to deliver written notice to Landlord that Tenant elects to terminate this Lease unless Landlord shall have completed the repairs and restoration within a period of thirty (30) days
following the date Landlord receives Tenant’s written notice. Landlord’s completion of repairs and restoration within that additional thirty (30) day period shall cause Tenant’s termination notice to be null and void.

 C. There shall be added at the end of subsection (i) in Section 14.1(d) of the ESE Lease the following:
“(unless proceeds are not available to Landlord because Landlord failed to carry the insurance required by Section 16,3 below, in which case Landlord shall not be relieved of its obligation to repair or restore pursuant to this
Article 14);”. 
 D. The first grammatical phrase of the first sentence of Section 14.3 of the ESE Lease is revised to state
in its entirety as follows: “Except for the gross negligence or willful misconduct of Tenant or its agents, employees, contractors or invitees,...”. 

15. ESTOPPEL CERTIFICATE: 
 A. In the first
sentence of Section 20.2, the word “business” shall be inserted between the words “ten (10)” and “days”. 
 16.
RELOCATION: Article 21 of the ESE Lease hereby is deleted in its entirety. 
 17. MORTGAGEE PROTECTION: In the second sentence of Section 21.1 of
the ESE Lease, the words “upon request of the Mortgagee or ground lessor, as the case may be,” hereby are deleted. 
 18. EXHIBITS:
Exhibits A and B of the ESE Lease hereby are deleted in their entirety. 
 19. MISCELLANEOUS: 

 

	 	A.	 Section 25.4 of the Lease is hereby revised in its entirety as follows: 

“Landlord and Tenant acknowledge and agree that the exchange of drafts of this Lease does not create a binding obligation between the
parties. This Lease shall not become effective as a lease or otherwise until executed and delivered by both Landlord and Tenant.” 
  

	 	B.	 A new Section 25.21 shall be added to the Lease as follows: 

“Pursuant to California Civil Code Section 1938, Landlord hereby notifies Tenant that as of the Effective Date the Premises has not
undergone inspection by a 

 
“Certified Access Specialist” to determine whether the Premises meets all applicable construction-related accessibility standards under
California Civil Code Section 55.53. Tenant shall not be responsible for any cost incurred by Landlord if Landlord is required to comply with any Landlord Work construction-related accessibility standards
applicable to the Building.)” 
  

	 	C.	 The following shall be added at the end of Section 25.8 of the Lease: 

“For purposes of this Section, “Landlord’s equity interest in the Property” shall include rents paid by tenants, insurance
proceeds, condemnation proceeds, and proceeds from the sale of the Building (collectively, “Owner Proceeds”); provided, however, that Tenant shall not be entitled to recover Owner Proceeds from any Landlord Parties (other than Landlord) or
any other third party after they have been distributed or paid to such party; provided further, however, that nothing in this sentence shall diminish any right Tenant may have under Law, as a creditor of Landlord, to initiate or participate in an
action to recover Owner Proceeds from a third party on the grounds that such third party obtained such Owner Proceeds when Landlord was, or could reasonably be expected to become, insolvent or in a transfer that was preferential or fraudulent as to
Landlord’s creditors. 
 20. TEMPORARY SPACE: In order to meet Tenant’s need for additional space, Landlord hereby agrees to lease to Tenant, and
Tenant agrees to lease from Landlord, temporary; spaces in the Building for the period commencing on the Effective Date and terminating on the; Commencement Date (the “Temporary Spaces”). The Temporary Spaces, to be identified as Suites
255 and 237, are more specifically defined on Exhibit D attached hereto and incorporated by reference herein. Tenant agrees to accept the Temporary Spaces in their then as-is
condition, with no obligation on behalf of Landlord to improve it in any way. Tenant shall pay a fixed rent for the Temporary Spaces in the amount of $3.75 per square foot per month per month (the, “Temporary Space Monthly Rent”), which
shall be pro-rated for any partial month. Tenant agrees to vacate the Temporary Spaces and return possession thereof to Landlord, in broom clean condition and decommissioned and decontaminated as necessary,
within ten (10) days after the Commencement Date of this Lease. Failure to do so shall constitute a Default hereunder. Other than those terms specifically outlined above, all of other terms and conditions of this Lease shall apply to
Tenant’s lease of the Temporary Spaces. Tenant understands and acknowledges that, in the event Landlord reasonably requires possession of the Temporary Spaces to consummate a lease with another
third-party tenant, Landlord shall have the right to substitute alternate premises for the Temporary Spaces with ten (10) days’ advance written notice to Tenant, so long as the alternate premises is
located in the Building or in the building located at 5885 Hollis Street in Emeryville, CA and is reasonably similar to the Temporary Spaces in utility and functionality. 

IN WITNESS WHEREOF, the parties have executed this Lease as of the latest of the dates set forth below. 

 

									
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	 Emery Station Joint Venture LLC

	a Delaware corporation	 		 	 a California limited liability company

					
	By:	 	 /s/ Igor Khandros
	 		 	By:	 	 /s/ Richard Robbins

	Print Name:	 	 Igor Khandros
	 		 	Print Name:	 	 Richard K. Robbins

 EXHIBIT A 

PREMISES 

 

 

 EXHIBIT B 

LANDLORD WORK 
 Landlord shall, at its sole cost
and expense and pursuant to the terms of the Workletter attached to the Lease as Exhibit C, alter the existing Premises by constructing the Landlord’s Work (as such term is defined in the Lease and Workletter)
pursuant to the Design Documents listed below and to the other terms listed below: 
  

	 	•	 	 Office areas will be built out to Building Standards, including all new paint and carpeting plus necessary
millwork for kitchenette, copy/fax areas, etc. 

  

	 	•	 	 Lab areas will be altered according to the space plans. 

 

	 	•	 	 Existing benches that are to remain will be kept as-is. New benches shown
will re-use existing benches removed from other areas to the extent possible. In areas where benches are removed, Landlord will relocate whatever electrical, gas and vacuum outlets that had been on the benches
up to panels accessible in the ceiling. 

  

	 	•	 	 Landlord will supply “ring and string” for Tenant’s voice/data vendor to use to install
Tenant’s cabling. All furniture and other FF&E will be paid for and installed by Tenant. 

  

	 	•	 	 Notwithstanding the above, Tenant shall be responsible for the costs associated with the necessary alterations to
the existing space designated on the Design Drawings as “Consumables Manufacture”. Landlord and Tenant agree and acknowledge that Tenant may wish to alter the design details of the Consumables Manufacture area from what is currently shown
on the design Drawings. Tenant, at its election, shall either pay for the costs with its own funds or may, at its election, elect to have Landlord amortize some or all of the associated cost over the initial Term of the Lease, such amortization to
include an annual interest rate of 8.0% compounded monthly and to constitute Additional Rent under the Lease. By way of example, if the costs associated with the alterations of the Consumables Manufacture area from its existing condition totaled
$200,000, Tenant could pay said $200,000 or could ask Landlord to amortize that total amount or any portion thereof as described above. 

DESIGN DRAWINGS 
 Those drawings by DGA dated
October 28, 2014 and numbered as follows: 
 G1001, G1002, G1003, G1004, A-100X, AD101, AE101, AF101, AR101,
AQ101, AE211, AE511, AE512, AE521, AE531, M000, M001, M900, M101, M201, M301, M600, M800, E0-0, El-0, E2-0, E2-2, E3-0, E5-0, E6-0, E6-1, P000, P101, P102, P201,
P202 

 EXHIBIT C 

WORKLETTER AGREEMENT 
 (TURN-KEY) 
 1. Defined Terms. Capitalized Terms used in this Workletter shall have the same
meanings set forth in the Lease except as otherwise specified herein and except for Terms capitalized in the ordinary course of punctuation. For purposes of this Workletter, the following capitalized terms have the following meanings: 

1.1. “Landlord Work” means the construction and installation of the Landlord’s Work, including the items set forth on
Exhibit B attached to the Lease. 
 1.2. “Design Documents” means the layout plans and specifications
for the Landlord’s Work to be constructed in the Premises which are the final product of the preliminary space planning and which (i) will be based upon and consistent with, among other things, the preliminary space plan and
specifications, attached as Exhibit B to this Lease (the “Conceptual Plans”); and (ii) comply with all Laws as applicable and as interpreted at the time of construction of the Landlord’s Work. 

1.3. “Construction Drawings” means the final architectural plans and specifications, and engineering plans and specifications, for
the Landlord’s Work to be constructed in the Premises, and shall be based upon and consistent with the Design Documents. 
 1.4.
“Landlord’s Work” means all of the initial improvements to be constructed as shown on the Construction Drawings, as they may be modified as provided herein. 

2. Design Matters. 
 2.1.
Landlord and Tenant have approved a design team consisting of DG Architects, as architect (“Architect”) and Randall Lamb Associates as Mechanical/Electrical/Plumbing designer (“MEP Designer”). The Architect and MEP Designer
shall be retained by Landlord and referred to collectively herein as the “Design Group.” The Design Group shall be responsible to complete the Construction Drawings in accordance with all applicable Laws and shall submit the Construction
Drawings to the City of Emeryville for review and permit, 
 2.2. Landlord shall cause, and Tenant shall fully cooperate with, the Design
Group to complete Design Documents and Construction Drawings in as an efficient and timely manner as possible. Any failure by Tenant to supply information and/or to provide authorizations or approvals within five (5) business days of receipt of
Landlord’s written request (including requests by electronic mail) shall constitute a Tenant Delay. Tenant shall be prohibited from including in the Design Drawings and/or the Construction Drawings, materials or equipment that require unusually
long fabrication or delivery times (“Long Lead Time Items”). The Design Drawings submitted by the Design Group to Landlord shall be submitted to Tenant for its prompt review and approval, which approval shall not be unreasonably withheld
or delayed if the Design Drawings are in material conformance with the Conceptual Plans. The 

 
Construction Drawings submitted by the Design Group to Landlord shall be submitted to Tenant for its prompt review and approval, which approval shall not be unreasonably withheld or delayed if
the Construction Drawings are in material conformance with the Design Drawings. The Construction Drawings so approved by Tenant shall be referred to herein as the “Approved Construction Drawings.” 

2.3. Tenant shall be responsible for whether the design and function of the Landlord’s Work are suitable for the Tenant’s needs.

 3. Construction; Landlord’s Work Costs. 

3.1. Tenant Improvement Costs. The cost of the Landlord’s Work (“Tenant Improvement Costs”) shall be paid by
Landlord. The Tenant Improvement Costs shall include, without limitation, (a) the costs of the Design Group and any other consultants retained by Landlord in connection with the preparation of Design Documents and Construction Drawings, and
engineering costs associated with completion of the State of California energy utilization calculations under Title 24 legislation; (b) all costs of obtaining from the City of Emeryville and any other governmental authority, approvals, building
permits and occupancy permits with respect to the Landlord’s Work; (c) all costs of interior design and finish schedule plans and specifications including as-built drawings with respect to the
Landlord’s Work; (d) all costs of procuring, installing and constructing the Landlord’s Work, including: (i) the cost of all on-site supervisory and administrative staff, office, equipment
and temporary services rendered or provided by Contractor in connection with, and reasonably allocable to, construction of the Landlord’s Work; and (ii) the cost of any services or utilities made available by Landlord; and
(e) Landlord’s construction management fee, which shall equal four percent (4%) of the first $200,000.00 of Landlord’s Work Costs and two percent (2%) of the Landlord’s Work Costs in excess of $200,000.00. Landlord and Tenant
hereby agree that, notwithstanding Section 3.1(e) above, the Landlord construction management fee that shall be applicable to any Change Order for which Tenant is responsible shall be equal to three percent (3%) of the hard cost (i.e. actual
construction cost, as opposed to soft costs such as design, permitting, etc.). 
 In no event shall the Tenant Improvement Costs include
(i) any costs of procuring or installing in the Premises any trade fixtures, equipment, furniture, furnishings, telephone equipment, or other personal property (“Personal Property”) to be used in the Premises by Tenant, and the cost
of such Personal Property shall be paid by Tenant, or (ii) any costs or expenses of any consultants retained by Tenant with respect to design, procurement, installation or construction of improvements or installations, whether real or personal
property, for the Premises. Tenant Improvement Costs also shall not include the following: (i) any work to the Building or Premises other than the Landlord’s Work; (ii) premiums or the incremental portion thereof for insurance
policies required under the Lease to be procured by Landlord; (iii) costs associated with bonding any contractors, subcontractors or vendors; (iv) utilities consumed during the construction of the Landlord’s Work; (v) charges and
expenses for changes to the Approved Construction Documents that have not been approved by Tenant; (vi) wages, labor and overhead for over-time and premium time (unless approved in writing by Tenant); (vii) additional costs and expenses
incurred by Landlord on account of any contractor’s or subcontractor’s default or construction defects; (viii) principal, interest and fees for construction and permanent financing; (ix) fees or charges for construction
management, supervision, profit, 

 
overhead or general conditions by Landlord or any third party other than the Design team and/or contractors who are directly involved in the Landlord’s Work; (x) costs for which
Landlord receives reimbursement from others, including, without limitation, insurers and warrantors; (xi) penalties and late charges attributable to Landlord’s failure to pay the Tenant Improvement Costs; and (xii) attorneys’,
experts’ and other fees and costs in connection with contracts and disputes, and (xiii) costs arising from or in connection with the presence of Hazardous Materials on the Premises or Building which are included in the definition of
“Landlord’s Contamination” pursuant to Section 7.1(d)(11) of the Lease. 
 3.2. Limitations of Landlord’s
Obligations. The Landlord’s Work shall be constructed as set forth in this Workletter, substantially in compliance with the Construction Drawings, in a good and workmanlike manner, free of defects and using materials and equipment of good
quality. Tenant understands and acknowledges that Landlord shall be able to re-use items currently installed in the existing Premises that are of good quality and functionality. Through Landlord, Tenant shall
have the benefit of any and all warranties received by Landlord from contractors and suppliers performing any of the Landlord’s Work. Upon Substantial Completion of the Landlord’s Work, Landlord shall have no further obligation to
construct improvements or construct modifications to or changes in the Landlord’s Work, except to complete the punchlist of Landlord’s Work remaining to be completed or correct any part thereof that is defective or is otherwise not in
compliance with the Approved Construction Drawings and any approved modifications thereof, as provided in the Lease, The punchlist of remaining Landlord Work shall be prepared by Tenant no later than ten (10) days after Substantial Completion
of the Landlord’s Work. Landlord shall make commercially reasonable efforts to have its general contractor complete all punchlist items within thirty (30) days thereafter. Landlord, at no cost to Tenant, shall be responsible for the cost
of correcting any clear latent defect in Landlord’s Work for a period of six (6) months following the date of Substantial Completion. 

4. Changes. If Tenant shall request any change, addition or alteration in the Approved Construction Drawings, Landlord shall, within
five (5) business days, give Tenant a written estimate of (a) the cost of engineering and design services and the construction contractor services to prepare a change order (the “Change Order”) in accordance with such request,
(b) the cost of work to be performed pursuant to such Change Order, and (c) the time delay expected because of such requested Change Order. Within three (3) business days following Tenant’s receipt of the foregoing written
estimate, Tenant shall notify Landlord in writing whether it approves such written estimate. If Tenant approves such written estimate, Tenant shall accompany such approval with a good check made payable to the order of Landlord in the amount of the
estimated cost of preparing the Change Order and performing the work specified therein, and the foregoing shall constitute Landlord’s authorization to proceed. If such written authorization and check are not received by Landlord within such
three (3) business day period, Landlord shall not be obligated to prepare the Change Order or perform any work in connection therewith. Upon completion of the work of the Change Order and submission of the final cost thereof by Landlord to
Tenant, Tenant shall promptly pay to Landlord the amount, if any, of the actual cost of the Change Order in excess of the estimated costs thereof previously paid by Tenant. Any delay in Substantial Completion of the Landlord’s Work resulting
from such request for a Change Order or from the changes so made or necessitated shall be chargeable as Tenant Delay. 

 6. Tenant Delay. If the Substantial Completion of the Landlord’s Work in the
Premises is delayed due to Tenant Delay, the provisions of the Lease shall apply. 
 In the event of any dispute between Landlord and Tenant
regarding (i) the occurrence or alleged occurrence, or the duration, of any Tenant Delay, or (ii) Substantial Completion of the Landlord’s Work, the parties agree to attempt to resolve such dispute promptly and in good faith;
provided, however, that if the parties are unable to resolve such dispute within ten (10) days after such dispute arises, the parties shall retain an independent third-party architect familiar with construction in the vicinity of the Project of
tenant improvements similar in nature to the Landlord’s Work to arbitrate such dispute, which third-party arbitrator shall have the authority to make a final and binding resolution of such dispute, and the parties shall share equally the fees
and charges of such arbitrator. 
 7. Entry by Tenant. Tenant may enter the Premises during construction of the Landlord’s Work
and prior to the Commencement Date in accordance with of the Lease so long as such entry is not a material hindrance of the prosecution of Landlord’s Work by the general contractor. 

8. Force and Effect. The terms and conditions of this Workletter supplement the Lease and shall be construed to be a part of the Lease
and are incorporated in the Lease. Without limiting the generality of the foregoing, any default by any party hereunder (after applicable notice and cure periods) shall have the same force and effect as a Default under the Lease. Should any
inconsistency arise between this Workletter and the Lease as to the specific matters that are the subject of this Workletter, the terms and conditions of this Workletter shall control. 

9. Representatives of Parties. 

(a) Landlord has designated Geoffrey Sears as its sole representative with respect to the matters set forth in this Workletter, who, until
further notice to Tenant, shall have full authority and responsibility to act on behalf of Landlord as required in this Workletter. Landlord shall have the right to replace its representative at any time. 

(b) Tenant has designated Kathryn Blystone as its sole representative with respect to the matters set forth in this Workletter, who, until
further notice to Landlord, shall have full authority and responsibility to act on behalf of Tenant as required in this Workletter. 
 10.
Substantial Completion; Delay in Delivery. 
 (a) Landlord and Tenant acknowledge and agree that each shall use commercially
reasonable efforts, as applied to their respective duties in the Lease and in this Workletter, to cause the Substantial Completion of the Landlord’s Workletter to occur as soon as possible following the Effective Date of the Lease. 

(c) Notwithstanding anything to the contrary contained in this Workletter or the Lease, if Substantial Completion has not occurred by
March 1, 2015 for any reason other than due solely to a Tenant Delay or up to ninety (90) days of Force Majeure Delay (as defined below), then for each day after March 1, 2015 until Substantial Completion has occurred, Tenant shall be
entitled to one (1) day of abatement of Monthly Base Rent. if Substantial Completion has not occurred by April 1, 2015 for any reason other than due solely to a Tenant Delay or up to ninety (90) days of Force Majeure Delay, then for
each day after April 1, 2015 until Substantial Completion has occurred, Tenant shall be entitled to two (2) days of abatement of Monthly Base Rent. If substantial completion of the Landlord’s Work has not occurred by May 1, 2015,
then Tenant shall have the right, but not the obligation, to terminate the Lease with respect to the Premises and the Temporary Spaces by written notice to Landlord given on or before May 5, 2015, in which case neither party shall have any
further rights or obligations hereunder and Landlord promptly shall refund to Tenant all sums paid by Tenant to Landlord in connection with Tenant’s execution of the Lease. 

 EXHIBIT D 

TEMPORARY SPACES 

 

 

 FIRST AMENDMENT TO LEASE by and between 

EMERY STATION JOINT VENTURE, LLC (LANDLORD), and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 

That certain lease with an Effective Date of November 3, 2014 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant,
and Emery Station Joint Venture, LLC, a California limited liability company, as Landlord (the “Original Lease”) is hereby amended by the terms of this First Amendment to Lease (the “First Amendment”), the First Amendment having
an effective date of June 9, 2015 (the “First Amendment Effective Date”). From and after the First Amendment Effective Date, the Original Lease and this First Amendment thereto shall collectively constitute and be referred to as the
Lease for all purposes thereunder. All terms referred to below shall have the meanings attributed to them in the Original Lease. 
 In order
to meet Tenant’s need for additional office space, Landlord hereby agrees to expand Tenant’s Premises, on a temporary basis, by addition thereto of that 2,581 rentable square foot office suite in the Building commonly referred to as Suite
263, as such is more specifically defined in Exhibit A attached hereto (the “Temporary Space”). Distinct from the Lease Term relating to the rest of the Premises, Tenant’s lease of the Temporary Space shall be on a month-to-month basis, with both Landlord and Tenant each having the right to provide a minimum thirty (30) days’ written notice to the other of their intent to terminate the Lease as it relates to the
Temporary Space only. Tenant agrees to accept delivery of possession of the Temporary Space from Landlord in it’s as-is condition, with no obligation on behalf of Landlord to improve the Temporary Space
in any way. 
 Effective upon the First Amendment Effective Date, Tenant’s Monthly Base Rent shall be increased by a fixed amount of
$9,678.75 (the “Temporary Space Base Monthly Rent”), which amount shall be pro-rated for any partial calendar month. Tenant agrees to vacate the Temporary Space and return possession thereof to
Landlord, in broom clean condition, immediately upon the end of the Lease Term as it relates to the Temporary Space. Failure to do so shall constitute a Default under the Lease. Other than those terms specifically outlined above, all of the other
terms and conditions of the Lease shall apply to Tenant’s lease of the Temporary Space. Upon the termination of the Lease Term as it relates to the Temporary Space, the terms of the Original Lease shall remain applicable in full. 

In addition to the Temporary Space, Landlord is willing to make the area denoted on Exhibit B hereto (the “Ping Pong Space”)
available to Tenant for its exclusive use for the playing of ping pong at no additional cost on a month-to-month basis commencing with the First Amendment Effective
Date. Tenant will accept the Ping Pong Space in·its existing, as-is condition, and the Ping Pong Space will be subject to all the terms and conditions of the Lease other than the obligation for Tenant
to pay Monthly Base Rent therefor. Tenant understands its temporary use of the Ping Pong Space is an accommodation being made to Tenant by Landlord and that Landlord may terminate Tenant’s right to use the Ping Pong Space at any time with at
least two (2) weeks’ advance written notice. Tenant agrees to vacate the Temporary Space and 

 
return possession thereof to Landlord, in broom clean condition, upon such notice from Landlord. Failure to do so shall constitute a Default under the Lease. 

IN WITNESS WHEREOF, the patties have executed this First Amendment as of the Effective Date. 

 

									
	TENANT:	 		 	LANDLORD:
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC
	a Delaware corporation	 		 	a California limited liability company
					
	By:	 	 /s/ Stuart Merkadeau
	 		 	By:	 	 /s/ Richard Robbins

	Print Name:	 	Stuart L. Merkadeau	 		 	Print Name:	 	Richard K. Robbins

 EXHIBIT A 

THE TEMPORARY SPACE 

 

 

 EXHIBIT B 

THE PING PONG SPACE 

 

 

 SECOND AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation·1 Building 

5858 Horton St. 
 Emeryville,
California 
 That certain lease dated November 3, 2015 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station
Joint Venture, LLC, a California limited liability company, as Landlord (the “Original Lease”), was modified by the First Amendment to Lease dated June 9, 2015 (the “First Amendment”). The Original Lease, as modified by the
First Amendment, is referred to herein as the “Existing Lease”. The Existing Lease is hereby further modified by the terms of this Second Amendment to Lease (the “Second Amendment”) dated September 25, 2015 (the “Second
Amendment Effective Date”). Effective upon the Second Amendment Effective Date, the Existing Lease and Second Amendment thereto shall collectively constitute and be referred to as the Lease for all purposes thereunder. 

Tenant presently occupies an 18,276 rentable square foot Premises on the 3rd floor of the Building (the
“Existing Premises”), along with two separate temporary spaces on the Building’s 2nd floor, consisting of the 2,581 rentable square foot office Suite 263 Temporary Space as well as
the Ping Pong Space, as each is more fully defined in the First Amendment. Tenant wishes, and Landlord has agreed, to expand the Premises to include that 13,497 rentable square foot space on the
3rd floor identified in Exhibit A attached hereto (the “Lab Expansion Space”), to extend the Expiration Date of the Lease, and to make other changes to the terms and conditions of
the Lease. Landlord and Tenant have therefore entered into this Second Amendment, whose specific terms and conditions are contained herein. All terms referred to in this Second Amendment shall have the meanings attributed to them in the Original
Lease and First Amendment thereto: 
  

	I.	 EXTENSION OF LEASE TERM 

The Term of the Lease as it applies to the Existing Premises and to the Lab Expansion Space is hereby extended such that it shall now expire
December 31, 2023. The Term of the Lease as it applies solely to the Temporary Space (also referred to herein as the “Suite 263 Temporary Space”) is hereby extended such that it shall expire on December 31, 2016, subject to
certain rights by Tenant to cancel said Term on the Suite 263 Temporary Space early, as more fully detailed in Section VI below. Tenant’s lease of the Ping Pong Space (and any Additional Temporary Space, as such is defined in
Section VI hereof) shall be leased on a month-to-month basis, subject to Landlord’s right to terminate Tenant’s Lease of any such spaces upon two
weeks’ notice. 

  
 B-1 

	II.	 ADDITION OF LAB EXPANSION SPACE 

 

	 	a.	 Within ten (10) business days of the Second Amendment Effective Date, Landlord shall deliver possession of
the Lab Expansion Space to Tenant in that space’s existing as-is condition. 

  

	 	b.	 Effective upon the date of Landlord’s delivery of possession of the Lab Expansion Space to Tenant, the Lab
Expansion Space shall formally become a portion of Tenant’s Premises, subject to all the terms and conditions of the Lease other than the obligation to pay Rent. 

 

	 	c.	 In addition to the Rent called for in the Existing Lease, effective January 1, 2016, Tenant shall also be
obligated to pay Monthly Triple-Net Rent for the Lab Expansion Space calculated using the Monthly Triple-Net Lab Expansion Space Rental Rate outlined below and applying
said rate to the Lab Expansion Space rentable square footage: 

  

			
	PERIOD	  	MONTHLY TRIPLE-NET LAB EXPANSION SPACE RENTAL RATE
		
	1/1/16-12/31/16	  	$3.25 per rentable square foot per month

 Commencing January 1, 2017 and annually thereafter, the Monthly
Triple-Net Lab Expansion Space Rental Rate shall be increased by three percent (3%). 
  

	 	d.	 Effective January 1, 2016, in addition to the amounts of Rent Adjustments and Rent Adjustment Deposits
already called for pursuant to the Existing Lease, Tenant shall be obligated to pay 100% of Tenant’s Share of Operating Expenses and Taxes applicable to the Lab Expansion Space in the form of Rent Adjustments and Rent Adjustment Deposits.
Tenant’s Share as it applies to Operating Expenses and Taxes for the Lab Expansion Space shall not be subject to a Base Year, as is the 18,276 rentable square foot Existing Premises through March 30, 2020. 

 

	 	e.	 In consideration for the above-referenced expansion of Tenant’s Premises, Section 2.6 of the ESE
Lease (as referenced and defined in the Original Lease), as such was modified by Section 3 of the Original Lease, is deleted in its entirety. 

  

	III.	 USE 

Tenant’s use of the Existing Premises and of the Lab Expansion Space shall be as stated in the ESE Lease, and additionally include:
“; the design, development, manufacture and service of opto-fluidic biosystems, including, instruments, tools, software and consumables; operation of a biology foundry for operating and running opto-fluidic biosystems, including a CLIA
facility”. Tenant’s use of the Suite 263 Temporary Space and for any Additional Temporary Space shall be as general office space and Tenant’s use of the Ping Pong Space shall be for ancillary recreational use related to Tenant’s
primary operations, such as for ping pong, etc. 

  
 B-2 

	IV.	 TENANT IMPROVEMENTS 

 

	 	a.	 Tenant shall make improvements to the expanded Premises pursuant to the terms of the Workletter attached hereto
as Exhibit B. Landlord shall make a $674,850.00 Tenant Improvement Allowance available to Tenant that Tenant may use to apply to the cost of Tenant’s improvements to the Premises, as more fully detailed in the Workletter. 

 

	 	b.	 Landlord shall be responsible, at its sole cost and expense, to ensure that Air Handler #2 and the other
existing primary HVAC infrastructure serving the Lab Expansion Space is in industry-standard operational condition and has a commercially reasonable remaining useful life on Tenant’s commencing of business in the Lab Expansion Space.

  

	 	c.	 In the event Tenant agrees, in its sole and absolute discretion, to make a mutually satisfactory portion of the
Premises available for the creation of additional common area restroom facilities, Landlord agrees that it shall, at its sole cost and expense, pay for the design and construction of such additional common area restroom facilities. Landlord and
Tenant agree to work cooperatively on the creation of such restroom facilities in the event Tenant so elects to make such space available for that purpose. Landlord’s obligation to create such facilities shall cease and no longer be valid if
Tenant has not made the election prior to June 30, 2016. 

  

	V.	 RENT AND EXPENSES APPLICABLE TO THE EXISTING PREMISES 

 

	 	a.	 Through March 31, 2020, Tenant shall pay Monthly Base Rent along with Tenant’s Share of Operating
Expenses and Taxes applicable to the Existing Premises pursuant to the terms of the Existing Lease. 

  

	 	b.	 Effective April 1, 2020 and thereafter, Monthly Base Rent applicable to the 18,276 rentable square foot
Existing Premises shall be calculated at the then applicable Triple-Net Lab Expansion Space Rental Rates outlined in Section II(c) hereof. 

 

	 	c.	 Effective April 1, 2020, Tenant’s Share of Operating Expenses and Taxes applicable to the Existing
Premises (taking the form of Rent Adjustments and Rent Adjustment Deposits) shall no longer be calculated with a Base Year, but rather shall be calculated as fully triple-net where Tenant pays 100% of its pro-rata share of all Operating Expenses and Taxes applicable to the Existing Premises. 

  

	VI.	 TEMPORARY SPACES 

 

	 	a.	 Effective upon the Second Amendment Effective Date, the Monthly Base Rent applicable to the Suite 263 Temporary
Office Space shall be reduced from $9,678.75 to become $8,594.73. The aforementioned Monthly Base Rent shall be “fully-serviced”, meaning Tenant shall not be obligated to pay any share of Operating Expenses nor of Taxes related to the
Suite 263 Temporary Space through December 31, 2016. As noted in Section I above, Tenant’s Lease as it applies solely to the Suite 263 Temporary Space shall expire December 31, 2016, subject to Tenant’s existing right, in its
sole and absolute discretion, to terminate early the Lease as it relates to the Suite 263 Temporary Space only, upon no less than thirty (30) days advance written notice thereof by Tenant to Landlord. 

  
 B-3 

	 	b.	 In the event Tenant has reasonable need to house additional employees that it cannot otherwise accommodate in
its Premises, and in the event Landlord can make space available, in its reasonable discretion, on the 2nd floor of the Building’s southern end (notionally indicated on Exhibit C hereto) to
house such extra employees of Tenant, Tenant shall have the right to request to lease additional space from Landlord. Any areas of the 2nd floor so utilized to house additional Tenant employees
will be referred to as “Additional Temporary Space”, and such areas will be identified from time-to-time on a floorplan provided by Landlord to Tenant. Tenant
agrees to use reasonable efforts to utilize the smallest space to accommodate its employees, but such space may include one or more conference rooms/offices if the same are reasonably available adjacent to or within the identified Exhibit C
space. Tenant shall pay Landlord Rent in respect of any Additional Temporary Space equal to $400.00 per month per employee so housed in the Additional Temporary Space. In the event Landlord reasonably requires recapture of the Additional Temporary
Space in order to meet other third-party tenant space needs, Landlord shall have the right, with four weeks advance written notice to Tenant, to terminate Tenant’s right to lease any Additional Temporary Space. 

 

	 	c.	 Landlord and Tenant hereby reconfirm the terms of the Lease as they relate to the Ping Pong Space, including
Landlord’s right to terminate Tenant’s lease of the Ping Pong Space at any time with two (2) weeks notice. 

  

	VII.	 RENEWAL OPTION: 

Tenant’s five-year Renewal Option, as such is defined in Section 2.7 of the ESE Lease and referenced in Section 4 of the
Original Lease, shall apply to the entirety of the Premises (i.e. the combined Existing Premises and Lab Expansion Space, and also Suite 350, if Tenant has elected its Suite 350 Expansion Option more fully defined in Section X hereof and has
not terminated its lease of Suite 350 per the terms of Section X(b) hereof), but shall not apply to the Suite 263 Temporary Space nor to any Additional Temporary Space nor to the Ping Pong Space, said spaces having no Tenant Renewal Option.

  

	VIII.	 SECURITY DEPOSIT 

Prior to the making of this Second Amendment, the Security Deposit called for in the Lease was $75,297.12. Effective on the Second Amendment
Effective Date, the Security Deposit as specified in the First Amendment shall be increased by $97,516.14 to become a new total of $172,813.26. Tenant shall have up to five (5) business days following the Second Amendment Effective Date to
remit the additional $97,516.14 Security Deposit amount to Landlord. 
 Following the Second Amendment Effective Date, Tenant shall have the
right to substitute a Letter of Credit, as such term is hereafter defined, for the cash Security Deposit. In the 

  
 B-4 

 
event Tenant notifies Landlord of Tenant’s intent to so substitute a Letter of Credit, Landlord will reasonably cooperate with Tenant to do so. For purposes of this section, “Letter of
Credit” shall mean an unconditional, irrevocable sight draft letter of credit, draw-able in the San Francisco Bay Area, issued by a national bank reasonably satisfactory to Landlord, naming Landlord as the beneficiary and otherwise in form and
substance reasonably satisfactory to Landlord. The Letter of Credit shall be for at least a one (1) year term and shall provide: (i) that Landlord may make partial and multiple draws thereunder; (ii) that if Tenant fails to pay any
Rent due under the Lease after applicable notice and cure periods, if any, with respect to any provision of the Lease, Landlord may at its sole option draw upon the Letter of Credit in an amount sufficient to cure such failure by Tenant, and the
bank will honor a sight draft of Landlord accompanied by only a statement of Landlord that it has the right to draw upon the Letter of Credit pursuant to the terms of the Lease or that Tenant has filed a petition of bankruptcy, (iii) that
notwithstanding such statement, the bank shall honor such draw without inquiry and the bank shall not have the authority, ability, right or discretion to inquire as to the basis for such statement, (iv) that in the event of Landlord’s
assignment or other transfer of its interest in the Lease, the Letter of Credit shall be freely transferable by Landlord, one or more times, without charge and without recourse to the Landlord or the assignee or transferee of such interest;
(v) that the Letter of Credit is governed by the Uniform Customs and Practice for Documentary Credits (2007 revisions), International Chamber of Commerce Publication No. 600; (vi) that the Letter of Credit will be automatically
renewed upon the expiration of its initial term for additional one (1) year periods, not to extend beyond sixty (60) days after the Expiration Date of the Lease: and (vii) if the bank does not confirm the extension of the Letter of
Credit at least thirty (30) days prior to the relevant expiration date or if the Tenant does not substitute a replacement Letter of Credit by such date, or if a monetary Default occurs under the Lease, Landlord shall be entitled to draw on the
Letter of Credit and to hold and apply such funds as an additional Security Deposit in accordance with the terms of this Lease. 
  

	IX.	 PARKING 

Effective upon the Second Amendment Effective Date, Tenant’s existing rights to utilize fifty (50) parking spaces shall be increased
by an additional thirty-five (35) spaces (with five (5) of such spaces to be so-called “premium” spaces located in the EmeryStation l Building) to become a new total of eighty-five
(85) spaces. Upon the December 31, 2016 maturity of the Lease as it applies to the Suite 263 Temporary Space or upon Tenant’s earlier termination thereof pursuant to its right outlined in Section V(a) hereof, Tenant’s
parking shall remain at a total of eighty-five (85) spaces notwithstanding the removal of the Suite 263 Temporary Space from Tenant’s total Premises. Tenant shall continue to pay Landlord’s quoted rates for parking and shall be
subject to all rules and regulations relating thereto. 
  

	X.	 EXPANSION 

  

	 	a.	 Suite 350: Tenant is granted a one-time right to expand its Premises by
addition thereto of the existing 4,515 rentable square foot office Suite 350 (“Suite 350”, as more clearly delineated on Exhibit D hereto). As part of this right, Tenant shall have the right to expand Suite 350 by the addition thereto of
the small common 

  
 B-5 

	 	
seating area (the “Seating Area”), as such is more clearly delineated on Exhibit D. In the event Tenant elects to include the Seating Area into Suite 350, the rentable square
footage of the enlarged Suite 350 shall be 4,684. Tenant’s option to lease Suite 350 (including possibly the Seating Area) is referred to herein as the “Suite 350 Expansion Option”. 

Tenant may invoke the Suite 350 Expansion Option (including the decision whether or not to include therein the Seating Area) by written notice
to Landlord made on or before June 30, 2016. In the event Tenant so notifies Landlord of Tenant’s election of the Suite 350 Expansion Option, Landlord shall deliver possession of Suite 350 (and also of the Seating Area, if applicable) to
Tenant, in their then respective as-is conditions, within thirty (30) days of Landlord recapturing possession of Suite 350 from the prior third-party tenant. The date of Landlord’s delivery of
possession of Suite 350 to Tenant shall be referred to as the “Suite 350 Commencement Date”. 
 Effective upon the Suite 350
Commencement Date, Suite 350 (and the Seating Area, if applicable) shall be added to Tenant’s Premises and shall be subject to all the terms and conditions of the Lease. To reflect the addition to Tenant’s Premises of Suite 350, the
Monthly Base Rent Tenant is otherwise obligated to pay for the Premises pursuant to the terms of the Lease shall be increased by monthly base rent applicable to Suite 350 (the “Suite 350 Monthly Base Rent”). The Suite 350 Monthly Base Rent
shall be equal to the Suite 350 rentable square footage (which may include the rentable square footage of the Seating Area, as discussed above), multiplied by the Suite 350 Monthly Base Rental Rate applicable from time to time, as outlined below:

  

			
	PERIOD	  	 SUITE 350 MONTHLY BASE RENTAL RATE

		
	 Present—12/31/16
	  	 $3.33 per rentable square foot per month

 Commencing January 1, 2017 and annually thereafter, the Suite 350 Monthly Base Rental Rate shall be
increased by three percent (3%). Notwithstanding any of the above, Suite 350 shall be free of Monthly Base Rental for the first sixty (60) days following the Suite 350 Commencement Date. 

The Suite 350 Monthly Base Rental Rate applicable to the period up to and including December 31, 2016 above is intended to represent a
“fully-serviced” rate, meaning that as it relates solely to Suite 350, Tenant’s Rent Adjustments and Rent Adjustment Deposits (which are the vehicle for Tenant paying Tenant’s share of Operating Expenses and of Taxes relating to
Suite 350) will be calculated using a Base Year of calendar 2016. 
 In the event Tenant adds Suite 350 to its Premises pursuant to the terms
above, Landlord agrees to make a Tenant Improvement Allowance equal to $20.00 per rentable square foot times the rentable square footage of Suite 350 available to Tenant, which Tenant may apply to the costs of Tenant Improvements Tenant

  
 B-6 

 
makes to Suite 350 (the “Suite 350 Tenant Improvement Allowance”), such Suite 350 Tenant Improvement Allowance to be provided per the terms of the Workletter. 

In the event Tenant adds Suite 350 to its Premises pursuant to the above, Tenant’s parking shall be increased by thirteen
(13) spaces, for which Tenant shall pay Landlord’s quoted rates. In the event Tenant terminates its lease of Suite 350 pursuant to the terms of Section X(b) hereof, Tenant’s parking would then be decreased by said thirteen
spaces. 
  

	 	b.	 EmeryStation West: Landlord’s affiliate EmeryStation West, LLC (“ESW”) controls a site northwest
of the Building, upon which site ESW is contemplating the development of a new commercial building referred to as “EmeryStation West”. Landlord hereby agrees to arrange for Tenant to have a one-time
right of negotiation (“RON”) with ESW regarding the possibility of Tenant leasing space in EmeryStation West. The business terms of Tenant’s RON will be as follows: 

* The Term of the RON will commence upon the Second Amendment Effective Date and shall end, being of no further force and effect, upon the
earlier to occur of: a) the expiry or earlier termination of this Lease, b) the end of the RON period, as defined below, and c) the date ESW conveys or transfers the EmeryStation West property to any entity that is not an Affiliate (as defined in
the Lease). 
 * Tenant’s RON shall be subject and subordinate to any existing or future loan(s) seemed by a mortgage or deed of trust
encumbering the EmeryStation West property, and shall automatically terminate without notice upon the earlier of: a) a conveyance of a deed in lieu of foreclosure or b) upon a judicial or non-judicial foreclosure of the property. Tenant covenants
and agrees to promptly execute any subordination agreement required by an existing or prospective lender confirming that this RON is subject and subordinate to a loan. 

* The RON shall be null and void at any time Tenant is in Default under the Lease and does not timely cure the same. 

* Tenant acknowledges and agrees to all of the following: a) ESW has no obligation to construct EmeryStation West or any other improvements on
the property, b) the decision to build any improvements on the subject site, and the decision as to design, size, type and mix of improvements to be built and uses to be housed therein, if any (i.e. commercial, office, lab, research and development,
residential, retail, or a mix of different uses), and the decision as to the timing of the building of such improvements, if any, shall be determined by ESW in its sole and absolute discretion. 

* Tenant’s RON shall only be valid in the event ESW is willing, in its sole and absolute discretion, to lease for General Office Use
purposes as little as 60,000 rentable square feet of space on the uppermost occupiable floors of EmeryStation West. Tenant agrees and acknowledges that ESW may elect not to lease space for General Office Use and/or may elect to seek other
third-party tenants to take greater amounts of space than 60,000 rentable square feet. 

  
 B-7 

 * In the event: a) ESW has elected to construct EmeryStation West, and b) ESW is
willing to lease at least 60,000 rentable square feet of space on the project’s uppermost floors for General Office purposes, and c) Tenant’s RON is in full force and effect, then ESW and Tenant agree to negotiate in good faith for a
period of thirty (30) days regarding Tenant’s potential lease of space in EmeryStation West (said thirty-day period being referred to as the “RON Period”), it being agreed and acknowledged
by both ESW and Tenant that the terms of any such lease would be subject to the mutual satisfaction of each party in its sole and absolute discretion. 

* In the event that ESW and Tenant have not entered into a mutually-satisfactory lease for space in EmeryStation West by the end of the RON
Period, Tenant’s RON shall be null and void and of no further force and effect. In the event the RON period has so expired without a new lease being entered into, Tenant shall have the right, within no more than fifteen (15) days after the
expiration of the RON Period, to notify Landlord in writing (“Tenant’s Suite 350 Termination Notice”) of Tenant’s intent to cancel early the Lease as it applies to Suite 350 only (in the event Tenant has leased Suite 350 pursuant
to Section X(a) above), such termination to take place ninety (90) days after the date Landlord receives Tenant’s Suite 350 Termination Notice. Tenant’s early cancellation of its Lease of Suite 350 will be at no cost to Tenant
and will have no effect on the Lease as it relates to the balance of Tenant’s Premises. 
 * Landlord and Tenant herby re-confirm the terms regarding Tenant’s right to sublet as such are stated in Section 11 of the Lease and in Section 10 of the ESE Lease, such that, in the event that ESW and Tenant are unable to
agree upon the terms of a lease in EmeryStation West, or in the event the RON expires, Tenant shall have the right, in its discretion, to sublease all or a part of the Existing Premises and Lab Expansion Space, and also Suite 350, if Tenant has
elected its Suite 350 Expansion Option, all pursuant to the more detailed terms and conditions of the earlier-referenced sections. 
  

	XI.	 BROKERAGE 

Tenant represents and warrants to Landlord that it has been represented in this transaction by CRESA, to whom Landlord will pay a brokerage
commission pursuant to a separate agreement, and that no brokerage commission or other such fee shall be due and payable by Landlord to any other representative of Tenant as a result hereof. 

 

	XII.	 OTHER 

Other than the terms of this Second Amendment outlined above, all other terms and conditions of the Original Lease and First Amendment thereto
remain in full force and effect. 

  
 B-8 

 IN WITNESS WHEREOF, the parties have executed this Second Amendment. 

 

							
	 TENANT:
	 	 LANDLORD:

		
	 Berkeley Lights, Inc.,
 a Delaware
corporation
	 	 Emery Station Joint Venture LLC
 a
California limited liability company

				
	 By:
	 	 /s/ Stuart Merkadeau
	 	 By:
	 	 /s/ Richard K. Robbins

	Print Name: Stuart Merkadeau	 	Print Name: Richard K. Robbins

  
 B-9 

 EXHIBIT A 

LAB EXPANSION SPACE 

  
 B-10 

 

 

  
 B-11 

 EXHIBIT B 

WORKLETTER AGREEMENT 
 (TENANT
BUILD) 
 1. Defined Terms. Capitalized terms used in this Workletter shall have the same meanings set forth in the Lease except as
otherwise specified herein and except for terms capitalized in the ordinary course of punctuation. For purposes of this Workletter the following capitalized terms have the following meanings: 

1.1 “Design Documents” means the layout plans and specifications for the real property improvements to be constructed by Tenant in
the Premises which are the final product of the preliminary space planning and which include, among other things, all partitions, doors, HVAC (heating, ventilating and air conditioning systems) distribution, ceiling systems, light fixtures, plumbing
installations, electrical installations and outlets, telephone installations and outlets, any other installations required by Tenant, fire and life-safety systems, wall finishes and floor coverings, whether to be newly installed or requiring changes
from the as-is condition of the Premises as of the date of execution of the Lease, all in sufficient detail for Landlord’s review; 

1.2 “Construction Documents” means, collectively, (a) a copy of the proposed construction contract for the Tenant Improvements,
(b) a written assignment of the construction contract, creating a prior perfected security interest in all of Tenant’s rights thereunder in favor of Landlord and containing the written consent of Tenant’s general contractor to the
assignment, (c) a copy of the architect’s contract for the Tenant Improvements, (d) a written assignment of the architect’s contract, creating a prior perfected security interest in all of Tenant’s rights thereunder in favor
of Landlord and containing the written consent of Tenant’s architect to the assignment, and (e) a list of all subcontractors and materials suppliers proposed to be used by Tenant in connection with the construction of the Tenant
Improvements; 
 1.3 “Construction Drawings” means the final architectural plans and specifications, and engineering plans and
specifications, for the real property improvements to be constructed by Tenant in the Premises in sufficient detail to be submitted for governmental approvals and building permits and to serve as the detailed construction drawings and specifications
for the contractor, and shall include, among other things, all partitions, doors, HVAC (heating, ventilating and air conditioning systems) distribution, ceiling systems, light fixtures, plumbing installations, electrical installations and outlets,
telephone installations and outlets, any other installations required by Tenant, fire and life-safety systems, wall finishes and floor coverings, whether to be newly installed or requiring changes from the
as-is condition of the Premises as of the date of execution of the Lease; 
 1.4 “Schedule of
Values” means the allocation of costs to the various portions of the work involved in the construction and installation of the Tenant Improvements and setting forth Tenant’s reasonable, good faith estimate of the timing of Landlord’s
disbursements of the Tenant Improvement Allowance and the amount of each such disbursement; 

  
 B-12 

 1.5 “Tenant Improvements” means all real property improvements to be constructed
by Tenant as shown on the Construction Drawings, as they may be modified as provided herein; 
 1.6 “Tenant Improvement Allowance”
means the amounts to be paid by Landlord set forth in Section IV(a) of the Second Amendment on account of all construction costs, space planning and design fees, architecture and engineering fees, permit fees and construction management fees
incurred by Tenant in designing and constructing the Tenant Improvements. Tenant shall not be entitled to any cash payment, credit, offset or other benefit based on any excess of the Tenant Improvement Allowance over the actual costs of the
construction and installation of the Tenant Improvements. 
 2. Development of Plans 

2.1 Approval of Architect and Contractor. Tenant’s architect, contractor, major suppliers and major subcontractors shall each be
subject to the reasonable approval of Landlord. Landlord may request information about these entities, including financial statements and a summary of representative projects. If Landlord does not approve the architect, contractor, any major
subcontractor or major supplier, the parties shall negotiate in good faith to select another architect, contractor, subcontractor or materials supplier mutually acceptable to the parties. Landlord shall be entitled to withhold its approval of any
entity or person, who, in Landlord’s determination, is financially or otherwise professionally unqualified to design or construct the Tenant Improvements. In addition, in the event Landlord determines that a performance bond and labor and
materials payment bond is necessary to ensure lien-free completion of the Tenant Improvements, Landlord may condition its approval of a contractor upon Tenant’s obtaining such bonds, each in an amount equal to one hundred percent (100 %)
of the estimated cost of the Tenant Improvements and in a form reasonably acceptable to Landlord. Notwithstanding the foregoing, Landlord’s approval of any architect, contractor, subcontractor or materials supplier shall not constitute
Landlord’s representation or warranty that any such architect, contractor, subcontractor or supplier is in fact qualified to perform the Tenant Improvements. 

2.2 Design Documents. Prior to Tenant’s commencement of the construction of the Tenant Improvements, Tenant shall prepare the
Design Documents and deliver them to Landlord. Within ten (10) business days following delivery of the Design Documents, Landlord shall approve the Design Documents or deliver to Tenant written notice of their disapproval which shall specify
the changes that must be made to the Design Documents as a condition of Landlord’s approval. Within ten (10) business days following receipt of Landlord’s notice of disapproval, Tenant shall deliver a revised set of Design Documents
to Landlord which shall incorporate the changes specified in Landlord’s notice of disapproval. 
 2.3 Construction Drawings. As
soon as the Design Documents are approved by Landlord, Tenant shall prepare the Construction Drawings that are consistent with and logical evolutions of the Design Documents and the Schedule of Values. The Construction Drawings and Schedule of
Values shall be delivered to Landlord for approval. If Landlord does not approve the Construction Drawings and/or the Schedule of Values, Landlord shall deliver to Tenant, as soon as reasonably possible but within ten (10) business days
following receipt 

  
 B-13 

 
thereof, written notice of such disapproval. The notice shall specify the changes that must be made to the Construction Drawings and/or the Schedule of Values as a condition for obtaining
Landlord’s approval. Within ten (10) business days following receipt of Landlord’s notice of disapproval, Tenant shall deliver a revised set of Construction Drawings and/or Schedule of Values to Landlord, which incorporate the changes
specified in Landlord’s notice of disapproval. Landlord and Tenant shall each sign a copy of the approved Construction Drawings and Schedule of Values. 

2.4 Landlord’s Approval. If the Construction Drawings conform to the Design Documents and this Workletter, Landlord’s
approval shall not be unreasonably withheld. If the Construction Drawings show work requiring a modification or change to the shell of the Building, Landlord shall not be deemed unreasonable if Landlord disapproves such Construction Drawings or if
Landlord conditions its consent to such Construction Drawings upon Tenant’s paying to Landlord, prior to the commencement of construction, the full cost of modifying or changing the shell of the Building. Landlord may, at Landlord’s
option, have the Design Documents or the Construction Drawings reviewed by Landlord’s architect, engineer and/or construction manager; provided, however, that any such review shall be performed within the time periods set forth above for
Landlord’s review of the Design Documents and the Construction Drawings. Tenant shall reimburse the cost of any such review to Landlord within ten (10) days following demand therefor by Landlord. In no event shall the approval by Landlord
(or Landlord’s architect, engineer or construction manager) of the Design Documents or the Construction Drawings constitute a representation or warranty by Landlord (or Landlord’s architect, engineer or construction manager) of:
(i) their accuracy, sufficiency or completeness for their intended purpose; (ii) the absence of design defects or construction flaws; or (iii) their compliance with applicable laws. Tenant agrees that Landlord (and Landlord’s
architect, engineer and construction manager) shall incur no liability by reason of its approval or disapproval of any item. 
 2.5
Compliance with Laws. Tenant covenants, agrees, represents and warrants that the Design Documents and Construction Drawings (i) shall be in a form satisfactory for filing with appropriate governmental authorities and (ii) shall
conform to all applicable codes, rules, regulations and ordinances of all governing authorities, including all building codes and the ADA. 

2.6 Changes. No changes shall be made to the Design Documents or the Construction Drawings without the prior written consent of
Landlord. All change orders requested by Tenant shall be made in writing and shall specify any added or reduced cost resulting therefrom. Any change proposed by Tenant shall be approved or disapproved by Landlord within five (5) business days
following Landlord’s receipt of detailed information pertaining to the proposed change. Landlord’s failure to approve any proposed change within five (5) business days shall be deemed Landlord’s disapproval thereof. 

3. Construction of Tenant Improvements 

3.1 Permits and Approvals. Tenant shall submit the Construction Drawings to all appropriate governmental agencies for approval and
shall not commence construction or installation of the Tenant Improvements unless and until Tenant has obtained all necessary permits and approvals and has delivered copies of these documents to Landlord. 

  
 B-14 

 3.2 Construction Documents. Prior to the commencement of construction and
installation of the Tenant Improvements, Tenant shall submit to Landlord, for Landlord’s approval, the Construction Documents. Within five (5) business days following the delivery of all of the Construction Documents, Landlord shall
approve such information or deliver to Tenant written notice of disapproval of all or any information contained therein. If Landlord does not approve the proposed construction contract, proposed form of subcontractor agreement or the proposed
architect’s contract for the Tenant Improvements, Landlord’s notice shall specify the changes that must be made to these agreements as a condition of Landlord’s approval. Within five (5) business days following receipt of
Landlord’s notice of disapproval, Tenant shall deliver to Landlord revised copies of the proposed architect’s and/or contractor’s agreements and/or subcontractor’s agreements which incorporate the specified changes. Following
approval of the Construction Documents by Landlord, Tenant shall not materially amend, materially modify or terminate any of the Construction Documents without Landlord’s prior written approval. 

3.3 Commencement and Completion of Construction. Following Tenant’s satisfaction of all of the requirements of Section 2
above and this Section 3, Tenant shall commence construction and installation of the Tenant Improvements in accordance with the Construction Drawings and shall pursue the same diligently to completion. Tenant covenants to give Landlord at least
ten (10) days’ prior written notice of its commencement of construction or delivery of materials to the Premises to enable Landlord to post a notice of nonresponsibility respecting the Tenant Improvements. 

3.4 Building Systems. In no event shall Tenant interfere with the provision of heating, plumbing, electrical or mechanical system
services to the Building, make any structural changes to the Building, make any changes to the heating, plumbing, electrical or mechanical systems of the Building, or make any changes to the Premises which would weaken or impair the structural
integrity of the Building, alter the aesthetic appearance of the Building exterior, or which would affect any warranties applicable to the Building or any improvements constructed or installed by Landlord therein, without Landlord’s prior
written consent, which consent may be withheld in Landlord’s reasonable discretion. If Tenant performs works that pertains to the structure of the building or the building’s systems, Landlord may require Tenant to engage Landlord’s
structural engineer to design, supervise and monitor any construction work affecting either the Building systems or the structure of the Building. 

3.5 Inspections. Landlord and its officers, agents or employees shall have the right at all reasonable times to enter upon the Premises
and inspect the Tenant Improvements and to determine that the same are in conformity with the Construction Drawings and all of the requirements of this Workletter. Tenant acknowledges, however, that Landlord is under no obligation to supervise,
inspect or inform Tenant of the progress of construction and Tenant agrees that it shall not rely upon Landlord to perform any of these activities. Neither the inspection rights granted to Landlord in this Workletter, nor the making of such
inspections by Landlord, shall operate as a waiver of any rights of Landlord to require that the construction and installation of the Tenant Improvements conform with this Workletter, the Construction Drawings and all requirements of applicable law.

  
 B-15 

 3.6 Walk-Through of Tenant Improvements. Within two (2) business days following
the completion of the Tenant Improvements, Tenant shall notify Landlord and shall provide Landlord an opportunity to inspect the Tenant Improvements. Within ten (10) business days following Tenant’s notice, Landlord (or its representative)
shall walk-through and inspect Tenant’s work on the Tenant Improvements and shall either approve Tenant’s work or advise Tenant in writing of any defects or uncompleted items. Tenant shall promptly repair such defects or uncompleted items
to Landlord’s reasonable satisfaction. Landlord’s approval of the Tenant Improvements, or Landlord’s failure to advise Tenant of any defects or uncompleted items in the Tenant Improvements, shall not relieve Tenant of responsibility
for constructing and installing the Tenant Improvements in accordance with the Construction Drawings, this Workletter and all applicable laws. 

3.7 Final Documents. Following completion of the Tenant Improvements, Tenant shall (a) obtain and deliver to Landlord a copy of
the certificate of occupancy for the Tenant Improvements from the governmental agency having jurisdiction thereof; (b) promptly cause a notice of completion to be validly recorded for the Tenant Improvements; (c) furnish Landlord with
unconditional waivers of lien in statutory form from all parties performing labor and/or supplying equipment and/or materials in connection with the Tenant Improvements, including Tenant’s architect(s); (d) deliver to Landlord a certificate of
Tenant’s architect(s) certifying completion of the Tenant Improvements in substantial accordance with the Construction Drawings; (e) deliver to Landlord a certificate of Tenant’s contractor(s) certifying completion of the Tenant
Improvements in substantial accordance with the Construction Drawings; (f) deliver to Landlord a full set of reproducible as-built drawings (signed and dated by the contractor and each responsible
subcontractor) for the Tenant Improvements; and (g) Tenant shall deliver to Landlord copies of all written construction and equipment warranties and manuals related to the Tenant Improvements. 

4. Payment of Costs of Tenant Improvements. 

4.1 Tenant’s Cost. Any cost incurred in the design or construction of the Tenant Improvements in excess of the Tenant Improvement
Allowance shall be borne by Tenant in accordance with the terms and conditions set forth below, including without limitation by Tenant’s use of the Additional Tenant Improvement Allowance. The costs of the Tenant Improvements shall include the
following items: 
 (a) The costs of the architect, contractor, suppliers and subcontractors and any other consultants retained by Tenant
in connection with the preparation of Design Documents and Constructions Drawings, including, engineering costs associated with completion of the State of California energy utilization calculations under Title 24 legislation; 

(b) All costs of obtaining from the City of Emeryville and any other governmental authority, approvals, building permits and occupancy
permits, if any; 
 (c) All costs of interior design and finish schedule plans and specifications including
as-built drawings; 

  
 B-16 

 (d) All direct and indirect costs of procuring, installing and constructing the Tenant
Improvements, including: (i) the construction administration fee to Landlord in the amount of 2% of the costs of the Tenant Improvements, and (ii) the cost of any services or utilities made available by Landlord; 

(e) All costs of designing, procuring, constructing and installing Tenant Improvements in compliance with all applicable laws, including with
all building codes and the ADA; and, 
 (f) All fees payable to Landlord’s architectural or engineering firm if they are required to
review, monitor or design any portion of the Tenant Improvements. 
 4.2 Restrictions on Use of Tenant Improvement Allowance; Landlord
Owned FF&E. In no event shall the Tenant Improvement Allowance be used to pay any costs of procuring or installing in the Premises any trade fixtures, equipment, furniture, furnishings, telephone equipment, cabling for any of the foregoing,
or other personal property to be used in the Premises by Tenant, which cost shall be paid by Tenant. 
 4.3 Procedure for Disbursement of
the Tenant Improvement Allowance. Upon Substantial Completion of the Tenant Improvements and payment of full by Tenant of all such Tenant Improvements, Tenant shall have the right to deliver to Landlord such invoices marked paid and other
evidence as Landlord shall reasonably require of the cost of the design of the Tenant Improvements and the cost of the Tenant Improvements already constructed and Landlord shall pay within forty-five (45) days of such an amount up to the TI
Allowance; provided, however, that no invoices or other evidence shall not be submitted by Tenant to Landlord until all of the following, have occurred: (i) Landlord has reasonably and timely determined that all of the Tenant Improvements have
been Substantially Completed in accordance with the Construction Documents, based upon certifications satisfactory to Landlord delivered by Tenant and Tenant’s architect; (ii) Tenant shall have complied with the requirements set forth in
Section 3.7 above; (iii) Tenant shall have submitted to Landlord a cost breakdown of Tenant’s final and total construction costs incurred in connection with the Tenant Improvements, together with receipted invoices showing evidence of
full payment therefor; (iv) Tenant shall have completed Landlord’s punchlist items; and (v) the Lease shall be in full force and effect. 

5. Rent Commencement Date. Until the January 1, 2016 date specified in the Second Amendment, the entry into the Lab Expansion
Space by Tenant to perform Tenant Improvements shall be without payment of Base Monthly Rent or Rent Adjustments applicable to the Lab Expansion Space, but such entry and all acts in connection with it are subject to and governed by all other
provisions of the Lease, including without limitation, Tenant’s indemnification and insurance obligations. 
 6. General
Requirements for Construction. 
 6.1 Tenant’s Obligation to Construct. Tenant shall construct and install the Tenant
Improvements in a good and workmanlike manner in accordance with the Construction Drawings, this Workletter and all applicable laws. Tenant shall be solely responsible for the payment of all cost and expenses related to the construction and
installation of the Tenant Improvements, subject to reimbursement by Landlord as provided for in this Workletter. 

  
 B-17 

 6.2 Tenant’s Access to the Premises. Tenant shall coordinate with the
Building’s project manager for access to the Premises and the scheduling of construction work. Tenant shall exercise due diligence and best efforts to ensure that Tenant’s construction and installation of the Tenant Improvements does not
unreasonably interfere with the use and enjoyment of other tenants of the Building or the Project. Landlord shall use commercially reasonable efforts to accommodate Tenant’s scheduling of deliveries and construction activities. 

6.3 Coordination of Construction Activities. If any shutdown of plumbing, electrical or air conditioning equipment of the Building
becomes necessary during the course of construction of the Tenant Improvements, Tenant shall notify Landlord and Landlord and Tenant shall agree upon when, and upon what conditions, such shutdown may be made in order to cause the least disruption to
other tenants in the Building. Any damage to the Building or the Project caused by Tenant or its contractor or subcontractors in connection with the construction of the Tenant Improvements shall be immediately repaired at Tenant’s sole cost and
expense. 
 6.4 Protection against Lien Claims. Tenant agrees to fully pay and discharge all claims for labor done and materials and
services furnished in connection with the construction of the Tenant Improvements, to diligently file or procure the filing of a valid notice of completion within ten (10) days following completion of construction of the Tenant Improvements, to
diligently file or procure the filing of a notice of cessation upon any cessation of labor on the Tenant Improvements for a continuous period of thirty (30) days or more, and to take all reasonable steps to forestall the assertion of claims of
lien against the Premises, the Building or the Project. Upon the request of Landlord, Tenant shall provide Landlord with satisfactory evidence of the release or removal (including removal by appropriate surety bond) of all liens recorded against the
Premises, the Project, or any portion thereof, and all stop notices received by Tenant. 
 6.5 Indemnification. Except to the extent
attributable to the gross negligence and or willful misconduct of Landlord, Tenant shall, at Tenant’s sole cost and expense, defend, indemnify, save and hold Landlord harmless from and against any and all claims, liabilities, demands, losses,
expenses, damages or causes of actions (whether legal or equitable in nature) asserted by any person, firm, corporation, governmental body or agency or entity arising out of the construction of the Tenant Improvements. Except to the extent
attributable to the gross negligence and or willful misconduct of Landlord, Tenant shall pay to Landlord upon demand all claims, judgments, damages, losses or expenses (including attorneys’ fees) incurred by Landlord as a result of any legal
action arising out of the construction of the Tenant Improvements. This indemnification shall be in addition to the insurance requirements set forth in the Lease and this Workletter and the obligations hereunder shall survive the expiration or
termination of the Lease. 
 7. Insurance. 

7.1 Tenant’s Required Insurance Coverage. At least five (5) days prior to the date Tenant commences construction of the
Tenant Improvements, Tenant shall submit to Landlord evidence of (i) the insurance coverage required under Article 16 of the Lease; and (ii) 

  
 B-18 

 
broad form “Builder’s Risk” property damage insurance with limits of not less than one hundred percent (100%) of the estimated value of the Tenant Improvements. All such policies
shall provide that thirty (30) days’ written notice must be given to Landlord prior to termination or cancellation. The insurance policies shall name Landlord and Landlord’s property manager as additional insureds and shall provide
that Landlord, although an additional insured, may recover for any loss suffered by Landlord or Landlord’s agents by reason of the negligence of Tenant or Tenant’s contractors, subcontractors and/or employees. 

7.2 Other Insurance Coverage. At least five (5) business days prior to the date Tenant commences construction of the Tenant
Improvements, Tenant shall deliver to Landlord certificates of insurance from the carrier(s) providing insurance to Tenant’s contractor and Tenant’s architect evidencing the following types of coverage in such amounts as are reasonably
determined by Landlord to be necessary for the construction of the Tenant Improvements: (i) professional liability insurance; (ii) commercial general liability insurance; (iii) business automobile liability insurance;
(iv) workers’ compensation insurance; and (v) umbrella liability insurance. The insurance specified in (i), (ii), (iii) and (v) above shall name Landlord and Landlord’s property manager as additional insureds, and all such
policies shall provide that thirty (30) days’ written notice must be given to Landlord prior to termination or cancellation. 

7.3 Waivers of Claims against Landlord. Tenant waives, and Tenant shall use best efforts to cause each of its architects, contractors,
suppliers and subcontractors to waive, all rights to recover against Landlord and its agents, contractors and employees for any loss or damage arising from a cause covered by insurance required to be carried by Tenant hereunder and shall cause each
respective insurer to waive all rights of subrogation against Landlord and its agents, contractors and employees in connection therewith to the same extent. 

8. Default and Remedies. 
 8.1
Defaults. Each of the following events shall constitute an event of default (“Default”) under this Workletter: 
 (a)
Failure by Tenant to commence and/or complete construction and installation of the Tenant Improvements in accordance with the terms and conditions set forth in this Workletter or the failure by Tenant to comply with any of the covenants, provisions
or conditions of this Workletter; 
 (b) Deviations in construction from the Construction Drawings (as determined by Landlord or its
representative) without the approval of Landlord, the appearance of defective workmanship or materials in the construction of the Tenant Improvements which are not corrected by Tenant within thirty (30) days after notice from Landlord (or if
the defect is such that it cannot reasonably be corrected within said thirty (30) day period, the correction of such defect is not initiated by Tenant within said thirty (30) day period and thereafter prosecuted diligently to completion);
and 
 (c) The default or breach by Tenant of any provision of the Lease. 

8.2 Remedies. In the event of a Default by Tenant under this Workletter, Landlord shall thereafter have no further obligation to
disburse any portion of the Tenant Improvement 

  
 B-19 

 
Allowance unless and until such Default is cured. Any such Default shall be a default under the Lease and shall entitle Landlord to exercise all remedies set forth in the Lease. In addition, upon
the occurrence of a Default, Landlord shall have the right (but not the obligation), at Tenant’s sole cost and expense, to enter upon the Premises and take over and complete construction and installation only as to those areas where the
construction or installation of the Tenant Improvements has been commenced and such other areas to the extent necessary to relet the Premises, and to make disbursements from the Tenant Improvement Allowance toward completion of the Tenant
Improvements. In connection with undertaking such work, Landlord may discharge or replace the contractors or subcontractors performing such work. Where substantial deviations from the Construction Drawings have occurred which have not been approved
by Landlord, or defective or unworkmanlike labor or materials are being used in construction of the Tenant Improvements, Landlord shall have the right to demand that such labor or materials be corrected, and if the same are not so corrected, shall
have the right to immediately order the stoppage of all construction until such condition is corrected, until the defective work is corrected to Landlord’s satisfaction. 

9. Force and Effect. The terms and conditions of this Workletter supplement the Lease and shall be construed to be a part of the Lease
and are incorporated in the Lease. Without limiting the generality of the foregoing, any default by any party hereunder shall have the same force and effect as a default under the Lease. Should any inconsistency arise between this Workletter and the
Lease as to the specific matters that are the subject of this Workletter, the terms and conditions of this Workletter shall control. 

  
 B-20 

 EXHIBIT C 

ADDITIONAL TEMPORARY SPACE 

  
 B-21 

 

 

  
 B-22 

 EXHIBIT D 

SUITE 350 

  
 B-23 

 

 

 THIRD AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 
 That
certain lease dated November 3, 2015 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station Joint Venture, LLC, a California limited liability company, as Landlord, as such was modified by that First
Amendment to Lease dated June 9, 2015 (the “First Amendment”) and by that Second Amendment to Lease dated September 25, 2015 (the “Second Amendment”), collectively constitute the “Lease”. The Lease is hereby
further amended by the terms of this Third Amendment to Lease (the “Third Amendment”), which shall have an effective date of January 11, 2016 (the “Third Amendment Effective Date”). Effective upon the Third Amendment Effective
Date, the existing Lease and this Third Amendment thereto shall thereafter collectively constitute and be referred to as the Lease for all purposes thereunder. 

Pursuant to Section X of the Second Amendment, Tenant was granted an Expansion Option relating to Suite 350 and to the Seating Area (the “Suite 350
Expansion Option”). Via written notice to Landlord, Tenant has formally invoked its Suite 350 Expansion Option such that both Suite 350 and the Seating Area (as they are more specifically delineated in Exhibit A hereto) shall be added to
Tenant’s Premises. Tenant subsequently has requested that the Seating Area be added to Tenant’s Premises concurrent with the addition of the Lab Expansion Space described in the Second Amendment. Landlord and Tenant are therefore entering
into this Third Amendment, whose specific terms and conditions are contained herein. All terms referred to in this Third Amendment shall have the meanings attributed to them in the Lease: 

 

	 	I.	 POSSESSION: 

Landlord shall deliver possession of the Seating Area to Tenant, in its as-is condition, on or before
January 1, 2016. Landlord shall deliver possession of Suite 350 to Tenant, in its as-is condition, no more than thirty (30) days following Landlord’s recapturing possession of Suite 350 from the
prior third-party tenant thereof. Tenant understands and acknowledges that the Seating Area is not demised from the Building Common Areas and that such demising shall be a responsibility of Tenant as part of the Tenant’s Improvements Tenant is
making to the Lab Expansion Space. The date of Landlord’s delivery of possession of Suite 350 to Tenant shall be referred to as the “Suite 350 Commencement Date”. 

 

	 	II.	 RENTABLE AREA: 

Effective January 1, 2016, the Seating Area shall be added to and become part of Tenant’s Premises. The Seating Area is agreed to
measure 169 rentable square feet (the “Seating Area Rentable Area”). Effective upon the Suite 350 Commencement Date, Suite 350 shall added to and become a part of Tenant’s Premises. Suite 350 is agreed to measure 4,515 rentable square
feet. As a result, 

  
 B-1 

 
Tenant’s Premises shall be increased by 4,515 rentable square feet (the “Suite 350 Rentable Area”). 
  

	 	III.	 MONTHLY BASE RENT: 

Effective January 1, 2016, the Monthly Base Rent otherwise specified in and called for by the Lease shall be increased by the
“Seating Area Monthly Base Rent”, which is defined to be the product of the Seating Area Rentable Area times the “Suite 350 Monthly Rental Rate” applicable from time to time, as such is defined herein. Effective upon the Suite
350 Commencement Date, the Monthly Base Rent otherwise called for shall be further increased by the “Suite 350 Monthly Base Rent”, which is defined to be the product of Suite 350 Rentable Area times the “Suite 350 Monthly Rent
Rate” applicable from time to time, as such is defined herein. 
 The “Suite 350 Monthly Rent Rate” shall be equal to $3.33
per rentable square foot per month during calendar year 2016. On January 1, 2017 and annually thereafter, the Suite 350 Monthly Rental Rate shall increase by three percent (3%). Notwithstanding anything above to the contrary, the Seating Area
Monthly Base Rent shall be zero dollars ($0.00) during the months of January and February 2016, and the Suite 350 Monthly Base Rent shall be zero dollars ($0.00) during the first sixty (60) days following the Suite 350 Delivery Date. 

 

	 	IV.	 EXPENSES: 

Operating Expenses and Taxes applicable to the Premises other than the Seating Area Rentable Area portion thereof and to the Suite 350 Rentable
Area portion thereof shall continue to be determined pursuant to the terms of the Existing Lease. It is Landlord and Tenant’s intent that the Monthly Base Rent for both the Seating Area Rentable Area and to the Suite 350 Rentable Area
represents a “fully-serviced” rent subject to a 2016 Base Year. Landlord and Tenant hereby agree that this means that Tenant shall pay its pro-rata share (based on the Seating Area Rentable Area and
to the Suite 350 Rentable Area) of Operating Expenses and Taxes in the form of additional Rent Adjustments and additional Rent Adjustment Deposits, which shall be calculated as set forth in Article 4 of the ESE Lease, as such was modified by
Section 2A of the Lease, such that Tenant shall pay for all utilities related to Suite 350 and to the Seating Area as well as increases in Operating Expenses and Taxes applicable to Suite 350 and to the Seating Area above a 2016 Base Year. 

 

	 	III.	 USE 

Tenant’s use of Suite 350 and of the Seating Area shall be for General Office purposes. 

 

	 	IV.	 TENANT IMPROVEMENTS 

Tenant shall make improvements to Suite 350 and to the Seating Area pursuant to the terms of the Workletter attached to the Lease. Landlord
shall make a $93,680.00 Tenant Improvement Allowance available to Tenant that Tenant may use to apply to the cost of Tenant’s improvements to Suite 350, as more fully detailed in the Workletter. 

  
 B-2 

	 	V.	 PARKING 

Effective upon the Suite 350 Delivery Date, Tenant’s existing rights to utilize eighty-five (85) parking spaces pursuant to the
Second Amendment shall be increased by an additional thirteen (13) spaces to become a new total of ninety-eight (98) spaces. As stated in the Second Amendment and re-confirmed here: (i) upon the
December 31, 2016 maturity of the Lease as it applies to the Suite 263 Temporary Space or upon Tenant’s earlier termination thereof pursuant to its right outlined in Section V(a) of the Second Amendment, Tenant’s parking shall be
reduced by a total of eight (8) spaces to reflect the removal of the Suite 263 Temporary Space from Tenant’s total Premises, and (ii) in the event Tenant terminates its lease of Suite 350 pursuant to the terms of Section X(b) of the
Second Amendment, Tenant’s parking would then be decreased by said thirteen (13) spaces. Tenant shall continue to pay Landlord’s quoted rates for all parking and shall be subject to all rules and regulations relating thereto. 

 

	 	VI.	 BROKERAGE 

Tenant represents and warrants to Landlord that it has been represented in this transaction by CRESA, to whom Landlord has already or will pay
a brokerage commission pursuant to a separate agreement, and that no brokerage commission or other such fee shall be due and payable by Landlord to any other representative of Tenant as a result hereof. 

 

	 	VII.	 OTHER 

Other than the terms of this Third Amendment outlined above, all other terms and conditions of the original Lease and First and Second
Amendments thereto remain in full force and effect. 
 IN WITNESS WHEREOF, the parties have executed this Third Amendment. 

 

									
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC
	a Delaware corporation	 		 	a California limited liability company
					
	By:	 	 /s/ Stuart Merkadeau
	 		 	By:	 	 /s/ Richard Robbins

	Print Name:	 	Stuart Merkadeau	 		 	Print Name:	 	Richard K Robbins

  
 B-3 

 EXHIBIT A 

SUITE 350 AND SEATING AREA 

  
 B-4 

 

 

 FOURTH AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 
 That
certain lease dated November 3, 2015 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station Joint Venture, LLC, a California limited liability company, as Landlord, as such was modified by that First
Amendment to Lease dated June 9, 2015 (the “First Amendment”) and by that Second Amendment to Lease dated September 25, 2015 (the “Second Amendment”), and by the terms of that Third Amendment to Lease dated
January 11 , 2016 (the “Third Amendment”), collectively constitute the “Lease”. The Lease is hereby further amended by the terms of this Fourth Amendment to Lease (the “Fourth Amendment”),
which shall have an effective date of January 18 , 2016 (the “Fourth Amendment Effective Date”). Effective upon the Fourth Amendment Effective Date, the existing Lease and this Fourth Amendment thereto shall
thereafter collectively constitute and be referred to as the Lease for all purposes thereunder. 
 Pursuant to the First Amendment, Landlord made available
to Tenant space on the Building’s 2nd floor for purposes of Tenant playing ping-pong. Landlord made the Ping Pong Space available to Tenant at no additional rent but subject to
Landlord’s right to terminate Tenant’s right to use said space with two (2) weeks’ notice. Landlord subsequently notified Tenant of Landlord’s decision to invoke this termination option, and Tenant must vacate the existing
Ping Pong Space on or before January 22, 2016. 
 Tenant has advised Landlord that it wishes to continue to have temporary space in which to play ping
pong, as well as to use for TRX and also for minor storage purposes. Landlord hereby agrees to add the 1,198 rentable square foot Suite 190 (“Suite 190”, as such is defined on Exhibit A attached hereto) to Tenant’s Premises
effective upon the Effective Date of this Fourth Amendment and ending upon December 31, 2016 (the “Suite 190 Lease Term”) for Tenant to utilize for such purposes. Tenant’s lease of Suite 190 shall be pursuant to all the terms and
conditions of the Lease other than the obligation to pay rent and expenses. During the Suite 190 Lease Term, Tenant will agree to pay Landlord $500.00 monthly in consideration for Landlord’s utility and repair and maintenance costs associated
with Suite 190. Tenant agrees to accept Suite 190 in its existing as-is condition, and to return possession of Suite 190 to Landlord on or before the end of the Suite 190 Lease Term. Tenant’s failure to
do so will constitute a default under the Lease. 
 Tenant represents and warrants to Landlord that it has represented itself in this transaction,, and that
no brokerage commission or other such fee shall be due and payable by Landlord to any representative of Tenant as a result hereof. 

  
 B-1 

 Other than the terms of this Fourth Amendment outlined above, all other terms and conditions of the original
Lease and First, Second and Third Amendments thereto remain in full force and effect. 
 IN WITNESS WHEREOF, the parties have executed this Fourth
Amendment. 
  

									
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC
	a Delaware corporation	 		 	a California limited liability company
					
	By:	 	 /s/ Stuart Merkadeau
	 		 	By:	 	 /s/ Richard Robbins

	Print Name:	 	Stuart Merkadeau	 		 	Print Name:	 	Richard K. Robbins

  
 B-2 

 EXHIBIT A 

SUITE 190 

  
 B-3 

 

 

 FIFTH AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 

That certain lease dated November 3, 2014 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station
Joint Venture, LLC, a California limited liability company, as Landlord, as such was modified by that First Amendment to Lease dated June 9, 2015 (the “First Amendment”) and by that Second Amendment to Lease dated September 25,
2015 (the “Second Amendment”), by the terms of that Third Amendment to Lease dated January 11, 2016 (the “Third Amendment”), and by the terms of the Fourth Amendment to Lease dated January 18, 2016 (the “Fourth
Amendment”), collectively constitute the “Lease”. The Lease is hereby further amended by the terms of this Fifth Amendment to Lease (the “Fifth Amendment”), which shall have an effective date of April 7, 2016 (the
“Fifth Amendment Effective Date”). Effective upon the Fifth Amendment Effective Date, the existing Lease and this Fifth Amendment thereto shall thereafter collectively constitute and be referred to as the Lease for all purposes thereunder.

 Tenant has requested, and Landlord has agreed, to allow Tenant to expand its Premises by addition thereto of additional space on the 5th floor of the Building. Landlord and Tenant are therefore entering into this Fifth Amendment, whose specific terms and conditions are contained herein. All terms referred to in this Fifth Amendment
shall have the meanings attributed to them in the Lease: 
  

	 	I.	 FIFTH FLOOR EXPANSION SPACE AND POSSESSION: 

The area on the 5th floor of the Building, commonly referred to as Suite
550/555 and more specifically outlined in Exhibit A hereof, shall constitute and be referred to as the “Fifth Floor Expansion Space”. Landlord and Tenant hereby agree that the Fifth Floor Expansion Space measures 3,725 rentable square
feet. Tenant shall accept possession of the Fifth Floor Expansion Space from Landlord in its as-is condition, subject only to Landlord’s obligation, at Landlord’s sole cost and expense, to remove
therefrom all existing FF&E such as the unconnected fume hoods, office cubicles, etc., such work defined to be the “Fifth Floor Expansion Space Landlord Work”. The date of Landlord’s delivery of possession of the Fifth Floor
Expansion to Tenant with the Fifth Floor Expansion Space Landlord Work Substantially Complete shall be referred to as the “Fifth Floor Expansion Space Commencement Date”. Tenant shall be allowed access to the Fifth Floor Expansion Space,
and may move equipment, desks and materials into the Fifth Floor Expansion Space, and do such IT work and/or work related to the connection of CDA and vacuum lines, prior to Landlord’s completion of the Fifth Floor Expansion Landlord Work. From
and after the Fifth Floor Expansion Space 

  
 B-1 

 
Commencement Date, the Fifth Floor Expansion Space shall be considered part of Tenant’s Premises and subject to all the terms and conditions relating thereto under the Lease, including
Tenant’s obligation to pay the appropriate Tenant Share of Operating Expenses and Taxes as they relate to the Fifth Floor Expansion Space, as more fully detailed below. 

In the event that an existing suite of lab and office space which is both immediately adjacent (including across the hall) to
Tenant’s existing Premises on the 3rd floor and is roughly equivalent in rentable area to the Fifth Floor Expansion becomes available within three (3) years following the Fifth Floor
Commencement Date, Landlord agrees to discuss with Tenant possible opportunities for Tenant to exchange the Fifth Floor Expansion Space for such newly-available space, it being understood that the determination to accomplish such a swap of spaces
would be up to both Landlord and Tenant in each’s sole and absolute discretion. 
  

	 	II.	 LEASE TERM AS IT RELATES TO THE FIFTH FLOOR EXPANSION SPACE: 

The Lease Term as it applies to the Fifth Floor Expansion Space shall commence upon the Fifth Floor Expansion Space
Commencement Date and shall expire December 31, 2023, as does the Exiting Premises and Lab Expansion Space, as each is defined in the Second Amendment. 

In the event Tenant enters into a new lease of not less than ten (10) years in length for at least 60,000 additional
rentable square feet either in: a) the contemplated EmeryStation West Building which may be developed by Landlord’s Affiliate, or b) the Building, or c) some 60,000 rentable square foot combination of additional space in both buildings
(the “60,000 Lease Commitment”), Tenant shall have the right, but not the obligation, to terminate the Lease Term early, only as it relates to the Fifth Floor Expansion Space. Such early termination shall be made on no less than ninety
(90) days advance written notice to Landlord and is subject to Tenant having signed the 60,000 Lease Commitment, such date to be referred to as the “Fifth Floor Early Termination Date”. 

 

	 	III.	 FIFTH FLOOR MONTHLY BASE RENT: 

The “Fifth Floor Expansion Space Monthly Base Rent” shall be defined as follows: Effective upon the Fifth Floor
Expansion Space Commencement Date, the Fifth Floor Monthly Base Rent shall equal $14,043.00. Effective upon the first anniversary of the Fifth Floor Expansion Space Commencement Date and annually thereafter throughout the Lease Term, the Fifth Floor
Expansion Space Monthly Base Rent shall be increased by three percent (3%). 
  

	 	IV.	 EXPENSES: 

It is Landlord and Tenant’s intent that the Fifth Floor Expansion Space Monthly Base Rent represents a fully triple-net rent. Landlord and Tenant hereby agree that this means that, commencing upon the Fifth Floor Expansion Space Commencement Date, Tenant shall pay its pro-rata share
(based on the agreed 

  
 B-2 

 
3,725 square foot rentable area of the Fifth Floor Expansion Space) of Operating Expenses and Taxes in the form of additional Rent Adjustments and additional Rent Adjustment Deposits, which shall
be calculated as set forth in Article 4 of the ESE Lease, as such was modified by Section 2A of the Lease. 
  

	 	V.	 USE: 

Tenant’s use of the Fifth Floor Expansion Space shall be for laboratory and office purposes. 

 

	 	VI.	 TENANT IMPROVEMENT ALLOWANCE: 

In addition to the Fifth Floor Expansion Space Landlord Work defined herein, Landlord shall make a tenant improvement allowance
available to Tenant in conjunction with Tenant’s lease of the Fifth Floor Expansion Space (the “Fifth Floor TI Allowance”), which shall be available to reimburse Tenant for valid expenditures Tenant makes to the Fifth Floor Expansion
Space. The Fifth Floor TI Allowance shall equal $37,000.00, with one-half (1/2) of that amount, or $18,500.00, initially available to Tenant as of the Fifth Floor Expansion Space Commencement Date. The
remaining $18,500.00 of the Fifth Floor TI Allowance shall only be made available to Tenant if Tenant, in writing, conclusively waives its right, via formal written notice to Landlord, to terminate the Lease Term as it relates to the Fifth Floor
Expansion Space early, as outlined in Section II above. Any improvements Tenant shall make to the Fifth Floor Expansion Space, other than Tenant’s (i) painting of the Fifth Floor Expansion Space (ii) provision of power and
data connections into the office portion of the Fifth Floor Expansion Space, and (iii) provision of power, data, CDA and vacuum connections into the laboratory portion of the Fifth Floor Expansion Space, all of which are hereby authorized and
approved by Landlord, shall be pursuant to the terms of the Workletter attached to the Lease. 
  

	 	VII.	 SECURITY DEPOSIT: 

Effective upon the Fifth Amendment Effective Date, the existing Security Deposit called for under the Lease shall be increased pro-rata to reflect the addition of the Fifth Floor Expansion Space rentable area to the rentable area of Tenant’s existing Premises. Within no more than five (5) business days following the Fifth
Amendment Effective Date, Tenant shall remit the necessary additional Security Deposit amount to Landlord. 
  

	 	VIII.	 BROKERAGE: 

Tenant represents and warrants to Landlord that it has been represented in this transaction by CRESA (“Tenant’s
Broker”). In the event, and only in the event, Tenant waives in writing its right to terminate the Lease Term early as it relates to the Fifth Floor Expansion Space, Landlord agrees to pay a brokerage commission to Tenant’s Broker pursuant
to Landlord’s stated commission schedule for lab leases. Landlord and Tenant hereby agree that no brokerage commission or other such fee shall be due and payable by Landlord to CRESA or to any other representative of Tenant as a result hereof
other than as specifically detailed in the Section VI. 

  
 B-3 

	 	IX.	 OTHER; 

Other than the terms of this Fifth Amendment outlined above, all other terms and conditions of the Lease remain in full force
and effect. 
 IN WITNESS WHEREOF, the parties have executed this Fifth Amendment. 

 

									
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC
	a Delaware corporation	 		 	a California limited liability company
					
	By:	 	 /s/ Stuart Merkadeau
	 		 	By:	 	 /s/ Richard Robbins

	Print Name:	 	Stuart L. Merkadeau	 		 	Print Name:	 	Richard K. Robbins

  
 B-4 

 EXHIBIT A 

  
 B-5 

 

 

 SIXTH AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 

That certain lease dated November 3, 2014 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station
Joint Venture, LLC, a California limited liability company, as Landlord, as such was modified by that First Amendment to Lease dated June 9, 2015 (the “First Amendment”) and by that Second Amendment to Lease dated September 25,
2015 (the “Second Amendment”), by the terms of that Third Amendment to Lease dated January 11, 2016 (the “Third Amendment”), by the terms of the Fourth Amendment to Lease dated January 18, 2016 (the “Fourth
Amendment”), and by the terms of the Fifth Amendment to Lease dated April 7, 2016 (the “Fifth Amendment”), collectively constitute the “Lease”. The Lease is hereby further amended by the terms of this Sixth Amendment to
Lease (the “Sixth Amendment”), which shall have an effective date of September 26, 2016 (the “Sixth Amendment Effective Date”). Effective upon the Sixth Amendment Effective Date, the existing Lease and this Sixth Amendment
thereto shall thereafter collectively constitute and be referred to as the Lease for all purposes thereunder. Landlord and Tenant are entering into this Sixth Amendment with reference to the following facts: 

 

	A.	 Pursuant to the terms of the Second Amendment, including Section VI (a) thereof, Tenant leases from
Landlord that 2,581 rentable square foot office space located on the second floor of the Building and more commonly referred to as Suite 263 (“Suite 263”, as outlined on Exhibit A hereto). Suite 263 constitutes a portion of Tenant’s
Premises. Landlord and Tenant hereby acknowledge and agree that the Lease Term, as it relates specifically to the Suite 263 portion of Tenant’s Premises only, expires December 31, 2016. 

 

	B.	 Pursuant to the terms of the Fifth Amendment, Tenant leases from Landlord that 3,725 rentable square foot lab
and office space located on the fifth floor of the Building and commonly referred to as Suites 550/555 (the “Existing Fifth Floor Space”, as outlined on Exhibit A hereto). 

 

	C.	 Tenant has advised Landlord of Tenant’s increased space needs, which Tenant wishes to satisfy in the
Building. Tenant has requested, and Landlord has agreed, to allow Tenant to expand Tenant’s Premises by addition thereto of that 7,189 rentable square foot office and lab space located on the fifth floor of the Building and more commonly
referred to as Suite 500, as such is more specifically defined below. In conjunction with the expansion of Tenant’s Premises to include Suite 500, Tenant shall return possession of Suite 263 and of the Existing Fifth Floor Space to Landlord, as
more specifically detailed herein. 

  
 B-1 

 NOW, THEREFORE, in consideration of the above recitals, which by this
reference are incorporated herein, the mutual covenants and conditions contained herein and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant are entering into this Sixth Amendment,
whose specific terms and conditions are contained herein. All terms not specifically defined herein but referred to in this Sixth Amendment shall have the meanings attributed to them in the Lease: 

 

	 	I.	 ADDITION OF SUITE 500 TO THE PREMISES: 

That specific office and lab space located on the Fifth floor of the Building, commonly referred to as Suite 500 and more
specifically outlined in Exhibit A hereof, shall constitute and be referred to herein as “Suite 500”, as outlined on Exhibit A hereto. Landlord and Tenant hereby agree that Suite 500 measures 7,189 rentable square feet. Tenant shall accept
possession of Suite 500 from Landlord in its as-is condition, with existing office furniture, fixtures and equipment and laboratory benches, but not other laboratory furniture, fixtures and equipment,
remaining in place (“Landlord’s FF&E”), and subject only to industry-standard decontamination of the lab areas within Suite 500, as evidenced by delivery by Landlord to Tenant of third party written documentation thereof. The
anticipated date of Landlord’s delivery of possession of Suite 500 to Tenant is October 1, 2016, Tenant understands and acknowledges that Suite 500 is presently leased and occupied by others through September 30, 2016, and that
Landlord’s delivery of possession of Suite 500 to Tenant is dependent on said other party’s surrender of possession thereof to Landlord, In the event that Landlord reasonably believes it will not be able to deliver possession to Tenant on
October 1, 2016, Landlord will promptly advise Tenant and provide Tenant with an updated anticipated delivery date, 

The date of Landlord’s delivery of possession of Suite 500 to Tenant shall be referred to as the “Suite 500
Commencement Date”. From and after the Suite 500 Commencement Date, Suite 500 shall be considered part of Tenant’s Premises and subject to all the terms and conditions relating thereto under the Lease, including Tenant’s obligation to
pay the appropriate Tenant Share of Operating Expenses and Taxes as they relate to Suite 500, as more fully detailed below. Within fifteen (15) days of the Suite 500 Commencement Date, Tenant shall execute an acknowledgement thereof in the form
of a Commencement Date Agreement, the form of which is attached as an exhibit to the Lease. 
 Promptly following the Suite
500 Commencement Date, Landlord agrees to place a planter or lattice or similar such barrier on the western-facing outdoor deck accessible from Suite 500 so as to reasonably divide the deck between the various tenants, including Tenant, who have
access thereto. Within fifteen (15) days of Tenant’s taking possession of Suite 500, Tenant shall identify to Landlord any broken doom and/or locks, any materially-damaged walls or non-working
kitchen appliances which Tenant wishes to be repaired, and Landlord agrees, at its sole cost and expense, to repair said items as quickly after such notice as is commercially-reasonable. 

  
 B-2 

	 	II.	 SUITE 500 MONTHLY BASE RENT: 

The “Suite 500 Monthly Base Rent” shall be defined as follows: Effective upon the Suite 500 Commencement Date, the
Suite 500 Monthly Base Rent shall equal $27,102.53. Effective April 25, 2017 (i.e. one year following the Commencement Date applicable to the Existing Fifth Floor Space), and annually thereafter throughput the Lease Term, the Suite 500 Monthly
Base Rent shall be increased by three percent (3%). Effective upon the Suite 500 Commencement Date, the Monthly Base Rent otherwise called for under the Lease shall be increased by the amount of the Suite 500 Monthly Base Rent. 

During the Lease Term, Tenant shall be able to use Landlord’s FF&E free of charge. Tenant hereby agrees to accept
Landlord’s FF&E in its existing as-is condition. Landlord makes no representations nor warranties regarding the condition, suitability, utility nor legality of Landlord’s FF&E, nor shall
Landlord insure Landlord’s FF&E. Tenant shall use Landlord’s FF&E at Tenant’s sole and absolute risk. Tenant shall maintain and repair Landlord’s FF&E to industry-standard levels and shall return possession of
Landlord’s FF&E to Landlord at the end of the Lease Term. 
  

	 	III.	 SUITE 500 OPERATING EXPENSES AND TAXES: 

It is Landlord’s and Tenant’s mutual intent that the Suite 500 Monthly Base Rent represents a fully triple-net rent. Landlord and Tenant hereby agree that this means that, commencing upon the Suite 500 Commencement Date, Tenant shall pay its pro-rata share (based on the
agreed 7,189 square foot rentable area of Suite 500) of Operating Expenses and Taxes in the form of additional Rent Adjustments and additional Rent Adjustment Deposits, which shall be calculated as set forth in Article 4 of the ESE Lease, as such
was modified by Section 2A of the Lease. 
  

	 	IV.	 LEASE TERM AS IT RELATES TO SUITE 500: 

The Lease Term as it applies to Suite 500 shall commence upon the Suite 500 Commencement Date and shall expire
December 31, 2023, as does the Lease Term as it relates to the Exiting Premises and to the Lab Expansion Space, as each is defined in the Second Amendment. 

In the event Tenant enters into a new lease of not less than ten (10) years in length for at least 60,000 additional
rentable square feet either in: a) the contemplated EmeryStation West Building, which may or may not be developed at all, in Landlord’s Affiliate’s sole and absolute discretion, or b) the Building, or c) some 60,000 rentable square foot
combination of additional space in both buildings, Tenant shall have the right, but not the obligation, to terminate the Lease Term early, only as it relates to Suite 500 but not to other portions of Tenant’s Premises, such early termination to
require no less than ninety (90) business days advance written notice to Landlord and which termination shall occur only upon Tenant’s occupancy in and commencement of paying rent for the
afore-mentioned 60,000 square feet of additional space, such date to be referred to as the “Suite 500 Early Termination Date”. 

 

	 	III.	 SUITE 500 USE: 

Tenant’s use of Suite 500 shall be for laboratory and office purposes. 

  
 B-3 

	 	V.	 SECURITY DEPOSIT: 

Effective upon the Fifth Amendment Effective Date, the existing Security Deposit of $189,576.11 called for under the Lease
shall be increased by $8,929.60 (intended to be equal to two times the amount of the monthly base rent FOR Suite 500 less that of the Existing Fifth Floor Space less that of Suite 263) to become $198,505.71. Within no more than five
(5) business days following the Sixth Amendment Effective Date, Tenant shall remit the necessary additional Security Deposit amount to Landlord in good and collected funds. 

 

	 	VI.	 SURRENDER OF EXISTING FIFTH FLOOR SPACE: 

Within ten (10) business days of the Suite 500 Commencement Date, Tenant shall surrender possession of the Existing Fifth
Floor Space to Landlord in the condition required of Tenant by the terms of the Lease addressing Expiration, the Existing Fifth Floor Space being broom-clean condition and with any and all lab areas
de-contaminated and de-commissioned by a third-party experienced in such matters, such de-commissioning and de-contamination evidenced by commercially-reasonable written documentation of Tenant’s delivery of possession of the Existing Fifth Floor Space to Landlord as required in this Section VI shall be referred to
as the “Existing Fifth Floor Space Lease Expiration Date”. The Lease Term, as such specifically relates to the Existing Fifth Floor Space but not to any other portions of Tenant’s Premises, shall expire on the Existing Fifth Floor
Space Lease Expiration Date. 
 Tenant’s obligation to pay Monthly Base Rent and Rent Adjustments and Rent Adjustment
Deposits applicable to the Existing Fifth Floor Space shall remain in full force and effect until the Existing Fifth Floor Space Lease Expiration Date. Failure by Tenant to so deliver possession of the Existing Fifth Floor Space to Landlord as
required in this Section VI shall constitute a Default under the Lease. 
  

	 	VII.	 SURRENDER OF SUITE 263: 

On or before December 31, 2016, Tenant shall surrender possession of Suite 263 to Landlord in the condition required of
Tenant by the terms of the Lease concerning condition of the Premises upon the Lease’s expiration or earlier termination, including return of any Landlord FF&E that may have originally been associated with Suite 263. Tenant’s delivery
of possession of Suite 263 to Landlord as required in this Section VII shall be referred to as the “Suite 263 Lease Return Date”. 

Tenant’s obligation to pay Monthly Base Rent and Rent Adjustments and Rent Adjustment Deposits applicable to Suite 263
shall remain in full force and effect until the earlier of: a) Landlord’s lease to a third party or any use by Landlord or a third party of Suite 263 if Tenant surrenders Suite 263 to Landlord prior to the current December 31, 2016 Suite
263 lease expiration date, and b) December 31, 2016; at such time the Lease Term shall expire as it specifically relates to Suite 263 but not to any other portions of Tenant’s Premises. Failure by Tenant to so deliver possession of Suite
263 to Landlord as required in this Section VII shall constitute a Default under the Lease. 

  
 B-4 

	 	VIII.	 PARKING: 

Pursuant to the Third Amendment, Tenant is presently entitled to up to ninety-eight (98) parking spaces, which total was to drop by eight
(8) spaces, to a revised total of ninety (90) spaces, if and when Tenant’s Premises no longer included Suite 263. Landlord and Tenant hereby agree that, effective upon the Sixth Amendment Effective Date, Tenant’s parking shall be
increased to a total of one hundred and ten (110) spaces, which total shall not be reduced when Tenant returns possession of Suite 263 to Landlord pursuant to Section VII above. All such parking shall be governed by the terms of the Lease,
including Tenant’s obligation to pay Landlord’s quoted rates therefor. 
  

	 	IX.	 TENANT IMPROVEMENT ALLOWANCE: 

Landlord and Tenant hereby acknowledge the Tenant Improvement Allowance which Landlord made available to Tenant pursuant to
Section VI of the Fifth Amendment (the “Fifth Floor TI Allowance”). Notwithstanding the early termination of the Lease Term as it relates to the Existing Fifth Floor space, as such early termination is more fully described in Section VI of
this Sixth Amendment above, in the event that any of the Fifth Floor TI Allowance remains un-advanced by Landlord to Tenant upon the Existing Fifth Floor Space Lease Expiration Date as such is defined above
(such un-used TI being referred to herein as the “Un-Used Fifth Floor TI”), Landlord hereby agrees to make such Un-Used
Fifth Floor TI available to Tenant for Tenant’s use in defraying the total cost of any approved Tenant Alterations made by Tenant to Suite 500. The terms regarding the availability of any Un-Used Fifth
Floor TI shall continue to specify, per the agreed terms of Section VI of the Fifth Amendment, that an $18,500.00 portion thereof shall only be made available by Landlord to Tenant if Tenant, in writing, conclusively waives its right, via formal
written notice to Landlord, to terminate the Lease Term as it relates to the Suite 500 early, as outlined in Section IV above. Any improvements Tenant shall make to Suite 500 and any advancements by Landlord to Tenant of the Un-Used Fifth Floor TI funds shall be pursuant to the terms of the Workletter attached to the Lease. 
  

	 	X.	 MISCELLANEOUS: 

This Sixth Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. 

Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full
force and effect. 
 In the case of any inconsistency between the provisions of the Lease and this Sixth Amendment thereto,
the provisions of this Sixth Amendment shall govern and control. 
 Neither Landlord nor Tenant shall be bound by this Sixth
Amendment until each of Landlord and Tenant has executed and delivered the same to the other. 

  
 B-5 

 Capitalized terms used in this Sixth Amendment shall have the same
definitions as set forth in the Lease to the extent that such capitalized terms are defined therein and not redefined in this Sixth Amendment. 

Tenant hereby represents to Landlord that it has represented itself in this transaction and has not dealt with any broker or
other representative in connection with this Sixth Amendment. Tenant hereby agrees that any compensation that may be due to any broker or representative of Tenant for this transaction shall be wholly the obligation of Tenant and that Landlord shall
have no obligation to pay any commission or other form of compensation. Landlord hereby represents to Tenant that it has not been represented by, and has not dealt with any, broker or other representative in connection with this Sixth Amendment.
Landlord and Tenant each agrees to defend, indemnify and hold the other harmless from all claims of any brokers claiming to have represented it in connection with this Sixth Amendment other than as set forth in this section. 

Landlord and Tenant represent to each other that the individual executing this Sixth Amendment on its behalf has the authority
to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 
 This Sixth Amendment may
be executed in multiple counterparts each of which is deemed an original but together constitute one and the same instrument. This Sixth Amendment may be executed in so-called “pdf” format and each
party has the right to rely upon a pdf counterpart of this Sixth Amendment signed by the other party to the same extent as if such party had received an original counterpart. 

(signatures occur on following page) 

  
 B-6 

 IN WITNESS WHEREOF, the undersigned have duly executed this Sixth Amendment on the date(s)
set forth below, effective as of the Sixth Amendment Effective Date. 
  

									
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC
	a Delaware corporation	 		 	a California limited liability
	company	 		 	
		 		 		 	By: Emery Station Associates, LLC,
		 		 		 	a California limited liability company
	By:	 	 /s/ Stuart Merkadeau
	 		 	
	Print Name: Stuart Merkadeau	 		 	Its: Managing Member
	Its: General Counsel	 		 	
		 		 		 	By: Wareham-NZL, LLC, a
		 		 		 	California limited liability company
				
		 		 		 	Its: Managing Member
				
		 		 		 	By: Richard K. Robbins, Manager
				
		 		 		 	 /s/ Richard K. Robins

		 		 		 	Richard K. Robins

  
 B-7 

 EXHIBIT A 

SUITE 263, THE EXISTING FIFTH FLOOR SPACE, AND SUITE 500 

  
 B-8 

 

 

 

 

 SEVENTH AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 

EmeryStation 1 Building 
 5858
Horton St. 
 Emeryville, California 

That certain lease dated November 3, 2014 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station
Joint Venture, LLC, a California limited liability company, as Landlord, as such was modified by that First Amendment to Lease dated June 9, 2015 (the “First Amendment”), by that Second Amendment to Lease dated
September 25, 2015 (the “Second Amendment”), by that Third Amendment to Lease dated January 11, 2016 (the “Third Amendment”), by that Fourth Amendment to Lease dated January 18, 2016 (the “Fourth
Amendment”), that Fifth Amendment to Lease dated April 7, 2016 (the “Fifth Amendment”), and by that Sixth Amendment to Lease dated September 26, 2016 (the “Sixth Amendment”), collectively constitute the
“Existing Lease”. The Existing Lease is hereby further amended by the terms of this Seventh Amendment to Lease (the “Seventh Amendment”), which shall have an effective date of December 31, 2016 (the “Seventh Amendment
Effective Date”). Effective upon the Seventh Amendment Effective Date, the Existing Lease and this Seventh Amendment thereto shall thereafter collectively constitute and be referred to as the “Lease” for all purposes thereunder.
Landlord and Tenant are entering into this Seventh Amendment with reference to the following facts: 
 A. Pursuant to the terms of the
Fourth Amendment, Tenant presently leases from Landlord that 1,198 rentable square foot space located on the first floor of the Building and more commonly referred to as Suite 190 (“Suite 190”, as outlined on Exhibit A hereto). Suite
190 constitutes a portion of Tenant’s Premises. Landlord and Tenant hereby acknowledge and agree that the Lease Term, as it relates specifically to the Suite 190 portion of Tenant’s Premises, is presently set to expire December 31,
2016. 
 B. Tenant has requested, and Landlord has agreed, to extend the Lease Term as it relates to Tenant’s lease of Suite 190
pursuant to the terms of this Seventh Amendment, below. 
 C. Tenant and Landlord further acknowledge that the rentable area of Suite 500,
which is a portion of Tenant’s Premises and which Tenant leased pursuant to the terms of the Sixth Amendment, was incorrectly stated in the Sixth Amendment, which error shall be addressed by the terms of this Seventh Amendment, below. 

NOW, THEREFORE, in consideration of the above recitals, which by this reference are incorporated herein, the mutual covenants and conditions
contained herein and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant are entering into this Seventh Amendment, whose specific terms and conditions are contained herein. All terms
not specifically defined herein but referred to in this Seventh Amendment shall have the meanings attributed to them in the Lease: 

  
 B-1 

	I.	 EXTENSION OF LEASE TERM AS IT PERTAINS TO SUITE 190: 

Landlord and Tenant hereby agree that the Lease Term as it pertains to the Suite 190 shall be extended such that the Expiration
Date shall become December 31, 2023. By so doing, the entirety of Tenant’s Premises, other than the Suite 263 portion thereof, for which the Lease Term expires December 31, 2016, shall now have an Expiration Date of December 31,
2023, except as provided in the Second Amendment as it relates to Suite 350, and in the Sixth Amendment as it relates to Suite 500 (where in both cases the Lease Term is it relates to the referenced suites can be terminated early subject to certain
conditions). The period from January 1, 2017 through December 31, 2023 shall constitute and be referred to as the “Suite 190 Extension Term”. Tenant shall accept possession of Suite 190 from Landlord at the commencement of the
Suite 190 Extension Term in its then as-is condition, with no obligation on the part of Landlord to make any improvements thereto. During the Suite 190 Extension Term, the Suite 190 portion of Tenant’s
Premises shall be subject to all the terms and conditions relating thereto under the Lease, including Tenant’s obligation to pay the Suite 190 Monthly Base Rent (as such is defined below) as well as Tenant’s Share of Operating Expenses and
Taxes as they relate to Suite 190 (also more fully detailed below). 
 If, after the Seventh Amendment Effective Date, Tenant
enters into a new lease of not less than ten (10) years in length for at least 60,000 additional rentable square feet either in: a) the contemplated EmeryStation West Building, which may or may not be developed at all, in Landlord’s
Affiliate’s sole and absolute discretion, or b) at least 20,000 in the Building, or c) some 60,000 rentable square foot combination of additional space in both buildings, Tenant shall have the right, but not the obligation, to terminate the
Lease Term early, only as it relates to Suite 190 but not to other portions of Tenant’s Premises, such early termination to require no less than ninety (90) business days advance written notice to Landlord and which termination shall occur
only upon Tenant’s occupancy in and commencement of paying rent for the afore-mentioned square feet of additional space, such date to be referred to as the “Suite 190 Early Termination Date”. 

 

	II.	 SUITE 190 MONTHLY BASE RENT: 

The “Suite 190 Monthly Base Rent” shall be $1,800.00 per month during calendar year 2017. Effective January 1,
2018 and annually thereafter throughout the Suite 190 Extension Term, the Suite 190 Monthly Base Rent shall be increased by three percent (3%). 
  

	III.	 SUITE 190 OPERATING EXPENSES AND TAXES: 

It is Landlord’s and Tenant’s mutual intent that the Suite 190 Monthly Base Rent represents a fully-serviced rent
subject to a 2017 Base Year. Landlord and Tenant hereby agree that this means that, commencing upon January 1, 2018 and thereafter throughout the Suite 190 Extension Term, Tenant shall pay its pro-rata
share of all increases in Operating Expenses and Taxes for any calendar year to the extent they exceed the respective amounts of Operating Expenses and Taxes during calendar year 2017, such payment by Tenant being made in the form of additional Rent
Adjustments and additional Rent Adjustment Deposits, which shall be calculated as set forth in Article 4 of the ESE Lease, as such was modified by Section 2A of the Lease. 

  
 B-2 

	III.	 SUITE 190 USE: 

Tenant’s use of Suite 190 shall be for office, storage and/or private athletic workout purposes. 

 

	IX.	 CORRECTION OF SUITE 500 RENTABLE SQUARE FOOTAGE: 

Landlord and Tenant acknowledge and agree that the rentable square footage of Suite 500, as defined in the Sixth Amendment, was
incorrectly listed as 7,189 rentable square feet (in Recital C and in Sections I and III), and is actually 7,819 rentable square feet and shall be revised to be this latter 7,819 rentable square foot amount for all purposes under the
Lease. Landlord and Tenant hereby agree to correct this error effective upon the Seventh Amendment Effective Date. However, Landlord and Tenant hereby agree that Tenant’s Monthly Base Rent will be calculated using the lower, 7,189 rentable
square foot figure up to and including June 30, 2017 and that Monthly Base Rent shall be calculated using the otherwise correct 7,819 rentable square foot figure commencing July 1, 2017 and thereafter throughout the expiration or the Lease
Term (including any extensions thereof). Tenant’s Share of Operating Expenses and Taxes, as referenced in Section III of the Sixth Amendment, shall be calculated utilizing the correct 7,819 rentable square footage figure commencing
January 1, 2017. 

  
 B-3 

	X.	 MISCELLANEOUS: 

This Seventh Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. 

Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full
force and effect. 
 In the case of any inconsistency between the provisions of the Lease and this Seventh Amendment
thereto, the provisions of this Seventh Amendment shall govern and control. 
 Neither Landlord nor Tenant shall be bound by
this Seventh Amendment until each of Landlord and Tenant has executed and delivered the same to the other. 
 Capitalized
terms used in this Seventh Amendment shall have the same definitions as set forth in the Lease to the extent that such capitalized terms are defined therein and not redefined in this Seventh Amendment. 

Tenant hereby represents to Landlord that it has represented itself in this transaction and has not dealt with any broker or
other representative in connection with this Seventh Amendment. Tenant hereby agrees that any compensation that may be due to any broker or representative of Tenant for this transaction shall be wholly the obligation of Tenant and that Landlord
shall have no obligation to pay any commission or other form of compensation. Landlord hereby represents to Tenant that it has not been represented by, and has not dealt with any, broker or other representative in connection with this Seventh
Amendment. Landlord and Tenant each agrees to defend, indemnify and hold the other harmless from all claims of any brokers claiming to have represented it in connection with this Seventh Amendment other than as set forth in this section. 

Landlord and Tenant represent to each other that the individual executing this Seventh Amendment on its behalf has the
authority to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 
 This Seventh
Amendment may be executed in multiple counterparts each of which is deemed an original but together constitute one and the same instrument. This Seventh Amendment may be executed in so-called “pdf”
format and each party has the right to rely upon a pdf counterpart of this Seventh Amendment signed by the other party to the same extent as if such party had received an original counterpart. 

(signatures occur on following page) 

  
 B-4 

 IN WITNESS WHEREOF, the undersigned have duly executed this Seventh Amendment on the date(s)
set forth below, effective as of the Seventh Amendment Effective Date. 
  

													
	TENANT:	 		 	LANDLORD:
			
	Berkeley Lights, Inc.,	 		 	Emery Station Joint Venture LLC,
	a Delaware corporation	 		 	a California limited liability company
				
		 		 		 	By: Emery Station Associates, LLC,
	By:	 	 /s/ Stuart Merkadeau
	 		 	a California limited liability company
	Print Name: Stuart Merkadeau	 		 		 		 		 	
		 		 		 	Its:	 	Managing Member
					
		 		 		 		 	 By: Wareham-NZL, LLC, a California

limited liability company

							
		 		 		 		 		 	Its:	 	Managing Member
							
		 		 		 		 		 		 	By: Richard K. Robbins, Manager
							
		 		 		 		 		 		 	 /s/ Richard K. Robbins

		 		 		 		 		 		 	Richard K. Robbins

  
 B-5 

 EXHIBIT A 

SUITE 190 

  
 B-6 

 

 

 EIGHTH AMENDMENT TO LEASE 

by and between 
 EMERY STATION JOINT
VENTURE, LLC (LANDLORD), 
 and 

BERKELEY LIGHTS, INC. (TENANT) 
 That certain
lease dated November 3, 2014 by and between Berkeley Lights, Inc., a Delaware corporation, as Tenant, and Emery Station Joint Venture, LLC, a California limited liability company, as Landlord (the “Original Lease”), as such was
modified by that First Amendment to Lease dated June 9, 2015 (the “First Amendment”), by that Second Amendment to Lease dated September 25, 2015 (the “Second Amendment”), by that Third Amendment to Lease
dated January 11, 2016 (the “Third Amendment”), by that Fourth Amendment to Lease dated January 18, 2016 (the “Fourth Amendment”), that Fifth Amendment to Lease dated April 7, 2016 (the “Fifth
Amendment”), by that Sixth Amendment to Lease dated September 26, 2016 (the “Sixth Amendment”), and by that Seventh Amendment to Lease dated December 31, 2016 (the “Seventh Amendment”),
collectively constitute the “Existing Lease”. The Existing Lease is hereby further amended by the terms of this Eighth Amendment to Lease (the “Eighth Amendment”), which shall have an effective date of June 18,
2020 (the “Eighth Amendment Effective Date”). Effective upon the Eighth Amendment Effective Date, the Existing Lease and this Eighth Amendment thereto shall thereafter collectively constitute and be referred to as the
“Lease” for all purposes thereunder. Landlord and Tenant are entering into this Eighth Amendment with reference to the following facts: 
  

	A.	 Pursuant to the terms of the Existing Lease, Tenant presently leases from Landlord a Premises consisting of
various suites located on the first, third and fifth floors of the Building commonly referred to as EmeryStation 1, which is located at 5858 Horton Street in Emeryville, CA. 

 

	B.	 Concurrently herewith, Tenant and Landlord’s Affiliate, Emery Station Office II, LLC, are entering into a
lease pursuant to which Tenant shall lease certain space on the second floor of the building at 5980 Horton Street, commonly referred to as EmeryStation North, such lease referred to herein as the “ESNorth Lease”.

  

	C.	 The Lease Term presently is set to expire December 31, 2023. Tenant wishes to extend the Term of the Lease
such that expires upon the same date as the Expiration Date of the Initial Term of the ESNorth Lease. 

  

	D.	 Tenant wishes to terminate the Lease Term early as it relates to the Suite 500 portion of Tenant’s
Premises (“Suite 500”, as such is more fully defined in the Existing Lease including the Sixth Amendment thereto), and return possession thereof to Landlord, and concurrently therewith Landlord shall make Suite 150 available to
Tenant for temporary occupancy. 

 NOW, THEREFORE, in consideration of the above recitals, which by this reference are incorporated
herein, the mutual covenants and conditions contained herein and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant are entering into this Eighth Amendment, whose specific terms and
conditions are contained herein. The parties acknowledge the truthfulness of the foregoing Recitals, which are hereby incorporated into this Eighth Amendment. 

	I.	 EXTENSION OF LEASE TERM: 

Landlord and Tenant hereby agree to extend the Lease Term applicable to the Premises such that its Expiration Date shall become the Expiration
Date of the Initial Term of ESNorth Lease. The Expiration Date of the Initial Term of the ESNorth Lease is set forth in Section 1.1(7) of the ESNorth Lease, and the Initial Term of the ESNorth Lease is subject to extension by an additional
thirty (30) months pursuant to Section 2.2(c) of the ESNorth Lease. The period commencing January 1, 2024 and ending upon the expiry of the Initial Term of the ESNorth Lease shall be referred to herein as the “Extension
Term”. Within no more than fifteen (15) days following the initial determination of the ESNorth Lease Expiration Date, Landlord and Tenant hereby agree to enter into an amendment to the Lease setting forth the new Expiration Date of
the Lease. In the event the Initial Term of the ESNorth Lease is subsequently extended by an additional thirty (30) months pursuant to Section 2.2(c) of the ESNorth Lease, within fifteen (15) days of such extension, Landlord and
Tenant hereby agree to enter into an amendment of the Lease to document the resulting extension of the Extension Term of this Lease. 

Landlord and Tenant hereby acknowledge and agree that the Existing Lease provides Tenant with one (1) five (5) year option to extend the
Term, applicable to the entirety of the Premises (such option being more fully described in Section VII of the Second Amendment and Section 4 of the Original Lease), and Landlord and Tenant agree that such extension option is applicable
independent of whether the Initial Term is extended by an additional thirty (30) months pursuant to the above paragraph or not. 
  

	II.	 SURRENDER OF SUITE 500: 

Landlord and Tenant hereby agree that the Term of the Lease as it specifically relates to the Suite 500 portion of the Premises shall terminate
two (2) weeks following the Eighth Amendment Effective Date (the “Suite 500 Termination Date”). Tenant understands and acknowledges that Landlord intends to lease Suite 500 to third-party tenant Nutcracker Therapeutics, Inc.
(“Nutcracker”). Landlord understands and acknowledges, and represents Nutcracker understands and acknowledges, that Berkeley Lights intends to remain in occupancy of a portion of Suite 500 from the Suite 500 Termination Date through
October 31, 2020 pursuant to a separate arrangement with Nutcracker, said area consisting of the two lab rooms, adjacent IT room, kitchen area and server closet and referred to herein as the “BLI Temporary Area”. Commencing on
the Eighth Amendment Effective Date and at all times while occupying the BLI Temporary Area, Tenant shall have the right to pass through the other portion of Suite 500 (the portion otherwise vacated by Tenant) to access the 5th floor elevator lobby, stair case and restrooms of the Building. On or before the Suite 500 Termination Date, Tenant shall return possession of Suite 500 (except for the BLI Temporary Area) to
Landlord in its as-is condition and broom clean. On or before October 31, 2020, Tenant shall return possession of the BLI Temporary Area to Landlord in its then
as-is condition, broom clean, and with all lab areas fully decontaminated and decommissioned as evidenced by written, industry-standard documentation issued by a

  
 2 

 
third-party experienced in such matters (or with Nutcracker’s agreement, given to Landlord, that the decommissioning and decontamination of the lab areas that Landlord was obligated to do
prior to delivery of Suite 500 to Nutcracker can instead be done by Berkeley Lights). Tenant’s failure to return possession of Suite 500 to Landlord as set forth above shall constitute a Default under the Lease. Upon the Suite 500 Termination
Date: a) Tenant’s Monthly Base Rent shall be reduced by the amount of Monthly Base Rent applicable to Suite 500, as such is set forth in the Sixth and Seventh Amendments to the Existing Lease, b) Tenant’s Share shall be recalculated to
reflect the reduction in the Premises’ rentable area resulting from the deletion of Suite 500 from the Premises, c) the number of Parking Spaces available to Tenant under the Lease will be unchanged but on September 30, 2020 shall be
reduced by the Parking Spaces provided to Tenant pursuant to the Sixth Amendment pursuant to which Suite 500 was leased, and d) the Security Deposit shall be reduced pro-rata to reflect the reduction in the
Premises’ rentable area due to the deletion of Suite 500 from the Premises (the amount of said reduction being referred to herein as the “Suite 500 Security Deposit Refund Amount”). Landlord agrees to remit the Suite 500
Security Deposit Refund to Tenant within fifteen (15) business days of the Suite 500 Termination Date. Further, Landlord shall pay, or shall confirm that Nutcracker shall pay Tenant’s costs incurred in its moving from Suite 500, except for
costs incurred in moving from the BLI Temporary Area. Such payment to be made within thirty (30) days of Tenant’s submission of such moving costs. 
  

	III.	 TEMPORARY USE OF SUITE 150: 

In consideration of Tenant’s agreement to vacate Suite 500 (other than the BLI Temporary Space portion thereof) no later than two weeks
following the Eighth Amendment Effective Date, Landlord agrees to allow Tenant to temporarily occupy Suite 150 (“Suite 150”, as more fully defined in Exhibit A hereto) for a period commencing upon the Eighth Amendment Effective
Date and ending no later than October 31, 2020 (the “Temporary Space Lease Term”). Landlord will deliver possession of Suite 150 to Tenant promptly following the Eighth Amendment Effective Date in its then as-is condition, with no obligation to alter or improve it in any way for Tenant’s occupancy, except that Landlord shall ensure that all plumbing is in good and operable order. Landlord agrees that Suite 150
shall be free of rent and operating expenses for the entirety of the Temporary Space Lease Term. On or before the October 31, 2020 expiry of the Temporary Space Lease Term, Tenant shall vacate Suite 150 and return possession thereof to Landlord
broom clean, in the condition extant upon Tenant’s initial occupancy thereof, normal wear and tear excepted. Failure by Tenant to vacate Suite 150 as described herein shall constitute a Default under the Lease. 

 

	IV.	 RENT DURING THE EXTENSION TERM: 

Up to and including December 31, 2023, Monthly Base Rent applicable to the Premises shall be calculated pursuant to the terms of the
Existing Lease, as such calculation may be adjusted as a result of Tenant’s surrender of Suite 500, as more fully described in Section II above. Effective January 1, 2024 and annually thereafter during the Extension Term (as such
Extension Term may be further extended by an additional thirty (30) months pursuant to Section I above), Monthly Base Rent shall increase by three percent (3%) annually. 

  
 3 

	IV.	 DEFAULT: 

In addition to the provisions regarding Default in the Existing Lease, a default by Tenant under the ESNorth Lease shall constitute a Default
under this Lease. 
  

	V.	 LEASE STATUS: 

As a material inducement to Landlord to enter into this Eighth Amendment, Tenant warrants, represents and certifies to Landlord that:
(a) to the best of Tenant’s actual knowledge, Landlord is not in breach or default under the Lease, nor has any event occurred, which, with the passage of time or the giving of notice, or both, would constitute a breach of default by
Landlord; (b) no actions, whether voluntary of otherwise, are pending against Tenant under the bankruptcy laws of the United States or any state thereof; (c) Tenant has not assigned the Lease or subleased any portion of the Premises; and
(d) the Lease, as amended by this Eighth Amendment, constitutes the complete agreement of Landlord and Tenant with respect to the Premises, and there are no other amendments, oral or written, to the Lease. 

As a material inducement to Tenant to enter into this Eighth Amendment, Landlord warrants, represents and certifies to Tenant that: (a) to
Landlord’s actual knowledge, Tenant is not in breach or default under the Lease, nor has any event occurred, which, with the passage of time or the giving of notice, or both, would constitute a breach of default by Tenant; (b) no actions,
whether voluntary of otherwise, are pending against Landlord under the bankruptcy laws of the United States or any state thereof; and (c) the Lease, as amended by this Eighth Amendment, constitutes the complete agreement of Landlord and Tenant
with respect to the Premises, and there are no other amendments, oral or written, to the Lease. 
  

	VI.	 MISCELLANEOUS: 

This Eighth Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. 

Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full force and effect.

 Capitalized terms used in this Eighth Amendment shall have the same definitions as set forth in the Lease to the extent that such
capitalized terms are defined therein and not redefined in this Eighth Amendment. 
 In the case of any inconsistency between the provisions
of the Lease and this Eighth Amendment thereto, the provisions of this Eighth Amendment shall govern and control. 
 Neither Landlord nor
Tenant shall be bound by this Eighth Amendment until each of Landlord and Tenant has executed and delivered the same to the other. This Eighth Amendment may be executed in counterparts each of which counterparts when taken together shall constitute
one and the same agreement. Any facsimile, PDF or other electronic signature shall constitute a valid and binding method for executing this Eighth Amendment. Executed counterparts of this Eighth Amendment exchanged by facsimile transmission, PDF
email, or other electronic means shall be fully enforceable. 

  
 4 

 Tenant hereby represents to Landlord that Tenant has dealt with no broker in connection with
this Eighth Amendment. Tenant agrees to indemnify and hold Landlord, its members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and agents, and the respective principals and members of any such agents harmless
from all claims of any brokers claiming to have represented Tenant in connection with this Eighth Amendment. Landlord hereby represents to Tenant that Landlord has dealt with no broker in connection with this Eighth Amendment. Landlord agrees to
indemnify and hold Tenant, its members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the respective principals and members of any such agents harmless from all claims of any brokers claiming to have
represented Landlord in connection with this Eighth Amendment. 
 Landlord and Tenant represent to each other that the individual executing
this Eighth Amendment on its behalf has the authority to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 

“Force Majeure” as used in this Eight Amendment shall mean any accident, casualty, act of God, war or civil commotion, strike
or labor troubles, governmental moratorium or other governmental action (including, without limitation, the passing of any law, rule or regulation or inaction due to the incidence of disease or other illness that reaches outbreak, epidemic and/or
pandemic proportions (including, without limitation, COVID-19)), but only to the extent such law, rule or regulation actually prevents the occupancy of the Premises, conduct of business from the Premises, or
the conduct of physical construction work within the Premises), or any other causes of any kind whatsoever beyond the reasonable control of Landlord or Tenant, as applicable, including without limitation riots, terrorism, governmental laws,
regulations or restrictions, labor or materials shortages, water shortages, energy shortages or governmental preemption in connection with an act of God, a national emergency, or by reason of Law, or by reason of the conditions of supply and demand
which have been or are affected by act of God, war or other emergency. Notwithstanding anything to the contrary contained in this Eighth Amendment and Lease, Landlord’s and Tenant’s obligations pursuant to the Lease, as amended by this
Eight Amendment, shall be subject to Force Majeure delays. 
 [The remainder of this page intentionally blank. Signature page follows.]

  
 5 

 IN WITNESS WHEREOF, the undersigned have duly executed this Eighth Amendment on the date(s) set forth below,
effective as of the Eighth Amendment Effective Date. 
  

			
	TENANT:	  	LANDLORD:
		
	 Berkeley Lights, Inc.,
 a Delaware
corporation
	  	 Emery Station Joint Venture LLC,
 a
California limited liability company

		
	 By:     /s/ Stuart L.
Merkadeau                
 Print Name:     Stuart
L. Merkadeau         
	  	 By: Emery Station Associates, LLC,
 a
California limited liability company

		
		  	 Its: Managing Member

		
		  	 By:   Wareham-NZL, LLC,

a California limited liability company

		
		  	 Its: Managing Member

		
		  	 By:    Richard K. Robbins,

Manager

		
		  	 /s/ Richard K. Robbins
                        

		  	 Richard K. Robbins

  
 6 

 EXHIBIT A 

SUITE 150 

  
 7EX-10.12(d)

 Exhibit 10.12(d) 

OFFICE/LABORATORY LEASE 

BETWEEN 
 EMERY STATION
OFFICE II, LLC (LANDLORD) 
 AND 

BERKELEY LIGHTS, INC. (TENANT) 

5980 Horton Street 

Emeryville, California 

 CONTENTS 
  

											
	 	  	 	 	  	 	  	Page	 
	 ARTICLE 1 BASIC LEASE PROVISIONS
	  	 	1	 
				
	    1.1	  				  	BASIC LEASE PROVISIONS	  	 	1	 
	    1.2	  				  	ENUMERATION OF EXHIBITS AND RIDER	  	 	5	 
	    1.3	  				  	DEFINITIONS	  	 	5	 
		
	 ARTICLE 2 PREMISES, TERM, FAILURE TO GIVE POSSESSION, AND PARKING
	  	 	11	 
				
	    2.1	  				  	LEASE OF PREMISES	  	 	11	 
	    2.2	  				  	TERM	  	 	15	 
	    2.3	  				  	FAILURE TO DELIVER POSSESSION	  	 	17	 
	    2.4	  				  	CONDITION OF PREMISES	  	 	18	 
	    2.5	  				  	PARKING	  	 	18	 
		
	 ARTICLE 3 RENT
	  	 	19	 
		
	 ARTICLE 4 RENT ADJUSTMENTS AND PAYMENTS
	  	 	19	 
	    4.1	  				  	RENT ADJUSTMENTS	  	 	19	 
	    4.2	  				  	STATEMENT OF LANDLORD	  	 	20	 
	    4.3	  				  	BOOKS AND RECORDS	  	 	21	 
	    4.4	  				  	TENANT OR LEASE SPECIFIC TAXES	  	 	21	 
		
	 ARTICLE 5 SECURITY
	  	 	22	 
		
	 ARTICLE 6 SERVICES
	  	 	23	 
				
	    6.1	  				  	LANDLORD’S GENERAL SERVICES	  	 	23	 
	    6.2	  				  	UTILITIES AND JANITORIAL SERVICES	  	 	24	 
	    6.3	  				  	ADDITIONAL AND AFTER HOUR SERVICES	  	 	25	 
	    6.4	  				  	TELEPHONE SERVICES	  	 	25	 
	    6.5	  				  	DELAYS IN FURNISHING SERVICES	  	 	26	 
	    6.6	  				  	CHOICE OF SERVICE PROVIDER	  	 	26	 
	    6.7	  				  	SIGNAGE	  	 	26	 
		
	 ARTICLE 7 USE OF PREMISES; LANDLORD’S ACCESS RIGHTS
	  	 	27	 
				
	    7.1	  				  	USE OF PREMISES	  	 	27	 
	    7.2	  				  	LANDLORD ACCESS TO PREMISES; APPROVALS	  	 	37	 
	    7.3	  				  	QUIET ENJOYMENT	  	 	38	 
	    7.4	  				  	TRANSPORTATION DEMAND MANAGEMENT PROGRAM	  	 	38	 
		
	 ARTICLE 8 MAINTENANCE
	  	 	39	 

  
 i 

											
	    8.1	  				  	LANDLORD’S MAINTENANCE	  	 	39	 
	    8.2	  				  	TENANT’S MAINTENANCE	  	 	39	 
	    8.3	  				  	SUDDEN WATER INTRUSION.	  	 	40	 
		
	 ARTICLE 9 ALTERATIONS AND IMPROVEMENTS
	  	 	41	 
				
	    9.1	  				  	TENANT ALTERATIONS	  	 	41	 
	    9.2	  				  	LIENS	  	 	42	 
		
	 ARTICLE 10 ASSIGNMENT AND SUBLETTING
	  	 	43	 
				
	    10.1	  				  	ASSIGNMENT AND SUBLETTING	  	 	43	 
	    10.2	  				  	RECAPTURE	  	 	45	 
	    10.3	  				  	EXCESS RENT	  	 	45	 
	    10.4	  				  	TENANT LIABILITY	  	 	46	 
	    10.5	  				  	ASSUMPTION AND ATTORNMENT	  	 	46	 
	    10.6	  				  	PROCESSING EXPENSES	  	 	47	 
	    10.7	  				  	EFFECT OF IMPERMISSIBLE TRANSFER	  	 	47	 
		
	 ARTICLE 11 DEFAULT AND REMEDIES
	  	 	47	 
				
	    11.1	  				  	DEFAULT	  	 	47	 
	    11.2	  				  	LANDLORD’S REMEDIES	  	 	48	 
	    11.3	  				  	ATTORNEY’S FEES	  	 	51	 
	    11.4	  				  	BANKRUPTCY	  	 	51	 
	    11.5	  				  	LANDLORD’S DEFAULT	  	 	52	 
		
	 ARTICLE 12 SURRENDER OF PREMISES
	  	 	52	 
				
	    12.1	  				  	IN GENERAL	  	 	52	 
	    12.2	  				  	LANDLORD’S RIGHTS	  	 	53	 
		
	 ARTICLE 13 HOLDING OVER
	  	 	53	 
		
	 ARTICLE 14 DAMAGE BY FIRE OR OTHER CASUALTY
	  	 	54	 
				
	    14.1	  				  	SUBSTANTIAL UNTENANTABILITY	  	 	54	 
	    14.2	  				  	INSUBSTANTIAL UNTENANTABILITY	  	 	55	 
	    14.3	  				  	RENT ABATEMENT	  	 	55	 
	    14.4	  				  	WAIVER OF STATUTORY REMEDIES	  	 	55	 
		
	 ARTICLE 15 EMINENT DOMAIN
	  	 	55	 
				
	    15.1	  				  	TAKING OF WHOLE OR SUBSTANTIAL PART	  	 	55	 
	    15.2	  				  	TAKING OF PART	  	 	56	 
	    15.3	  				  	COMPENSATION	  	 	56	 
		
	 ARTICLE 16 INSURANCE
	  	 	56	 

  
 ii 

											
	    16.1	  				  	TENANT’S INSURANCE	  	 	56	 
	    16.2	  				  	FORM OF POLICIES	  	 	57	 
	    16.3	  				  	LANDLORD’S INSURANCE	  	 	57	 
	    16.4	  				  	WAIVER OF SUBROGATION	  	 	58	 
	    16.5	  				  	NOTICE OF CASUALTY	  	 	59	 
		
	 ARTICLE 17 WAIVER OF CLAIMS AND INDEMNITY
	  	 	59	 
				
	    17.1	  				  	WAIVER OF CLAIMS	  	 	59	 
	    17.2	  				  	INDEMNITY	  	 	59	 
	    17.3	  				  	WAIVER OF CONSEQUENTIAL DAMAGES	  	 	60	 
		
	 ARTICLE 18 RULES AND REGULATIONS
	  	 	60	 
				
	    18.1	  				  	RULES	  	 	60	 
	    18.2	  				  	ENFORCEMENT	  	 	61	 
		
	 ARTICLE 19 LANDLORD’S RESERVED RIGHTS
	  	 	61	 
		
	 ARTICLE 20 ESTOPPEL CERTIFICATE
	  	 	61	 
				
	    20.1	  				  	IN GENERAL	  	 	61	 
	    20.2	  				  	ENFORCEMENT	  	 	62	 
		
	 ARTICLE 21 RELOCATION OF TENANT
	  	 	62	 
		
	 ARTICLE 22 REAL ESTATE BROKERS
	  	 	63	 
		
	 ARTICLE 23 MORTGAGEE PROTECTION
	  	 	63	 
				
	    23.1	  				  	SUBORDINATION AND ATTORNMENT	  	 	63	 
	    23.2	  				  	MORTGAGEE PROTECTION	  	 	64	 
		
	 ARTICLE 24 NOTICES
	  	 	64	 
		
	 ARTICLE 25 FURNITURE, FIXTURES AND EQUIPMENT
	  	 	65	 
		
	 ARTICLE 26 MISCELLANEOUS
	  	 	65	 
				
	    26.1	  				  	LATE CHARGES	  	 	65	 
	    26.2	  				  	NO JURY TRIAL; VENUE; JURISDICTION	  	 	66	 
	    26.3	  				  	NO DISCRIMINATION	  	 	66	 
	    26.4	  				  	FINANCIAL STATEMENTS	  	 	66	 
	    26.5	  				  	OPTION	  	 	67	 
	    26.6	  				  	TENANT AUTHORITY	  	 	67	 
	    26.7	  				  	ENTIRE AGREEMENT	  	 	67	 
	    26.8	  				  	MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE	  	 	67	 
	    26.9	  				  	EXCULPATION	  	 	67	 

  
 iii 

											
	    26.10	  				  	ACCORD AND SATISFACTION	  	 	67	 
	    26.11	  				  	LANDLORD’S OBLIGATIONS ON SALE OF BUILDING	  	 	68	 
	    26.12	  				  	BINDING EFFECT	  	 	68	 
	    26.13	  				  	CAPTIONS	  	 	68	 
	    26.14	  				  	TIME; APPLICABLE LAW; CONSTRUCTION	  	 	68	 
	    26.15	  				  	ABANDONMENT	  	 	69	 
	    26.16	  				  	LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES	  	 	69	 
	    26.17	  				  	SECURITY SYSTEM	  	 	69	 
	    26.18	  				  	NO LIGHT, AIR OR VIEW EASEMENTS	  	 	69	 
	    26.19	  				  	RECORDATION	  	 	69	 
	    26.20	  				  	SURVIVAL	  	 	70	 
	    26.21	  				  	OFAC	  	 	70	 
	    26.22	  				  	INSPECTION BY A CASP IN ACCORDANCE WITH CIVIL CODE SECTION 1938.	  	 	70	 
	    26.23	  				  	COUNTERPARTS	  	 	71	 
	    26.24	  				  	EXHIBITS AND RIDERS	  	 	71	 

  
 iv 

 OFFICE/LABORATORY LEASE 

ARTICLE 1 
 BASIC LEASE
PROVISIONS 
  

	1.1	 BASIC LEASE PROVISIONS 

In the event of any conflict between these Basic Lease Provisions and any other Lease provision, such other Lease provision shall control. 

 

	 	(1)	 BUILDING AND ADDRESS: 

5980 Horton Street 
 Emeryville,
California 94608 
  

	 	(2)	 LANDLORD AND ADDRESS: 

Emery Station Office II, LLC 

1120 Nye Street, Suite 400 
 San
Rafael, California 94901 
 Notices to Landlord shall be addressed: 

Emery Station Office II, LLC 
 c/o
Wareham Property Group 
 1120 Nye Street, Suite 400 

San Rafael, California 94901 

With a copy to: 
 Stewart
Ward & Josephson LLP 
 1601 Response Road, Suite 360 

Sacramento, California 95815 

Attention: Winnifred C. Ward, Esq. 

And to: 
 Shartsis Friese LLP 

One Maritime Plaza, 18th Floor 

San Francisco, California 94901 

Attention: Senior Real Estate Partner 

And, for the purposes of notices of default under Section 23.2, to: 

Principal Life Insurance Company 

c/o Principal Real Estate Investors, LLC 

801 Grand Avenue 
 Des Moines,
Iowa 50392-1450 

  
 1 

 
(as such address may change from time to time pursuant to the provisions of Section 23.2) 
  

	 	(3)	 TENANT AND NOTICE ADDRESS: 

 

	 	(a)	 Name and Entity: 

Berkeley Lights, Inc., a Delaware corporation 
  

	 	(b)	 Federal Tax Identification Number: 

35-2415390 

Tenant shall promptly notify Landlord of any change in the foregoing items. 

 

	 	(c)	 Notices to Tenant shall be addressed: 

Prior to the Commencement Date: 

Berkeley Lights, Inc. 
 5858
Horton Street, Suite 320 
 Emeryville, CA 94608 

Attention: VP, Finance 
 With a
copy by email to: agreements@berkeleylights.com 
 With a copy to: 

Akerman LLP 
 750 Ninth Street,
N.W., Suite 750 
 Washington, D.C. 20001 

Attention: James M. Burns, Esq. 

On and after the Commencement Date: 

The same as above. 
 (4)
    DATE OF LEASE: As of June 24, 2020 
 (5)     INITIAL TERM: Commencing on the Commencement
Date, and ending on the last day of the sixtieth (60th) full calendar month following the Commencement Date, subject to the terms of Section 2.2(c) below 

(6)     PROJECTED COMMENCEMENT DATE: October 1, 2020 

(7)     EXPIRATION DATE: The last day of the sixtieth (60th) full
calendar month following the Commencement Date, subject to the terms of Section 2.2(c) below 

  
 2 

 (8)       MONTHLY BASE RENT: 

 

					
	 MONTHS OF TERM
	  	 MONTHLY BASE

RENT
	  	 APPROXIMATE MONTHLY

RATE PER RENTABLE
 SQUARE FOOT OF

PREMISES

	 *Months 01 – 07
	  	$47,834.88	  	$1.375
	 Months 08 – 12
	  	$95,669.75	  	$2.75
	 Months 13 – 24
	  	$98,539.84	  	$2.83 (approx.)
	 Months 25 – 36
	  	$101,496.04	  	$2.92 (approx.)
	 Months 37 – 48
	  	$104,540.92	  	$3.00 (approx.)
	 Months 49 – 60
	  	$107,677.15	  	$3.10 (approx.)
	 Months 61 – 72**
	  	$110,907.46**	  	$3.19 (approx.)**
	 Months 73 – 84**
	  	$114,234.68**	  	$3.28 (approx.)**
	 Months 85 – 90**
	  	$117,661.72**	  	$3.38 (approx.)**

  

	*	 “Month 1” will include any partial calendar month following the Commencement Date if the Commencement
Date is other than the first (1st) day of a calendar month, and in the event Month 1 includes any partial calendar month, Tenant shall pay the prorated amount of Monthly Base Rent for such partial calendar month pursuant to Article 3 in
addition to the Monthly Base Rent for the first full calendar month of the Term. 

	**	 Payable if Required Extension Term applies pursuant to Section 2.2(c) below. 

(9)      PREMISES: The entirety of the leasable area located on the second (2nd) floor of the Building, as outlined on Exhibit A hereto 

(10)    RENTABLE AREA OF THE PREMISES: 34,789 square feet 

(11)    TEMPORARY SPACE: As defined in Section 2.1(b) below. 

(12)    SECURITY DEPOSIT: $304,488.12 (subject to reduction pursuant to the terms of Section 5(c) below) 

(13)    REDUCED SECURITY DEPOSIT: $191,339.50 

(14)    SUITE NUMBER OF PREMISES: 200 or 2nd Floor 

(15)    TENANT’S USE OF PREMISES: General office and research and development laboratory use (subject to the terms of
Section 7.1(a) below) and any lawful or incidental purposes specifically related thereto 

  
 3 

 (16)    PARKING: 

(a)    Premises: Up to 99 unreserved parking spaces in Terraces Garage, plus five (5) “premium” parking
spaces located within the Building, or (as to all 104 spaces) such other location within a 1-block radius of the Premises, as reasonably determined by Landlord. 

(b)    5980 Horton Required Expansion Space: Up to three (3) unreserved parking spaces per 1,000 rentable
square feet of the 5980 Horton Required Expansion Space (if any) in Terraces Garage, or such other location within a 1-block radius of the Premises, as reasonably determined by Landlord. 

(17)    BROKERS: 
  

			
	 Landlord’s Broker:
	  	N/A
	 Tenant’s Broker:
	  	N/A

 (18)    TENANT IMPROVEMENT ALLOWANCE: 

(a)    Notwithstanding anything in this Lease to the contrary, Landlord shall provide Tenant a tenant improvement allowance
to be utilized to pay for Tenant Improvement Allowance Items (as such are defined in the Workletter attached to this Lease), in the amount of up to $1,360,981.00 (i.e., $1,100,000.00, plus $260,981.00 in recognition of the fact that Tenant is not
represented by a broker in connection with this Lease) (the “Tenant Improvement Allowance”). Provided that Tenant is not in Default (beyond all applicable notice and cure periods) under this Lease, the Tenant Improvement Allowance shall be
drawn down pursuant to the terms of the Workletter. In the event Tenant elects Tenant’s Contraction Right as such is set forth in Section 2.1(c) hereof, the Tenant Improvement Allowance shall be reduced proportionately to reflect the
reduction in the Premises’ Rentable Area. Until such time as either: (i) Tenant has waived, in writing, Tenant’s Contraction Right, or (ii) the deadline for Tenant to give Tenant’s Contraction Notice has passed without
Tenant having provided such notice to Landlord, the maximum amount of Tenant Improvement Allowance to which Tenant shall be entitled is fifty percent (50%) of the above amount, namely $680,490.50. 

(b)    If the Required Extension Term applies to extend Initial Term as specified in Section 2.2(c) below, Landlord
shall provide Tenant an additional allowance to be utilized to pay for Alterations pursuant to Article 9 of this Lease in the amount of up to $65,229.00 (the “Required Extension Term Allowance”). Provided that Tenant is not in Default
(beyond all applicable notice and cure periods) under this Lease, Tenant may apply the Required Extension Term Allowance to the cost of such Alterations, in accordance with the terms of Article 9. 

(c)    In addition to the Tenant Improvement Allowance and the Required Extension Term Allowance (if any), Tenant may
elect, by written notice to Landlord delivered not later than the end of the 12th month after the Commencement Date, to obtain an additional tenant improvement allowance from Landlord in an amount
up to $250,000.00 (the “Additional Tenant Improvement Allowance”), to be used solely for the purpose of installing additional cooling capacity to serve the
BSL-1/BSL-2 Labs (if any) (the “BSL-1/BSL-2 Lab Cooling Improvements”).
Provided that Tenant is not in Default (beyond all applicable notice and cure 

  
 4 

 
periods) under this Lease, the Additional Tenant Improvement Allowance may be utilized, pursuant to the terms of the Workletter, to pay for the cost of the BSL-1/BSL-2 Lab Cooling Improvements (the “BSL-1/BSL-2 Lab Cooling Improvement Costs”). 

(d)    Any amounts of the Additional Tenant Improvement Allowance requested by Tenant and funded by Landlord shall repaid
by Tenant to Landlord by amortizing those amounts (the “Amortized Tenant Improvement Allowance”) over a period that commences upon the funding thereof to Tenant and ending on the date that is ten (10) years after the expiration of the
five-year Initial Term as set forth in Section 1.1(5) (the “Amortization Period”), at an annual interest rate of eight percent (8%), and shall be paid by Tenant on a monthly basis during the Initial Term (as extended by the Required
Extension Term, if applicable) by increasing the Monthly Base Rent amount otherwise payable under this Lease, which payments shall commence on the first (1st) day of the month following the month
in which a disbursement of the Additional Tenant Improvement Allowance is funded by Landlord (the “Amortized Tenant Improvement Allowance Payments”). Notwithstanding any contrary provisions of this Section 1.1(18), the unamortized
portion of the Amortized Tenant Improvement Allowance that would have been amortized over the then-remaining portion of the Amortization Period shall become immediately due and payable to Landlord by Tenant upon the occurrence of a Default by Tenant
(i.e., a default or breach that remains uncured following any applicable notice and/or cure period). 
  

	1.2	 ENUMERATION OF EXHIBITS AND RIDER 

The Exhibits and Rider set forth below and attached to this Lease are incorporated in this Lease by this reference: 

 

			
	 EXHIBIT A
	  	Outline of Premises
	 EXHIBIT B
	  	Workletter Agreement
	 EXHIBIT C
	  	Signage
	 EXHIBIT C-1
	  	Laboratory Rules and Regulations
	 EXHIBIT C-2
	  	Rules and Regulations
	 EXHIBIT D
	  	SNDA
	 EXHIBIT E
	  	FF&E
	 RIDER 1
	  	Commencement Date Agreement

  

	1.3	 DEFINITIONS 

For purposes hereof, in addition to terms defined elsewhere in this Lease, the following terms shall have the following meanings: 

5858 HORTON LEASE: As defined in Section 2.1(c). 

5980 HORTON REQUIRED EXPANSION SPACE: As defined in Section 2.1(c). 

AFFILIATE: Any corporation or other business entity that is currently owned or controlled by, owns or controls, or is under common ownership
or control with Tenant or Landlord, as the case may be. 

  
 5 

 AMORTIZED TENANT IMPROVEMENT ALLOWANCE PAYMENTS: As defined in Section 1.1(18)(d). 

BANKRUPTCY CODE: As defined in Section 11.3. 

BSL-1/BSL-2 LAB COOLING IMPROVEMENT COSTS: As defined in
Section 1.1(18). 
 BSL-1/BSL-2 LABS: As defined in
Section 7.1(a). 
 BUILDING: The building located at the address specified in Section 1.1. The Building may include office,
medical, laboratory, retail and other uses. 
 CABLE: As defined in Section 8.2. 

CITY: The City of Emeryville, California. 

COMMENCEMENT DATE: The date determined pursuant to Article 2, which date is anticipated to be the Projected Commencement Date specified
in Section 1.1. 
 COMMENCEMENT DATE LETTER: As defined in Section 2.2(b). 

COMMON AREAS: All areas of the Project made available by Landlord from time to time for the general common use or benefit of the tenants of
the Building, and their employees and invitees, or the public, as such areas currently exist and as they may be changed from time to time. 

DEFAULT: As defined in Section 11.1. 

DEFAULT RATE: One (1) percentage point above the rate then most recently announced by Bank of America N.A. at its San Francisco main
office as its base lending reference rate, from time to time announced, but in no event higher than the maximum rate permitted by Law. 

EXPIRATION DATE: The date specified in Section 1.1. 

FORCE MAJEURE: Any accident, casualty, act of God, war or civil commotion, strike or labor troubles, governmental moratorium or other
governmental action (including, without limitation, the passing of any law, rule or regulation or inaction due to the incidence of disease or other illness that reaches outbreak, epidemic and/or pandemic proportions (including, without limitation, COVID-19), but only to the extent such law, rule or regulation actually prevents the occupancy of the Premises, conduct of business from the Premises, or the conduct of physical construction work within the
Premises), or any other causes of any kind whatsoever beyond the reasonable control of Landlord or Tenant, as applicable, including without limitation riots, terrorism, governmental laws, regulations or restrictions, labor or materials shortages,
water shortages, energy shortages or governmental preemption in connection with an act of God, a national emergency, or by reason of Law, or by reason of the conditions of supply and demand which have been or are affected by act of God, war or other
emergency. 
 GREEN BUILDING STANDARDS: One or more of the following: the U.S. EPA’s Energy Star® Portfolio Manager, the Green Building Initiative’s Green GlobesTM building rating system,

  
 6 

 
the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED®) building rating system, the ASHRAE Building
Energy Quotient (BEQ), the Global Real Estate Sustainability Benchmark (GRESB), or other standard for high performance buildings adopted by Landlord with respect to the Building or the Project, as the same may be revised from time to time. 

HAZARDOUS MATERIALS: As defined in Section 7.1(f). 

HAZARDOUS MATERIALS LAWS: As defined in Section 7.1(f). 

INDEMNITEES: Collectively, Landlord, any Mortgagee or ground lessor of the Property, the property manager and the leasing manager for the
Property, and their respective partners, members, directors, officers, agents and employees. 
 LANDLORD WORK: The construction or
installation of improvements to the Premises to be furnished by Landlord, if any, as specifically described in the Workletter or exhibits attached hereto. 

LAWS OR LAW: All laws, ordinances, rules, regulations, other requirements, orders, rulings or decisions adopted or made by any governmental
body, agency, department or judicial authority having jurisdiction over the Property, the Premises or Tenant’s activities at the Premises and any covenants, conditions or restrictions of record which affect the Property. 

LEASE: This instrument and all exhibits and riders attached hereto, as may be amended from time to time. 

LEASEHOLD IMPROVEMENTS: As defined in Section 12.1. 

MONTHLY BASE RENT: The monthly base rent specified in Section 1.1. 

MORTGAGEE: Any holder of a mortgage, deed of trust or other security instrument encumbering the Property. 

NATIONAL HOLIDAYS: New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day and other holidays
recognized by Landlord and the janitorial and other unions servicing the Building in accordance with their contracts. 
 OPERATING EXPENSES:
All costs, expenses and disbursements of every kind and nature which Landlord shall pay or become obligated to pay in connection with the ownership, management, operation, maintenance, replacement and repair of the Building and the Property
(provided that such costs, expenses and disbursements are consistent with those customarily charged by similar landlords of first class office/laboratory buildings in the Emeryville area), including, without limitation, property management fees;
costs and expenses of any capital expenditure or improvement that is Landlord’s responsibility under this Lease, and if Landlord elects to amortize such costs and expenses over a period that Landlord may determine, such costs and expenses shall
be together with interest thereon at a rate reasonably determined by Landlord; an equitable allocation of management office expenses (including, without limitation, office rent, supplies, equipment, salaries, wages, bonuses and other compensation
relating to employees of Landlord or its agents engaged in the management, operation, repair, or maintenance of the 

  
 7 

 
Building); and, if applicable, the cost of operating a fitness center and/or any conference centers that are available for use by Tenant, as reasonably determined by Landlord. Operating Expenses
shall not include: (i) costs of alterations of the premises of tenants of the Project; (ii) costs of goods or services to the extent billed directly to other tenants of the Project, including the cost incurred by Landlord in performing
work to or for a tenant of space in the Project (including Tenant) at such tenant’s cost and expense; (iii) depreciation charges; (iv) interest and principal payments on loans except for loans for, or imputed interest on, capital
expenditures or improvements which Landlord may elect to amortize as specified above); (v) ground rental payments or master lease rental payments or other repayment of indebtedness or costs, fees or other expenses in connection with any financing or
refinancing of all or any part of the Project; (vi) costs of leasing, including without limitation real estate brokerage and leasing commissions; (vii) legal and other professional fees and expenses, advertising and marketing fees and
expenses; (viii) costs to the extent Landlord has been reimbursed, or receives a credit, or is otherwise compensated for the same by insurance proceeds, condemnation awards, third party warranties or other third parties (other than
tenants’ reimbursement of Operating Expenses); (ix) expenses incurred in negotiating leases of tenants in the Project or enforcing lease obligations of tenants in the Project; (x) Landlord’s general corporate overhead; (xi) costs
directly incurred in connection with a sale, financing, refinancing or transfer of all or any portion of the Project (except as provided for in the definition of Taxes, below) (xii) costs of any resurfacing or restriping of the parking areas;
(xiii) cost of correcting defects in the initial design or construction of the Premises or the Project; (xiv) costs of correcting any noncompliance of the Project or any part thereof with applicable Laws in effect and being enforced as of
the Commencement Date; (xv) any costs relating to abatement of Hazardous Materials which are attributable to Landlord’s acts or omission or that of a tenant of the Building, other than Tenant; (xvi) reserves of any kind, including,
without limitation, those for anticipated future expenses; and (xvii) interest or penalties incurred as a result of Landlord’s failure to pay any bill as it shall become due. If any Operating Expense, though paid in one year, relates to
more than one calendar year, at the option of Landlord such expense may be proportionately allocated among such related calendar years and shall be reflected as such in the Landlord’s Statement (as defined below). Operating Expenses for the
Property that are not, in Landlord’s reasonable discretion, allocable solely to either the office, laboratory or retail portion of the Building shall be equitably allocated by Landlord between/amongst such uses. The above enumeration of
services and facilities shall not be deemed to impose an obligation on Landlord to make available or provide such services or facilities except to the extent if any that Landlord has specifically agreed elsewhere in this Lease to make the same
available or provide the same. 
 PREMISES: The space located in the Building at the Suite Number listed in Section 1.1 and depicted on
Exhibit A attached hereto. 
 PROJECT or PROPERTY: The Project consists of the office and laboratory/research
building with ground floor office and/or retail spaces located at the street address specified in Section 1.1, and associated surface and garage parking as designated by Landlord from time to time, landscaping and improvements, together with
the Land, any associated interests in real property, and the personal property, fixtures, machinery, equipment, systems and apparatus located in or used in conjunction with any of the foregoing. The Project may also be referred to as the Property.

  
 8 

 PROJECT’S SUSTAINABILITY PRACTICES: The operations and maintenance practices for the
Building, whether incorporated into the Building’s Rules and Regulations, construction rules and regulations or separate written sustainability policies of Landlord with respect to the Building or the Project, as the same may be revised from
time to time so long as such revisions do not materially and negatively impact Tenant’s use of the Premises, addressing, among other things: energy efficiency; energy measurement and reporting; water usage; recycling, composting, and waste
management; indoor air quality; and chemical use. 
 PROJECTED COMMENCEMENT DATE: The date specified in Section 1.1. 

REAL PROPERTY: The Property excluding any personal property. 

REDUCED SECURITY DEPOSIT: The reduced amount of the Security Deposit, as specified in Section 1.1 and subject to Tenant compliance with
the terms of Section 5(c). 
 RENT: Collectively, Monthly Base Rent, Rent Adjustments and Rent Adjustment Deposits, and all other
charges, payments, late fees or other amounts required to be paid by Tenant under this Lease. 
 RENT ADJUSTMENT: Any amounts owed by Tenant
for payment of Operating Expenses and/or Taxes. The Rent Adjustments shall be determined and paid as provided in Article 4. 
 RENT
ADJUSTMENT DEPOSIT: An amount equal to Landlord’s estimate of the Rent Adjustment attributable to each month of the applicable calendar year (or partial calendar year) during the Term, as provided in Article 4. 

RENTABLE AREA OF THE PREMISES: The amount of square footage set forth in Section 1.1, which amount may change from time to time due to
Landlord’s remeasurement of the Premises or the Building, provided such change does not result in any change to the Monthly Base Rent set forth in Section 1.1 above. 

REQUIRED EXTENSION TERM: The extension of the Initial Term, as defined in Section 2.1(c). 

SECURITY DEPOSIT: The funds specified in Section 1.1, if any, deposited by Tenant with Landlord as security for Tenant’s performance
of its obligations under this Lease. 
 STANDARD OPERATING HOURS: Monday through Friday from 8:00 A.M. to 6:00 P.M., excluding National
Holidays. 
 SUBSTANTIALLY COMPLETE or SUBSTANTIAL COMPLETION: The completion of the Tenant Work except for minor insubstantial details of
construction, decoration or mechanical adjustments which remain to be done. 
 TAXES: All federal, state and local governmental taxes,
assessments, license fees and charges of every kind or nature, whether general, special, ordinary or extraordinary, which Landlord shall pay or become obligated to pay because of or in connection with the ownership, leasing, management, control,
sale, transfer, or operation of the Property or any of its components 

  
 9 

 
(including any personal property used in connection therewith) or Landlord’s business of owning and operating the Property, which may also include any rental, revenue, general gross receipts
or similar taxes levied in lieu of or in addition to general real and/or personal property taxes. For purposes hereof, Taxes for any year shall be Taxes which are assessed for any period of such year, whether or not such Taxes are billed and payable
in a subsequent calendar year. There shall be included in Taxes for any year the amount of all fees, costs and expenses (including reasonable attorneys’ fees) paid by Landlord during such year in seeking or obtaining any refund or reduction of
Taxes. Taxes for any year shall be reduced by the net amount of any tax refund received by Landlord attributable to such year. If a special assessment payable in installments is levied against any part of the Property, Taxes for any year shall
include only the installment of such assessment and any interest payable or paid during such year. Taxes shall be determined without reference to any abatement or exemption from or credit against Taxes applicable to all or part of the Property.
Taxes shall not include any federal or state inheritance, general income, gift or estate taxes, except that if a change occurs in the method of taxation resulting in whole or in part in the substitution of any such taxes, or any other assessment,
for any Taxes as above defined, such substituted taxes or assessments shall be included in the Taxes, with credit given to any payments already made by Tenant prior to the change or substitution. Taxes for the tax year in which the Term shall
commence or expire shall be apportioned according to the number of days during which each party shall be in possession during such tax year. Tenant and Landlord acknowledge that Proposition 13 was adopted by the voters of the State of California in
the June, 1978 election and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such purposes as fire protection, street, sidewalk, road, utility construction and maintenance, refuse removal and for other
governmental services which may formerly have been provided without charge to property owners or occupants. It is the intention of the parties that all new and increased assessments, taxes, fees, levies and charges due to any cause whatsoever are to
be included within the definition of Taxes for purposes of this Lease. 
 TEMPORARY SPACE: The space located in the Building as described in
Section 2.1(b). 
 TENANT ADDITIONS: Collectively, Landlord Work, Tenant Work and Tenant Alterations. 

TENANT ALTERATIONS: Any alterations, improvements, additions, installations or construction in or to the Premises or any Building systems
serving the Premises (excluding Landlord Work or Tenant Work); and any supplementary air-conditioning systems installed by Landlord or by Tenant at Landlord’s request pursuant to Section 6.1(b). 

TENANT INDEMNITEE: As defined in Section 17.2(b). 

TENANT PARTY OR TENANT PARTIES: As defined in Section 7.1(f)(1)(x). 

TENANT WORK: All work installed or furnished to the Premises by Tenant, if any, pursuant to the Workletter. 

TENANT’S SHARE: The percentage that represents the ratio of the Rentable Area of the Premises to the Rentable Area of the Building, as
determined by Landlord from time to time, which is as of the date hereof twenty and 75/100ths percent (20.75%). Tenant acknowledges that the 

  
 10 

 
Rentable Area of the Premises or Building may change from remeasurement or otherwise during the Term or as a result of Tenant leasing additional space within the Building. Notwithstanding
anything herein to the contrary, Landlord may equitably adjust Tenant’s Share for all or part of any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a
portion of the Building and/or the Project or that varies with the occupancy of the Building and/or the Project. 
 TERM: The initial term
of this Lease commencing on the Commencement Date and expiring on the Expiration Date, subject to the terms of Section 2.2(c), plus any extension of the initial term as may be extended by the Extended Term(s) or otherwise by agreement of
Landlord and Tenant. 
 TERMINATION DATE: The Expiration Date or such earlier date as this Lease terminates or Tenant’s right to
possession of the Premises terminates. 
 WORKLETTER: The Agreement regarding the manner of completion of Landlord Work and Tenant Work set
forth on Exhibit B attached hereto. 
 ARTICLE 2 

PREMISES, TERM, FAILURE TO GIVE POSSESSION, AND PARKING 
  

	2.1	 LEASE OF PREMISES 

(a)    Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term
and upon the terms, covenants and conditions provided in this Lease. The parties acknowledge and agree that the Rentable Area set forth in this Lease has been conclusively determined and is deemed final for the purposes of this Lease and that prior
to the Commencement Date, Tenant had the right to cause its Architect (as defined below) to verify and confirm the Rentable Area of the Premises and/or the Building. 

(b)    Temporary Space. Landlord and Tenant acknowledge and agree that Tenant currently occupies space in the
Building consisting of approximately 3,358 square feet of Rentable Area located on ground floor of the Building and known as Suite 100 (the “Temporary Space”), pursuant to the terms of that certain Office Lease dated February 14, 2020
(as amended, the “Temporary Space Lease”). Landlord and Tenant agree that the term for the Temporary Space shall expire as of the day before the Commencement Date of this Lease (the “Temporary Space Expiration Date”), which date
shall be confirmed pursuant to the terms of Section 2.2(b) below, and that Landlord and Tenant shall enter into a separate amendment to the Temporary Space Lease to reflect the revised Temporary Space Expiration Date. 

(c)    Contraction Right. 

(1)    Tenant shall have the one-time right to elect to reduce the size of the
Premises (“Tenant’s Contraction Right”). Tenant must notify Landlord, in writing, of Tenant’s election to reduce the size of the Premises no later than nine (9) months following the Commencement Date (“Tenant’s
Contraction Notice”) subject to Force Majeure delays during the first seven (7) months following the Commencement Date. In Tenant’s Contraction Notice, Tenant shall identify the approximate amount of Rentable Area of the original
Premises that Tenant wishes 

  
 11 

 
to relinquish, but in no event shall said portion of the Premises constitute greater than fifty percent (50%) of the Rentable Area of the original Premises as of the Commencement Date. The
specific size and demising of the portion of space to be relinquished by Tenant shall be acceptable to Landlord in Landlord’s commercially-reasonable discretion in good faith cooperation with Tenant, it being reasonable for Landlord to
consider, among other things, the layout of the multi-tenant corridor necessary to connect the two Building exit stairs, and the lease-ability of the portion of space being relinquished as an independent suite to third-party tenants. The portion of
the original Premises to be so deleted from the Premises shall be referred to as the “Contraction Space”. Upon final determination of the Contraction Space pursuant to the above, Landlord shall promptly design and construct the necessary
demising wall(s) and common area corridor pursuant to designs prepared by Landlord and reasonably approved by Tenant (the “Contraction Construction Work”). Tenant shall reimburse Landlord (as additional Rent under this Lease) for a portion
of the cost of the Contraction Construction Work, which portion shall be equal to such cost, multiplied by the ratio of the Rentable Area of the Premises following deletion of the Contraction Space to the Rentable Area of the original Premises (the
“Contraction Construction Cost Reimbursement”). To the extent any of the Tenant Improvement Allowance (as reduced pursuant to Section 2.1(c)(2) below) remains as of the date Landlord has determined the Contraction Construction Cost
Reimbursement, Tenant may apply any unused portion of the Tenant Improvement Allowance towards the Contraction Construction Cost Reimbursement. Upon the later to occur of: (A) twelve (12) months following the Commencement Date and (B) full
completion of Contraction Construction Work, the Contraction Space shall be deleted from the Premises and Monthly Base Rent, Tenant’s Share and the amount of the Tenant Improvement Allowance shall be adjusted proportionately to reflect the
deduction of the Contraction Space from the Premises, and Landlord shall prepare an amendment (the “5980 Horton Contraction Amendment”) documenting same. Tenant shall execute and return the 5980 Contraction Amendment to Landlord within
fifteen (15) days after mutual agreement to the terms thereof. 
 (2)    In the event Tenant elects Tenant’s
Contraction Right, the amount of the Tenant Improvement Allowance shall be reduced proportionately (by an amount equal to the ratio of the Rentable Area of the Premises following deletion of the Contraction Space to the Rentable Area of the original
Premises) to reflect the reduction in rentable square footage of the Premises. 
 (3)    In the event Tenant has elected
Tenant’s Contraction Right, the range of amount of Required Expansion Space shall be fifty percent (50%) of the range applicable if Tenant has not elected Tenant’s Contraction Right, meaning that, in the event Tenant has elected
Tenant’s Contraction Right, the text of Section 2.1(d)(1)(i) shall be deleted and replaced with: “not less than 10,000 and not more than 17,500 rentable square feet,”. 

(d)    Required Expansion Space. 

(1)    Assuming that Landlord or the Adjacent Building Landlord (as defined below), separately or together, elect (which
election shall be in their sole and absolute discretion) to make available to Tenant space with the following characteristics: (i) not less than 20,000 and not more than 35,000 rentable square feet, (ii) comprised of no more than two
(2) separate suites, (iii) located within either the Building or the building owned by Landlord’s affiliate (the “Adjacent Building Landlord”) at 5858 Horton Street (the “Adjacent Building”), or both,
(iv) contiguous with (i.e., either adjacent to, above or below) the Premises or Tenant’s premises in the Adjacent 

  
 12 

 
Building, and (v) available for Tenant’s occupancy not earlier than April 1, 2024, nor later than November 30, 2025 (the “Required Expansion Space”), then if or to
the extent that the Required Expansion Space is located within the Building, and subject to Tenant’s election pursuant to Section 2.1(d)(2) below, Tenant hereby leases from Landlord and Landlord leases to Tenant such portion of the
Required Expansion Space (the “5980 Horton Required Expansion Space”). Tenant also shall lease from the Adjacent Building Landlord, subject to Tenant’s election pursuant to Section 2.1(d)(2) below, such portion of the Required
Expansion Space that is located in the Adjacent Building (the “5858 Horton Required Expansion Space”), upon the terms and conditions specified by the Adjacent Building Landlord. Landlord and Tenant acknowledge and agree that Tenant
currently leases approximately 1,198 rentable square feet of space on the first floor of the Adjacent Building pursuant to that certain lease dated November 3, 2014, by and between Tenant, as tenant, and the Adjacent Building Landlord, as
landlord (as amended, the “5858 Horton Lease”). The Term of this Lease with respect to the 5980 Horton Required Expansion Space shall commence effective as of the 5980 Horton Required Expansion Space Commencement Date (hereinafter
defined). 
 (2)    If Landlord and/or Adjacent Landlord elect to make available the Required Expansion Space, then
Landlord and/or the Adjacent Building Landlord may provide Tenant with notice of the availability of the Required Expansion Space (an “Availability Notice”) not earlier than March 1, 2024, nor later than October 31, 2025, which
notice shall specify (i) the date which the 5980 Horton Required Expansion Space and/or the 5858 Required Expansion Space will be available for the purposes of performing initial alterations therein, as applicable; (ii) the Monthly Base
Rent based on the Fair Market Rent (as defined in Section 2.2(d)(2) below); (iii) Tenant’s Share of Operating Expenses and Taxes as it pertains to the 5980 Horton Required Expansion Space and/or the 5858 Horton Required Expansion Space;
and (iv) the terms (including the commencement and expiration dates) as applicable to the 5980 Horton Required Expansion Space, with the date Landlord delivers possession to Tenant of the 5980 Horton Required Expansion Space (if applicable) for
the purpose of performing Tenant Work therein being referred to herein as the “5980 Horton Required Expansion Space Commencement Date” and/or the 5858 Horton Required Expansion Space, and Tenant shall have thirty (30) days from
receipt of the Availability Notice to give Landlord and/or the Adjacent Building Landlord notice of Tenant’s election either to lease or to decline to lease the 5980 Horton Required Expansion Space and/or the 5858 Horton Required Expansion
Space (the “Expansion Notice”); provided that Tenant may request, and shall be granted, a fifteen day (15) day extension to provide the Expansion Notice. If Tenant fails to deliver the Expansion Notice within the foregoing timeframe,
Tenant shall be deemed to have elected not to lease the 5980 Horton Required Expansion Space and the 5858 Required Expansion Space. If Tenant elects to lease the 5980 Horton Required Expansion Space, the 5980 Horton Required Expansion Space shall be
considered Premises subject to all the terms and conditions of this Lease, except that no allowances, credits, abatements or other concessions (if any) set forth in this Lease for the existing Premises or any other expansions shall apply to the 5980
Horton Required Expansion Space. The 5980 Horton Required Expansion Space shall be considered part of “the Premises” for all purposes under this Lease, and Tenant occupancy of the 5980 Horton Required Expansion Space shall be subject to
all the terms and conditions of this Lease (including, but not limited to the indemnity and insurance provisions under Articles 16 and 17 of this Lease) except: 

  
 13 

 (i)    Monthly Base Rent. The Monthly Base Rent for the 5980
Horton Required Expansion Space shall be Fair Market Rent for the 5980 Horton Required Expansion Space as of the 5980 Horton Required Expansion Space Commencement Date determined in the manner set forth in Section 2.2(d)(3) below. 

(ii)    Tenant’s Share of Operating Expenses and Taxes. As of the 5980 Horton Required Expansion Space
Commencement Date, Tenant shall pay to Landlord Rent Adjustments and Rent Adjustment Deposits for the 5980 Horton Required Expansion Space in the same manner that Tenant pays Rent Adjustments and Rent Adjustment Deposits for the Premises as provided
in Article 4 of this Lease. 
 (iii)    Condition of the 5980 Horton Required Expansion Space. Tenant shall
accept the 5980 Horton Required Expansion Space in “as is” condition, subject to any maintenance or repair obligations of Landlord expressly set forth herein and except the Premises shall be delivered broom clean with all Building systems
serving the 5980 Horton Required Expansion Space in good working order and with a certificate of decontamination for any laboratory space, and Tenant shall be responsible for all costs of moving its furniture, equipment and personal property into
the 5980 Horton Required Expansion Space. Tenant shall be entitled to receive a market-level tenant improvement allowance, if any (and the Fair Market Rent shall be adjusted accordingly), but shall not be entitled to receive any improvements,
allowances, abatement or other financial concession granted with respect to the Premises for the 5980 Horton Required Expansion Space. The amount of any such allowances, abatement or other financial concession as may be applicable to the 5980 Horton
Required Expansion Space shall be determined as part of the determination of the Fair Market Rent for the 5980 Horton Required Expansion Space. 

(iv)    Parking. As of the 5980 Horton Required Expansion Space Commencement Date, Tenant shall be entitled to the
number of parking spaces specified in Section 1.1. 
 (v)    Lease Amendment. Within thirty (30) days
of the 5980 Horton Required Expansion Space Commencement Date, Landlord shall prepare an amendment (the “5980 Horton Required Expansion Space Amendment”) adding the 5980 Horton Required Expansion Space to the Premises on the terms set
forth in this Section 2.1(c). Tenant shall execute and return the 5980 Horton Required Expansion Space Amendment to Landlord within fifteen (15) days after receipt thereof, but Tenant’s lease of the 5980 Horton Required Expansion
Space shall be fully effective whether or not the 5980 Horton Required Expansion Space Amendment is prepared and/or executed. 

(3)    Landlord shall make commercially reasonable efforts to cause the Adjacent Building Landlord to lease the 5858
Horton Required Expansion Space to Tenant on substantially the terms set forth in Section 2.1(c)(2) above; provided, however, notwithstanding anything in this Lease to the contrary, in no event shall Landlord be liable for (i) any failure
to timely provide an Availability Notice to Tenant, (ii) any failure of the Adjacent Building Landlord to timely provide an Availability Notice to Tenant, or (iii) the Adjacent Building Landlord’s failure to offer the 5858 Horton
Required Expansion Space on substantially the terms set forth in Section 2.1(c)(2) above. In the event of subsection (i) or (ii) above occurring, Tenant’s sole remedy shall be the fact that the Initial Term shall not be extended
by the Required Extension Term pursuant to Section 2.2(c) below. 

  
 14 

	2.2	 TERM 

(a)    Commencement Date. The “Commencement Date” shall be (i) the date on which Landlord has
delivered possession of the Premises to Tenant in accordance with the terms and conditions of this Lease; or (ii) any earlier date upon which Tenant, with Landlord’s written permission, takes possession of any portion of the Premises to
commence construction of the Tenant Work. 
 (b)    Commencement Date Agreement. Within thirty (30) days
following the occurrence of the Commencement Date, Landlord and Tenant shall enter into an agreement (the form of which is attached hereto as Rider 1) confirming the Commencement Date, the Temporary Space Expiration Date and the Expiration Date (the
“Commencement Date Agreement”). If Tenant fails to enter into the Commencement Date Agreement, then the Commencement Date, the Temporary Space Expiration Date and the Expiration Date shall be the dates designated by Landlord in such
agreement. 
 (c)    Required Extension Term. If Landlord elects (which election shall be in Landlord’s sole
and absolute discretion) to offer for lease the Required Expansion Space pursuant to Section 2.1(c) above (regardless of whether any portion of such Required Expansion Space is located within the Building), the Term of this Lease automatically
shall be extended by thirty (30) months (the “Required Extension Term”), and the “Initial Term” shall mean the Initial Term specified in Section 1.1, as extended by the Required Extension Term. If Landlord does elect to
offer for lease the Required Expansion space, the Required Extension Term applies even if Tenant does not elect to lease the Required Expansion Space offered by Landlord. 

(d)    Options to Extend. Provided that (i) Tenant has not sublet any portion of the Premises without
Landlord’s consent in violation of this Lease, (ii) the Premises have been expanded pursuant to the terms of Section 2.1(d) above, and (iii) at the time of exercise and at all times prior to the commencement of the Extended Term
(as defined below), Tenant shall not be in Default under this Lease, the Term of this Lease shall be subject to two (2) extension options, each for an additional period of sixty (60) months (each, an “Extension Option” and
collectively, the “Extension Options”), commencing as of the expiration of the then-current Term, and expiring on the date that is sixty (60) full calendar months thereafter (each, an “Extended Term”), exercisable as
follows: 
 (1)    The Extension Options shall be upon the same material terms and conditions contained in this Lease,
except that (i) the initial Monthly Base Rent for the Premises shall be equal to the greater of (A) the Fair Market Rent (as defined in Section 2.2(d)(2) below) for the Premises as of the first month of the Extension Option determined
in the manner set forth in Section 2.2(d)(3) below, or (B) the Monthly Base Rent in effect as of the expiration of the then- current Term; and (ii) Tenant shall accept the Premises in an “as is” condition without any
obligation of Landlord to repaint, remodel, repair, improve or alter the Premises unless required by the terms and conditions of this Lease, including without limitation any maintenance and repair obligations of Landlord under this Lease. 

  
 15 

 (2)    Tenant’s election to exercise an Extension Option must be
given to Landlord in writing no less than 270 days and no more than 365 days prior to the expiration of the then-current Term (the “Extension Notice”). Within thirty (30) days of Landlord’s receipt of the Extension Notice,
Landlord shall send Tenant written notice of Landlord’s determination of the Fair Market Rent for the Premises (the “Fair Market Rent Notice”). For purposes of this Section, the term “Fair Market Rent” shall mean the base
rental rate, periodic rental rate adjustment and other charges and increases, if any, for space comparable in size, location and quality to the Premises under a primary lease (and not sublease) to new or renewing tenants, for a comparable term with
a tenant improvement allowance, if applicable and taking into consideration such amenities as existing improvements, view, floor on which the Premises are situated and the like, situated in comparable buildings in Emeryville, California.
Notwithstanding anything to the contrary contained herein, an Extension Option shall automatically terminate and be of no further force or effect, whether or not Tenant has timely exercised the applicable Extension Option, if a Default exists at the
time of exercise of the applicable Extension Option or at the time of commencement of the applicable Extended Term. 

(3)    If Tenant properly exercises an Extension Option, the Monthly Base Rent during the Extended Term shall be
determined in the following manner. The Monthly Base Rent as of the commencement of the Extended Term shall be adjusted to an amount equal to the Fair Market Rent for the Premises as specified in the Fair Market Rent Notice, subject to Tenant’s
right of arbitration as set forth below. If Tenant believes that the Fair Market Rent specified in the Fair Market Rent Notice exceeds the actual Fair Market Rent for the Premises as of the date of such notice, then Tenant shall so notify Landlord
within fifteen (15) days of Tenant’s receipt of the Fair Market Rent Notice. If Tenant fails to so notify Landlord within such 15-day period, Landlord’s determination of the Fair Market Rent
shall be final and binding upon the parties. If the parties are unable to agree upon the Fair Market Rent within ten (10) days after Landlord’s receipt of Tenant’s objection to the Fair Market Rent Notice, the amount of Monthly Base
Rent as of the commencement of the Extended Term shall be determined as follows: 
 (i)    Within 20 days after the 10-day period has expired and the parties have failed to agree on the Fair Market Rent, Tenant, at its sole expense, shall obtain and deliver in writing to Landlord a determination of the Fair Market Rent for the
Premises for a term equal to the Extended Term from a broker (“Tenant’s Broker”) licensed in the State of California and engaged in the office brokerage business in Emeryville, California, for at least the immediately preceding five
(5) years. If Landlord accepts such determination, the Monthly Base Rent for the Extended Term shall be adjusted to an amount equal to the amount determined by Tenant’s Broker. 

(ii)    If Landlord does not accept such determination, within 15 days after receipt of the determination of
Tenant’s Broker, Landlord shall designate a broker (“Landlord’s Broker”) licensed in the State of California and engaged in the office brokerage business in Emeryville, California, for at least the immediately preceding five
(5) years. Landlord’s Broker and Tenant’s Broker shall name a third broker, similarly qualified, within five (5) days after appointment of Landlord’s Broker. Landlord’s Broker and Tenant’s Broker shall each
determine the Fair Market Rent for the Premises as of the commencement of the Extended Term for a term equal to the Extended Term within 15 days after the appointment of the third broker. The Monthly Base Rent payable by Tenant effective as of the
commencement of the Extended Term shall be adjusted to an amount equal to the determination of Fair Market Rent made by either Landlord’s Broker or Tenant’s Broker that the third broker finds to be closer to the Fair Market Rent. 

  
 16 

 (iii)    Landlord shall pay the costs and fees of Landlord’s
Broker in connection with any determination hereunder, and Tenant shall pay the costs and fees of Tenant’s Broker in connection with such determination. The costs and fees of any third broker shall be paid
one-half by Landlord and one-half by Tenant. 

(4)    If the amount of the Fair Market Rent is not known as of the commencement of the Extended Term, then Tenant shall
continue to pay the Monthly Base Rent for the Premises in effect at the expiration of the then-current Term until the amount of the Fair Market Rent is determined. When such determination is made, Tenant shall pay any deficiency to Landlord upon
demand. Notwithstanding any provision of this Section 2.2(d) to the contrary, in no event shall the Monthly Base Rent for the Premises payable during any Extended Term be less than such Monthly Base Rent in effect prior to the commencement of
such Extended Term. 
 (5)    In connection with the extension of the Term pursuant to Tenant’s exercise of any
Extension Option, the parties acknowledge and agree that neither Landlord nor Tenant shall be responsible for the payment to any real estate broker, salesperson or finder claiming to have represented Tenant or Landlord of any commission,
finder’s fee or other compensation in connection with or as a consequence of Tenant’s exercise of any Extension Option. 

(6)    Notwithstanding anything to the contrary contained herein, Tenant’s rights under this Section 2.2(d) are
personal to the original Tenant executing this Lease and any Permitted Transferee to whom this Lease is assigned pursuant to Section 10.1(e) below (“Named Tenant”) and shall not be assigned or assignable, in whole or in part, to any
third party. Any other assignment or other transfer of such rights by Named Tenant shall be void and of no force or effect. Without limiting the generality of the foregoing, no sublessee of the Premises shall be permitted to exercise the rights
granted to Tenant under this Section 2.2(d). 
  

	2.3	 FAILURE TO DELIVER POSSESSION 

If the Premises are not delivered to Tenant by the Projected Commencement Date for any reason, Landlord shall not be liable for any claims,
damages or liabilities by reason thereof, nor shall such delivery delay affect the validity of this Lease or the obligations of Tenant hereunder; provided, however, if Landlord is unable to so deliver the Premises within sixty (60) days of the
Projected Commencement Date (the “Outside Delivery Date”), then Tenant may, at its option, by notice in writing (the “Termination Notice”) delivered to Landlord within five (5) days after the Outside Delivery Date, cancel
this Lease, in which event Landlord and Tenant shall be discharged from all obligations hereunder, Landlord shall return to Tenant any prepaid rent, and both parties shall be released from all obligations under this Lease (excepting only those
obligations, such as indemnification and defense obligations, which are expressly intended to survive the termination of this Lease). If the Termination Notice is not received by Landlord within said five (5) day period, Tenant’s right to
cancel as to such period shall terminate. The remedy set forth above shall be Tenant’s sole remedy in the event of a delay in delivering possession of the Premises to Tenant. In no event shall Landlord be liable for special or consequential
damages as a result of any such delay. 

  
 17 

 2.4    CONDITION OF PREMISES 

Tenant shall be conclusively deemed to have accepted the Premises “AS IS” in the condition existing on the Commencement Date, subject
to the terms and conditions of this Lease (including without limitation any repair and maintenance obligations of Landlord); provided, however, that Landlord represents that, to Landlord’s knowledge after due inquiry and investigation, the
systems serving the Premises, the Building and the Project shall be in good order and repair as of the Commencement Date. The foregoing notwithstanding, Landlord shall not be deemed to have breached the obligations set forth in this Section 2.4
unless and until Landlord has failed to perform the required work within a reasonable period following written notice of the required work from Tenant. Should Tenant determine that there is any noncompliance with the foregoing representation and
provide Landlord with a written notice thereof, Landlord shall promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such noncompliance, rectify the same at Landlord’s expense, and using
commercially reasonable efforts to minimize any disruption to the performance of the Tenant Work in the Premises; such noncompliance shall not, however, entitle Tenant to an abatement of rent or to terminate this Lease, or otherwise release Tenant
from any of Tenant’s obligations under this Lease. 
 2.5    PARKING 

During the Term, Tenant may use up to the number of spaces specified in Section 1.1 for parking at the standard prevailing monthly rates
being charged from time to time by Landlord or its parking operator. In the event Tenant fails at any time to pay the full amount of such parking charges after thirty (30) days’ notice to Tenant, Tenant’s parking rights shall be
reduced to the extent of Tenant’s failure to pay for any such parking. The locations and type of parking (including, without limitation, valet parking, if any) shall be reasonably designated by Landlord or Landlord’s parking operator from
time to time but at all times in accordance with the terms and conditions of this Lease. Tenant acknowledges and agrees that the parking spaces serving the Project may include tandem or valet parking and a mixture of spaces for compact vehicles as
well as full-size passenger automobiles, and that Tenant shall not use parking spaces for vehicles larger than the striped size of the parking spaces. All vehicles utilizing Tenant’s parking spaces shall
prominently display identification stickers or other markers, and/or have passes or keycards for ingress and egress, as may be required and provided by Landlord or its parking operator from time to time. Tenant shall comply with any and all parking
rules and regulations from time to time established by Landlord or Landlord’s parking operator, including a requirement that Tenant pay to Landlord or Landlord’s parking operator a charge for loss and replacement of passes, keycards,
identification stickers or markers, and for any and all loss or other damage caused by persons or vehicles related to use of Tenant’s parking spaces. Tenant shall not allow any vehicles using Tenant’s parking spaces to be parked, loaded or
unloaded except in accordance with this Section, including in the areas and in the manner designated by Landlord or its parking operator for such activities. If any vehicle is using the parking or loading areas contrary to any provision of this
Section, Landlord or its parking operator shall have the right, in addition to all other rights and remedies of Landlord under this Lease, to remove or tow away the vehicle without prior notice to Tenant, and the cost thereof shall be paid to
Landlord within ten (10) business days after notice from Landlord. Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be obligated to pay for any parking spaces until Tenant advises Landlord it intends to
commence use of said parking spaces. 

  
 18 

 ARTICLE 3 

RENT 
 From and after the
Commencement Date, Tenant shall pay to Landlord at the address specified in Section 1.1, or to such other persons, or at such other places designated by Landlord, without any prior demand therefor in immediately available funds and without any
deduction or offset whatsoever, Rent, including Monthly Base Rent and Rent Adjustments in accordance with Article 4, during the Term. Monthly Base Rent shall be paid monthly in advance on or prior to the first day of each month of the Term,
except that the first installment of Monthly Base Rent shall be paid by Tenant to Landlord concurrently with Tenant’s execution of this Lease. Monthly Base Rent shall be prorated for partial months within the Term. Tenant’s covenant to pay
Rent shall be independent of every other covenant in this Lease except as otherwise expressly provided in this Lease. 
 ARTICLE 4 

RENT ADJUSTMENTS AND PAYMENTS 

4.1    RENT ADJUSTMENTS 

(a)    From and after the Commencement Date, Tenant shall pay to Landlord Rent Adjustments with respect to each calendar
year (or partial calendar year in the case of the year in which the Commencement Date and the Termination Date occur) as follows: 

(1)    The Rent Adjustment Deposit representing Tenant’s Share of Operating Expenses for the applicable calendar year
(or partial calendar year), monthly during the Term with the payment of Monthly Base Rent; 
 (2)    The Rent Adjustment
Deposit representing Tenant’s Share of Taxes for the applicable calendar year (or partial calendar year), monthly during the Term with the payment of Monthly Base Rent; and 

(3)    Any Rent Adjustments due in excess of the Rent Adjustment Deposits in accordance with Section 4.2. Rent
Adjustments due from Tenant to Landlord for any calendar year (or partial calendar year) shall be Tenant’s Share of Operating Expenses for such calendar year (or partial calendar year) and Tenant’s Share of Taxes for such calendar year (or
partial calendar year). 
 (b)    On or before the beginning of each calendar year or with Landlord’s Statement (as
defined in Section 4.2 below), Landlord may estimate and notify Tenant in writing of its estimate of the amount of Operating Expenses and Taxes payable by Tenant for such calendar year. Prior to the first determination by Landlord of the amount
of Operating Expenses and Taxes for the first calendar year, Landlord may estimate such amounts in the foregoing calculation. Landlord shall have the right from time to time during any calendar year to provide a new or revised estimate of Operating
Expenses and/or Taxes and to notify Tenant in writing thereof, of corresponding adjustments in Tenant’s Rent Adjustment Deposit payable over the remainder of such year, and of 

  
 19 

 
the amount or revised amount due allocable to months preceding such change. The last estimate by Landlord shall remain in effect as the applicable Rent Adjustment Deposit unless and until
Landlord notifies Tenant in writing of a change, which notice may be given by Landlord from time to time during any calendar year throughout the Term. 

(c)    In the event that the Property is not fully assessed for all or a portion of any calendar year (or partial calendar
year) during the Term, then Taxes shall be adjusted to an amount which would have been payable in such calendar year (or partial calendar year) if the Property had been fully assessed. In the event any other tenant in the Building provides itself
with a service of a type which Landlord would supply under this Lease without an additional or separate charge to Tenant, then Operating Expenses shall be deemed to include the cost Landlord would have incurred had Landlord provided such service to
such other tenant. In addition, Landlord shall have the right, at its sole discretion, from time to time, to equitably allocate certain Operating Expenses among only certain tenants of the Project as to any expense or cost that relates to a repair,
replacement or service that benefits only those tenants, and the Rent Adjustments shall reflect any such allocations. 

4.2    STATEMENT OF LANDLORD 

As soon as practical after the expiration of each calendar year, Landlord will furnish Tenant with a statement respecting the prior calendar
year (“Landlord’s Statement”) showing the following: 
 (a)    Operating Expenses and Taxes for such
calendar year; 
 (b)    The amount of Rent Adjustments due Landlord for the last calendar year, less credit for Rent
Adjustment Deposits paid, if any; and 
 (c)    Any change in the Rent Adjustment Deposit due monthly in the current
calendar year, including the amount or revised amount due for months preceding any such change pursuant to Landlord’s Statement. 

Tenant shall pay to Landlord within ten (10) days after receipt of such statement any amounts for Rent Adjustments then due in accordance
with Landlord’s Statement. Any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Rent Adjustment Deposit next coming due, or refunded to Tenant if the Term has already expired, provided that Tenant is
not in monetary Default under this Lease. No interest or penalties shall accrue on any amounts that Landlord is obligated to credit or refund to Tenant by reason of this Section 4.2. Landlord’s failure to deliver Landlord’s Statement
or to compute the amount of the Rent Adjustments shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a waiver or release of Tenant’s obligations to pay such amounts. The Rent Adjustment Deposit shall be
credited against Rent Adjustments due for the applicable calendar year (or partial calendar year). During the last complete calendar year or during any partial calendar year in which this Lease terminates, Landlord may include in the Rent Adjustment
Deposit its estimate of Rent Adjustments which might not be finally determined until after the termination of this Lease. Tenant’s obligation to pay Rent Adjustments, and Landlord’s obligation to refund any overpayments of Rent
Adjustments, survives the expiration or termination of this Lease. 

  
 20 

 4.3    BOOKS AND RECORDS 

Landlord shall maintain books and records showing Operating Expenses and Taxes in accordance with sound accounting and management practices,
consistently applied. Tenant or its representative (which representative shall be a certified public accountant licensed to do business in the state in which the Property is located and who shall not be paid on a contingency basis) shall have the
right, for a period of sixty (60) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine Landlord’s books and records with respect to the items in the foregoing statement of Operating Expenses and
Taxes during normal business hours, upon written notice, delivered at least five (5) business days in advance. Tenant shall pay for all costs of such examination; provided, however, if the examination reveals an overcharge of five percent (5%)
or more, then Landlord shall pay for all reasonable and actual third-party costs of such examination, up to a maximum amount of $10,000.00. If Tenant performs such examination, but does not object in writing to Landlord’s Statement within
ninety (90) days after Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant and Tenant shall be deemed to have
waived its right to dispute Landlord’s Statement. If Tenant does dispute any Landlord’s Statement, Tenant shall deliver a copy of any such audit to Landlord at the time of notification of the dispute. If Tenant does not provide such notice
of dispute and a copy of such audit to Landlord within such ninety (90) day period, it shall be deemed to have waived such right to dispute Landlord’s Statement. Any amount due to Landlord as shown on Landlord’s Statement, whether or
not disputed by Tenant as provided herein shall be paid by Tenant when due as provided above, without prejudice to any such written exception. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any statement of
Operating Expenses and Taxes unless Tenant has paid and continues to pay all Rent when due. Upon resolution of any dispute with respect to Operating Expenses and Taxes, Tenant shall either pay Landlord any shortfall or Landlord shall credit Tenant
with respect to any overages paid by Tenant. The records obtained by Tenant shall be treated as confidential and neither Tenant nor any of its representatives or agents shall disclose or discuss the information set forth in the audit to or with any
other person or entity (the “Confidentiality Requirement”), excluding Tenant’s attorneys, accountants, financial advisors, employees and consultants and as may be required by Law. 

4.4    TENANT OR LEASE SPECIFIC TAXES 

In addition to Monthly Base Rent, Rent Adjustments, Rent Adjustment Deposits and other charges to be paid by Tenant, Tenant shall pay to
Landlord, upon demand, any and all taxes payable by Landlord (other than federal or state inheritance, general income, gift or estate taxes) whether or not now customary or within the contemplation of the parties hereto: (a) upon, allocable to,
or measured by the Rent payable hereunder, including any gross receipts tax or excise tax levied by any governmental or taxing body with respect to the receipt of such rent; or (b) upon or with respect to the possession, leasing, operation,
management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; or (c) upon the measured value of Tenant’s personal property located in the Premises or in any storeroom or any other place in
the Premises or the Property, or the areas used in connection with the operation of the Property, it being the intention of Landlord and Tenant that, to the extent possible, such personal property taxes shall be billed to and paid directly by
Tenant; (d) resulting from any Landlord Work, Tenant Work, Tenant Alterations, or any other improvements to the Premises, whether title thereto is in 

  
 21 

 
Landlord or Tenant; or (e) upon this transaction. Taxes or supplemental taxes paid by Tenant pursuant to this Section 4.4 shall not be included in any computation of Taxes payable
pursuant to Sections 4.1 and 4.2, but standard property management fees shall apply to any such payments. 
 ARTICLE 5 

SECURITY 

(a)    Simultaneously with Tenant’s execution and delivery of this Lease to Landlord, Tenant shall pay Landlord in
immediately available funds the cash amount of the Security Deposit for the full and faithful performance by Tenant of each and every term, provision, covenant, and condition of this Lease. If Tenant fails timely to perform any of the terms,
provisions, covenants and conditions of this Lease or any other document executed by Tenant in connection with this Lease, then Landlord may use, apply, or retain the whole or any part of the Security Deposit for the payment of any Rent not paid
when due, for the cost of repairing any damage, for the payment of any other sum which Landlord may expend or may be required to expend by reason of Tenant’s failure to perform, and otherwise for compensation of Landlord for any other loss or
damage to Landlord occasioned by Tenant’s failure to perform, including, but not limited to, any loss of future Rent and any damage or deficiency in the reletting of the Premises (whether such loss, damages or deficiency accrue before or after
summary proceedings or other reentry by Landlord) and the amount of the unpaid past Rent, future Rent loss, and all other losses, costs and damages, that Landlord would be entitled to recover if Landlord were to pursue recovery under
Section 11.2(b) or (c) of this Lease or California Civil Code Section 1951.2 or 1951.4 (and any supplements, amendments, replacements and substitutions thereof and therefor from time to time). If Landlord so uses, applies or retains
all or part of the Security Deposit, Tenant shall within five (5) business days after demand pay or deliver to Landlord in immediately available funds the sum necessary to replace the amount used, applied or retained. If Tenant has fully and
faithfully performed and observed all of Tenant’s obligations under the terms, provisions, covenants and conditions of this Lease, the Security Deposit (except any amount retained for application by Landlord as provided herein) shall be
returned to Tenant with thirty (30) days after the latest of: (i) the Expiration Date; (ii) the removal of Tenant from the Premises; or (iii) the surrender of the Premises by Tenant to Landlord in accordance with this Lease, or
such longer time as may be permissible under Law; provided, however, in no event shall any such return be construed as an admission by Landlord that Tenant has performed all of its obligations hereunder. 

(b)    The Security Deposit shall not be deemed an advance rent deposit or an advance payment of any kind, or a measure of
Landlord’s damages with respect to Tenant’s failure to perform, nor shall any action or inaction of Landlord with respect to it or its use or application be a waiver of, or bar or defense to, enforcement of any right or remedy of Landlord.
Landlord shall not be required to keep the Security Deposit separate from its general funds and shall not have any fiduciary duties or other duties (except as set forth in this Section) concerning the Security Deposit. Tenant shall not be entitled
to any interest on the Security Deposit. In the event of any sale, lease or transfer of Landlord’s interest in the Building, Landlord shall have the right to transfer the Security Deposit, or balance thereof, to the transferee and any such
transfer shall release Landlord from all liability for the return of the Security Deposit. Tenant thereafter shall look solely to such transferee for the return or payment of the Security Deposit. Tenant shall not assign or encumber or attempt to
assign or encumber the Security Deposit or any interest in it and Landlord shall not be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance, 

  
 22 

 
and regardless of one or more assignments of this Lease, Landlord may return the Security Deposit to the original Tenant without liability to any assignee. Tenant hereby waives any and all rights
of Tenant under the provisions of Section 1950.7 of the California Civil Code, and any and all rights of Tenant under all provisions of Law, now or hereafter enacted, regarding security deposits. 

(c)    Notwithstanding anything to the contrary contained herein, so long as Tenant is not then in Default under this
Lease, and Tenant has provided written documentation that it has secured additional funding for its business in an amount of not less than Fifty Million Dollars ($50,000,000), Tenant may cause the amount of the Security Deposit to be reduced to the
Reduced Security Deposit. If the Security Deposit is so reduced, all references to “Security Deposit” in this Lease thereafter shall mean the Reduced Security Deposit. 

ARTICLE 6 
 SERVICES 

6.1    LANDLORD’S GENERAL SERVICES 

(a)    Landlord shall furnish the following services the cost of which services shall be included in Operating Expenses or
paid directly by Tenant to the utility or service provider: 
 (1)    heat, ventilation and air-conditioning (“HVAC”) in the Premises during Standard Operating Hours as necessary in Landlord’s reasonable judgment for the comfortable occupancy of the Premises under normal business office and
laboratory operations, and outside of Standard Operating Hours, HVAC shall be set to minimum safe setback levels for laboratory operations, subject to compliance with all applicable voluntary and mandatory regulations and Laws; 

(2)    tempered and cold water for normal and customary use in the Premises and in lavatories in common with other tenants
from the regular supply of the Building; 
 (3)    customary cleaning and janitorial services in the Common Areas five
(5) days per week, excluding National Holidays; 
 (4)    washing of the outside windows in the Premises weather
permitting at intervals determined by Landlord; and 
 (5)    automatic passenger elevator service in common with other
tenants of the Building. Freight elevator service, if any, will be subject to reasonable scheduling by Landlord. 

(b)    Landlord shall provide a security program for the Building (but not individually for Tenant or the Premises), the
cost of which program shall be an Operating Expense. Landlord shall not be liable in any manner to Tenant or any other Tenant Parties for any acts (including criminal acts) of others, or for any direct, indirect, or consequential damages, or any
injury or damage to, or interference with, Tenant’s business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, or other loss or damage, bodily injury
or death, related to any malfunction, circumvention or other failure of any security program, or for the failure of any security program to prevent bodily injury, death, or property damage, or loss, or to apprehend any person suspected of causing
such injury, death, damage or loss. 

  
 23 

 (c)    So long as this Lease is in full force and effect and Tenant has
paid all Rent then due, Landlord shall furnish to the Premises replacement lamps, bulbs, ballasts and starters used in any normal Building lighting installed in the Premises, except that if the replacement or repair of such items is a result of
gross negligence of Tenant, its employees, servants, licensees, subtenants, or contractors, such cost shall be paid by Tenant within ten (10) days after notice from Landlord and shall not be included as part of Operating Expenses. 

(d)    If Tenant uses heat generating machines or equipment in the Premises to an extent which adversely affects the
temperature otherwise maintained by the air-cooling system or whenever the occupancy or electrical load adversely affects the temperature otherwise maintained by the
air-cooling system based upon all other tenants of the building using reasonable loads and load demands, Landlord reserves the right to install or to require Tenant to install supplementary air-conditioning units in the Premises, but to the extent that any other tenant benefits from such installation, the cost to Tenant shall be reduced accordingly. Tenant shall bear all costs and expenses related to
the installation, maintenance and operation of such units. 
 (e)    Tenant shall pay Landlord at reasonable rates fixed
by Landlord for all tenants in the Building, charges for all water furnished to the Premises beyond that described in Section 6.1(a)(2), including the expenses of installation of a water line, meter and fixtures. 

6.2    UTILITIES AND JANITORIAL SERVICES 

All utility services used in the production of heating and cooling and air supply and exhaust from the central HVAC systems serving the
Building and Premises, including, without limitation, electricity and gas, as well as water and sewer services, shall constitute Operating Expenses. All utility services used by Tenant within the Premises, including, without limitation, electricity
and gas, shall be paid for by Tenant either through a separate charge or as part of Operating Expenses. Such charges shall be based upon Tenant’s usage, which usage: (a) as to electricity, other than overhead lighting, shall be measured by
a separate meter or sub-meter to be installed as part of the Tenant Improvements, and paid by Tenant within 15 days after billing as additional Rent under this Lease; and (b) as to all other utilities,
shall either be reasonably estimated by Landlord and paid by Tenant within 15 days after billing as additional Rent under this Lease or included in Operating Expenses. In addition, Tenant may provide its own janitorial services to the Premises,
using a janitorial service reasonably acceptable to Landlord or shall make arrangements with Landlord for Landlord, through Landlord’s vendors, to perform such Premises cleaning services, and shall pay the costs thereof directly to Landlord.
Notwithstanding any provision of this Lease to the contrary, Tenant shall not make any alterations or additions to the electric equipment or systems, in each instance, without the prior written approval of Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed so long as such alterations or additions (i) do not exceed the capacity of the wiring, feeders and risers and (ii) are in compliance with the City’s building code. Tenant’s use of
electric current shall at no time exceed the capacity of the wiring, feeders and risers providing electric current to the Premises or the Building. The consent of Landlord to the installation of electric equipment shall not relieve Tenant from the
obligation to limit usage of electricity to no more than such capacity. 

  
 24 

 6.3    ADDITIONAL AND AFTER HOUR SERVICES 

At Tenant’s written request, Landlord shall furnish additional quantities of any of the services or utilities specified in
Section 6.1, if Landlord can reasonably do so, on the terms set forth herein. For services or utilities requested by Tenant and furnished by Landlord, Tenant shall pay to Landlord as a charge therefor Landlord’s prevailing rates charged
from time to time for such services and utilities, as additional Rent under this Lease. Without limiting the generality of the foregoing, for HVAC service outside of Standard Operating Hours, Landlord’s prevailing rate as of the date of this
Lease includes a one (1) hour minimum per activation. If Tenant shall fail to make any such payment after thirty (30) days of notice of demand, Landlord may, upon notice to Tenant and in addition to Landlord’s other remedies under
this Lease, discontinue any or all of such additional services. 
 6.4    TELEPHONE SERVICES 

All telephone and communication connections which Tenant may desire shall be subject to Landlord’s prior written approval, not to be
unreasonably withheld, conditioned or delayed, and the location of all Cables and the work in connection therewith shall be performed by contractors approved by Landlord and shall be subject to the direction of Landlord and in compliance with
Landlord’s then current Building standards for Cable installation. Landlord reserves the right to reasonably designate and control the entity or entities providing Cable installation, removal, repair and maintenance in the Building and to
restrict and control access to telephone cabinets or panels. In the event Landlord designates a particular vendor or vendors to provide such Cable installation, removal, repair and maintenance for the Building, Tenant agrees to abide by and
participate in such program. Tenant shall be responsible for and shall pay, as additional Rent under this Lease, all costs incurred in connection with the installation of Cables in the Premises, including any
hook-up, access and maintenance fees related to the installation of such Cables in the Premises and the commencement of service therein, and the maintenance thereafter of such Cables; and there shall be
included in Operating Expenses for the Building all installation, removal, hook-up or maintenance costs incurred by Landlord in connection with Cables serving the Building which are not allocable to any
individual users of such service but are allocable to the Building generally. If Tenant fails to maintain all Cables in the Premises and such failure affects or interferes with the operation or maintenance of any other Cables serving the Building,
Landlord or any vendor hired by Landlord may (if Tenant does not commence to cure such failure within fifteen (15) days’ notice to Tenant) enter into and upon the Premises forthwith and perform such repairs, restorations or alterations as
Landlord deems necessary in order to eliminate any such interference (and Landlord may recover from Tenant all of Landlord’s reasonable out-of-pocket costs in
connection therewith). If required by Landlord, no later than the Termination Date Tenant shall remove, at Tenant’s cost, all Cables installed by Tenant for and during Tenant’s occupancy and surrender the installation in a condition
previously approved by Landlord. Tenant agrees that neither Landlord nor any of its agents or employees shall be liable to Tenant, or any of Tenant’s employees, agents, customers or invitees or anyone claiming through, by or under Tenant, for
any damages, injuries, losses, expenses, claims or causes of action because of any interruption, diminution, delay or discontinuance at any time for any reason in the furnishing of any telephone or other communication service to the Premises and the
Building. 

  
 25 

 6.5    DELAYS IN FURNISHING SERVICES 

Tenant agrees that Landlord shall not be in breach of this Lease nor be liable to Tenant for damages or otherwise, for any failure to furnish,
or a delay in furnishing, or a change in the quantity or character of any service when such failure, delay or change is occasioned, in whole or in part, by repairs, improvements or mechanical breakdowns, by the act or default of Tenant or other
parties or by an event of Force Majeure. No such failure, delay or change shall be deemed to be an eviction or disturbance of Tenant’s use and possession of the Premises, or relieve Tenant from paying Rent or from performing any other
obligations of Tenant under this Lease, without any deduction or offset. Failure to any extent to make available, or any slowdown, stoppage, or interruption of, the specified utility services resulting from any cause, including changes in service
provider or Landlord’s compliance with any voluntary or similar governmental or business guidelines now or hereafter published or any requirements now or hereafter established by any governmental agency, board, or bureau having jurisdiction
over the operation of the Property, shall not render Landlord liable in any respect for damages to either persons, property, or business, nor be construed as an eviction of Tenant or work an abatement of Rent, nor relieve Tenant of Tenant’s
obligations for fulfillment of any covenant or agreement hereof. Should any equipment or machinery furnished by Landlord break down or for any cause cease to function properly, Landlord shall use reasonable diligence to repair same promptly, but
Tenant shall have no claim for abatement of Rent or damages on account of any interruption of service occasioned thereby or resulting therefrom. Tenant hereby waives any benefits of any applicable existing or future Law, including the provisions of
California Civil Code section 1932(1), permitting the termination of this Lease due to such interruption, failure or inability. 

6.6    CHOICE OF SERVICE PROVIDER 

Tenant acknowledges that Landlord may, at Landlord’s sole option, to the extent permitted by applicable law, elect to change, from time to
time, the company or companies which provide services (including electrical service, gas service, water, telephone and technical services) to the Building, the Premises and/or its occupants. Notwithstanding anything to the contrary set forth in this
Lease, Tenant acknowledges that Landlord has not and does not make any representations or warranties concerning the identity or identities of the company or companies which provide services to the Building and the Premises or its occupants, and
Tenant acknowledges that the choice of service providers and matters concerning the engagement and termination thereof shall be solely that of Landlord. The foregoing provision is not intended to modify, amend, change or otherwise derogate any
provision of this Lease concerning the nature or type of service to be provided or any specific information concerning the amount thereof to be provided. Tenant agrees to cooperate with Landlord and each of its service providers in connection with
any change in service or provider. 
 6.7    SIGNAGE 

Initial Building standard signage for Tenant will be installed by Landlord in the directory in the main lobby of the Building and, in the case
of any multi-tenant floor, in the listing of tenants in the elevator lobby for the floor on which the Premises is located and at Tenant’s main entry door to the Premises, all at Tenant’s sole cost and expense. Tenant has the right to
update and modify its signage from time to time in accordance with Tenant’s standard corporate signage and/or logo 

  
 26 

 
and Landlord’s consent shall not be required in the event of a change in the name, logo or color of such signage consistent with its corporate standard (provided that the size, location and
quantity of existing signage is not altered). Landlord shall, in good faith, but at no cost, cooperate with Tenant in obtaining any permits and licenses required by Tenant. By execution of this Lease, Landlord shall be deemed to have approved the
signage as shown on Exhibit C attached hereto. 
 ARTICLE 7 

USE OF PREMISES; LANDLORD’S ACCESS RIGHTS 

7.1    USE OF PREMISES 

(a)    Tenant shall occupy and use the Premises only for the uses specified in Section 1.1 to conduct Tenant’s
business. Tenant’s use of the Premises for research and development laboratory use shall be expressly contingent upon Tenant modifying portions of the Premises to biosafety level 1 or biosafety level 2 laboratory space (the “BSL-1/BSL-2 Labs”), which modifications must be performed in accordance either with the Workletter or Article 9 below. Tenant shall not occupy or use the
Premises (or permit the use or occupancy of the Premises) for any purpose or in any manner which: (1) is unlawful or in violation of any Law or Hazardous Materials Law; (2) may be dangerous to persons or property or which may substantially
increase the cost of, or invalidate, any policy of insurance carried on the Building or covering its operations; (3) is contrary to or prohibited by the terms and conditions of this Lease or the rules of the Building set forth in
Article 18; (4) would create or continue a nuisance; or (5) in any manner that will cause the Building or any part thereof not to conform with the Project’s Sustainability Practices or the certification of the Building’s core and
shell issued pursuant to the applicable Green Building Standards. 
 (b)    Landlord shall provide Tenant with access
card keys the cost of which shall be paid by Tenant within ten (10) days after Landlord’s demand therefor, and Tenant shall place a deposit for such cards with Landlord to cover lost cards or cards which are not returned at the end of the
Term. 
 (c)    Landlord and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42 U.S.C. §12101
et seq.) and regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time (collectively referred to herein as the “ADA”) establish requirements for business operations,
accessibility and barrier removal, and that such requirements may or may not apply to the Premises, the Building and the Project depending on, among other things: (1) whether Tenant’s business is deemed a “public accommodation”
or “commercial facility”, (2) whether such requirements are “readily achievable”, and (3) whether a given alteration affects a “primary function area” or triggers “path of travel” requirements. The
parties hereby agree that: (i) Landlord shall be responsible for ADA Title III compliance in the Common Areas and in the Premises to the extent required as of the Commencement Date, except as provided below, (ii) Tenant shall be
responsible for ADA Title III compliance in the Premises, including any Leasehold Improvements or other work to be performed in the Premises under or in connection with this Lease, (iii) Landlord may perform, or require that Tenant perform, and
Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements triggered by Tenant Additions in the Premises, and (iv) Landlord may perform, or require Tenant to perform, and Tenant shall be responsible for
the cost of, ADA Title 

  
 27 

 
III compliance in the Common Areas necessitated by the Building being deemed to be a “public accommodation” instead of a “commercial facility” as a result of Tenant’s use
of the Premises. Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant’s employees. Notwithstanding the foregoing to the contrary contained in this Lease, (A) Landlord shall be responsible for the
cost of any ADA upgrades required to the restrooms located within the Premises, to the extent such upgrades are not required by governmental authorities due to the Tenant Work and (B) Tenant’s obligations under this Section shall only
apply to ADA Title III requirements actually triggered by Tenant Alterations in the Premises that require a building permit. 

(d)    Landlord and Tenant agree to cooperate and use commercially reasonable efforts to participate in traffic management
programs generally applicable to businesses located in or about the area and Tenant shall encourage and support van, shuttle service, and carpooling by, and staggered and flexible working hours for, its office workers and service employees to the
extent reasonably permitted by the requirements of Tenant’s business. Neither this Section or any other provision of this Lease is intended to or shall create any rights or benefits in any other person, firm, company, governmental entity
or the public. 
 (e)    Tenant agrees to cooperate with Landlord and to comply with any and all guidelines or controls
concerning energy management and usage disclosure imposed upon Landlord by federal or state governmental organizations or by any energy conservation association to which Landlord is a party or which is applicable to the Building, including, without
limitation, the requirements of California’s Nonresidential Building Energy Use Disclosure Program, as more particularly specified in California Public Resources Code Sections 25402.10 et seq. and regulations adopted pursuant thereto.
Further, Tenant hereby authorizes (and agrees that Landlord shall have the authority to authorize) any electric or gas utility company providing service to the Building to disclose from time to time so much of the data collected and maintained by it
regarding Tenant’s energy consumption data as may be necessary to cause the Building to participate in the ENERGY STAR® Portfolio Manager system and similar programs; and Tenant further
authorizes Landlord to disclose information concerning energy use by Tenant, either individually or in combination with the energy use of other tenants, as applicable as Landlord determines to be necessary to comply with applicable Laws pertaining
to the Building or Landlord’s ownership thereof. 
 (f)    Hazardous Materials. 

(1)    Definitions. The following terms shall have the following meanings for purposes of this Lease: 

(i)    “Biohazardous Materials” means any and all substances and materials defined or referred to as
“medical waste,” “biological waste,” “biohazardous waste,” “biohazardous material” or any other term of similar import under any Hazardous Materials Laws, including (but not limited to) California
Health & Safety Code Sections 25105 et seq., and any regulations promulgated thereunder, as amended from time to time. 

(ii)    “Chemical Control Area Plan” means that certain plan for the use and storage of Hazardous Materials in
the Building created by Landlord and approved by the City. 

  
 28 

 (iii)    “Environmental Condition” means the Release of any
Hazardous Materials in, over, on, under, through, from or about the Project (including, but not limited to, the Premises). 

(iv)    “Environmental Damages” means all claims, suits, judgments, damages, losses, penalties, fines,
liabilities, encumbrances, liens, costs and expenses of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, arising out of or in connection with any Environmental Condition, including, to the extent
arising out of an Environmental Condition, without limitation: (A) damages for personal injury, or for injury or damage to the Project or natural resources occurring on or off the Project, including without limitation (1) any claims
brought by or on behalf of any person, (2) any loss of, lost use of, damage to or diminution in value of any Project or natural resource, and (3) costs of any investigation, remediation, removal, abatement, containment, closure,
restoration or monitoring work required by any federal, state or local governmental agency or political subdivision, or otherwise reasonably necessary to protect the public health or safety, whether on or off the Project; (B) reasonable fees
incurred for the services of attorneys, consultants, contractors, experts and laboratories in connection with the preparation of any feasibility studies, investigations or reports or the performance of any work described above; (C) any
liability to any third person or governmental agency to indemnify such person or agency for costs expended or liabilities incurred in connection with any items described in clause (A) or (B) above; (D) any fair market or fair market rental
value of the Project; and (E) the amount of any penalties, damages or costs a party is required to pay or incur in excess of that which the party otherwise would reasonably have expected to pay or incur absent the existence of the applicable
Environmental Condition. 
 (v)    “Handling” or “Handles”, when used with reference to any
substance or material, includes (but is not limited to) any receipt, storage, use, generation, Release, transportation, treatment or disposal of such substance or material. 

(vi)    “Hazardous Materials” means any and all chemical, explosive, biohazardous, radioactive or otherwise
toxic or hazardous materials or hazardous wastes, including without limitation any asbestos-containing materials, PCB’s, CFCs, petroleum and derivatives thereof, Radioactive Materials, Biohazardous Materials, Hazardous Wastes, any other
substances defined or listed as or meeting the characteristics of a hazardous substance, hazardous material, Hazardous Waste, toxic substance, toxic waste, biohazardous material, biohazardous waste, biological waste, medical waste, radiation,
radioactive substance, radioactive waste, or other similar term, as applicable, under any law, statute, ordinance, code, rule, regulation, directive, order, condition or other written requirement enacted, promulgated or issued by any public officer
or governmental or quasi-governmental authority, whether now in force or hereafter in force at any time or from time to time to protect the environment or human health, and/or any mixed materials, substances or wastes containing more than one of the
foregoing categories of materials, substances or wastes. 
 (vii)    “Hazardous Materials Laws” means,
collectively, (A) the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. Sections 9601-9657, (B) the Hazardous Materials Transportation Act of 1975, 49 U.S.C. Sections 1801-1812, (C) the Resource
Conservation and Recovery Act of 1976, 42 U.S.C. Sections 6901-6987 (together with any amendments thereto, any regulations thereunder and any 

  
 29 

 
amendments to any such regulations as in effect from time to time, “RCRA”), (D) the California Carpenter-Presley-Tanner Hazardous Substance Account Act, California Health &
Safety Code Sections 25300 et seq., (E) the Hazardous Materials Release Response Plans and Inventory Act, California Health & Safety Code Sections 25500 et seq., (F) the California Hazardous Waste Control Law, California
Health & Safety Code Sections 25100 et seq. (together with any amendments thereto, any regulations thereunder and any amendments to any such regulations as in effect from time to time, the “CHWCL”), (G) California
Health & Safety Code Sections 25015-25027.8, (H) any amendments to or successor statutes to any of the foregoing, as adopted or enacted from time to time, (I) any regulations or amendments
thereto promulgated pursuant to any of the foregoing from time to time, (J) any Laws relating to Biohazardous Materials, including (but not limited to) any regulations or requirements with respect to the shipping, use, decontamination and
disposal thereof, and (K) any other Law now or at any time hereafter in effect regulating, relating to or imposing liability or standards of conduct concerning any Hazardous Materials, including (but not limited to) any requirements or
conditions imposed pursuant to the terms of any orders, permits, licenses, registrations or operating plans issued or approved by any governmental or quasi-governmental authority from time to time either on a Project-wide basis or in connection with
any Handling of Hazardous Materials in, on or about the Premises or the Project. 
 (viii)    “Hazardous
Wastes” means (A) any waste listed as or meeting the identified characteristics of a “hazardous waste” or terms of similar import under RCRA, (B) any waste meeting the identified characteristics of a “hazardous
waste”, “extremely hazardous waste” or “restricted hazardous waste” under the CHWCL, and/or (C) any and all other substances and materials defined or referred to as a “hazardous waste” or other term of similar
import under any Hazardous Materials Laws. 
 (ix)    “Landlord’s Contamination” means any Hazardous
Materials which exist in, on, under or in the vicinity of the Project as of the date of this Lease or which migrate onto or beneath the Project after termination of this Lease. Tenant shall not be required to pay any costs with respect to the
remediation or abatement of Landlord’s Contamination. 
 (x)    “Radioactive Materials” means
(A) any and all substances and materials the Handling of which requires an approval, consent, permit or license from the Nuclear Regulatory Commission, (B) any and all substances and materials the Handling of which requires a Radioactive
Material License or other similar approval, consent, permit or license from the State of California, and (C) any and all other substances and materials defined or referred to as “radiation,” a “radioactive material” or
“radioactive waste,” or any other term of similar import under any Hazardous Materials Laws, including (but not limited to) Title 26, California Code of Regulations Section 17-30100, and any
statutes, regulations or other laws administered, enforced or promulgated by the Nuclear Regulatory Commission. 

(xi)    “Release” means any accidental or intentional spilling, leaking, pumping, pouring, emitting,
discharging, injecting, escaping, leaching, migrating, dumping or disposing into the air, land, surface water, groundwater or the environment (including without limitation the abandonment or discarding of receptacles containing any Hazardous
Materials). 

  
 30 

 (xii)    “Tenant’s Contamination” means any Hazardous
Material Release on or about the Property by Tenant and/or any agents, employees, contractors, vendors, suppliers, licensees, subtenants, and invitees of Tenant (individually, a “Tenant Party” and collectively, “Tenant Parties”).

 (2)    Handling of Hazardous Materials. The parties acknowledge that Tenant wishes and intends to use all or a
portion of the Premises as a bio-pharmaceutical research and development facility in conformance with the conduct by Tenant of its business in accordance with the use specified in Section 1.1, that such
use, as conducted or proposed to be conducted by Tenant, would customarily include the Handling of Hazardous Materials, and that Tenant shall therefore be permitted to engage in the Handling in the Premises of necessary and reasonable quantities of
Hazardous Materials customarily used in or incidental to the operation of a bio-pharmaceutical research, development preparation and/or dispensing facility in conformance with business operations of Tenant in
the manner conducted or proposed to be conducted by Tenant hereunder (“Permitted Hazardous Materials”), provided that the Handling of such Permitted Hazardous Materials by all Tenant Parties shall at all times comply with and be subject to
all provisions of this Lease and all Laws, including all Hazardous Materials Laws, and with Landlord’s Chemical Control Area Plan for the Building. Without limiting the generality of the foregoing, Tenant shall comply at all times with all
Hazardous Materials Laws applicable to any aspect of Tenant’s use of the Premises and the Project and of Tenant’s operations and activities in, on and about the Premises and the Project, and shall ensure at all times that Tenant’s
Handling of Hazardous Materials in, on and about the Premises does not violate (x) the terms of any governmental licenses or permits applicable to the Building (including, but not limited to, the Building Discharge Permit as defined below) or
Premises or to Tenant’s Handling of any Hazardous Materials therein, or (y) any applicable requirements or restrictions relating to the occupancy classification of the Building and the Premises. Notwithstanding anything to the contrary
contained in this Lease, Tenant’s obligations under this Section shall not include any remediation and/or indemnification arising from any grossly negligent acts by Landlord, its employees or agents. 

(3)    Disposition or Emission of Hazardous Materials. Tenant shall not Release or dispose of any Hazardous
Materials, except to the extent authorized by permit, at the Premises or on the Project, but instead shall arrange for off-site disposal, under Tenant’s own name and EPA waste generator number (or other
similar identifying information issued or prescribed by any other governmental authority with respect to Radioactive Materials, Biohazardous Materials or any other Hazardous Materials) and at Tenant’s sole expense, in compliance with all
applicable Hazardous Materials Laws, with the Laboratory Rules and Regulations (defined below) and with all other applicable Laws and regulatory requirements. 

(4)    Information Regarding Hazardous Materials. Tenant shall maintain and make available to Landlord the
following information and/or documentation upon demand no more than once a year unless Tenant is in violation of a Hazardous Materials Law: 

(i)    An inventory of all Hazardous Materials that Tenant receives, uses, handles, generates, transports, stores, treats
or disposes of from time to time, or at the time of preparation of such inventory proposes or expects to use, handle, generate, transport, store, treat or dispose of from time to time, in connection with its operations at the Premises. Such
inventory shall include, but shall separately identify to the extent possible, any Hazardous Wastes, 

  
 31 

 
Biohazardous Materials and Radioactive Materials covered by the foregoing description. If such inventory includes any Biohazardous Materials, Tenant shall also disclose in writing to Landlord the
Biosafety Level designation associated with the use of such materials. 
 (ii)    Copies of all then existing permits,
licenses, registrations and other similar documents issued by any governmental or quasi-governmental authority that authorize any Handling of Hazardous Materials in, on or about the Premises or the Project by any Tenant Party. 

(iii)    All Material Safety Data Sheets (“MSDSs”), if any, required to be completed with respect to operations
of Tenant at the Premises from time to time in accordance with Title 26, California Code of Regulations Section 8-5194 or 42 U.S.C. Section 11021, or any amendments thereto, and any Hazardous
Materials Inventory Sheets that detail the MSDSs. 
 (iv)    All hazardous waste manifests (as defined in Title 26,
California Code of Regulations Section 22-66481), if any, that Tenant is required to complete from time to time in connection with its operations at the Premises. 

(v)    A copy of any “Hazardous Materials Business Plan” required from time to time with respect to
Tenant’s operations at the Premises pursuant to California Health & Safety Code Sections 25500 et seq., and any regulations promulgated thereunder, as amended from time to time, or in connection with Tenant’s application for
a business license from the City. If applicable law does not require Tenant to prepare a Hazardous Materials Business Plan, Tenant shall furnish to Landlord at the times and in the manner set forth above the information that would customarily be
contained in a Hazardous Materials Business Plan, including (but not limited to) information regarding Tenant’s Hazardous Materials inventories. The parties acknowledge that a Hazardous Materials Business Plan would ordinarily include an
emergency response plan, and that regardless of whether applicable Law requires Tenant or other tenants in the Building to prepare Hazardous Materials Business Plans, Landlord in its discretion may elect to prepare a coordinated emergency response
plan for the entire Building and/or for multiple Buildings on the Project (if and to the extent applicable). 

(vi)    Any “Contingency Plans and Emergency Procedures” required of Tenant from time to time, in connection
with its operations at the Premises, pursuant to applicable Law, Title 26, California Code of Regulations Sections 22-67140 et seq., and any amendments thereto, and any “Training Programs and
Records” required under Title 26, California Code of Regulations Section 22-66493, and any amendments thereto from time to time. Landlord in its discretion may elect to prepare a Contingency Plan and
Emergency Procedures for the entire Building and/or for multiple buildings on the Project, in which event, if applicable law does not require Tenant to prepare a Contingency Plan and Emergency Procedures for its operations at the Premises, Tenant
shall furnish to Landlord at the times and in the manner set forth above the information that would customarily be contained in a Contingency Plan and Emergency Procedures. 

(vii)    Copies of any biennial or other periodic reports furnished or required to be furnished to the California
Department of Health Services from time to time, under applicable law, pursuant to Title 26, California Code of Regulations Section 22-66493 and any amendments thereto, relating to any Hazardous
Materials. 

  
 32 

 (viii)    Copies of any industrial wastewater discharge permits issued
to or held by Tenant from time to time in connection with its operations at the Premises (the parties presently anticipate, however, that because of the existence of the Building Discharge Permit in Landlord’s name as described above. Tenant
will not be required to maintain a separate, individual discharge permit). 
 (ix)    Copies of any other lists,
reports, studies, or inventories of Hazardous Materials or of any subcategories of materials included in Hazardous Materials that Tenant is otherwise required to prepare and file from time to time with any governmental or quasi-governmental authority in connection with Tenant’s operations at the Premises, including (but not limited to) reports filed by Tenant with the federal Food & Drug Administration or any other
regulatory authorities primarily in connection with the presence (or lack thereof) of any “select agents” or other Biohazardous Materials on the Premises, together with proof of filing thereof. 

(x)    Any other information reasonably requested by Landlord in writing from time to time in connection with
(A) Landlord’s monitoring (in Landlord’s reasonable discretion) and enforcement of Tenant’s obligations under this Section and of compliance with applicable Laws in connection with any Handling or Release of Hazardous
Materials in the Premises or Building or on or about the Project by any Tenant Party, (B) any inspections or enforcement actions by any governmental authority pursuant to any Hazardous Materials Laws or any other Laws relating to the presence
or Handling of Hazardous Materials in the Premises or Building or on or about the Project by any Tenant Party, and/or (C) Landlord’s preparation (in Landlord’s discretion) and enforcement of any reasonable rules and procedures
relating to the presence or Handling by Tenant or any Tenant Party of Hazardous Materials in the Premises or Building or on or about the Project, including (but not limited to) any contingency plans or emergency response plans as described above.
Except as otherwise required by Law, Landlord shall keep confidential any information supplied to Landlord by Tenant pursuant to the foregoing, provided, however, that the foregoing shall not apply to any information filed with any governmental
authority or available to the public at large. Landlord may provide such information to its lenders, consultants or investors provided such entities agree to keep such information confidential. 

(5)    Indemnification; Notice of Release. Tenant shall be responsible for and shall indemnify, defend and hold
Landlord harmless from and against all Environmental Damages to the extent arising out of or otherwise relating to, (i) any Handling of Hazardous Materials by any Tenant Party in, on or about the Premises or the Project in violation of this
Section, (ii) any breach of Tenant’s obligations under this Section or of any Hazardous Materials Laws by any Tenant Party, or (iii) the existence of any Tenant’s Contamination in, on or about the Premises or the Project to
the extent caused by any Tenant Party, including without limitation any removal, cleanup or restoration work and materials necessary to return the Project or any improvements of whatever nature located on the Project to the condition existing prior
to the Handling of Hazardous Materials in, on or about the Premises or the Project by any Tenant Party. In the event of any Tenant’s Contamination in, on or about the Premises or any other portion of the Project or any adjacent lands, Tenant
shall promptly remedy the problem in accordance with all applicable Hazardous Materials Laws, shall give Landlord oral notice of any such non-standard or non-customary
Release promptly after Tenant becomes aware of such Release, followed by written 

  
 33 

 
notice to Landlord within five (5) days after Tenant becomes aware of such Release, and shall furnish Landlord with concurrent copies of any and all notices, reports and other written
materials filed by any Tenant Party with any governmental authority in connection with such Release. Tenant shall have no obligation to remedy any Hazardous Materials contamination which was not caused or released by a Tenant Party. 

(6)    Governmental Notices. Tenant shall promptly provide Landlord with copies of all notices received by Tenant
relating to any actual or alleged presence or Handling by any Tenant Party of Hazardous Materials in, on or about the Premises or any other portion of the Project, including, without limitation, any notice of violation, notice of responsibility or
demand for action from any federal, state or local governmental authority or official in connection with any actual or alleged presence or Handling by any Tenant Party of Hazardous Materials in or about the Premises or any other portion of the
Project. 
 (7)    Inspection by Landlord. In addition to, and not in limitation of, Landlord’s rights under
this Lease, upon reasonable prior request by Landlord, Tenant shall grant Landlord and its consultants, as well as any governmental authorities having jurisdiction over the Premises or over any aspect of Tenant’s use thereof, reasonable access
to the Premises at reasonable times to inspect Tenant’s Handling of Hazardous Materials in, on and about the Premises, and Landlord shall not thereby incur any liability to Tenant or be deemed guilty of any disturbance of Tenant’s use or
possession of the Premises by reason of such entry; provided, however, that Landlord shall use reasonable efforts to minimize interference with Tenant’s use of the Premises caused by such entry. Landlord shall comply with any security
precaution reasonably imposed by Tenant during any entry onto the Premises and shall minimize to the extent reasonably possible any interference with Tenant’s use of the Premises caused by such entry. Notwithstanding Landlord’s rights of
inspection and review of documents, materials and physical conditions under this Section with respect to Tenant’s Handling of Hazardous Materials, Landlord shall have no duty or obligation to perform any such inspection or review or to
monitor in any way any documents, materials, physical conditions or compliance with Laws in connection with Tenant’s Handling of Hazardous Materials, and no third Party shall be entitled to rely on Landlord to conduct any such inspection,
review or monitoring by reason of the provisions of this Section. 
 (8)    Monitoring by Landlord. Landlord
reserves the right to monitor, in Landlord’s reasonable discretion and at Landlord’s cost, the reasonable actual cost of which shall be recoverable as an Operating Expense (except in the case of a breach of any of Tenant’s obligations
under this Section, in which event such monitoring costs may be charged back entirely to Tenant and shall be reimbursed by Tenant to Landlord within ten (10) days after written demand by Landlord from time to time, accompanied by supporting
documentation reasonably evidencing the costs for which such reimbursement is claimed), at such times and from time to time as Landlord in its reasonable discretion may determine, through consultants engaged by Landlord or otherwise as Landlord in
its reasonable discretion may determine: (x) all aqueous and atmospheric discharges and emissions from the Premises during the Term by a Tenant Party, (y) Tenant’s compliance and the collective compliance of all tenants in the
Building with requirements and restrictions relating to the occupancy classification of the Building (including, but not limited to, Hazardous Materials inventory levels of Tenant and all other tenants in the Building), and (z) Tenant’s
compliance with all other requirements of this Section. 

  
 34 

 (9)    Discovery of Discharge. If Landlord, Tenant or any
governmental or quasi-governmental authority discovers any Release from the Premises during the Term by a Tenant Party in violation of this Section that, in Landlord’s reasonable determination,
materially jeopardizes the ability of the Building or the Project to meet applicable Laws or otherwise adversely affects the Building’s or the Project’s compliance with applicable discharge or emission standards, or if Landlord discovers
any other breach of Tenant’s obligations under this Section, then upon receipt of written notice from Landlord or at such earlier time as Tenant obtains actual knowledge of the applicable discharge, emission or breach, Tenant at its sole
expense shall within a reasonable time (x) in the case of a Release in violation of this Lease, cease the applicable discharge or emission and remediate any continuing effects of the discharge or emission until such time, if any, as Tenant
demonstrates to Landlord’s reasonable satisfaction that the applicable discharge or emission is in compliance with all applicable Laws and any other applicable regulatory commitments and obligations to the satisfaction of the appropriate
governmental agency with jurisdiction over the Release, and (y) in the case of any other breach of Tenant’s obligations under this Section, take such corrective measures as Landlord may reasonably request in writing in order to cure or
eliminate the breach as promptly as practicable and to remediate any continuing effects of the breach. 

(10)    Post-Occupancy Study. No later than fifteen (15) days following the Termination Date, Tenant at its
sole cost and expense, shall obtain and deliver to Landlord an environmental study, performed by an expert reasonably satisfactory to Landlord, evaluating, the presence or absence of any Tenant’s Contamination in, on and about the Premises and
the Project. Such study shall be based on a reasonable and prudent level of tests and investigations of the Premises and surrounding portions of the Project (if appropriate) which tests shall be conducted no earlier than fifteen (15) days prior
to the Termination Date. Liability for any remedial actions required or recommended on the basis of such study shall be allocated in accordance with the applicable provisions of this Lease. To the extent any such remedial actions are the
responsibility of Tenant, Tenant at its sole expense shall promptly commence and diligently pursue to completion the required remedial actions. 

(11)    Emergency Response Plans. If Landlord in its reasonable discretion adopts any emergency response plan
and/or any Contingency Plan and Emergency Procedures for the Building (or for multiple buildings on the Project if and to the extent applicable) as contemplated above, Landlord shall provide copies of any such plans and procedures to Tenant and, so
long as such plans and procedures are reasonable, Tenant shall comply with all of the requirements of such plans and procedures to the extent applicable to Tenant and/or the Premises. If Landlord elects to adopt or materially modify any such plans
or procedures that apply to the Building during the Term, Landlord shall consult with Tenant and Tenant shall cooperate, in the preparation of such plans, procedures or modifications in efforts to accurately reflect and maintain consistency with
Tenant’s operations in the Premises, but Landlord alone shall determine, in its good faith reasonable discretion, the appropriate scope of such consultation and nothing in this Section shall be construed to give Tenant any right of
approval or disapproval over Landlord’s adoption or modification of any such plans or procedures. 

(12)    Radioactive Materials. Without limiting any other applicable provisions of this Section, if Tenant Handles
or proposes to Handle any Radioactive Materials in or about the Premises, Tenant shall provide Landlord with copies of Tenant’s licenses or permits for such 

  
 35 

 
Radioactive Materials and with copies of all radiation protection programs and procedures required under applicable Laws or otherwise adopted by Tenant from time to time in connection with
Tenant’s Handling of such Radioactive Materials. In addition, Tenant shall comply with any and all rules and procedures issued by Landlord in its good faith discretion from time to time with respect to the Handling of Radioactive Materials on
the Project (such as, by way of example but not limitation, rules implementing a label defacement program for decayed waste destined for common trash and/or rules relating to transportation and storage of Radioactive Materials on the Project),
provided that such rules and procedures shall be reasonable and not in conflict with any applicable Laws. 

(13)    Deemed Holdover Occupancy. Notwithstanding any other provisions of this Lease, Tenant expressly agrees as
follows: 
 (i)    If Tenant Handles any Radioactive Materials in or about the Premises or the Project during the Term,
then for so long as any license or permit relating to such Radioactive Materials remains open or valid following the Termination Date, and another entity handling Radioactive Materials which is a prospective tenant of Landlord is legally prohibited
from occupying a portion of the Premises for a use similar to Tenant’s use, then Tenant shall be deemed to be occupying that portion of the Premises on a holdover basis without Landlord’s consent (notwithstanding such otherwise applicable
termination or expiration of the Term) and shall be required to continue to pay Rent and other charges in accordance with Article 13 solely for that portion of the Premises effected by the radioactive materials license, until such time as all
such Radioactive Materials licenses and permits have been fully closed out in accordance with the requirements of this Lease and with all applicable Hazardous Materials Laws and other Laws. 

(ii)    If Tenant Handles any Hazardous Materials in or about the Premises or the Project during the Term and, on or
before the Termination Date, has failed to remove from the Premises or the Project all known Hazardous Materials Handled by a Tenant Party or has failed to complete any remediation or removal of Tenant’s Contamination and/or to have fully
remediated in compliance with the requirements of this Lease and with all applicable Hazardous Materials Laws and any other applicable Laws, the Tenant’s Handling and/or Release (if applicable) of any such Hazardous Materials during the Term,
then for so long as such circumstances continue to exist, Tenant shall be deemed to be occupying the Premises on a holdover basis without Landlord’s consent (notwithstanding such otherwise applicable termination or expiration of the Term) and
shall be required to continue to pay Rent and other charges in accordance with Article 13 until such time as all such circumstances have been fully resolved in accordance with the requirements of this Lease and with all applicable Hazardous
Materials Laws and other Laws. 
 (14)    Survival of Obligations. Each party’s obligations under this
Section shall survive the Termination Date and shall survive any conveyance by Landlord of its interest in the Premises. The provisions of this Section and any exercise by either party of any of the rights and remedies contained herein
shall be without prejudice to any other rights and remedies that such party may have under this Lease or under applicable Law with respect to any Environmental Conditions and/or any Hazardous Materials. Either party’s exercise or failure to
exercise, at any time or from time to time, any or all of the rights granted in this Section shall not in any way impose any liability on such party or shift from the other party to such party any responsibility or obligation imposed upon the
other party under this Lease or under Hazardous Materials Laws, Environmental Conditions and/or compliance with Laws. 

  
 36 

 (15)    Laboratory Rules and Regulations. Tenant agrees for
itself and for its subtenants, employees, agents, and invitees to comply with the laboratory rules and regulations (“Laboratory Rules and Regulations”) attached to this Lease as
Exhibit C-1 and with all reasonable modifications and additions thereto which Landlord may make from time to time. 

7.2    LANDLORD ACCESS TO PREMISES; APPROVALS 

(a)    Tenant shall permit Landlord to erect, use and maintain pipes, ducts, wiring and conduits in and through the
Premises, so long as Tenant’s use, layout or design of the Premises is not materially or adversely affected or altered. Landlord or Landlord’s agents shall have the right to enter upon the Premises in the event of an emergency (with notice
provided as reasonably practical thereafter), or to inspect the Premises, to perform any services required hereunder, to conduct safety and other testing in the Premises and to make such repairs, alterations, improvements or additions to the
Premises or the Building or other parts of the Property as Landlord may deem reasonably necessary or desirable (including all alterations, improvements and additions in connection with a change in service provider or providers). Any entry or work by
Landlord may be during Standard Operating Hours and Landlord shall use commercially reasonable efforts to ensure that any entry or work shall not materially or adversely interfere with Tenant’s occupancy of the Premises. 

(b)    Advance notice shall not be required for entry in the event of an emergency or urgent situation, as reasonably
determined by Landlord, but any other entry or work by Landlord shall be upon at least one (1) business day’s prior notice to Tenant, which notice may be delivered orally or by e-mail to
Tenant’s on-site manager at the Premises. If Tenant shall not be personally present to permit an entry into the Premises when for any reason an entry therein shall be necessary or permissible, Landlord
(or Landlord’s agents), after attempting to notify Tenant (unless Landlord believes an emergency situation exists), may enter the Premises without rendering Landlord or its agents liable therefor, and without relieving Tenant of any obligations
under this Lease. 
 (c)    Landlord may enter the Premises for the purpose of conducting such inspections, tests and
studies as Landlord may deem reasonably desirable or necessary to confirm Tenant’s compliance with all Laws and Hazardous Materials Laws or for other purposes necessary in Landlord’s reasonable judgment to ensure the sound condition of the
Property and the systems serving the Property. Landlord’s rights under this Section 7.2(c) are for Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any
other party as a result of the exercise or non-exercise of such rights, for compliance with Laws or Hazardous Materials Laws or for the accuracy or sufficiency of any item or the quality or suitability of any
item for its intended use. 
 (d)    Landlord may do any of the foregoing, or undertake any of the inspection or work
described in the preceding paragraphs without such action constituting an actual or constructive eviction of Tenant, in whole or in part, or giving rise to an abatement of Rent by reason of loss or interruption of business of Tenant, or otherwise
provided, however, such actions by Landlord or its agents do not materially or adversely interfere with Tenant’s use and business at the Premises. 

  
 37 

 (e)    The review, approval or consent of Landlord with respect to any
item required or permitted under this Lease is for Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any other party, as a result of the exercise or non-exercise of such rights, for compliance with Laws or Hazardous Materials Laws or for the accuracy or sufficiency of any item or the quality or suitability of any item for its intended use. 

(f)    Landlord covenants and agrees to keep confidential and not disclose to any other person or entity any proprietary
or confidential information of Tenant, Tenant’s business or Tenant’s use of the Premises, whether or not in writing and whether or not labeled or identified as confidential or proprietary and which are confidential and proprietary, which
may include inventions, trade secrets, technical information, know-how, product and pricing information and plans, research and development activities, marketing plans and activities, customer, supplier and
prospect information, and information which Landlord may have access to or otherwise obtain during the Term (the “Confidential Information”). Landlord shall endeavor to protect and safeguard the confidentiality of such Confidential
Information with reasonable care and diligence. The foregoing obligations and restrictions shall not apply to such confidential or proprietary information that: (i) was or becomes generally available to the public not as a result of a
disclosure by Landlord or its agents, (ii) must be disclosed under a court order compelling such disclosure but only after Landlord provides at least twenty (20) days written notice to Tenant prior to any disclosure so as to enable Tenant
to oppose any such court order, or (iii) is shared with Landlord’s accountants, attorney, lenders or prospective buyers of the Building to the extent necessary to render professional services; provided, however, such parties shall be
informed of, and be bound, by the provisions of this Section. This provision shall survive the termination or expiration of this Lease for a period of five (5) years. 

7.3    QUIET ENJOYMENT 

Landlord covenants, in lieu of any implied covenant of quiet possession or quiet enjoyment, that so long as Tenant is in compliance with the
covenants and conditions set forth in this Lease, Tenant shall have the right to quiet enjoyment of the Premises without hindrance or interference from Landlord or those claiming through Landlord, and subject to the covenants and conditions set
forth in this Lease and to the rights of any Mortgagee or ground lessor. 
 7.4    TRANSPORTATION DEMAND MANAGEMENT PROGRAM 

(a)    Landlord may elect or may be required to develop and implement a Transportation Demand Management (“TDM”)
program for the Building in order to reduce the traffic-related impacts resulting from development of the Property. One element of any such TDM program will require tenants of the Building to adopt programs and offer incentives to their employees to
reduce auto use and support the increase of alternative modes of transit. The following are examples of such programs and incentives: 

(1)    Alternative commute subsidies and/or parking cash-out, where employees are
provided with a subsidy if they use transit or commute by alternative modes; 

  
 38 

 (2)    Opportunities to purchase commuter checks which allow employees
to purchase transit tickets at discounted rates from their before-tax income; and 

(3)    Compressed work weeks and flex time where employees adjust their work schedules to reduce peak hour trips to/from
the Building. 
 (b)    In order to support any such TDM program for the Building, Tenant agrees that it shall adopt
programs and offer incentives to its employees in order to reduce auto use and support the increase of alternative modes of transit. The specifics of Tenant’s programs and incentives shall be tailored to the needs of Tenant’s workforce and
shall be determined by Tenant in its good faith efforts to meet the goals of the TDM program. Upon request by Landlord from time to time, but not more often than once per calendar year, Tenant shall provide to Landlord a written report summarizing
the programs and incentives being offered by Tenant to achieve the goals of the TDM program. 
 ARTICLE 8 

MAINTENANCE 

8.1    LANDLORD’S MAINTENANCE 

Subject to the provisions of Articles 4 and 14, Landlord shall, as an Operating Expense, maintain and make necessary repairs to the
foundations, roofs, exterior walls, and the structural elements of the Building, the electrical (which shall include, without limitation, light fixtures and replacement of bulbs and ballasts), plumbing, heating, ventilating, air-conditioning, mechanical, communication, security and the fire and life safety systems of the Premises and the Building (including those portions of those Building-wide systems that serve and are located within
the Premises) and those corridors, washrooms and lobbies which are Common Areas of the Building, except that: (a) Landlord shall not be responsible for the maintenance or repair of any floor or wall coverings in the Premises or any of the type
of systems listed above which are solely servicing the Premises, located within the Premises and are supplemental or special to the Building’s standard systems; and (b) the cost of performing any of said maintenance or repairs whether to
the Premises or to the Building caused by the gross negligence of Tenant, its employees, agents, servants, licensees, subtenants, contractors or invitees, shall be paid by Tenant, subject to the waivers set forth in Section 16.4. Landlord shall
not be liable to Tenant for any expense, injury, loss or damage resulting from work done in or upon, or in connection with the use of, any adjacent or nearby building, land, street or alley except to the extent caused by Landlord or its
employees’, contractors’ or agents’ gross negligence or willful misconduct. 
 8.2    TENANT’S
MAINTENANCE 
 Tenant shall periodically inspect the Premises to identify any conditions that are dangerous or in need of maintenance,
repair or replacement. Tenant shall endeavor to promptly provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance, repair and replacement of the Premises that are not Landlord’s
express responsibility under this Lease, and keep the Premises in good condition and repair, reasonable wear and tear, condemnation and casualty excepted. Tenant’s maintenance, repair and replacement obligations include, without limitation,
maintenance, repairs and replacements of: 

  
 39 

 
(a) floor covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e) electronic, phone and data cabling, wiring and related equipment that is
installed by or for the exclusive benefit of Tenant (collectively, “Cable”); (f) supplemental air conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant; and
(g) Tenant Alterations; provided, however, the cost of performing any of said maintenance or repairs caused by the gross negligence of Landlord, its employees, agents, servants or contractors, shall be paid by Landlord. To the extent Landlord
is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing damage to the Building caused by the acts of Tenant, Tenant Parties and their respective contractors and vendors. All maintenance, repairs and
replacements, including, but not limited to, janitorial and cleaning services, pest control and waste management and recycling performed by or on behalf of Landlord or Tenant must comply with the Project’s Sustainability Practices and Tenant is
strongly encouraged to comply with the applicable Green Building Standards. If Tenant fails to make any repairs or replacements to the Premises for more than thirty (30) days after notice from Landlord (although notice shall not be required in
an emergency), Landlord may make the repairs or replacements, and Tenant shall pay, as additional Rent under this Lease, the reasonable actual out-of-pocket cost of the
repairs or replacements upon receipt of paid invoices. Tenant hereby waives all right to make repairs or replacements at the expense of Landlord or in lieu thereof to vacate the Premises and its other similar rights as provided in California Civil
Code Sections 1932(1), 1941 and 1942 or any other Laws (whether now or hereafter in effect). In addition to the foregoing, Tenant shall be responsible for all costs in connection with maintaining, repairing and replacing all special tenant
fixtures and improvements, including garbage disposals, showers, plumbing, water filtration systems and appliances, located within or exclusively serving the Premises, except that Landlord shall be responsible for all costs in connection with
maintaining, repairing and replacing any restrooms existing in the Premises as of the Commencement Date, which costs Landlord shall include in Operating Expenses. If Tenant requests that Landlord maintain, repair and/or replace any such fixtures and
improvements, Tenant shall reimburse Landlord for the cost of all such maintenance, repair and replacement work, plus an administrative fee equal to fifteen percent (15%) of such cost, as additional Rent under this Lease, and Landlord’s
liability for such maintenance, repair and replacement work shall be subject to and limited by the provisions of Article 17 below. 

8.3    SUDDEN WATER INTRUSION. 

Notwithstanding anything in this Lease to the contrary, in the event of sudden water intrusion into the Premises, due to a leaking or bursting
pipe or other water source, Landlord will have the right, but not the obligation, to undertake immediate mitigation and repairs measures (the “Water Damage Work”) of such nature as would normally be Tenant’s responsibility under
Section 8.2 above and to notify Tenant promptly after the repairs have been undertaken (including notice by telephone, to the extent reasonably practicable). Landlord shall determine, in its sole and absolute discretion, the contractors to be
used for the Water Damage Work, and Tenant will reimburse Landlord for the reasonable cost of the Water Damage Work, as additional Rent under this Lease, within 30 days following Tenant’s receipt of written demand from Landlord therefor. 

  
 40 

 ARTICLE 9 

ALTERATIONS AND IMPROVEMENTS 

9.1    TENANT ALTERATIONS 

(a)    The following provisions shall apply to the completion of any Tenant Alterations: 

(1)    Tenant shall not, except as provided herein, without the prior written consent of Landlord except for Cosmetic
Alterations (as hereinafter defined), which consent shall not be unreasonably withheld, conditioned or delayed, make or cause to be made any Tenant Alterations in or to the Premises or any Property systems serving the Premises to the Premises.
Notwithstanding anything in this Section 9.1 to the contrary, Landlord’s consent shall not be required for any Tenant Alteration that satisfies all of the following criteria (a “Cosmetic Alteration”): (A) is of a cosmetic nature
such as painting, wallpapering, hanging pictures and installing carpeting; (B) is not visible from the exterior of the Premises or Building; (C) will not affect the Building’s systems; (D) does not require work to be performed
inside the walls or above the ceiling of the Premises; (E) does not require a building permit; and (f) does not exceed $100,000.00 for any single Cosmetic Alteration. Cosmetic Alterations shall be subject to all the other provisions of
this Section 9.1. Prior to making any Tenant Alterations, Tenant shall give Landlord ten (10) days prior written notice (or such earlier notice as would be necessary pursuant to applicable Law) to permit Landlord sufficient time to post
appropriate notices of nonresponsibility. Tenant shall furnish Landlord with the names and addresses of all contractors and subcontractors and copies of all contracts. All Tenant Alterations shall be completed at such time and in such manner as
Landlord may from time to time reasonably designate, and only by contractors or mechanics approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed; provided, however, that Landlord may, in its sole discretion,
specify the engineers and contractors to perform all work relating to the Building’s systems (including the mechanical, heating, plumbing, security, ventilating, air-conditioning, electrical,
communication and the fire and life safety systems in the Building). The contractors, mechanics and engineers who may be used are further limited to those whose work will not cause or threaten to cause disharmony or interference with Landlord or
other tenants in the Building and their respective agents and contractors performing work in or about the Building. Landlord may further condition its consent upon Tenant furnishing to Landlord and Landlord approving prior to the commencement of any
work or delivery of materials to the Premises related to the Tenant Alterations such of the following as specified by Landlord: architectural plans and specifications, opinions from Landlord’s engineers stating that the Tenant Alterations will
not in any way adversely affect the Building’s systems, necessary permits and licenses, certificates of insurance, and such other documents in such form reasonably requested by Landlord. Landlord may, in the exercise of reasonable judgment,
request that Tenant provide Landlord with appropriate evidence of Tenant’s ability to complete and pay for the completion of the Tenant Alterations such as a performance bond or letter of credit. Upon completion of the Tenant Alterations,
Tenant shall deliver to Landlord an as-built digitized set of plans and specifications for the Tenant Alterations in both protected document (“.pdf”) and computer-aided design
(“CAD”) formats. 
 (2)    Tenant shall pay the cost of all Tenant Alterations and the cost of
decorating the Premises and any work to the Property occasioned thereby. Upon completion of Tenant Alterations, Tenant shall furnish Landlord with contractors’ affidavits and full and final waivers of lien and receipted bills covering all labor
and materials expended and used in connection therewith and such other documentation reasonably requested by Landlord or Mortgagee. 

  
 41 

 (3)    Tenant agrees to complete all Tenant Alterations (i) in
accordance with all Laws, Hazardous Materials Laws, all requirements of applicable insurance companies and in accordance with Landlord’s standard construction rules and regulations, (ii) in a good and workmanlike manner with the use of
good grades of materials, and (iii) in accordance with the requirements of the Project’s Sustainability Practices and Tenant is strongly encouraged to comply with the applicable Green Building Standards. Tenant shall promptly notify
Landlord if Tenant receives any notice of violation of any Law in connection with completion of any Tenant Alterations and shall take such steps as are necessary to remedy such violation. In no event shall such supervision or right to supervise by
Landlord nor shall any approvals given by Landlord under this Lease constitute any warranty by Landlord to Tenant of the adequacy of the design, workmanship or quality of such work or materials for Tenant’s intended use or of compliance with
the requirements of Section 9.1(a)(3)(i) and (ii) above or impose any liability upon Landlord in connection with the performance of such work. 

(b)    For any Tenant Alterations which Tenant requests Landlord to install, the forgoing provisions of this
Section 9.1 shall apply; provided, however, in addition to paying the cost of the Tenant Alterations, Tenant also shall pay an administrative fee equal to fifteen percent (15%) of such cost to Landlord, as additional Rent under this Lease, and
Landlord’s liability for such Tenant Alterations work shall be subject to and limited by the provisions of Article 17 below. All Tenant Additions, whether installed by Landlord or Tenant, shall without compensation or credit to Tenant,
become part of the Premises and the property of Landlord at the time of their installation and shall remain in the Premises, unless pursuant to Article 12, Tenant may remove them or is required to remove them at Landlord’s request. 

9.2    LIENS 
 Tenant
shall not permit any lien or claim for lien of any mechanic, laborer or supplier or any other lien to be filed against the Building, the Land, the Premises, or any other part of the Property arising out of work performed, or alleged to have been
performed by, or at the direction of, or on behalf of Tenant. If any such lien or claim for lien is filed, Tenant shall within ten (10) days after receiving notice of such lien or claim (a) have such lien or claim for lien released of
record or (b) deliver to Landlord a bond in form, content, amount, and issued by surety, satisfactory to Landlord, indemnifying, protecting, defending and holding harmless the Indemnitees against all costs and liabilities resulting from such
lien or claim for lien and the foreclosure or attempted foreclosure thereof. If Tenant fails to take any of the above actions, Landlord, in addition to its rights and remedies under Article 11, without investigating the validity of such lien or
claim for lien, may pay or discharge the same and Tenant shall, as payment of additional Rent hereunder, reimburse Landlord upon demand for the amount so paid by Landlord, including Landlord’s expenses and attorneys’ fees. 

  
 42 

 ARTICLE 10 

ASSIGNMENT AND SUBLETTING 

10.1    ASSIGNMENT AND SUBLETTING 

(a)    Excluding any assignment or sublease contemplated in Section 10.1(e), without the prior written consent of
Landlord, which consent of Landlord shall not be unreasonably withheld, conditioned or delayed, Tenant may not sublease, assign, mortgage, pledge, hypothecate or otherwise transfer or permit the transfer of this Lease or the encumbering of
Tenant’s interest therein in whole or in part, by operation of Law or otherwise or permit the use or occupancy of the Premises, or any part thereof, by anyone other than Tenant. Tenant agrees that the provisions governing sublease and
assignment set forth in this Article 10 shall be deemed to be reasonable. If Tenant desires to enter into any sublease of the Premises or assignment of this Lease, Tenant shall deliver written notice thereof to Landlord (“Tenant’s
Notice”), together with the identity of the proposed subtenant or assignee and the proposed principal terms thereof and financial and other information sufficient for Landlord to make an informed judgment with respect to such proposed subtenant
or assignee at least forty-five (45) days prior to the commencement date of the term of the proposed sublease or assignment. If Tenant proposes to sublease less than all of the Rentable Area of the Premises, the space proposed to be sublet and
the space retained by Tenant must each be a marketable unit as reasonably determined by Landlord and otherwise in compliance with all Laws. Landlord shall notify Tenant in writing of its approval or disapproval of the proposed sublease or assignment
or its decision to exercise its rights under Section 10.2 within thirty (30) days after receipt of Tenant’s Notice (and all required information). In no event may Tenant publicly offer or advertise all or any portion of the Premises
for assignment or sublease at a rental less than that then sought by Landlord for a direct lease (non-sublease) of comparable space in the Project. Tenant shall submit for Landlord’s approval (which
approval shall not be unreasonably withheld) any advertising which Tenant or its agents intend to use with respect to the space proposed to be sublet. 

(b)    With respect to Landlord’s consent to an assignment or sublease, Landlord may take into consideration any
factors that Landlord may deem relevant, and the reasons for which Landlord’s denial shall be deemed to be reasonable shall include, without limitation, the following: 

(i)    the business reputation or creditworthiness of any proposed subtenant or assignee is not acceptable to Landlord; or

 (ii)    in Landlord’s reasonable judgment the proposed assignee or sublessee would diminish the value or
reputation of the Project or Landlord, or would increase the expenses associated with operating, maintaining and repairing the Project; or 

(iii)    any proposed assignee’s or sublessee’s use of the Premises would violate Section 7.1 of this
Lease or would violate the provisions of any other leases of tenants in the Project; or 
 (iv)    the portion of the
Premises retained by Tenant after a proposed sublease would not which constitute a “marketable unit”, meaning that such space would be: (A) deprived of ready access to the then-current corridor and elevator lobby without extension or
reconfiguration of the corridor or creation of a connecting corridor; or (B) rendered in violation of any building code requirements; or (C) lacking exterior windows; or 

  
 43 

 (v)    the proposed sublessee or assignee is a current occupant of the
Project or a bona fide prospective tenant of Landlord in the Project as demonstrated by a written proposal dated within six (6) months prior to the date of Tenant’s request and Landlord has vacancy in the Project of a similar size and
finish as the space subject to such proposed sublease or assignment; or 
 (vi)    the proposed sublessee or assignee
would materially increase the estimated pedestrian and vehicular traffic to and from the Premises and the Project above that deemed typical by Landlord for office/lab use in the Project; or 

(vii)    Tenant is in Default under this Lease 

(c)    Any sublease or assignment shall be expressly subject to the terms and conditions of this Lease. Any subtenant or
assignee shall execute such documents as Landlord may reasonably require to evidence such subtenant or assignee’s assumption of the obligations and liabilities of Tenant under this Lease. Tenant shall deliver to Landlord a copy of all
agreements executed by Tenant and the proposed subtenant and assignee with respect to the Premises. Landlord’s approval of a sublease, assignment, hypothecation, transfer or third party use or occupancy shall not constitute a waiver of
Tenant’s obligation to obtain Landlord’s consent to further assignments or subleases, hypothecations, transfers or third party use or occupancy. 

(d)    For purposes of this Article 10, Tenant shall provide Landlord with written notice of any change in the
majority control of Tenant, resulting from any transfer, sale or assignment of shares of stock of Tenant occurring by operation of Law or otherwise if Tenant is a corporation whose shares of stock are not traded publicly. If Tenant is a partnership,
any change in the partners of Tenant shall be deemed to be an assignment. 
 (e)    For purposes of this Lease, a
“Permitted Transferee” shall mean any Person which: (i) is an Affiliate; or (ii) is the corporation or other entity (the “Successor”) resulting from a merger, consolidation or
non-bankruptcy reorganization with Tenant; or (iii) is otherwise a deemed assignee due to a change of control under Section 10.1(d) above; or (iv) purchases substantially all the assets or
equity interests of Tenant (the “Purchaser”). Notwithstanding anything to the contrary in Sections 10.1(a) and (b), 10.2 and 10.3, provided there is no Default under this Lease, Tenant shall have the right, without the prior written
consent of Landlord, to assign this Lease to a Permitted Transferee or to sublease the Premises or any part thereof to a Permitted Transferee provided that: (1) Landlord receives written notice of such assignment or sublease within thirty
(30) days’ of such assignment or sublease; (2) with respect to an assignment of this Lease or a sublease of more than half the Premises, the Permitted Transferee’s net worth and liquidity are each not less than the greater of
(A) Tenant’s net worth and liquidity as of the date of this Lease or (B) Tenant’s net worth and liquidity immediately prior to such assignment or subletting; (3) the Permitted Transferee expressly assumes (except a Permitted
Transferee which is a deemed assignee under subpart (iii) of this Section 10.1(e) or which is a sublessee in the event of a sublease under this Section 10.1(e)) in writing reasonably satisfactory to Landlord all of the obligations of
Tenant under this Lease; (4) Landlord receives within five (5) business days of the effective date 

  
 44 

 
a fully executed copy of the applicable assignment or sublease agreement between Tenant and the Permitted Transferee; (5) after Landlord’s written request, Tenant and the Permitted
Transferee provide such reasonable documents and information which Landlord reasonably requests for the purpose of substantiating whether or not the assignment or sublease is to a Permitted Transferee; and (6) such transfer is not being entered
into for the purpose of avoiding the requirement for Landlord’s prior consent or the provisions of Sections 10.2 or 10.3. All determinations of net worth and liquidity for purposes of this Subsection shall exclude any value
attributable to goodwill or going concern value. 
 (f)    With respect to any sublease hereunder, Tenant hereby
irrevocably assigns to Landlord, effective upon any such sublease, all rent and other payments due from subtenant under the sublease, provided however, that Tenant shall have a license to collect such rent and other payments until the occurrence of
a Default by Tenant under any of the provisions of this Lease. At any time after such Default, at Landlord’s option, Landlord shall have the right to give notice to the subtenant of such assignment. Landlord shall credit Tenant with any rent
received by Landlord under such assignment but the acceptance of any payment on account of rent from the subtenant as the result of any such default shall in no manner whatsoever serve to release Tenant from any liability under the terms, covenants,
conditions, provisions or agreement under this Lease. No such payment of rent or any other payment by the subtenant directly to Landlord and/or acceptance of such payment(s) by Landlord, regardless of the circumstances or reasons therefor, shall in
any manner whatsoever be deemed an attornment by the subtenant to Landlord in the absence of a specific written agreement signed by Landlord to such an effect. 

10.2    RECAPTURE 

Excluding any assignment or sublease contemplated in Section 10.1(e), Landlord shall have the option to exclude from the Premises covered
by this Lease (“recapture”) the space proposed to be sublet or subject to the assignment, effective as of the proposed commencement date of such sublease or assignment. If Landlord elects to recapture, Tenant shall surrender possession of
the space proposed to be subleased or subject to the assignment to Landlord on the effective date of recapture of such space from the Premises, such date being the Termination Date for such space. Effective as of the date of recapture of any portion
of the Premises pursuant to this section, the Monthly Base Rent, Rentable Area of the Premises and Tenant’s Share shall be adjusted accordingly. 

10.3    EXCESS RENT 

Tenant shall pay Landlord on the first day of each month during the term of the sublease or assignment, as additional Rent under this Lease,
fifty percent (50%) of the amount by which the sum of all rent and other consideration (direct or indirect) due from the subtenant or assignee for such month exceeds: (i) that portion of the Monthly Base Rent and Rent Adjustments due under this
Lease for said month which is allocable to the space sublet or assigned; and (ii) the following costs and expenses for the subletting or assignment of such space: (1) brokerage commissions and attorneys’ fees and expenses,
(2) the actual costs paid in making any improvements or substitutions in the Premises required by any sublease or assignment; and (3) moving costs and other amounts actually paid with respect of such subtenant’s or assignee’s
other leases or occupancy arrangements, but only to the extent same are typical, reasonable and appropriate under the prevailing market conditions. All such costs and expenses shall be amortized over the term of the sublease or assignment pursuant
to sound accounting principles. 

  
 45 

 10.4    TENANT LIABILITY 

Excluding any assignment or sublease contemplated in Section 10.1(e), in the event of any sublease or assignment, whether or not with
Landlord’s consent, Tenant shall not be released or discharged from any liability, whether past, present or future, under this Lease, including any liability arising from the exercise of any renewal or expansion option, to the extent such
exercise is expressly permitted by Landlord. Tenant’s liability shall remain primary, and in the event of default by any subtenant, assignee or successor of Tenant in performance or observance of any of the covenants or conditions of this
Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against said subtenant, assignee or successor. After any assignment, Landlord may consent to subsequent assignments or subletting of this Lease, or
amendments or modifications of this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto, and such action shall not relieve Tenant or any successor of Tenant of
liability under this Lease. If Landlord grants consent to such sublease or assignment, Tenant shall pay all reasonable attorneys’ fees and expenses incurred by Landlord with respect to such assignment or sublease. In addition, if Tenant has any
options to extend the Term or to add other space to the Premises, such options shall not be available to any subtenant or assignee (unless such subtenant or assignee is a Permitted Transferee), directly or indirectly without Landlord’s express
written consent, which shall not be unreasonably, conditioned or delayed. 
 10.5    ASSUMPTION AND ATTORNMENT 

If Tenant shall assign this Lease as permitted herein, the assignee shall expressly assume all of the obligations of Tenant hereunder in a
written instrument satisfactory to Landlord and furnished to Landlord not later than fifteen (15) days prior to the effective date of the assignment. Each sublease by Tenant hereunder shall be subject and subordinate to this Lease and to the
matters to which this Lease is or shall be subordinate, and each subtenant by entering into a sublease is deemed to have agreed that in the event of termination, re-entry or dispossession by Landlord under
this Lease, Landlord may, at its option, either terminate the sublease or take over all of the right, title and interest of Tenant, as sublandlord, under such sublease, and such subtenant shall, at Landlord’s option, attorn to Landlord pursuant
to the then executory provisions of such sublease, except that Landlord shall not be: (1) liable for any previous act or omission of Tenant under such sublease; (2) subject to any counterclaim, offset or defense that such subtenant might
have against Tenant; (3) bound by any previous modification of such sublease or by any rent or additional rent or advance rent which such subtenant might have paid for more than the current month to Tenant, and all such rent shall remain due
and owing, notwithstanding such advance payment; (4) bound by any security or advance rental deposit made by such subtenant which is not delivered or paid over to Landlord and with respect to which such subtenant shall look solely to Tenant for
refund or reimbursement; or (5) obligated to perform any work in the subleased space or to prepare it for occupancy, and in connection with such attornment, the subtenant shall execute and deliver to Landlord any instruments Landlord may
reasonably request to evidence and confirm such attornment. Each subtenant or licensee of Tenant shall be deemed, automatically upon and as a condition of its occupying or using the Premises or any part thereof, to have agreed to be bound by the
terms and conditions set forth in this Section 10.5. 

  
 46 

 10.6    PROCESSING EXPENSES 

Tenant shall pay to Landlord, as Landlord’s cost of processing each proposed assignment or subletting (whether or not the same is
ultimately approved by Landlord or consummated by Tenant), an amount equal to the sum of (i) Landlord’s reasonable attorneys’ and other professional fees, plus (ii) the sum of $2,500.00 for the cost of Landlord’s
administrative, accounting and clerical time (collectively, “Processing Costs”). Notwithstanding anything to the contrary herein, Landlord shall not be required to process any request for Landlord’s consent to an assignment or
subletting until Tenant has paid to Landlord the amount of Landlord’s estimate of the Processing Costs. When the actual amount of the Processing Costs is determined, it shall be reconciled with Landlord’s estimate, and any payments or
refunds required as a result thereof shall promptly thereafter be made by the parties. 
 10.7    EFFECT OF IMPERMISSIBLE
TRANSFER 
 Any assignment or sublease effected without Landlord’s consent in violation of this Article 10 shall, at
Landlord’s option, be a noncurable Default under Section 11.1 without the necessity of any notice and grace period. 
 ARTICLE 11

 DEFAULT AND REMEDIES 

11.1    DEFAULT 
 The
occurrence or existence of any one or more of the following shall constitute a “Default” by Tenant under this Lease: 

(a)    Tenant fails to pay any installment or other payment of Rent including Rent Adjustment Deposits or Rent Adjustments
within five (5) business days after receipt of written notice to Tenant that such amount is due; 
 (b)    Tenant
vacates or abandons the Premises; 
 (c)    Tenant violates the restrictions on assignments and subleases set forth in
Article 10 – Assignment and Subletting; 
 (d)    Tenant fails to maintain any insurance policy required
hereunder, and fails to cure such default within ten (10) business days after written notice thereof to Tenant; 

(e)    Tenant fails to observe or perform any of the other covenants, conditions or provisions of this Lease and fails to
cure such default within fifteen (15) days after written notice thereof to Tenant, unless the default involves an Environmental Condition, which shall be cured forthwith or unless the failure to perform is a Default for which this Lease
specifies there is no cure or grace period; 

  
 47 

 (f)    the interest of Tenant in this Lease is levied upon under
execution or other legal process; 
 (g)    a petition is filed by or against Tenant to declare Tenant bankrupt or
seeking a plan of reorganization or arrangement under any Chapter of the Bankruptcy Code, or any amendment, replacement or substitution therefor, or to delay payment of, reduce or modify Tenant’s debts, which in the case of an involuntary
action is not discharged within thirty (30) days; 
 (h)    Tenant is declared insolvent by Law or any assignment
of Tenant’s property is made for the benefit of creditors; 
 (i)    a receiver is appointed for Tenant or
Tenant’s property, which appointment is not discharged within thirty (30) days; 
 (j)    any action taken by
or against Tenant to reorganize or modify Tenant’s capital structure in a materially adverse way which in the case of an involuntary action is not discharged within thirty (30) days; 

(k)    upon the dissolution of Tenant; or 

(l)    upon the third occurrence during any 12-month period during the Term that
Tenant fails to pay Rent (after the applicable notice and cure periods provided in this Section) or has breached a particular covenant of this Lease (whether or not such failure or breach is thereafter cured within any stated cure or grace period or
statutory period). 
 Notwithstanding anything contained to the contrary in this Lease, in the event that Landlord claims that Tenant is in
Default of any non-monetary term, covenant, condition or obligation hereunder (other than providing evidence of insurance) which cannot reasonably be cured within thirty (30) days after receipt of notice
of such Default from Landlord, no Default shall be deemed to have occurred provided Tenant (i) has commenced the curing of such Default within such thirty (30) day period, and (ii) diligently prosecutes the performance of same. 

11.2    LANDLORD’S REMEDIES 

(a)    A Default shall constitute a breach of this Lease for which Landlord shall have the rights and remedies set forth in
this Section 11.2 and all other rights and remedies set forth in this Lease or now or hereafter allowed by Law, whether legal or equitable, and all rights and remedies of Landlord shall be cumulative and none shall exclude any other right or
remedy now or hereafter allowed by applicable Law. 
 (b)    With respect to a Default, at any time Landlord may
terminate Tenant’s right to possession by written notice to Tenant stating such election. Any written notice required pursuant to Section 11.1 shall constitute notice of unlawful detainer pursuant to California Code of Civil Procedure
Section 1161 if, at Landlord’s sole discretion, it states Landlord’s election that Tenant’s right to possession is terminated after expiration of any period required by Law or any longer period required by Section 11.1. Upon
the expiration of the period stated in Landlord’s written notice of termination (and unless such notice provides an option to cure within such period and Tenant cures the Default within such period), Tenant’s right to possession shall
terminate and this 

  
 48 

 
Lease shall terminate, and Tenant shall remain liable as hereinafter provided. Upon such termination in writing of Tenant’s right to possession, Landlord shall have the right, subject to
applicable Law, to re-enter the Premises and dispossess Tenant and the legal representatives of Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, or as otherwise
permitted by Law, regain possession of the Premises and remove their property (including their trade fixtures, personal property and Required Removables pursuant to Article 12), but Landlord shall not be obligated to effect such removal, and
such property may, at Landlord’s option, be stored elsewhere, sold or otherwise dealt with as permitted by Law, at the risk of, expense of and for the account of Tenant, and the proceeds of any sale shall be applied pursuant to Law. Landlord
shall in no event be responsible for the value, preservation or safekeeping of any such property. Tenant hereby waives all claims for damages that may be caused by Landlord’s removing or storing Tenant’s personal property pursuant to this
Section or Section 12.1, and Tenant hereby indemnifies, and agrees to defend, protect and hold harmless, the Indemnitees from any and all loss, claims, demands, actions, expenses, liability and cost (including attorneys’ fees and
expenses) arising out of or in any way related to such removal or storage. Upon such written termination of Tenant’s right to possession and this Lease, Landlord shall have the right to recover damages for Tenant’s Default as provided
herein or by Law, including the following damages provided by California Civil Code Section 1951.2: 
 (1)    the
worth at the time of award of the unpaid Rent which had been earned at the time of termination; 
 (2)    the worth at
the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could reasonably have been avoided; 

(3)    the worth at the time of award of the amount by which the unpaid Rent for the balance of the term of this Lease
after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; 

(4)    any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure
to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including, without limitation, Landlord’s unamortized costs of tenant improvements, leasing commissions and legal fees
incurred in connection with entering into this Lease; and 
 (5)    any other amounts, in addition to or in lieu of
those listed above, that may be permitted by applicable Law. 
 The word “rent” as used in this Section 11.2 shall have the
same meaning as the defined term Rent in this Lease. The “worth at the time of award” of the amount referred to in clauses (1) and (2) above is computed by allowing interest at the Default Rate. The worth at the time of award of the
amount referred to in clause (3) above is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). For the purpose of determining unpaid Rent under clause
(3) above, the monthly Rent reserved in this Lease shall be deemed to be the sum of the Monthly Base Rent, monthly storage space rent, if any, the amounts last payable by Tenant as Rent Adjustments for the calendar year in which Landlord
terminated this Lease as provided hereinabove, and any additional Rent under this Lease. 

  
 49 

 (c)    Even if Tenant is in Default and/or has abandoned the Premises,
this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession by written notice as provided in Section 11.2(b) above, and Landlord may enforce all its rights and remedies under this Lease,
including the right to recover Rent as it becomes due under this Lease. In such event, Landlord shall have all of the rights and remedies of a landlord under California Civil Code Section 1951.4 (lessor may continue Lease in effect after
lessee’s breach and abandonment and recover Rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations), or any successor statute. During such time as Tenant is in Default, if Landlord has not
terminated this Lease by written notice and if Tenant requests Landlord’s consent to an assignment of this Lease or a sublease of the Premises, such consent shall be governed by the terms and conditions of Article 10 above. Tenant
acknowledges and agrees that the provisions of Article 10 shall be deemed to constitute reasonable limitations of Tenant’s right to assign or sublet. Tenant acknowledges and agrees that in the absence of written notice pursuant to
Section 11.2(b) above terminating Tenant’s right to possession, no other act of Landlord shall constitute a termination of Tenant’s right to possession or an acceptance of Tenant’s surrender of the Premises, including acts of
maintenance or preservation or efforts to relet the Premises or the appointment of a receiver upon initiative of Landlord to protect Landlord’s interest under this Lease or the withholding of consent to a subletting or assignment, or
terminating a subletting or assignment, if in accordance with other provisions of this Lease. 
 (d)    In the event
that Landlord seeks an injunction with respect to a breach or threatened breach by Tenant of any of the covenants, conditions or provisions of this Lease, Tenant agrees to pay the premium for any bond required in connection with such injunction.

 (e)    Tenant hereby waives any and all rights to relief from forfeiture, redemption or reinstatement granted by Law
(including California Civil Code of Procedure Sections 1174 and 1179) in the event of Tenant being evicted or dispossessed for any cause or in the event of Landlord obtaining possession of the Premises by reason of Tenant’s Default or
otherwise; 
 (f)    Notwithstanding any other provision of this Lease, a notice to Tenant given under this
Article and Article 24 of this Lease or given pursuant to California Code of Civil Procedure Section 1161, and any notice served by mail, shall be deemed served, and the requisite waiting period deemed to begin under said Code of
Civil Procedure Section upon mailing (except as may be required under Code of Civil Procedure Section 1161 et seq.), without any additional waiting requirement under Code of Civil Procedure Section 1011 et seq. or by other Law. For
purposes of Code of Civil Procedure Section 1162, Tenant’s “place of residence”, “usual place of business”, “the property” and “the place where the property is situated” shall mean and be the
Premises, whether or not Tenant has vacated same at the time of service. 
 (g)    The voluntary or other surrender or
termination of this Lease, or a mutual termination or cancellation thereof, shall not work a merger and shall terminate all or any existing assignments, subleases, subtenancies or occupancies permitted by Tenant, except if and as otherwise specified
in writing by Landlord. 

  
 50 

 (h)    No delay or omission in the exercise of any right or remedy of
Landlord upon any Default by Tenant, and no exercise by Landlord of its rights pursuant to Section 26.16 to perform any duty which Tenant fails timely to perform, shall impair any right or remedy or be construed as a waiver. No provision of
this Lease shall be deemed waived by Landlord or Tenant unless such waiver is in writing signed by Landlord or by Tenant, as the case may be. The waiver by Landlord or Tenant of any breach of any provision of this Lease shall not be deemed a waiver
of any subsequent breach of the same or any other provision of this Lease. 
 11.3    ATTORNEY’S FEES 

In the event any party brings any suit or other proceeding with respect to the subject matter or enforcement of this Lease, the prevailing
party (as determined by the court, agency or other authority before which such suit or proceeding is commenced) shall, in addition to such other relief as may be awarded, be entitled to recover attorneys’ fees, expenses and costs of
investigation as actually incurred, including court costs, expert witness fees, costs and expenses of investigation, and all attorneys’ fees, costs and expenses in any such suit or proceeding (including in any action or participation in or in
connection with any case or proceeding under the Bankruptcy Code, 11 United States Code Sections 101 et seq. (the “Bankruptcy Code”), or any successor statutes, in establishing or enforcing the right to indemnification, in appellate
proceedings, or in connection with the enforcement or collection of any judgment obtained in any such suit or proceeding). 

11.4    BANKRUPTCY 

The following provisions shall apply in the event of the bankruptcy or insolvency of Tenant: 

(a)    In connection with any proceeding under Chapter 7 of the Bankruptcy Code where the trustee of Tenant elects to
assume this Lease for the purposes of assigning it, such election or assignment, may only be made upon compliance with the provisions of (b) and (c) below, which conditions Landlord and Tenant acknowledge to be commercially reasonable. In the
event the trustee elects to reject this Lease, then Landlord shall immediately be entitled to possession of the Premises without further obligation to Tenant or the trustee. 

(b)    Any election to assume this Lease under Chapter 11 or 13 of the Bankruptcy Code by Tenant as debtor-in-possession or by Tenant’s trustee (the “Electing Party”) must provide for: 

The Electing Party to cure or provide to Landlord adequate assurance that it will cure all monetary defaults under this Lease within fifteen
(15) business days from the date of assumption, and that it will cure all nonmonetary defaults under this Lease within thirty (30) days from the date of assumption. Landlord and Tenant acknowledge such condition to be commercially
reasonable. 
 (c)    If the Electing Party has assumed this Lease or elects to assign Tenant’s interest under this
Lease to any other person, such interest may be assigned only if the intended assignee has provided adequate assurance of future performance (as herein defined), of all of the obligations imposed on Tenant under this Lease. 

  
 51 

 For the purposes hereof, “adequate assurance of future performance” means that
Landlord has ascertained that each of the following conditions has been satisfied: 
 (i)    The assignee has submitted
a current financial statement, certified by its chief financial officer, which shows a net worth and working capital in amounts sufficient to assure the future performance by the assignee of Tenant’s obligations under this Lease; and 

(ii)    Landlord has obtained consents or waivers from any third parties that may be required under a lease, mortgage,
financing arrangement, or other agreement by which Landlord is bound, to enable Landlord to permit such assignment. 

(d)    Landlord’s acceptance of rent or any other payment from any trustee, receiver, assignee, person, or other
entity will not be deemed to have waived, or waive, the requirement of Landlord’s consent, Landlord’s right to terminate this Lease for any transfer of Tenant’s interest under this Lease without such consent, or Landlord’s claim
for any amount of Rent due from Tenant. 
 11.5    LANDLORD’S DEFAULT 

Landlord shall be in default hereunder in the event Landlord has not commenced and pursued with reasonable diligence the cure of any failure of
Landlord to meet its obligations hereunder within thirty (30) days after the receipt by Landlord of written notice from Tenant of the alleged failure to perform (except in the event of an emergency, in which case Landlord’s obligation to
commence to cure or meet its obligation must be immediate). Failure to provide the requisite notice and cure period by Tenant under this paragraph shall be an absolute defense by Landlord against any claims for failure to perform any of its
obligations. In no event shall Tenant have the right to terminate or rescind this Lease as a result of Landlord’s default as to any covenant or agreement contained in this Lease. Tenant hereby waives such remedies of termination and rescission
and hereby agrees that Tenant’s remedies for default hereunder and for breach of any promise or inducement shall be limited to a suit for damages and/or injunction. In addition, Tenant hereby covenants that, prior to the exercise of any such
remedies, it will give any Mortgagee notice and a reasonable time to cure any default by Landlord (as specified in Section 23.2 below). 

ARTICLE 12 
 SURRENDER OF
PREMISES 
 12.1    IN GENERAL 

Upon the Termination Date, Tenant shall surrender and vacate the Premises and deliver possession thereof to Landlord in the same condition as
on the Commencement Date, ordinary wear and tear, casualty and condemnation excepted, and any damage from casualty and condemnation, and damage caused by Landlord, shall be governed by the provisions of this Lease dealing specifically therewith.
Tenant shall deliver to Landlord all keys to the Premises. All improvements in and to the Premises, including any Tenant Alterations (collectively, “Leasehold Improvements”) shall remain upon the Premises at the end of the Term without
compensation to Tenant. Landlord, however, by written notice to Tenant at least 30 days prior to the Termination Date, may require Tenant, at its expense, to remove (a) any Cable, and (b) any Tenant Additions that, in Landlord’s
reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with standard laboratory and office improvements (collectively referred to as “Required
Removables”). 

  
 52 

 
Required Removables may include, without limitation, internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and modifications. The
designated Required Removables shall be removed by Tenant before the Termination Date. Tenant’s removal and disposal of items pursuant to this Section 12.1 must comply with the Project’s Sustainability Practices and Tenant is strongly
encouraged to comply with the applicable Green Building Standards. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant fails to perform its obligations in a timely manner, Landlord may perform such work
at Tenant’s expense. In the event possession of the Premises is not delivered to Landlord when required hereunder, or if Tenant shall fail to remove those items described above after thirty (30) days’ written notice to Tenant,
Landlord may (but shall not be obligated to), at Tenant’s expense, remove any of such property and store, sell or otherwise deal with such property, and undertake, at Tenant’s expense, such restoration work to satisfy Tenant’s
obligations regarding delivery of the Premises as required in this Section. Notwithstanding anything in this Section 12.1 to the contrary, failure by Tenant to comply with the provisions of this Section 12.1 with respect to any Required
Removables that are required to be removed from the Premises by Tenant hereunder shall constitute a failure of Tenant to validly surrender the Premises. 

12.2    LANDLORD’S RIGHTS 

All property which Tenant has not removed from the Premises thirty (30) days after the Termination Date may be removed from the Premises
by Landlord shall be conclusively presumed to have been abandoned by Tenant and Landlord may deal with such property as provided in Section 11.2(b), including the waiver and indemnity obligations provided in that Section. Tenant shall also
reimburse Landlord for all costs and expenses incurred by Landlord in removing any Tenant Additions and in restoring the Premises to the condition required by this Lease upon Tenant’s receipt of paid invoices of such costs and expenses. 

ARTICLE 13 
 HOLDING OVER

 In the event that Tenant holds over in possession of the Premises after the Termination Date, for each month or partial month Tenant
holds over possession of the Premises, then for the first three (3) months of such holding over, Tenant shall pay Landlord one hundred twenty-five percent (125%) of the monthly Rent payable for the month immediately preceding the holding over
and one hundred percent (100%) of any applicable Rent Adjustments or increases to Rent Adjustments which Landlord may reasonably estimate, and thereafter, Tenant shall pay Landlord one hundred fifty percent (150%) of the monthly Rent payable for the
month immediately preceding the holding over and one hundred percent (100%) of any applicable Rent Adjustments or increases to Rent Adjustments which Landlord may reasonably estimate. Tenant shall also pay all damages, excluding consequential,
incidental, special or punitive damages, sustained by Landlord by reason of such holding over. The provisions of this Article shall not constitute a waiver by Landlord of any re-entry rights of Landlord,
and Tenant’s continued occupancy of the Premises shall be a tenant-at-will whose tenancy is terminable at any time on not less than thirty (30) days’
written notice from Landlord. 

  
 53 

 ARTICLE 14 

DAMAGE BY FIRE OR OTHER CASUALTY 

14.1    SUBSTANTIAL UNTENANTABILITY 

(a)    If any fire or other casualty (whether insured or uninsured) renders all or a substantial portion of the Premises or
the Building untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage, estimate the length of time that will be required to substantially complete the repair and restoration and shall, by written notice advise
Tenant of such estimate (“Landlord’s Notice”). If Landlord estimates that the amount of time required to substantially complete such repair and restoration will exceed one hundred eighty (180) days from the date such damage
occurred, then Landlord, or Tenant if all or a substantial portion of the Premises is rendered untenantable, shall have the right to terminate this Lease as of the date of such damage by delivering written notice to the other at any time within
twenty (20) business days after delivery of Landlord’s Notice, provided that if Landlord so chooses, Landlord’s Notice may also constitute such notice of termination. 

(b)    Unless this Lease is terminated as provided in the preceding subparagraph, Landlord shall proceed with reasonable
promptness to repair and restore the Premises to its condition as existed prior to such casualty, subject to reasonable delays for insurance adjustments and Force Majeure delays, and also subject to zoning Laws and building codes then in effect.
Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs and restoration are not in fact completed within the time period estimated by Landlord so long as Landlord shall proceed with
reasonable diligence to complete such repairs and restoration. 
 (c)    Tenant acknowledges that Landlord shall be
entitled to the full proceeds of any insurance coverage, whether carried by Landlord or Tenant, for damages to the Premises, except for those proceeds of Tenant’s insurance for its own personal property and equipment which would be removable by
Tenant at the Termination Date. All such insurance proceeds shall be payable to Landlord whether or not the Premises are to be repaired and restored; provided, however, if this Lease is not terminated and the parties proceed to repair and restore
Tenant Additions at Tenant’s cost, to the extent Landlord received proceeds of Tenant’s insurance covering Tenant Additions, such proceeds shall be applied to reimburse Tenant for its cost of repairing and restoring Tenant Additions. 

(d)    Notwithstanding anything to the contrary herein set forth: (i) Landlord shall have no duty pursuant to this
Section to repair or restore any portion of any Tenant Additions or to expend for any repair or restoration of the Premises or Building in amounts in excess of insurance proceeds paid to Landlord and available for repair or restoration; and
(ii) Tenant shall not have the right to terminate this Lease pursuant to this Section if any damage or destruction was caused by the gross negligence or willful misconduct of Tenant, its agent or employees. Whether or not this Lease is
terminated pursuant to this Article 14, in no event shall Tenant be entitled to any compensation or damages for loss of the use of the whole or any part of the Premises or for any inconvenience or annoyance occasioned by any such damage,
destruction, rebuilding or restoration of the Premises or the Building or access thereto. 
 (e)    Any repair or
restoration of the Premises performed by Tenant shall be in accordance with the provisions of Article 9 hereof. 

  
 54 

 14.2    INSUBSTANTIAL UNTENANTABILITY 

If the Premises or the Building is damaged by a casualty but neither is rendered substantially untenantable and Landlord estimates that the
time to substantially complete the repair or restoration will not exceed one hundred eighty (180) days from the date such damage occurred, then Landlord shall proceed to repair and restore the Building or the Premises other than Tenant
Additions, with reasonable promptness, unless such damage is to the Premises and occurs during the last six (6) months of the Term, in which event either Tenant or Landlord shall have the right to terminate this Lease as of the date of such
casualty by giving written notice thereof to the other within twenty (20) business days after the date of such casualty. Notwithstanding the aforesaid, Landlord’s obligation to repair shall be limited in accordance with the provisions of
Section 14.1 above. 
 14.3    RENT ABATEMENT 

Except for the gross negligence or willful act of Tenant or its agents, employees, contractors or invitees, if all or any part of the Premises
are rendered untenantable by fire or other casualty and this Lease is not terminated, Rent, including Monthly Base Rent, Rent Adjustments, and all other payments and/or charges payable by Tenant under this Lease (other than the Amortized Tenant
Improvement Allowance Payments), shall abate for that part of the Premises which is untenantable on a per diem basis from the date of the casualty until Landlord has substantially completed the repair and restoration work in the Premises which it is
required to perform, provided, that as a result of such casualty, Tenant does not occupy the portion of the Premises which is untenantable during such period. 

14.4    WAIVER OF STATUTORY REMEDIES 

The provisions of this Lease, including this Article 14, constitute an express agreement between Landlord and Tenant with respect to any
and all damage to, or destruction of, the Premises or the Property or any part of either, and any Law, including Sections 1932(2), 1933(4), 1941 and 1942 of the California Civil Code, with respect to any rights or obligations concerning damage
or destruction shall have no application to this Lease or to any damage to or destruction of all or any part of the Premises or the Property or any part of either, and are hereby waived. 

ARTICLE 15 
 EMINENT DOMAIN

 15.1    TAKING OF WHOLE OR SUBSTANTIAL PART 

In the event the whole or any substantial part of the Building or of the Premises is taken or condemned by any competent authority for any
public use or purpose (including a deed given in lieu of condemnation) and is thereby rendered untenantable, this Lease shall terminate as of the date title vests in such authority, and Monthly Base Rent and Rent Adjustments shall be apportioned as
of the Termination Date. Notwithstanding anything to the contrary herein set forth, in the event the taking is temporary (for less than the remaining Term of this Lease), Landlord may elect either (i) to terminate this Lease or (ii) permit
Tenant to receive the entire award attributable to the Premises in which case Tenant shall continue to pay Rent and this Lease shall not terminate. 

  
 55 

 15.2    TAKING OF PART 

In the event a part of the Building or the Premises is taken or condemned by any competent authority (or a deed is delivered in lieu of
condemnation) and this Lease is not terminated, this Lease shall be amended to reduce or increase, as the case may be, the Monthly Base Rent and Tenant’s Share to reflect the Rentable Area of the Premises or Building, as the case may be,
remaining after any such taking or condemnation. Landlord, upon receipt and to the extent of the award in condemnation (or proceeds of sale) shall make necessary repairs and restorations to the Premises (exclusive of Tenant Additions) and to the
Building to the extent necessary to constitute the portion of the Building not so taken or condemned as a complete architectural and economically efficient unit. Notwithstanding the foregoing, if as a result of any taking, or a governmental order
that the grade of any street or alley adjacent to the Building is to be changed and such taking or change of grade makes it necessary or desirable to substantially remodel or restore the Building or prevents the economical operation of the Building,
Landlord shall have the right to terminate this Lease upon ninety (90) days prior written notice to Tenant. 

15.3    COMPENSATION 

Landlord shall be entitled to receive the entire award (or sale proceeds) from any such taking, condemnation or sale without any payment to
Tenant, and Tenant hereby assigns to Landlord, Tenant’s interest, if any, in such award; provided, however, Tenant shall have the right separately to pursue against the condemning authority a separate award in respect of the loss, if any, to
Tenant Additions paid for by Tenant without any credit or allowance from Landlord so long as there is no diminution of Landlord’s award as a result. 

ARTICLE 16 
 INSURANCE 

16.1    TENANT’S INSURANCE 

Tenant, at Tenant’s expense, agrees to maintain in force, with a company or companies acceptable to Landlord, during the Term:
(a) Commercial General Liability Insurance on a primary basis and without any right of contribution from any insurance carried by Landlord covering the Premises on an occurrence basis against all claims for personal injury, bodily injury, death
and property damage, including contractual liability covering the indemnification provisions in this Lease, and such insurance shall be for such limits that are reasonably required by Landlord from time to time but not less than a combined single
limit (each occurrence and in the aggregate) of Five Million and No/100 Dollars ($5,000,000.00) (which limit may be achieved through use of umbrella coverage); (b) Workers’ Compensation and Employers’ Liability Insurance to the extent
required by and in accordance with the Laws of the State of California; (c) “All Risks” property insurance in an amount adequate to cover the full replacement cost of all Tenant Additions, equipment, installations, fixtures and contents of
the Premises in the event of loss from water damage, earthquake sprinkler leakage, and such other risks as Landlord may designate from time to time; (d) in the event a motor vehicle is to be used by Tenant in connection with its business

  
 56 

 
operation from the Premises, Comprehensive Automobile Liability Insurance coverage with limits of not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit coverage
against bodily injury liability and property damage liability arising out of the use by or on behalf of Tenant, its agents and employees in connection with this Lease, of any owned, non-owned or hired motor
vehicles; (e) environmental liability (also known as “Pollution Legal Liability”) coverage with limits of not less than One Million and No/100 Dollars ($1,000,000.00) to cover Tenant’s indemnity obligations pursuant to
Section 7.1(f)(5) above; and (f) such other insurance or coverages as Landlord reasonably requires. 
 16.2    FORM OF
POLICIES 
 Each policy referred to in Section 16.1 shall satisfy the following requirements. Each policy shall (i) name
Landlord and the Indemnitees as additional insureds (except Workers’ Compensation and Employers’ Liability Insurance), (ii) be issued by one or more responsible insurance companies licensed to do business in the State of California
reasonably satisfactory to Landlord, (iii) where applicable, provide for deductible amounts satisfactory to Landlord and not permit co-insurance, and (iv) each policy of “All-Risks” property insurance shall provide that the policy shall not be invalidated should the insured waive in writing prior to a loss, any or all rights of recovery against any other party for losses
covered by such policies. Tenant shall deliver to Landlord, certificates of insurance (and at Landlord’s request, copies of all policies and renewals thereof to be maintained by Tenant hereunder), prior to Tenant’s entry into the Premises
and prior to the expiration date of each policy. Additionally, Tenant shall provide Landlord written notice of any cancellation or amendment of any such insurance within two (2) business days following Tenant’s knowledge of the same. If
Tenant fails to carry the insurance required under this Article 16 or fails to provide certificates of renewal as and when required hereunder, Landlord may, but shall not be obligated to acquire such insurance on Tenant’s behalf or
Tenant’s sole cost and expense. 
 16.3    LANDLORD’S INSURANCE 

Landlord agrees to purchase and keep in full force and effect during the Term hereof, including any extensions or renewals thereof, insurance
under policies issued by insurers of recognized responsibility, qualified to do business in the State of California on the Building in amounts sufficient to cover not less than 80% of the replacement cost thereof, insuring against fire and such
other risks as may be included in standard forms of all risk coverage insurance reasonably available from time to time (which requirement may be achieved through use of a single insurance policy covering multiple buildings owned by Landlord and
affiliates of Landlord). Landlord agrees to maintain in force during the Term, Commercial General Liability Insurance covering the Building on an occurrence basis against all claims for personal injury, bodily injury, death, and property damage.
Such insurance shall be for a combined single limit (each occurrence and in the aggregate) of not less than Five Million and No/100 Dollars ($5,000,000.00) (which limit may be achieved through use of umbrella coverage). Neither Landlord’s
obligation to carry such insurance nor the carrying of such insurance shall be deemed to be an indemnity by Landlord with respect to any claim, liability, loss, cost or expense due, in whole or in part, to Tenant’s negligent acts or omissions
or willful misconduct. Without obligation to do so, Landlord may, in its sole discretion from time to time, carry insurance in amounts greater and/or for coverage additional to the coverage and amounts set forth above. 

  
 57 

 16.4    WAIVER OF SUBROGATION 

(a)    Landlord agrees that, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under
the laws of the State of California, it will include in its “All Risks” policies appropriate clauses pursuant to which the insurance companies (i) waive all right of subrogation against Tenant with respect to losses payable under such
policies and/or (ii) agree that such policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policies. 

(b)    Tenant agrees to include, if obtainable at no, or minimal, additional cost, and so long as the same is permitted
under the laws of the State of California, in its “All Risks” insurance policy or policies on Tenant Additions, whether or not removable, and on Tenant’s furniture, furnishings, fixtures and other property removable by Tenant under
the provisions of this Lease, appropriate clauses pursuant to which the insurance company or companies (i) waive the right of subrogation against Landlord and/or any tenant of space in the Building with respect to losses payable under such
policy or policies and/or (ii) agree that such policy or policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policy or policies. If
Tenant is unable to obtain in such policy or policies either of the clauses described in the preceding sentence, Tenant shall, if legally possible and without necessitating a change in insurance carriers, have Landlord named in such policy or
policies as an additional insured. If Landlord shall be named as an additional insured in accordance with the foregoing, Landlord agrees to endorse promptly to the order of Tenant, without recourse, any check, draft, or order for the payment of
money representing the proceeds of any such policy or representing any other payment growing out of or connected with said policies, and Landlord does hereby irrevocably waive any and all rights in and to such proceeds and payments. 

(c)    Provided that Landlord’s right of full recovery under its policy or policies aforesaid is not adversely
affected or prejudiced thereby, Landlord hereby waives any and all right of recovery which it might otherwise have against Tenant, its servants, agents and employees, for loss or damage occurring to the Real Property and the fixtures, appurtenances
and equipment therein, to the extent the same is covered by Landlord’s insurance, notwithstanding that such loss or damage may result from the negligence or fault of Tenant, its servants, agents or employees. Provided that Tenant’s right
of full recovery under its aforesaid policy or policies is not adversely affected or prejudiced thereby, Tenant hereby waives any and all right of recovery which it might otherwise have against Landlord, its servants, and employees and against every
other tenant of the Real Property who shall have executed a similar waiver as set forth in this Section 16.4(c) for loss or damage to Tenant Additions, whether or not removable, and to Tenant’s furniture, furnishings, fixtures and other
property removable by Tenant under the provisions hereof to the extent the same is coverable by Tenant’s insurance required under this Lease, notwithstanding that such loss or damage may result from the negligence or fault of Landlord, its
servants, agents or employees, or such other tenant and the servants, agents or employees thereof. 
 (d)    Landlord
and Tenant hereby agree to advise the other promptly if the clauses to be included in their respective insurance policies pursuant to subparagraphs (a) and (b) above cannot be obtained on the terms hereinbefore provided. Landlord and Tenant
hereby also agree to notify the other promptly of any cancellation or change of the terms of any such policy that would affect such clauses. 

  
 58 

 16.5    NOTICE OF CASUALTY 

Tenant shall give Landlord notice in case of a fire or accident in the Premises promptly after Tenant is aware of such event. 

ARTICLE 17 
 WAIVER OF CLAIMS
AND INDEMNITY 
 17.1    WAIVER OF CLAIMS 

To the extent permitted by Law, Tenant hereby releases the Indemnitees from, and waives all claims for, damage to person or property sustained
by Tenant or any occupant of the Premises or the Property resulting directly or indirectly from any existing or future condition, defect, matter or thing in and about the Premises or the Property or any part of either or any equipment or
appurtenance therein, or resulting from any accident in or about the Premises or the Property, or resulting directly or indirectly from any act or neglect of any tenant or occupant of the Property or of any other person, including Landlord’s
agents and servants, except to the extent caused by the gross negligence or willful and wrongful act of any of the Indemnitees; provided, however, that the foregoing indemnity shall not be applicable to claims arising due to the active negligence or
willful misconduct of Landlord or any Indemnitees. To the extent permitted by Law, Tenant hereby waives any consequential damages, compensation or claims for inconvenience or loss of business, rents, or profits as a result of such injury or damage.
If any such damage, whether to the Premises or the Property or any part of either, or whether to Landlord or to other tenants in the Property, results from any act or neglect of Tenant, its employees, servants, agents, contractors, invitees or
customers, Tenant shall be liable therefor and Landlord may, at Landlord’s option, repair such damage and Tenant shall, upon demand by Landlord, as payment of additional Rent hereunder, reimburse Landlord within ten (10) days after demand
(which shall include documentation evidencing payment of any repair costs) for the total cost of such repairs, in excess of amounts, if any, paid to Landlord under insurance covering such damages. Tenant shall not be liable for any such damage
caused by its acts or neglect if Landlord or a tenant has recovered the full amount of the damage from proceeds of insurance policies and the insurance company has waived its right of subrogation against Tenant. 

17.2    INDEMNITY 

(a)    To the extent permitted by Law, Tenant hereby indemnifies, and agrees to protect, defend and hold the Indemnitees
harmless, against any and all actions, claims, demands, liability, costs and expenses, including attorneys’ fees and expenses for the defense thereof, arising from Tenant’s occupancy of the Premises, from the undertaking of any Tenant
Additions or repairs to the Premises, from the conduct of Tenant’s business on the Premises, or from any breach or default (beyond applicable notice and cure periods) on the part of Tenant in the performance of any covenant or agreement on the
part of Tenant to be performed pursuant to the terms of this Lease, or from any willful act or negligence of Tenant, its agents, contractors, servants, employees, customers or invitees, in or about the Premises or the Property or any part of either.
In case of any action or proceeding brought against the Indemnitees by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel chosen by Landlord, in Landlord’s sole discretion.
Landlord reserves the right to settle, compromise or 

  
 59 

 
dispose of any and all actions, claims and demands related to the foregoing indemnity. The foregoing indemnity shall not operate to relieve Indemnitees of liability to the extent such liability
is caused by the willful and wrongful act of Indemnitees. Further, the foregoing indemnity is subject to and shall not diminish any waivers in effect in accordance with Section 16.4 by Landlord or its insurers to the extent of amounts, if any,
paid to Landlord under its “All Risks” property insurance. This Section 17.2(a) shall survive the expiration or earlier termination of this Lease. 

(b)    Subject to the provisions of Sections 17.1 and 17.2(a) above, Landlord shall indemnify, defend and protect
Tenant (and its partners, officers, shareholders, directors, members, managers, trustees, beneficiaries, employees, transferees, principals, contractors, servants, agents and representatives; Tenant and such other parties being referred to herein
each as a “Tenant Indemnitee” and collectively as the “Tenant Indemnitees”), and hold Tenant Indemnitees harmless of and from any and all claims, proceedings, loss, cost, damage, causes of action, liabilities, injury or expense,
including attorneys’ fees and expenses for the defense thereof, arising out of (i) the condition or design of the Common Areas, or (ii) the negligence or willful misconduct of Landlord or its authorized agents; provided, however, that
the foregoing indemnity in subsection (ii) shall not be applicable to claims to the extent arising by reason of the active negligence or willful misconduct of Tenant or any Tenant Indemnitees. The foregoing notwithstanding, Landlord shall not
be required to indemnify or defend Tenant Indemnitees from any claims, proceedings, loss, cost, damage, causes of action, liabilities, injury or expense arising out of or related to theft, fire, vandalism, assault, battery, act of God, breaches of
security, acts of the public enemy, acts of terrorists or criminals, riot, strike, insurrection, war, court order, requisition or order of governmental body or authority, whether or not the negligence of Landlord or its agents or employees was a
cause of, or in any way contributed to, such loss, damage, death or injury. This Section 17.2(b) shall survive the expiration or earlier termination of this Lease. 

17.3    WAIVER OF CONSEQUENTIAL DAMAGES 

To the extent permitted by law, and except as otherwise specified in this Lease, Tenant hereby waives and releases the Indemnitees from any
consequential damages, compensation or claims for inconvenience or loss of business, rents or profits as a result of any injury or damage, whether or not caused by the willful and wrongful act of any of the Indemnitees. To the extent permitted by
law, and except as otherwise specified in this Lease, Landlord hereby waives and releases the Tenant Indemnitees from any consequential damages, compensation or claims for inconvenience or loss of business, rents or profits as a result of any injury
or damage, whether or not caused by the willful and wrongful act of any of the Tenant Indemnitees. 
 ARTICLE 18 

RULES AND REGULATIONS 

18.1    RULES 
 Tenant
agrees for itself and for its subtenants, employees, agents, and invitees to comply with the rules and regulations listed on Exhibit C-2 attached hereto and with all reasonable
modifications and additions thereto which Landlord may make from time to time. 

  
 60 

 18.2    ENFORCEMENT 

Nothing in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the rules and regulations as set forth on
Exhibit C-2 or as hereafter adopted, or the terms, covenants or conditions of any other lease as against any other tenant, and Landlord shall not be liable to Tenant for violation of
the same by any other tenant, its servants, employees, agents, visitors or licensees. Landlord shall use reasonable efforts to enforce the rules and regulations of the Project in a uniform and
non-discriminatory manner. In the event of any conflict between the rules and regulations enacted by Landlord and the terms of this Lease, the terms of this Lease shall control. 

ARTICLE 19 
 LANDLORD’S
RESERVED RIGHTS 
 Landlord shall have the following rights exercisable without notice to Tenant and without liability to Tenant for
damage or injury to persons, property or business and without being deemed an eviction or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for offset or abatement of Rent: (1) to change the
Building’s name or street address upon thirty (30) days’ prior written notice to Tenant; (2) to install, affix and maintain all signs on the exterior and/or interior of the Building; (3) to designate and/or approve prior to
installation, all types of signs, window shades, blinds, drapes, awnings or other similar items, and all internal lighting that may be visible from the exterior of the Premises; (4) upon reasonable notice to Tenant, to display the Premises to
prospective purchasers and lenders at reasonable hours at any time during the Term and to prospective tenants at reasonable hours during the last twelve (12) months of the Term; (5) to grant to any party the exclusive right to conduct any
business or render any service in or to the Building, provided such exclusive right shall not operate to prohibit Tenant from using the Premises for the purpose permitted hereunder; (6) to change the arrangement and/or location of entrances or
passageways, doors and doorways, corridors, elevators, stairs, washrooms or public portions of the Building, and to close entrances, doors, corridors, elevators or other facilities, provided that such action shall not materially and adversely
interfere with Tenant’s access to the Premises or the Building; (7) to have access for Landlord and other tenants of the Building to any mail chutes and boxes located in or on the Premises as required by any applicable rules of the United
States Post Office; and (8) to close the Building after Standard Operating Hours, except that Tenant and its employees and invitees shall be entitled to admission at all times, under such regulations as Landlord prescribes for security
purposes. 
 ARTICLE 20 

ESTOPPEL CERTIFICATE 

20.1    IN GENERAL 

Within ten (10) business days after written request therefor, together with the proposed form of estoppel certificate (an “Estoppel
Certificate”), by Landlord, Mortgagee or any prospective mortgagee or owner, Tenant agrees as directed in such request to execute such Estoppel Certificate (which may require that such instrument be notarized), binding upon Tenant, certifying
(i) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and effect); (ii) the dates to

  
 61 

 
which Rent has been paid; (iii) that Tenant is in the possession of the Premises if that is the case; (iv) that Landlord is not in default under this Lease, or, if Tenant believes
Landlord is in default, the nature thereof in detail; (v) that Tenant has no offsets or defenses to the performance of its obligations under this Lease (or if Tenant believes there are any offsets or defenses, a full and complete explanation
thereof); (vi) that the Premises have been completed in accordance with the terms and provisions hereof or the Workletter, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against
Landlord or any other party with respect thereto; (vii) that if an assignment of rents or leases has been served upon Tenant by a Mortgagee, Tenant will acknowledge receipt thereof and agree to be bound by the provisions thereof;
(viii) that Tenant will give to the Mortgagee copies of all notices required or permitted to be given by Tenant to Landlord; and (ix) to any other information reasonably requested. 

20.2    ENFORCEMENT 

In the event that (a) Tenant fails to timely deliver an Estoppel Certificate, (b) such failure continues following a second, five
(5) business days’ written notice, and (c) Tenant has neither delivered the Estoppel Certificate, nor provided written notice of its good faith comments to or good faith dispute with the contents of such Estoppel Certificate, then
such failure shall be a Default for which there shall be no cure or grace period. In addition to any other remedy available to Landlord, Landlord may impose a charge equal to $500.00 for each day that Tenant fails to deliver an Estoppel Certificate
(or a good faith dispute notice) following such second written notice; and (i) Tenant shall be bound to, and deemed to have irrevocably agreed to, the accuracy and truthfulness of the Estoppel Certificate delivered to Tenant, and
(ii) Landlord, and any third party receiving such form of Estoppel Certificate, including a Mortgagee or purchaser, may rely upon the accuracy and truthfulness thereof. 

ARTICLE 21 
 RELOCATION OF
TENANT 
 At any time after the Date of Lease, Landlord may substitute for the Premises upon the consent of Tenant (not to be
unreasonably withheld, conditioned or delayed) as to the physical condition thereof, other premises in the Building, the Project or adjacent property in Emeryville owned or controlled by Landlord or an Affiliate of Landlord (the “New
Premises”), in which event the New Premises shall be deemed to be the Premises for all purposes under this Lease, provided that (i) the New Premises shall be substantially similar to the Premises in area and configuration; (ii) if
Tenant is then occupying the Premises, Landlord shall pay the actual and reasonable expenses of physically moving Tenant, its property and equipment to the New Premises; (iii) Landlord shall give Tenant not less than sixty (60) days’
prior written notice of such substitution; and (iv) Landlord, at its expense, shall improve the New Premises with improvements substantially similar to those in the Premises at the time of such substitution, if the Premises are then improved.
Tenant shall not have the right to refuse to relocate based upon any disruption to its business operations, provided that Landlord makes commercially reasonable efforts to minimize any such disruption. 

  
 62 

 ARTICLE 22 

REAL ESTATE BROKERS 

Tenant and Landlord each represents that, except for the broker(s) listed in Section 1.1, Tenant has not dealt with any real estate
broker, sales person, or finder in connection with this Lease, and no such person initiated or participated in the negotiation of this Lease, or showed the Premises to Tenant. The terms of this Lease have been negotiated based on this being a direct
transaction between Tenant and Landlord, and neither party has any obligation to pay a leasing commission to a broker representing Tenant or Landlord. Tenant and Landlord hereby agree to indemnify, protect, defend and hold the other party and the
Indemnitees and Tenant Indemnitees as applicable, harmless from and against any and all liabilities and claims for commissions and fees arising out of a breach of the foregoing representation, as well as from any claim or claims for any commission
or fee by any broker or other party claiming to represent Tenant or Landlord in connection with any future extensions or renewals of the Term. Landlord agrees to pay any commission to which the brokers listed in Section 1.1 are entitled in
connection with this Lease pursuant to Landlord’s written agreement with such broker. 
 ARTICLE 23 

MORTGAGEE PROTECTION 

23.1    SUBORDINATION AND ATTORNMENT 

(a)    Subject to Tenant’s rights under Section 23.1(b) below, this Lease is and shall be expressly subject and
subordinate at all times to (i) any ground or underlying lease of the Real Property, now or hereafter existing, and all amendments, extensions, renewals and modifications to any such lease, and (ii) the lien of any mortgage or trust deed
now or hereafter encumbering fee title to the Real Property and/or the leasehold estate under any such lease, and all amendments, extensions, renewals, replacements and modifications of such mortgage or trust deed and/or the obligation secured
thereby, unless such ground lease or ground lessor, or mortgage, trust deed or Mortgagee, expressly provides or elects that this Lease shall be superior to such lease or mortgage or trust deed. If any such mortgage or trust deed is foreclosed
(including any sale of the Real Property pursuant to a power of sale), or if any such lease is terminated, upon request of the Mortgagee or ground lessor, as the case may be, subject to compliance and in accordance with Tenant’s rights under
Section 23.1(b) below, Tenant shall attorn to the purchaser at the foreclosure sale or to the ground lessor under such lease, as the case may be, provided, however, that such purchaser or ground lessor shall not be (i) bound by any payment
of Rent for more than one month in advance except payments in the nature of security for the performance by Tenant of its obligations under this Lease; (ii) subject to any offset, defense or damages arising out of a default of any obligations
of any preceding landlord, including Landlord; or (iii) bound by any amendment or modification of this Lease made without the written consent of the Mortgagee or ground lessor; or (iv) liable for any security deposits not actually received
in cash by such purchaser or ground lessor. Upon request by such successor in interest, Tenant shall execute and deliver reasonable instruments confirming the attornment provided for herein. The terms of this paragraph shall survive any termination
of this Lease by reason of foreclosure. 
 (b)    Tenant’s obligation to subordinate to any Mortgagee shall be
conditioned on Landlord, at its sole cost and expense, causing such Mortgagee to sign and deliver to Tenant a 

  
 63 

 
non-disturbance agreement in substantially the form attached as Exhibit D hereto (the “SNDA”); provided, however, that
(i) delivery of a fully executed SNDA by such Mortgagee shall be deemed satisfaction of the condition set forth in this Section 23.1(b), and (ii) Tenant shall be responsible for its own attorney’s fees in connection with the
SNDA. 
 23.2    MORTGAGEE PROTECTION 

Tenant agrees to give any Mortgagee or ground lessor, by registered or certified mail, a copy of any notice of default served upon Landlord by
Tenant, provided that prior to such notice Tenant has received notice (by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such Mortgagee or ground lessor. Tenant further agrees that if
Landlord shall have failed to cure such default within the time provided for in this Lease, then the Mortgagee or ground lessor shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or if
such default cannot be cured within that time, then such additional notice time as may be necessary, if, within such thirty (30) days, any Mortgagee or ground lessor has commenced and is diligently pursuing the remedies necessary to cure such
default (including commencement of foreclosure proceedings or other proceedings to acquire possession of the Real Property, if necessary to effect such cure). Such period of time shall be extended by any period within which such Mortgagee or ground
lessor is prevented from commencing or pursuing such foreclosure proceedings or other proceedings to acquire possession of the Real Property by reason of Landlord’s bankruptcy. Until the time allowed as aforesaid for Mortgagee or ground lessor
to cure such defaults has expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of default. This Lease may not be modified or amended so as to reduce the Rent or shorten the Term, or so as to adversely
affect in any other respect to any material extent the rights of Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of the ground lessor or the Mortgagee. 

ARTICLE 24 
 NOTICES 

(a)    All notices, demands or requests provided for or permitted to be given pursuant to this Lease must be in writing
and shall be personally delivered, sent by Federal Express or other reputable overnight courier service, or mailed by first class, registered or certified United States mail, return receipt requested, postage prepaid. 

(b)    All notices, demands or requests to be sent pursuant to this Lease shall be deemed to have been properly given or
served by delivering or sending the same in accordance with this Section, addressed to the parties hereto at their respective addresses listed in Section 1.1. 

(c)    Notices, demands or requests sent by mail or overnight courier service as described above shall be effective upon
deposit in the mail or with such courier service. However, except with respect to a notice given under Code of Civil Procedure Section 1161 et seq., the time period in which a response to any such notice, demand or request must be given shall
commence to run from (i) in the case of delivery by mail, the date of receipt on the return receipt of the notice, demand or request by the addressee thereof, or (ii) in the case of delivery by Federal Express or other overnight courier
service, the date of acceptance of delivery by an employee, officer, director 

  
 64 

 
or partner of Landlord or Tenant. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given, as indicated by advice from Federal
Express or other overnight courier service or by mail return receipt, shall be deemed to be receipt of notice, demand or request sent. Notices may also be served by personal service upon any officer, director or partner of Landlord or Tenant, and
shall be effective upon such service. 
 (d)    By giving to the other party at least thirty (30) days written
notice thereof, either party shall have the right from time to time during the term of this Lease to change their respective addresses for notices, statements, demands and requests, provided such new address shall be within the United States of
America. 
 ARTICLE 25 

FURNITURE, FIXTURES AND EQUIPMENT 

During the Term, at no charge to Tenant, Tenant shall be permitted to use the existing office and laboratory furniture, fixtures and equipment
located in the Premises as of the Commencement Date and described in more particular detail in Exhibit E attached hereto (the “FF&E”). Tenant shall accept the FF&E in its current “AS-IS” condition and “WITH ALL FAULTS”. Landlord specifically disclaims all express or implied warranties regarding the existence or condition of, such FF&E, including without limitation the
implied warranties of merchantability and suitability for a particular purpose. Tenant shall use the FF&E only for the purposes for which such FF&E is intended and shall be responsible for the proper maintenance, care and repair of the
FF&E, at Tenant’s sole cost and expense. Upon the expiration or earlier termination of this Lease, title to the FF&E shall pass to Tenant (without any warranty or representation whatsoever), and Tenant shall remove the FF&E from the
Premises in accordance with Section 12.1 of this Lease. 
 ARTICLE 26 

MISCELLANEOUS 

26.1    LATE CHARGES 

(a)    All payments required hereunder (other than the Monthly Base Rent, Rent Adjustments, and Rent Adjustment Deposits,
which shall be due as hereinbefore provided) to Landlord shall be paid within ten (10) business days after Landlord’s demand therefor. All such amounts (including Monthly Base Rent, Rent Adjustments, and Rent Adjustment Deposits) not paid
when due shall bear interest from the date due until the date paid at the Default Rate in effect on the date such payment was due. 

(b)    In the event Tenant is more than five (5) business days late in paying any installment of Rent due under this
Lease, Tenant shall pay Landlord a late charge equal to two percent (2%) of the delinquent installment of Rent. The parties agree that (i) such delinquency will cause Landlord to incur costs and expenses not contemplated herein, the exact
amount of which will be difficult to calculate, including the cost and expense that will be incurred by Landlord in processing each delinquent payment of rent by Tenant, (ii) the amount of such late charge represents a reasonable estimate of
such costs and expenses and that such late charge shall be paid to Landlord for each delinquent payment in addition to all Rent otherwise due hereunder. 

  
 65 

 
The parties further agree that the payment of late charges and the payment of interest provided for in subparagraph (a) above are distinct and separate from one another in that the payment
of interest is to compensate Landlord for its inability to use the money improperly withheld by Tenant, while the payment of late charges is to compensate Landlord for its additional administrative expenses in handling and processing delinquent
payments. 
 (c)    Payment of interest at the Default Rate and/or of late charges shall not excuse or cure any Default
by Tenant under this Lease, nor shall the foregoing provisions of this Article or any such payments prevent Landlord from exercising any right or remedy available to Landlord upon Tenant’s failure to pay Rent when due, including the right
to terminate this Lease. 
 26.2    NO JURY TRIAL; VENUE; JURISDICTION 

To the fullest extent permitted by Laws, each party hereto (which includes any assignee, successor, heir or personal representative of a party)
shall not seek a jury trial, hereby waives trial by jury, and hereby further waives any objection to venue in the County in which the Project is located, and agrees and consents to personal jurisdiction of the courts of the State of California, in
any action or proceeding or counterclaim brought by any party hereto against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the
Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise, whether any of the foregoing is based on this Lease or on tort law. No party will seek to consolidate any such action in which a
jury has been waived with any other action in which a jury trial cannot or has not been waived. It is the intention of the parties that these provisions shall be subject to no exceptions. The provisions of this Section shall survive the
expiration or earlier termination of this Lease. 
 26.3    NO DISCRIMINATION 

Tenant agrees for Tenant and Tenant’s heirs, executors, administrators, successors and assigns and all persons claiming under or through
Tenant, and this Lease is made and accepted upon and subject to the following conditions: that there shall be no discrimination against or segregation of any person or group of persons on account of race, color, creed, religion, sex, marital status,
national origin or ancestry (whether in the leasing, subleasing, transferring, use, occupancy, tenure or enjoyment of the Premises or otherwise) nor shall Tenant or any person claiming under or through Tenant establish or permit any such practice or
practices of discrimination or segregation with reference to the use or occupancy of the Premises by Tenant or any person claiming through or under Tenant. 

26.4    FINANCIAL STATEMENTS 

Within ten (10) business days after written request from Landlord from time to time during the Term, Tenant shall provide Landlord with
the financial statements most recently prepared by Tenant’s independent accountant, certified as correct by such accountant or by an authorized officer of Tenant or otherwise prepared in accordance with generally accepted accounting principles
consistently applied, setting forth Tenant’s financial condition and net worth for the most recent quarter, including balance sheets and statements of profits and losses. Landlord shall keep such financial information confidential and shall
only disclose such information to 

  
 66 

 
Landlord’s lenders, consultants, purchasers or investors, or other agents (who shall be subject to the same confidentiality obligations) on a need to know basis in connection with the
administration of this Lease. 
 26.5    OPTION 

This Lease shall not become effective as a lease or otherwise until executed and delivered by both Landlord and Tenant. The submission of this
Lease to Tenant does not constitute a reservation of or option for the Premises, but when executed by Tenant and delivered to Landlord, this Lease shall constitute an irrevocable offer by Tenant in effect for fifteen (15) days to lease the
Premises on the terms and conditions herein contained. 
 26.6    TENANT AUTHORITY 

Tenant represents and warrants to Landlord that it has full authority and power to enter into and perform its obligations under this Lease,
that the person executing this Lease is fully empowered to do so, and that no consent or authorization is necessary from any third party. Landlord may request that Tenant provide Landlord evidence of Tenant’s authority. 

26.7    ENTIRE AGREEMENT 

This Lease, the Exhibits, and Riders attached hereto contain the entire agreement between Landlord and Tenant concerning the Premises and there
are no other agreements, either oral or written, and no other representations or statements, either oral or written, on which Tenant has relied. This Lease shall not be modified except by a writing executed by Landlord and Tenant. 

26.8    MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE 

If Mortgagee of Landlord requires a modification of this Lease which shall not result in any increased cost or expense to Tenant or in any
other substantial and adverse change in the rights and obligations of Tenant hereunder, then Tenant agrees that this Lease may be so modified. 

26.9    EXCULPATION 

Tenant agrees, on its behalf and on behalf of its successors and assigns, that any liability or obligation under this Lease shall only be
enforced against Landlord’s equity interest in the Property up to a maximum of Five Million Dollars ($5,000,000.00) and in no event against any other assets of Landlord, or Landlord’s members, officers, directors or partners, and that any
liability of Landlord with respect to this Lease shall be so limited and Tenant shall not be entitled to any judgment in excess of such amount. Notwithstanding anything to the contrary contained herein, in no event shall Landlord be liable to Tenant
for consequential, punitive or special damages with respect to this Lease. 
 26.10    ACCORD AND SATISFACTION 

No payment by Tenant or receipt by Landlord of a lesser amount than any installment or payment of Rent due shall be deemed to be other than on
account of the amount due, and no endorsement or statement on any check or any letter accompanying any check or payment of Rent 

  
 67 

 
shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or payment of Rent
or pursue any other remedies available to Landlord. No receipt of money by Landlord from Tenant after the termination of this Lease or Tenant’s right of possession of the Premises shall reinstate, continue or extend the Term. Receipt or
acceptance of payment from anyone other than Tenant, including an assignee of Tenant, is not a waiver of any breach of Article 10, and Landlord may accept such payment on account of the amount due without prejudice to Landlord’s right to
pursue any remedies available to Landlord. 
 26.11    LANDLORD’S OBLIGATIONS ON SALE OF BUILDING 

In the event of any sale or other transfer of the Building, Landlord shall be entirely freed and relieved of all agreements and obligations of
Landlord hereunder accruing or to be performed after the date of such sale or transfer, and any remaining liability of Landlord with respect to this Lease shall be limited to the dollar amount specified in Section 26.9 and Tenant shall not be
entitled to any judgment in excess of such amount. Landlord shall have the right to assign this Lease to an entity comprised of the principals of Landlord or any Landlord Affiliate. Upon such assignment and assumption of the obligations of Landlord
hereunder, Landlord shall be entirely freed and relieved of all obligations hereunder. 
 26.12    BINDING EFFECT 

Subject to the provisions of Article 10, this Lease shall be binding upon and inure to the benefit of Landlord and Tenant and their
respective heirs, legal representatives, successors and permitted assigns. 
 26.13    CAPTIONS 

The Article and Section captions in this Lease are inserted only as a matter of convenience and in no way define, limit, construe, or
describe the scope or intent of such Articles and Sections. 
 26.14    TIME; APPLICABLE LAW; CONSTRUCTION 

Time is of the essence of this Lease and each and all of its provisions. This Lease shall be construed in accordance with the Laws of the State
of California. If more than one person signs this Lease as Tenant, the obligations hereunder imposed shall be joint and several. If any term, covenant or condition of this Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and
each item, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by Law. Wherever the term “including” or “includes” is used in this Lease, it shall have the same meaning as if
followed by the phrase “but not limited to”. The language in all parts of this Lease shall be construed according to its normal and usual meaning and not strictly for or against either Landlord or Tenant. 

  
 68 

 26.15    ABANDONMENT 

In the event Tenant vacates or abandons the Premises but is otherwise in compliance with all the terms, covenants and conditions of this Lease,
Landlord shall (i) have the right to enter into the Premises in order to show the space to prospective tenants, (ii) have the right to reduce the services provided to Tenant pursuant to the terms of this Lease to such levels as Landlord
reasonably determines to be adequate services for an unoccupied premises, and (iii) during the last six (6) months of the Term, have the right to prepare the Premises for occupancy by another tenant upon the end of the Term. Tenant
expressly acknowledges that in the absence of written notice pursuant to Section 11.2(b) or pursuant to California Civil Code Section 1951.3 terminating Tenant’s right to possession, none of the foregoing acts of Landlord or any other
act of Landlord shall constitute a termination of Tenant’s right to possession or an acceptance of Tenant’s surrender of the Premises, and this Lease shall continue in effect. 

26.16    LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES 

If Tenant fails timely to perform any of its duties under this Lease within the notice and cure period (if any) specified in this Lease,
Landlord shall have the right (but not the obligation), to perform such duty on behalf and at the expense of Tenant with at least ten (10) business days’ prior notice to Tenant, and all sums expended or expenses incurred by Landlord in
performing such duty shall be deemed to be additional Rent under this Lease and shall be due and payable upon demand by Landlord. 

26.17    SECURITY SYSTEM 

Landlord, in its sole and absolute discretion, shall install certain card key access and video camera systems respecting certain main entry
points of the Building. Subject to the foregoing, Landlord shall not be obligated to provide or maintain any security patrol or security system. Landlord shall not be responsible for the quality of any such patrol or system which may be provided
hereunder or for damage or injury to Tenant, its employees, invitees or others due to the failure, action or inaction of such patrol or system. 

26.18    NO LIGHT, AIR OR VIEW EASEMENTS 

Any diminution or shutting off of light, air or view by any structure which may be erected on lands of or adjacent to the Project shall in no
way affect this Lease or impose any liability on Landlord. 
 26.19    RECORDATION 

Neither this Lease, nor any notice nor memorandum regarding the terms hereof, shall be recorded by Tenant. Any such unauthorized recording
shall be a Default for which there shall be no cure or grace period. Tenant agrees to execute and acknowledge, at the request of Landlord, a memorandum of this Lease, in recordable form. 

  
 69 

 26.20    SURVIVAL 

The waivers of the right of jury trial, the other waivers of claims or rights, the releases and the obligations of Tenant under this Lease to
indemnify, protect, defend and hold harmless Landlord and/or Indemnitees shall survive the expiration or termination of this Lease, and so shall all other obligations or agreements which by their terms survive expiration or termination of this
Lease. 
 26.21    OFAC 

(a)    Tenant hereby represents, warrants and covenants to Landlord, either that (i) Tenant is regulated by the SEC,
FINRA or the Federal Reserve (a “Regulated Entity”) or (ii) neither Tenant nor any person or entity that directly or indirectly (A) controls Tenant or (B) has an ownership interest in Tenant of twenty-five percent (25%) or
more, appears on the list of Specially Designated Nationals and Blocked Persons (“OFAC List”) published by the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of the Treasury. 

(b)    If, in connection with this Lease, there is one or more Guarantors of Tenant’s obligations under this Lease,
then Tenant further represents, warrants and covenants either that (i) any such Guarantor is a Regulated Entity or (ii) neither Guarantor nor any person or entity that directly or indirectly (A) controls such Guarantor or (B) has
an ownership interest in such Guarantor of twenty-five percent (25%) or more, appears on the OFAC List. 
 (c)    Tenant
covenants that during the term of this Lease to provide to Landlord information reasonably requested by Landlord including without limitation, organizational structural charts and organizational documents which Landlord may deem to be necessary
(“Tenant OFAC Information”) in order for Landlord to confirm Tenant’s continuing compliance with the provisions of this Article. Tenant represents and warrants that the Tenant OFAC Information it has provided or to be provided to
Landlord or Landlord’s Broker in connection with the execution of this Lease is true and complete. 

(d)    Landlord advises Tenant hereby that the purpose of this Section is to provide to Landlord information and
assurances to enable Landlord to comply with the Laws relating to OFAC. 
 (e)    Tenant acknowledges that the breach of
any of the representations, warranties and/or covenants by Tenant under this Section 26.21 shall be an immediate Default under this Lease. 

26.22    INSPECTION BY A CASP IN ACCORDANCE WITH CIVIL CODE SECTION 1938 

Landlord discloses that to Landlord’s knowledge, neither the Building nor the Premises have undergone inspection by a Certified Access
Specialist. Furthermore, pursuant to Section 1938 of the California Civil Code, Landlord notifies Tenant of the following: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises
comply with all of the applicable construction-related accessibility standards under state law. Although California state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the
lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or 

  
 70 

 
tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of any such CASp inspection, the payment of the costs and fees for the
CASp inspection and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the Premises.” Tenant agrees that (a) Tenant may, at its
option and at its sole cost, cause a CASp to inspect the Premises and determine whether the Premises complies with all of the applicable construction-related accessibility standards under California law, (b) the parties shall mutually
coordinate and reasonably approve of the timing of any such CASp inspection so that Landlord may, at its option, have a representative present during such inspection, and (c) Tenant shall be solely responsible for the cost of any repairs
necessary to correct violations of construction-related accessibility standards within the Premises and Building identified by any such CASp inspection, any and all such alterations and repairs within the Premises to be performed by Tenant shall be
subject to Landlord’s consent and in accordance with this Lease. Landlord and Tenant hereby agree that if Tenant elects to perform a CASp inspection of the Premises, Tenant will provide written notice to Landlord, and Landlord may elect, in
Landlord’s sole discretion, to retain a CASp to perform the inspection. If Landlord does not so elect, the time and manner of the CASp inspection is subject to the prior written approval of Landlord. In either event, the payment of the fee for
the CASp inspection shall be borne by Tenant. 
 26.23    COUNTERPARTS 

This Lease may be executed in any number of counterparts, each of which shall be deemed an original, but all of which, together, shall
constitute one and the same instrument. Telecopied signatures or signatures transmitted by electronic mail in so-called “pdf” format or via DocuSign or similar electronic means, may be used in place
of original signatures on this Lease. Landlord and Tenant intend to be bound by the signatures on the telecopied or e-mailed document, are aware that the other party will rely on the telecopied or e-mailed signatures, and hereby waive any defenses to the enforcement of the terms of this Lease based on such telecopied or e-mailed signatures. Promptly following request by
either party, the other party shall provide the requesting party with original signatures on this Lease. 
 26.24    EXHIBITS AND
RIDERS 
 All exhibits, riders and/or addenda referred to in this Lease as an exhibit, rider, or addenda hereto, or attached hereto, are
hereby incorporated into and made a part of this Lease. 
 [Signatures on Following Page] 

  
 71 

 IN WITNESS WHEREOF, this Lease has been executed as of the date set forth in
Section 1.1 hereof. 

 

			
	TENANT:
	
	BERKELEY LIGHTS, INC.
	a Delaware corporation
		
	By:	 	 /s/ Stuart Merkadeau

	Name:	 	Stuart L. Merkadeau
	Its:	 	General Counsel & Corp. Sec.
		
	By:	 	
                     
                                         
           

		
	Name	 	
                     
                    

		
	Its:	 	
                     
                    

 

							
	LANDLORD:
	
	EMERY STATION OFFICE II, LLC,
	a California limited liability company
		
	By:	    	Emery Station Associates II, LLC,
		    	its Managing Member
			
		    	By:	    	Wareham-NZL, LLC,
		    		    	its Managing Member
				
		    		    	By:	    	 /s/ Richard Robbins

		    		    		    	Richard K. Robbins
		    		    		    	Its Manager

 
 

  
 72 

 EXHIBIT A 

OUTLINE OF PREMISES 
  

 

  
 A-1 

ARTICLE 1 

 EXHIBIT B 

WORKLETTER AGREEMENT 

(Tenant Build / Allowance) 
 THIS
WORK AGREEMENT (this “Work Agreement”) is attached to and made a part of that certain Lease (the “Lease”) between EMERY STATION OFFICE II, LLC, a California limited liability company (“Landlord”), and BERKELEY LIGHTS,
INC., a Delaware corporation (“Tenant”). All capitalized terms used but not defined herein shall have the respective meanings given such terms in the Lease. This Work Agreement sets forth the terms and conditions relating to the
construction of Tenant Work (defined below) in the Premises. 
 1.    Allowance; Tenant Work. 

(a)    Allowance. Tenant shall be entitled to the Tenant Improvement Allowance specified in Section 1.1 of the
Lease for the costs relating to the design, permitting and construction of Tenant’s improvements which are permanently affixed to the Premises (“Tenant Work”). Tenant shall be entitled to use the Amortized Tenant Improvement
Allowance, if Tenant elects to obtain same), only for the BSL-1/BSL-2 Lab Cooling Improvement Costs. The Amortized Tenant Improvement Allowance, if any, shall be subject
to the same disbursement requirements as apply to the Tenant Improvement Allowance under this Work Agreement, and the BSL-1/BSL-2 Lab Cooling Improvements shall be
considered part of the Tenant Work. 
 (b)    Outside Disbursement Date. In no event will Landlord be obligated
to make disbursements pursuant to this Work Agreement in a total amount which exceeds the Tenant Improvement Allowance. Tenant must complete all Tenant Work and have submitted Payment Request Supporting Documentation (defined below) for such work no
later than the date that is twelve (12) months after the Commencement Date in order to be entitled to receive the Tenant Improvement Allowance for such work. 

(c)    Disbursement of the Tenant Improvement Allowance. 

(i)    Tenant Improvement Allowance Items. Except as otherwise set forth in this Work Agreement, the Tenant
Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively the “Tenant Improvement Allowance Items”): 

(A)    Payment of the fees of the Architect and the Building Consultants (as those terms are defined below) and payment
of fees and costs reasonably incurred by Landlord for the review of the Construction Drawings (defined below) by Landlord or by Landlord’s third party consultants; 

(B)    The payment of plan check, permit and license fees relating to the Tenant Work; 

(C)    The cost of construction of the Tenant Work, including, without limitation, after hours charges, testing and
inspection costs, freight elevator usage, trash removal costs, and contractors’ fees and general conditions; 

  
 B-1 

 (D)    The cost of any changes to the Building when such changes are
required by the Construction Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 

(E)    The cost of any changes to the Construction Drawings (defined below) or Tenant Work required by applicable
building codes (collectively, “Code”); and 
 (F)    The Coordination Fee (defined below). 

(ii)    Disbursement of Tenant Improvement Allowance. During the design and construction of the Tenant Work,
Landlord shall make monthly disbursements of the Tenant Improvement Allowance to reimburse Tenant for Tenant Improvement Allowance Items and shall authorize the release of funds as follows, and otherwise in accordance with Landlord’s standard
disbursement process. 
 (A)    On or before the fifth (5th) day
of each calendar month (or such other date as Landlord may designate), Tenant shall deliver to Landlord: (1) a request for payment from Contractor (defined below) approved by Tenant and the Architect (hereafter defined), in a commercially
reasonable form to be provided or approved in advance by Landlord, including a schedule of values and showing the percentage of completion, by trade, of the Tenant Work, which details the portion of the work completed and the portion not completed;
(2) invoices from all of Tenant’s Agents (defined below) for labor rendered and materials delivered to the Premises; (3) executed conditional mechanic’s lien releases from all of Tenant’s Agents who have lien rights with
respect to the subject request for payment (along with unconditional mechanics’ lien releases with respect to payments made pursuant to Tenant’s prior submission hereunder) in compliance with all applicable laws; (4) a copy of the
check(s) which Tenant issued to pay the requested sums to Tenant’s Agents; and (5) all other information reasonably requested by Landlord (collectively, the “Payment Request Supporting Documentation”). 

(B)    Within forty (40) days after Tenant’s delivery to Landlord of all Payment Request Supporting
Documentation, Landlord shall deliver to Tenant payment in an amount equal to the lesser of: (x) the amount so requested by Tenant, as set forth above, less (1) the applicable Over-Tenant Improvement Allowance Amount (defined in
Section 3.2(a) below and (2) a ten percent (10%) retention (the aggregate amount of such retentions to be known as the “Final Retention”), and (y) the balance of any remaining available portion of the Tenant Improvement
Allowance (not including the Final Retention), provided that if Landlord, in good faith, disputes any item in a request for payment based on non-compliance of any work with the Approved Working Drawings
(defined below) or due to any substandard work and delivers a written objection to such item setting forth with reasonable particularity Landlord’s reasons for its dispute (a “Draw Dispute Notice”) within ten (10) business days
following Tenant’s submission of its Payment Request Supporting Documentation, Landlord may deduct the amount of such disputed item from the payment. Landlord and Tenant shall, in good faith, endeavor to diligently resolve any such dispute.
Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in Tenant’s payment request. 

(C)    Subject to the provisions of this Work Agreement, following the final completion of construction of the Tenant
Work, Landlord shall deliver to Tenant a check 

  
 B-2 

 
made payable to Tenant, or a check or checks made payable to another party or parties as reasonably requested by Tenant, in the amount of the Final Retention, provided that (1) Tenant
delivers to Landlord properly executed unconditional mechanics’ lien releases from all of Tenant’s Agents in compliance with all applicable laws, as reasonably determined by Landlord; (2) Landlord has determined in good faith that no
substandard work exists which adversely affects the mechanical, electrical, plumbing, heating, ventilating and air conditioning, life-safety or other systems of the Building, the curtain wall of the Building, the structure or exterior appearance of
the Building; (3) Architect delivers to Landlord a certificate, in a form reasonably acceptable to Landlord, certifying that the construction of the Tenant Work has been finally completed; (4) Tenant supplies Landlord with evidence that
all governmental approvals required for an occupant to legally occupy the Premises has been obtained; and (5) Tenant has fulfilled its Completion Obligations (defined below) and has otherwise complied with Landlord’s standard “close-out” requirements regarding city approvals, closeout tasks, closeout documentation regarding the general contractor, financial close-out matters, and
Tenant’s vendors. 
 2.    Construction Drawings 

(a)    Selection of Architect; Construction Drawings. 

(i)    Tenant shall retain an architect approved in writing, in advance by Landlord, such approval not to be unreasonably
withheld, conditioned or delayed (the “Architect”) to prepare the Construction Drawings. Tenant shall retain engineering consultants approved in writing, in advance by Landlord, such approval not to be unreasonably withheld, conditioned or
delayed (the “Building Consultants”) to prepare all plans and engineering working drawings and perform all work relating to mechanical, electrical and plumbing (“MEP”), HVAC/Air Balancing, life-safety, structural, sprinkler and
riser work. 
 (ii)    The plans and drawings to be prepared by Architect and the Building Consultants hereunder (i.e.,
both the Space Plan and the Working Drawings, as each term is defined below) shall be known collectively as the “Construction Drawings.” All Construction Drawings shall comply with the drawing format and specifications determined or
approved by Landlord and shall be subject to Landlord’s prior written approval, not to be unreasonably withheld, conditioned or delayed. All MEP drawings must be fully engineered or prepared on a “design-build-assist” basis with a
Landlord-approved MEP basis of design (“BOD”), as prepared by an approved MEP engineer consultant. The MEP drawings cannot be prepared on a strictly “design-build” basis. All fire protection work must be developed to FM Global
standards. Landlord’s review of the Construction Drawings shall be for its sole purpose and shall not obligate Landlord to review the same, for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any
Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect,
engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction Drawings. 

(b)    Space Plan. Tenant shall supply Landlord for Landlord’s review and approval with four (4) copies
signed by Tenant of its space plan for the Premises (“Space Plan”) before any architectural working drawings or engineering drawings have been commenced. The Space Plan 

  
 B-3 

 
shall include a layout and designation of all laboratory facilities, offices, rooms and other partitioning, their intended use, and equipment to be contained therein. Landlord and Tenant
acknowledge and agree that the Tenant Improvements shall not result in less than twenty percent (20%) of the Premises being comprised of BSL-1/BSL-2 Lab space. Landlord
may request clarification or more specific drawings for special use items not included in the Space Plan. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Space Plan (or, if applicable, such
additional information requested by Landlord pursuant to the provisions of the immediately preceding sentence) if the same is approved or is unsatisfactory or incomplete in any respect. Upon any disapproval by Landlord, Tenant shall promptly cause
the Space Plan to be revised to correct any deficiencies or other matters Landlord may reasonably require. 

(c)    Working Drawings. After the Space Plan has been approved by Landlord, Tenant shall supply the Architect and
the Building Consultants with a complete listing of standard and non-standard equipment and specifications, including, without limitation, B.T.U. calculations, electrical requirements and special electrical
receptacle requirements, to enable the Architect and the Building Consultants to complete the Working Drawings and shall cause the Architect and the Engineers to promptly complete the architectural and engineering drawings, and Architect shall
compile a fully coordinated set of drawings, including but not limited to architectural, structural, mechanical, electrical, plumbing, fire sprinkler and life safety in a form which is complete to allow subcontractors to bid on the work and to
obtain all applicable permits (collectively, the “Working Drawings”) and shall submit the same to Landlord for Landlord’s review and approval. Tenant shall supply Landlord with four (4) copies signed by Tenant of the Working
Drawings. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Working Drawings if Landlord, in good faith, determines that the same are approved or are unsatisfactory or incomplete. If Tenant is so
advised, Tenant shall promptly revise the Working Drawings to correct any deficiencies or other matters Landlord may reasonably require. 

(d)    Landlord’s Approval. Tenant acknowledges that it shall be deemed reasonable for Landlord to disapprove
the Space Plan and any subsequent Working Drawings unless, at a minimum, the same are prepared on the basis that the Tenant Work as specified and designed comply with the requirements of the Project’s Sustainability Practices (if any) and
Tenant is strongly encouraged to complete the Tenant Work in a manner sufficient to achieve the applicable Green Building Standards. Additionally, Landlord’s approval of any matter under this Work Agreement may be withheld if Landlord
reasonably determines that the same would violate any provision of the Lease or this Work Agreement or would adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning, life-safety or other systems of the
Building, the curtain wall of the Building, the structure or exterior appearance of the Building. 
 3.    Construction of the Tenant
Work 
 (a)    Tenant’s Selection of Contractors. 

(i)    The Contractor. Tenant shall retain a general contractor approved in writing, in advance by Landlord, such
approval not to be unreasonably withheld, conditioned or delayed to construct the Tenant Work (“Contractor”). 

  
 B-4 

 (ii)    Tenant’s Agents. All subcontractors, laborers,
materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s Agents”) must be approved in writing by Landlord, in Landlord’s sole
discretion, provided that Landlord will require Tenant to retain the Building Consultants. All of Tenant’s Agents shall be licensed in the State of California and capable of being bonded. Notwithstanding anything herein to the contrary, in
connection with Tenant’s construction of the Tenant Work, any of Tenant’s Agents that are (A) to be reimbursed to Tenant through the Tenant Improvement Allowance, and/or (B) involved in principal construction trades, shall be
union-affiliated and in compliance with all then existing master labor agreements. 
 (b)    Construction of Tenant
Work by Tenant’s Agents. 
 (i)    Final Costs. Prior to the commencement of the construction of the
Tenant Work, Tenant shall provide Landlord with a schedule of values consisting of a detailed breakdown, by trade, of the final costs to be incurred or which have been incurred in connection with the design and construction of the Tenant Work (the
“Final Costs”). Prior to the commencement of construction of the Tenant Work, Landlord and Tenant shall identify the amount (the “Over-Allowance Amount”) equal to the difference between the
amount of the Final Costs and the amount of the Tenant Improvement Allowance (less any portion thereof already disbursed by Landlord, or in the process of being disbursed by Landlord, on or before the commencement of construction of the Tenant
Work), and Landlord will reimburse Tenant on a monthly basis, as described in Section 1.2(b)(ii) above, for a percentage of each amount requested by the Contractor or otherwise to be disbursed under this Work Agreement, which percentage shall
be equal to the Tenant Improvement Allowance divided by the amount of the Final Costs (after deducting from the Final Costs any amounts expended in connection with the preparation of the Construction Drawings, and the cost of all other Tenant
Improvement Allowance Items incurred prior to the commencement of construction of the Tenant Work), and Tenant shall be solely responsible for any Over-Allowance Amount. If, after the Final Costs have been initially determined, the costs relating to
the design and construction of the Tenant Work shall change, any additional costs for such design and construction in excess of the Final Costs shall be added to the Over-Allowance Amount and the Final Costs, and Landlord’s reimbursement
percentage, shall be recalculated in accordance with the terms of the immediately preceding sentence. Notwithstanding anything set forth herein to the contrary, construction of the Tenant Work shall not commence until Tenant has procured and
delivered to Landlord a copy of all Permits for the applicable Tenant Work. 
 (ii)    Construction Requirements.

 (A)    Landlord’s General Conditions for Tenant’s Agents and Tenant Improvement Work. The Tenant
Work shall be constructed in strict accordance with the Approved Working Drawings and Landlord’s then-current published construction guidelines. Tenant shall pay an oversight and supervisory fee (the “Coordination Fee”) to Landlord in
an amount equal to one and one-half percent (1.5%) of the Final Costs. 

(B)    Indemnity. Tenant’s indemnity of Landlord as set forth in the Lease shall also apply with respect to
any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly or indirectly employed by any of them, or in connection with Tenant’s non-payment of any amount arising out 

  
 B-5 

 
of the Tenant Work and/or Tenant’s disapproval of all or any portion of any request for payment. Such indemnity by Tenant, as set forth in the Lease, shall also apply with respect to any and
all costs, losses, damages, injuries and liabilities related in any way to Landlord’s performance of any ministerial acts reasonably necessary (1) to permit Tenant to complete the Tenant Work, and (2) to enable Tenant to obtain any
related building permit or certificate of occupancy. 
 (C)    Requirements of Tenant’s Agents. Each of
Tenant’s Agents shall guarantee to Tenant and for the benefit of Landlord that the portion of the Tenant Work for which it is responsible shall be free from any defects in workmanship and materials for a period of not less than one
(1) year from the date of completion thereof. Each of Tenant’s Agents shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that shall become defective
within one (1) year after the completion of the work performed by such contractor or subcontractor. The correction of such work shall include, without additional charge, all additional expenses and damages incurred in connection with the
removal or replacement of all or any part of the Tenant Work, and/or the Building and/or Common Areas that are damaged or disturbed thereby. All such warranties or guarantees as to materials or workmanship of or with respect to the Tenant Work shall
be contained in the Tenant’s construction contract or subcontracts and shall be written such that such guarantees or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests may appear, and can be
directly enforced by either. Tenant covenants to give to Landlord any assignment or other assurances as may be necessary to effect such right of direct enforcement. 

(iii)    Insurance Requirements. 

(A)    General Coverages. All of Tenant’s Agents shall carry employer’s liability and worker’s
compensation insurance covering all of their respective employees, and shall also carry commercial general liability insurance, including personal and bodily injury, property damage and completed operations liability, all with limits, in form and
with companies as are required to be carried by Tenant as set forth in the Lease. 
 (B)    Special Coverages.
Tenant or Contractor shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of the Tenant Work, and such other insurance as Landlord may require, it being understood and agreed that the
Tenant Work shall be insured by Tenant pursuant to the Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord, and shall be in
form and with companies as are required to be carried by Tenant as set forth in the Lease. 
 (C)    General
Terms. Certificates for all of the foregoing insurance coverage shall be delivered to Landlord before the commencement of construction of the Tenant Work and before the Contractor’s equipment is moved onto the site. All such policies of
insurance must contain a provision that the company writing said policy will endeavor to give Landlord thirty (30) days’ prior written notice of any cancellation of such insurance. In the event that the Tenant Work are damaged by any cause
during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agents shall maintain all of the foregoing insurance coverage in force until the Tenant Work are fully
completed and accepted by Landlord, except for any Products and Completed Operations Coverage insurance 

  
 B-6 

 
required by Landlord, which is to be maintained for one (1) year following completion of the work and acceptance by Landlord and Tenant. All policies carried hereunder shall insure Landlord,
Wareham Property Group as Landlord’s manager, and Tenant, as their interests may appear, as well as Tenant’s Agents. All insurance, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by
the insurer against anyone insured thereunder. Such insurance shall provide that it is primary insurance as respects Landlord and Tenant and that any other insurance maintained by Landlord or Tenant is excess and noncontributing with the insurance
required hereunder. The requirements for the foregoing insurance shall not derogate from the provisions for indemnification of Landlord by Tenant under the Lease and/or this Work Agreement. 

(iv)    Governmental Compliance. The Tenant Work shall comply in all respects with the following: (A) the Code
and other federal, state, city and/or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public official, agent or other person or entity; (B) applicable standards of the
American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; (C) building material manufacturer’s specifications, and (D) the Project’s Sustainability Practices (if any).

 (v)    Inspection by Landlord. Prior to the completion of the Tenant Work, Landlord shall have the right to
inspect the same at all times, provided however, that Landlord’s failure to inspect the Tenant Work shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of the Tenant Work
constitute Landlord’s approval of the same. Should Landlord disapprove any portion of the Tenant Work, Landlord shall notify Tenant in writing of such disapproval and shall specify the items disapproved. Any defects or deviations in, and/or
disapproval by Landlord of, the Tenant Work shall be rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines that a defect or deviation exists or disapproves of any matter in connection with any portion
of the Tenant Work and such defect, deviation or matter might adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning or life-safety systems of the Building, the structure or exterior appearance of the
Building or any other tenant’s use of such other tenant’s leased premises, Landlord may take such action as Landlord deems necessary, at Tenant’s expense and without incurring any liability on Landlord’s part, to correct any such
defect, deviation and/or matter, including, without limitation, causing the cessation of performance of the construction of the Tenant Work until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction. 

(vi)    Meetings. Tenant shall hold periodic meetings at a reasonable time with the Architect and the Contractor
regarding the progress of the preparation of the Construction Drawings and the construction of the Tenant Work, which meetings shall be held at a location designated or reasonably approved by Landlord, and Landlord and/or its agents shall receive
prior written notice of, and shall have the right to attend, all such meetings. Upon Landlord’s request, certain of Tenant’s Agents shall attend such meetings. In addition, minutes shall be taken at all such meetings, and Landlord will be
included in the distribution list for such minutes. One such meeting each month shall include the review of Contractor’s current request for payment. 

  
 B-7 

 (c)    Notice of Completion; Copy of Record Set of Plans. Within
fifteen (15) days after completion of construction of the Tenant Work, Tenant shall cause a Notice of Completion to be recorded in the office of the Recorder of Alameda County and shall furnish a copy thereof to Landlord upon such recordation,
and shall timely give all notices required pursuant to the California Civil Code. If Tenant fails to do so, Landlord may execute and file such Notice of Completion and give such notices on behalf of Tenant as Tenant’s agent for such purpose, at
Tenant’s sole cost and expense. Within thirty (30) days following the completion of construction, (i) Tenant shall cause the Architect and Contractor (A) to update the Approved Working Drawings as necessary to reflect all changes
made to the Approved Working Drawings during the course of construction, (B) to certify to the best of their knowledge that the updated drawings are true and correct, which certification shall survive the expiration or termination of the Lease,
and (C) to deliver to Landlord such updated drawings in accordance with Landlord’s then-current CAD requirements, and (ii) Tenant shall deliver to Landlord a copy of all warranties, guaranties, and operating manuals and information
relating to the improvements, equipment, and systems in the Premises. Tenant’s obligations set forth in this Section are collectively referred to as the “Completion Obligations.” 

4.    Miscellaneous 

(a)    Tenant’s Representative. Tenant has designated Stuart Merkadeau as its sole representative with respect
to the matters set forth in this Work Agreement, until further notice to Landlord, who shall have full authority and responsibility to act on behalf of Tenant as required in this Work Agreement. 

(b)    Landlord’s Representative. Landlord has designated Geoffrey Sears as its sole representative with
respect to the matters set forth in this Work Agreement, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of Landlord as required in this Work Agreement. 

(c)    Tenant’s Default. Notwithstanding any provision to the contrary contained in the Lease, if a Default by
Tenant under the Lease (including, without limitation, this Work Agreement) has occurred at any time on or before the substantial completion of the Tenant Work, then (i) in addition to all other rights and remedies granted to Landlord pursuant
to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance, and (ii) all other obligations of Landlord under the terms of this Work Agreement shall be forgiven until such time as
such default is cured pursuant to the terms of the Lease. 

  
 B-8 

 EXHIBIT C 

SIGNAGE 

  
 C-1 

 EXHIBIT C-1 

LABORATORY RULES AND REGULATIONS 

1.    Any laboratory equipment (glass and cage washers, sterilizers, centrifuges, etc.) being used during Standard
Operating Hours must be properly insulated for noise to prevent interruption of other tenants’ business. Landlord reserves the right to request all equipment be insulated prior to occupancy. Should other tenants complain of noise, the
laboratory tenant will be responsible for abating any noise issues, at the laboratory tenant’s sole cost. 

2.    Any damages to property due to leaks from laboratory equipment will be the sole responsibility of the laboratory
tenant. Should damage occur in other tenant spaces, any and all damages and clean-up will be the responsibility of the laboratory tenant. 

3.    Animal activities are a recognized and necessary process in the biotech industry. Such activities may only be
conducted by laboratory tenants pursuant to all the requirements of their respective lease (including any “Use” clause) and require specific, written approval by Landlord in advance. Any animal activities shall be conducted pursuant to all
regulations, standards and best industry practices relating to them. 
 4.    The Project is a mixed-use facility, and laboratory tenants share space with office tenants. To reduce the potential interaction with office tenants and their employees and visitors with any biotech animal operations, any animal
testing performed, any deliveries of animals and any equipment, foods, cleaners, etc. associated with animal activities, must be coordinated through the loading dock after hours and with the cooperation of the building management and security
personnel. The laboratory tenant should make every effort to handle any deliveries relating to animal activities outside of Standard Operating Hours. The freight elevator must be used at all times, and delivery trucks should not be visible to the
other tenants in the campus area. No cartons, containers or cardboard boxes bearing the nature of contents may be stored or left in common area spaces, including any garage/freight areas. Feed bags, animal carriers, and any and all other related
containers must be disposed of properly and with discretion. 
 5.    All exterior signage relating to laboratory
operations (i.e., visible to Common Areas, including corridors) must be kept to the minimum required by Laws. All signs must have Landlord’s approval prior to installation. 

  
 C-1-1 

 EXHIBIT C-2 

RULES AND REGULATIONS 

1.    No sidewalks, entrance, passages, courts, elevators, vestibules, stairways, corridors or halls shall be obstructed
or encumbered by Tenant or used for any purpose other than ingress and egress to and from the Premises and if the Premises are situated on the ground floor of the Project, Tenant shall further, at Tenant’s own expense, keep the sidewalks and
curb directly in front of the Premises clean and free from rubbish. 
 2.    No awning or other projection shall be
attached to the outside walls or windows of the Project without the prior written consent of Landlord. No curtains, blinds, shades, drapes or screens shall be attached to or hung in, or used in connection with any window or door of the Premises,
without the prior written consent of Landlord. Such awnings, projections, curtains, blinds, shades, drapes, screens and other fixtures must be of a quality, type, design, color, material and general appearance approved by Landlord, and shall be
attached in the manner approved by Landlord. All lighting fixtures hung in offices or spaces along the perimeter of the Premises must be of a quality, type, design, bulb color, size and general appearance approved by Landlord. 

3.    Except as provided in the Lease, no sign, advertisement, notice, lettering, decoration or other thing shall be
exhibited, inscribed, painted or affixed by Tenant on any part of the outside or inside of the Premises or of the Project, without the prior written consent of Landlord. In the event of the violation of the foregoing by Tenant, Landlord may remove
same without any liability, and may charge the expense incurred by such removal to Tenant. 
 4.    The sashes, sash
doors, skylights, windows and doors that reflect or admit light or air into the halls, passageways or other public places in the Project shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the
window sills or in the public portions of the Project. 
 5.    No showcases or other articles shall be put in front of
or affixed to any part of the exterior of the Project, nor placed in public portions thereof without the prior written consent of Landlord. 

6.    The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which
they were constructed, and no sweepings, rubbish, rags or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by Tenant to the extent that Tenant or Tenant’s agents, servants,
employees, contractors, visitors or licensees shall have caused the same. 
 7.    Tenant shall not mark, paint, drill
into or in any way deface any part of the Premises or the Project. No boring, cutting or stringing of wires shall be permitted, except with the prior written consent of Landlord, and as Landlord may direct. 

8.    No animal or bird of any kind shall be brought into or kept in or about the Premises or the Project, except dogs
that qualify as “service animals” under the ADA. 

  
 C-2-1 

 9.    Tenant shall cooperate with Landlord’s efforts to implement
the Project’s Sustainability Practices and the applicable Green Building Standards, including, but not limited to, complying with Landlord’s then-current energy saving efforts and participating in any recycling programs and occupant
satisfaction and transportation surveys. 
 10.    Prior to leaving the Premises for the day, Tenant shall draw or lower
window coverings and extinguish all lights. 
 11.    Tenant shall regularly conduct cleaning and janitorial activities,
especially in bathrooms, kitchens and janitorial spaces, to remove mildew and prevent moist conditions and shall comply with the Project’s Sustainability Practices and Tenant is strongly encouraged to comply with the applicable Green Building
Standards. 
 12.    Tenant shall not make, or permit to be made, any unseemly or disturbing noises or disturb or
interfere with occupants of the Project, or neighboring buildings or premises, or those having business with them. Tenant shall not throw anything out of the doors, windows or skylights or down the passageways. 

13.    Neither Tenant nor any of Tenant’s agents, servants, employees, contractors, visitors or licensees shall at
any time bring or keep upon the Premises any flammable, combustible or explosive fluid, chemical or substance. 

14.    No additional locks, bolts or mail slots of any kind shall be placed upon any of the doors or windows by Tenant,
nor shall any change be made in existing locks or the mechanism thereof. Tenant must, upon the termination of the tenancy, restore to Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by Tenant, and in
the event of the loss of any keys so furnished, Tenant shall pay to Landlord the cost thereof. 
 15.    All removals,
or the carrying in or out of any safes, freight, furniture, construction material, bulky matter or heavy equipment of any description must take place during the hours which Landlord or its agent may determine from time to time. Landlord reserves the
right to prescribe the weight and position of all safes, which must be placed upon two-inch thick plank strips to distribute the weight. The moving of safes, freight, furniture, fixtures, bulky matter or heavy
equipment of any kind must be made upon previous notice to the Building Manager and in a manner and at times prescribed by the Building Manager, and the persons employed by Tenant for such work are subject to Landlord’s prior approval. Landlord
reserves the right to inspect all safes, freight or other bulky articles to be brought into the Project and to exclude from the Project all safes, freight or other bulky articles which exceed the load bearing capacity of the floors of the Building
or which violate any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part. 

16.    Tenant shall not purchase janitorial or maintenance or other like service from any company or persons not approved
by Landlord. Landlord shall approve a sufficient number of sources of such services to provide Tenant with a reasonable selection, but only in such instances and to such extent as Landlord in its judgment shall consider consistent with security and
proper operation of the Project. 

  
 C-2-2 

 17.    Landlord shall have the right to prohibit any advertising or
business conducted by Tenant referring to the Project which, in Landlord’s opinion, tends to impair the reputation of the Project or its desirability as a first class building for offices and/or commercial services and upon notice from
Landlord, Tenant shall refrain from or discontinue such advertising. 
 18.    Landlord reserves the right to exclude
from the Project between the hours of 6:00 p.m. and 8:00 a.m. Monday through Friday, after 1:00 p.m. on Saturdays and at all hours Sundays and legal holidays, all persons who do not present a pass to the Project issued by Landlord. Landlord may
furnish passes to Tenant so that Tenant may validate and issue same. Tenant shall safeguard said passes and shall be responsible for all acts of persons in or about the Project who possess a pass issued to Tenant. 

19.    Tenant’s vendors and contractors shall, while in the Premises or elsewhere in the Project, be subject to and
under the control and direction of the Building Manager (but not as agent or servant of said Building Manager or of Landlord) and, prior to commencing any work, shall be required to maintain and provide copies of such insurance coverage as
reasonably approved by Landlord with liability policies naming Landlord and the Indemnitees as additional insureds. 

20.    If the Premises is or becomes infested with vermin as a result of the use or any misuse or neglect of the Premises
by Tenant, its agents, servants, employees, contractors, visitors or licensees, Tenant shall forthwith at Tenant’s expense cause the same to be exterminated from time to time to the satisfaction of Landlord and shall employ such licensed
exterminators as shall be approved in writing in advance by Landlord. 
 21.    The requirements of Tenant will be
attended to only upon application at the office of the Project. Project personnel shall not perform any work or do anything outside of their regular duties unless under special instructions from the office of Landlord. 

22.    Canvassing, soliciting and peddling in the Project are prohibited and Tenant shall cooperate to prevent the same.

 23.    No water cooler, air conditioning unit or system or other apparatus shall be installed or used by Tenant
without the written consent of Landlord. 
 24.    There shall not be used in any premises, or in the public halls,
plaza areas, lobbies, or elsewhere in the Project, either by Tenant, Tenant’s contractors or others, in the delivery or receipt of merchandise, any hand trucks or dollies, except those equipped with rubber tires and sideguards. 

25.    Tenant, Tenant’s agents, servants, employees, contractors, licensees, or visitors shall not park any vehicles
in any driveways, service entrances, or areas posted “No Parking” and shall comply with any other parking restrictions imposed by Landlord from time to time. 

26.    Tenant shall install and maintain, at Tenant’s sole cost and expense, an adequate visibly marked (at all times
properly operational) fire extinguisher next to any duplicating or photocopying machine or similar heat producing equipment, which may or may not contain combustible material, in the Premises. 

  
 C-2-3 

 27.    Tenant shall keep its window coverings closed during any period
of the day when the sun is shining directly on the windows of the Premises. 
 28.    Tenant shall not use the name of
the Project for any purpose other than as the address of the business to be conducted by Tenant in the Premises, nor shall Tenant use any picture of the Project in its advertising, stationery or in any other manner without the prior written
permission of Landlord. Landlord expressly reserves the right at any time to change said name without in any manner being liable to Tenant therefor. 

29.    Tenant shall not prepare any food nor do any cooking, operate or conduct any restaurant, luncheonette or cafeteria
for the sale or service of food or beverages to its employees or to others, except that food and beverage preparation by Tenant’s employees using microwave ovens or coffee makers shall be permitted provided no odors of cooking or other
processes emanate from the Premises. Tenant shall not install or permit the installation or use of any vending machine or permit the delivery of any food or beverage to the Premises except by such persons and in such manner as are approved in
advance in writing by Landlord. 
 30.    The Premises shall not be used as an employment agency, a public stenographer
or typist, a labor union office, a physician’s or dentist’s office, a dance or music studio, a school, a beauty salon, or barber shop, the business of photographic reproductions or offset printing, a restaurant or bar, an establishment for
the sale of confectionery, soda, beverages, sandwiches, ice cream or baked goods, an establishment for preparing, dispensing or consumption of food or beverages of any kind in any manner whatsoever, or news or cigar stand, or a radio, television or
recording studio, theatre or exhibition hall, or manufacturing, or the storage or sale of merchandise, goods, services or property of any kind at wholesale, retail or auction, or for lodging, sleeping or for any immoral purposes. 

31.    Business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s expense in
settings sufficient in Landlord’s judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not install any machine or equipment which causes noise, heat, cold or vibration to be transmitted to the structure of the Building in
which the Premises are located without Landlord’s prior written consent, which consent may be conditioned on such terms as Landlord may require. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square
foot that such floor was designed to carry and which is allowed by Law. 
 32.    Tenant shall not bring any Hazardous
Materials onto the Premises except for those that are in general commercial use and are incidental to Tenant’s business office operations and only in quantities suitable for immediate use or otherwise in compliance with Hazardous Materials
Laws. 
 33.    Tenant shall not store any vehicle within the parking area. Tenant’s parking rights are limited to
the use of parking spaces for short-term parking, of up to twenty-four (24) hours, of vehicles utilized in the normal and regular daily travel to and from the Project. Tenants who wish to park a vehicle for longer than a 24-hour period shall notify the Building Manager for the Project and consent to such long-term parking may be granted for periods up to two (2) weeks. Any motor vehicles parked without the prior written consent
of the Building Manager for the Project for longer than a 24-hour period shall be deemed stored in violation of this rule and regulation and shall be towed away and stored at the owner’s expense or
disposed of as provided by Law. 

  
 C-2-4 

 34.    Smoking is prohibited in the Premises, the Building and all
enclosed Common Areas of the Project, including all lobbies, all hallways, all elevators and all lavatories. “Smoking”, as used herein, shall be deemed to include the use of e-cigarettes, smokeless
cigarettes and other similar products. All rules and regulations set forth in this Exhibit C applicable to smoking also apply to the use of e-cigarettes, smokeless cigarettes and other similar products.

 35.    Tenant shall not store any items within 18 inches of a sprinkler head. 

36.    Building ladders including fixed ladders and step ladders are not to be used by Tenant, Tenant’s agents,
servants, employees, contractors, licensees or visitors. 
 37.    Electrical power strips and portable “space
heaters” are not permitted. 
 38.    Tenants are not permitted to open an electrical panel. Tenants are required
to contact Landlord to reset a circuit breaker. 
 39.    Tenant shall reimburse Landlord for the cost (plus an
administrative charge at Landlord’s then prevailing rate) of Landlord providing any special services or work requested by Tenant to the extent such services or work are not specifically set forth as a Landlord obligation in the Lease. 

  
 C-2-5 

 EXHIBIT D 

SNDA 
 Record and return to: 

Principal Real Estate Investors, LLC 
 801 Grand Avenue 

Des Moines, IA 50392-1450 
 ATTN: Commercial Mortgage Servicing

 NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 
 757713

 THIS AGREEMENT (this “Agreement”), made and entered into as of the > day of >, 2020, by and between PRINCIPAL LIFE
INSURANCE COMPANY, an Iowa corporation, with an address for purposes of notice at c/o Principal Real Estate Investors, LLC, 801 Grand Avenue, Des Moines, Iowa 50392-1450 (hereinafter called “Lender”) and >, with its principal office at
> (hereinafter called “Lessee”); 
 WITNESSETH: 

WHEREAS, Lessee has by a written lease dated >, as amended by > (hereinafter called the “Lease” and the definition of
“Lease” shall also include any future amendments or modifications specifically approved in writing by Lender), leased from the landlord named in the Lease (hereinafter called “Lessor”), all or part of certain real estate and
improvements thereon located at >, as more particularly described in Exhibit A attached hereto (the “Demised Premises”); and 

WHEREAS, Lessor is encumbering (or has previously encumbered) the Demised Premises as security for a loan (the “Loan”) from Lender
to Lessor (the “Mortgage”); and 
 WHEREAS, Lessee and Lender have agreed to the following with respect to their mutual rights and
obligations pursuant to the Lease and the Mortgage; 
 NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid by each party
to the other and the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt whereof is hereby acknowledged, the parties hereto do hereby covenant and agree as follows: 

(1)    In the event of any foreclosure of the Mortgage or any conveyance in lieu of foreclosure, provided that the Lessee
shall not then be in default beyond any notice, cure or grace period under the Lease and that the Lease shall then be in full force and effect, then Lender shall neither terminate the Lease nor join Lessee in foreclosure proceedings, nor disturb
Lessee’s possession, and the Lease shall continue in full force and effect as a direct lease between Lessee and Lender, Lender shall be bound to Lessee under all terms and conditions of the Lease (except as provided in this Agreement), the
leasehold estate under the Lease shall not be terminated by Lender during the term (including any extensions or renewals) except in accordance with the terms 

  
 D-1 

 
and conditions of the Lease, the possession by Lessee of the Demised Premises and Lessee’s rights and privileges thereto shall not be diminished, disturbed, affected or impaired during the
term (including any extensions or renewals), nor will the Lease or the term (including any extensions or renewals) be terminated or otherwise adversely affected in each case (i) except as provided in this Agreement, and (ii) otherwise in
accordance with the terms, conditions and provisions of the Lease. Lender further agrees not to join Lessee in any foreclosure proceeding except to the extent necessary under applicable law, but such joinder shall not be in derogation of the rights
of Lessee as set forth in this Agreement and such joinder shall be for that purpose only, at no cost to Lessee and shall not result in the termination of the Lease. 

(2)    After the receipt by Lessee of notice from Lender of any foreclosure of the Mortgage or any conveyance of the
Demised Premises in lieu of foreclosure, Lessee will thereafter attorn to and recognize Lender or any purchaser at any foreclosure sale or otherwise as its substitute lessor on the terms and conditions set forth in the Lease. In the event of any
foreclosure, Lender shall recognize Lessee as the tenant of the Premises for the remainder of the term of the Lease (as may be extended or renewed) in accordance with the provisions thereof, as the terms of the Lease are modified, amended or
supplemented (as approved by Lender). 
 (3)    Lessee hereby agrees that if Lessee has the right to terminate the Lease
or to claim a partial or total eviction, or to abate or reduce rent due to a Lessor default under the Lease, Lessee will not exercise such right until it has given written notice to Lender, and Lender has failed within thirty (30) days after
both receipt of such notice and the date when it shall have become entitled to remedy the same, to commence to cure such default and thereafter diligently prosecute such cure to completion within ninety (90) days of Lender’s commencement
to cure such default. 
 (4)    Lessee agrees that if the Lease is terminated pursuant to the terms of the Lease, or
otherwise, Lessee will remit any payments made in connection with such termination directly and immediately to Lender. 
 Lessor hereby
agrees that such payments shall be held by Lender as additional security for the Loan and applied at Lender’s sole discretion. 

(5)    In no event shall Lender be liable for: (a) the return of any security deposit provided to Lessor under the
Lease unless said security deposit is actually received by Lender and then only pursuant to the terms of the Lease; (b) any act or omission of the Lessor; (c) any covenant of Lessor to undertake or complete the initial construction or
installation of improvements on the Demised Premises; (d) any sums due Lessee under the Lease related to the costs of preparing, furnishing or moving into the Demised Premises or other premises for relocated or expanded premises as contemplated
in the Lease (for example, a construction or tenant improvement allowance); (e) any covenant of Lessor related to restrictive uses or exclusives which pertain to properties outside of the Demised Premises and which Lender could not reasonably comply
with if it became Lessor under the Lease or (f) any offsite expansion space as contemplated in the Lease which Lender could not reasonably comply with if it became Lessor under the Lease. Further, Lender shall not be subject to any offsets or
deficiencies which Lessee may be entitled to assert against the Lessor as a result of any act or omission of Lessor occurring prior to Lender’s obtaining title to the Demised Premises, it being understood that nothing in this clause shall be
deemed to exclude Lender from responsibility for repairs and maintenance required of the Lessor under the Lease 

  
 D-2 

 
from and after the date Lender takes title to the Demised Premises, whether or not the need for such repairs or maintenance accrued before or after such date; provided, however, that in no event
shall Lender be responsible for consequential damages resulting from the failure of Lessor to undertake such repairs and maintenance. 

(6)    This Agreement and its terms shall be governed by the laws of the state where the Demised Premises are located and
shall be binding upon and inure to the benefit of Lender and Lessee and their respective successors and assigns, including, without limitation, any purchaser at any foreclosure sale or otherwise. This Agreement may not be modified orally or in any
manner other than by an agreement, in writing, signed by the parties. 
 (7)    This Agreement may be executed in
counterparts, each of which shall be deemed to be an original, and such counterparts when taken together shall constitute but one agreement. 

(Signatures on next page) 

  
 D-3 

 IN WITNESS WHEREOF, this Agreement has been fully executed on the day and year first above
written. 
  

					
	PRINCIPAL LIFE INSURANCE COMPANY,
	an Iowa corporation
		
	By:	 	PRINCIPAL REAL ESTATE INVESTORS, LLC,
		 	a Delaware limited liability company,
		 	its authorized signatory
			
		 	By	 	
                    

		 		 	Name:
		 		 	Title:
			
		 	By	 	  

		 		 	Name:
		 		 	Title:
	
	>, Lessee
		
	By	 	  

		 	Name:
		 	Title:
		
	By	 	
                    

		 	Name:
		 	Title:

  
 D-4 

 STATE OF IOWA          ) 

                          
              ) 
 COUNTY OF POLK      ) 

On this      day of             ,
        , before me, the undersigned, a Notary Public in and for the said State, personally appeared
                     and, to me personally known to be the identical persons whose names are subscribed to the foregoing instrument, who being by me
duly sworn, did say that they are the and                     , respectively, of PRINCIPAL REAL ESTATE INVESTORS, LLC, a Delaware limited liability
company, authorized signatory of PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation, and that the instrument was signed on behalf of the corporation by Principal Real Estate Investors, LLC, as authorized signatory of Principal Life Insurance
Company, by authority of the Board of Directors of Principal Life Insurance Company; and that the aforesaid individuals each acknowledged the execution of the foregoing instrument to be the voluntary act and deed of Principal Real Estate Investors,
LLC, as authorized signatories of said corporation, by it and by them voluntarily executed. 
  

			
		 	  

	        	 	Notary Public in and for said State
		 	 My Commission Expires:
 [Affix Notarial Stamp or
Seal]

  
 D-5 

 Tenant - Please insert Notary Form in place of this page. 

  
 D-6 

 Exhibit A 

Legal Description will be inserted by Lender prior to closing. 

  
 D-7 

 EXHIBIT E 

FF&E 
  

 

  
 E-1 

 RIDER 1 

COMMENCEMENT DATE AGREEMENT 

                    , LLC, a
                     limited liability company (“Landlord”), and     ,
                    , a                     
(“Tenant”), have entered into a certain Office/Laboratory Lease dated as of             , 20     (the “Lease”). 

WHEREAS, Landlord and Tenant wish to confirm and memorialize the Commencement Date, Temporary Space Expiration Date and Expiration Date of the
Lease as provided for in Sections 2.1(b) and 2.2 of the Lease; 
 NOW, THEREFORE, in consideration of the foregoing and the mutual
covenants contained herein and in the Lease, Landlord and Tenant agree as follows: 
 1.    Unless otherwise defined
herein, all capitalized terms shall have the same meaning ascribed to them in the Lease. 
 2.    The Commencement Date
(as defined in the Lease) of the Lease is,             , 20    . 

3.    The Temporary Space Expiration Date (as defined in the Lease) of the Lease is,
            , 20    . 
 4.    The
Expiration Date (as defined in the Lease) of the Lease is             , 20    . 

5.    Tenant hereby confirms the following: 

(a)    That it has accepted possession of the Premises pursuant to the terms of the Lease; and 

(b)    That the Lease is in full force and effect. 

6.    Except as expressly modified hereby, all terms and provisions of the Lease are hereby ratified and confirmed and
shall remain in full force and effect and binding on the parties hereto. 
 7.    The Lease and this Commencement Date
Agreement contain all of the terms, covenants, conditions and agreements between Landlord and Tenant relating to the subject matter herein. No prior other agreements or understandings pertaining to such matters are valid or of any force and effect.

  
 Rider-1 

					
	TENANT:	 		  	LANDLORD:
			
	                                      
                                         
                     ,	 		  	                     LLC,
	a                                      
                               	 		  	a                      limited liability company
			
	By:                                     
                                         
               	 		  	By:                                     
                                         
           
	Print
Name:                                        
                                       	 		  	                    Richard K. Robbins
	Its:                                     
                                         
                	 	            	  	                    Managing Member
			
	By:                                     
                                         
               	 		  	[INSERT CORRECT SIGNATURE
	Print
Name:                                        
                                       	 		  	BLOCK FOR PROPERTY]
	Its:                                     
                                         
                	 		  	

  
 Rider-2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00311-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00311-of-00352.parquet"}]]