Document:

Prepared by R.R. Donnelley Financial -- EX-10.8

 Exhibit 10.8 

LEASE 
 SILICON VALLEY CA-I, LLC,

 a Delaware limited liability company, 

Landlord, 
 and 

MOBILE IRON, INC., 
 a Delaware
corporation, 
 Tenant 

  
 Modified CA-MTIN 5/06 

 TABLE OF CONTENTS 
  

							
	 	  	 	  	page	 
			
	1.	  	 USE AND RESTRICTIONS ON USE
	  	 	1	  
	2.	  	 TERM
	  	 	2	  
	3.	  	 RENT
	  	 	4	  
	4.	  	 RENT ADJUSTMENTS
	  	 	5	  
	5.	  	 SECURITY DEPOSIT
	  	 	8	  
	6.	  	 ALTERATIONS
	  	 	9	  
	7.	  	 REPAIR
	  	 	10	  
	8.	  	 LIENS
	  	 	11	  
	9.	  	 ASSIGNMENT AND SUBLETTING
	  	 	11	  
	10.	  	 INDEMNIFICATION
	  	 	13	  
	11.	  	 INSURANCE
	  	 	13	  
	12.	  	 WAIVER OF SUBROGATION
	  	 	14	  
	13.	  	 SERVICES AND UTILITIES
	  	 	14	  
	14.	  	 HOLDING OVER
	  	 	14	  
	15.	  	 SUB ORDINATION
	  	 	15	  
	16.	  	 RULES AND REGULATIONS
	  	 	15	  
	17.	  	 REENTRY BY LANDLORD
	  	 	15	  
	18.	  	 DEFAULT
	  	 	16	  
	19.	  	 REMEDIES
	  	 	16	  
	20.	  	 TENANT’S BANKRUPTCY OR. INSOLVENCY
	  	 	19	  
	21.	  	 QUIET ENJOYMENT
	  	 	19	  
	22.	  	 CASUALTY
	  	 	20	  
	23.	  	 EMINENT DOMAIN
	  	 	21	  
	24.	  	 SALE BY LANDLORD
	  	 	21	  
	25.	  	 ESTOPPEL CERTIFICATES
	  	 	21	  
	26.	  	 SURRENDER OF PREMISES
	  	 	22	  
	27.	  	 NOTICES
	  	 	22	  
	28.	  	 TAXES PAYABLE BY TENANT
	  	 	22	  
	29.	  	 RELOCATION OF TENANT
	  	 	23	  
	30.	  	 PARKING
	  	 	23	  
	31.	  	 DEFINED TERMS AND HEADINGS
	  	 	24	  
	32.	  	 TENANT’S AUTHORITY
	  	 	24	  
	33.	  	 FINANCIAL STATEMENTS AND CREDIT REPORTS
	  	 	24	  
	34.	  	 COMMISSIONS
	  	 	25	  
	35.	  	 TIME AND APPLICABLE LAW
	  	 	25	  
	36.	  	 SUCCESSORS AND ASSIGNS
	  	 	25	  
	37.	  	 ENTIRE AGREEMENT
	  	 	25	  
	38.	  	 EXAMINATION NOT OPTION
	  	 	25	  

  

					
	Modified CA-MTIN 5/06	 	i	 	

 TABLE OF CONTENTS 

(continued) 
  

							
	 	  	 	  	page	 
			
	39.	  	 DISCLOSURE
	  	 	25	  
	40.	  	 MONUMENT SIGNAGE
	  	 	25	  
	41.	  	 PREMISES SIGNAGE
	  	 	26	  
	42.	  	 RECORDATION
	  	 	26	  
	43.	  	 OPTION TO RENEW
	  	 	26	  
	44.	  	 ROOF SPACE FOR DISH/ANTENNA
	  	 	27	  
	45.	  	 TENANT’S SECURITY SYSTEM
	  	 	29	  
	46.	  	 COUNTERPART SIGNATURES
	  	 	30	  
	47.	  	 LIMITATION OF LANDLORD’S LIABILITY
	  	 	30	  

  

	
	EXHIBIT A — FLOOR PLAN DEPICTING THE PREMISES
	EXHIBIT A-1 — SITE PLAN
	EXHIBIT B — INITIAL ALTERATIONS
	EXHIBIT C — COMMENCEMENT DATE MEMORANDUM
	EXHIBIT D — RULES AND REGULATIONS
	EXHIBIT E — FORM OF EARLY POSSESSION AGREEMENT
	EXHIBIT F — FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

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	Modified CA-MTIN 5/06	 	ii	 	

 SILICON VALLEY PORTFOLIO LEASE 

REFERENCE PAGES 
  

			
	BUILDING:	  	 Mountainview-R III
 345 East Middlefield
Road
 Mountain View, California 94043

		
	LANDLORD:	  	 SILICON VALLEY CA-I, LLC,
 a Delaware
limited liability company

		
	LANDLORD’S ADDRESS:	  	 Silicon Valley CA-I, LLC
 c/o RREEF Real
Estate
 2185 North California Boulevard, Suite 285
 Walnut
Creek, California 94596
 Attention: Asset Manager
  

With a copy to:
  

Silicon Valley CA-I, LLC,
 c/o CBRE

3303 Octavius Drive, Suite 102
 Santa Clara, California 95054

Attention: Property Manager

		
		  	 Addison, Texas 75001-9047

		
	LEASE REFERENCE DATE:	  	April 30, 2012
		
	TENANT:	  	 MOBILE IRON, INC.,
 a Delaware
corporation

		
	 TENANT’S NOTICE ADDRESS:
  

(a)    As of beginning of Term:

 
 (b)    Prior to beginning of
Term (if different):
	  	  
 The Premises

Attention: Chief Financial Officer
  

415 East Middlefield Road
 Mountain View, California 94043

Attention: Chief Financial Officer

		
	PREMISES ADDRESS:	  	 345 East Middlefield Road
 Mountain View,
California 94043

		
	PREMISES RENTABLE AREA:	  	 Approximately 15,850 sq. ft.         (for outline of Premises see

Exhibit A)

		
	USE:	  	General office, research and development of legally permitted products and for any legally permitted ancillary office uses related thereto.
		
	SCHEDULED COMMENCEMENT DATE:	  	The later of (i) May 1, 2012, and (ii) the date on which the Initial Alterations to the Premises are Substantially Completed (as such terms are defined in Section 2.1 of the Lease) by
Landlord.

  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	iii	 	

			
		
	TERM OF LEASE:	  	Sixty (60) full calendar months (plus any partial month at the commencement of the Term) beginning on the Commencement Date and ending on the Termination Date. The period of any such partial month from the Commencement Date
to the last day of the same month is the “Commencement Month.”
		
	TERMINATION DATE:	  	The last day of the sixtieth (60’) full calendar month after (if the Commencement Month is not a full calendar month), or from and including (if the Commencement Month is a full calendar month), the Commencement Month, which
Termination Date is estimated to be April 30, 2017, subject to extension pursuant to Article 43 of the Lease.

 ANNUAL RENT and MONTHLY INSTALLMENT OF RENT (Article 3): 

 

																			
	from	 	Period
through	 	Rentable Square
Footage	 	 	Annual Rent
Per Square Foot	 	 	Annual Rent	 	 	Monthly Installment
of Rent	 
	Month 1	 	Month 12	 	 	15,850	  	 	$	25.80	  	 	$	408,930.00	  	 	$	34,077.50	* 
	Month 13	 	Month 24	 	 	15,850	  	 	$	26.57	  	 	$	421,134.50	  	 	$	35,094.54	  
	Month 25	 	Month 36	 	 	15,850	  	 	$	27.37	  	 	$	433,814.50	  	 	$	36,151.21	  
	Month 37	 	Month 48	 	 	15,850	  	 	$	28.19	  	 	$	446,811.50	  	 	$	37,234.29	  
	Month 49	 	Month 60	 	 	15,850	  	 	$	29.04	  	 	$	460,284.00	  	 	$	38,357.00	  

  

	*	Monthly Installment of Rent for the first two (2) full calendar months of the initial Term is subject to abatement pursuant to Section 3.3 of the Lease. 

 

			
	INITIAL ESTIMATED MONTHLY INSTALLMENT OF RENT ADJUSTMENTS (Article 4):	  	$6,181.50
		
	TENANT’S PROPORTIONATE SHARE:	  	100%
		
	SECURITY DEPOSIT:	  	$133,615.50, subject to Article 5 of this Lease.
		
	ASSIGNMENT/SUBLETTING FEE:	  	$2,000.00
		
	PARKING:	  	Fifty-three (53) passes at no charge during the initial Term (See Article on Parking)
		
	REAL ESTATE BROKERS:	  	Cornish & Carey Commercial Newmark Knight Frank, representing Landlord and Cresa Partners, representing Tenant
	TENANT’S NAILS CODE:	  	511210

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		 	Initials

  

					
	Modified CA-MTIN 5/06	 	iv	 	

 AMORTIZATION RATE:        N/A 

The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict between any Reference Pages information and
the Lease, the Lease shall control. The Lease includes Exhibits A through F, all of which are made a part of the Lease. 
 IN WITNESS WHEREOF,
Landlord and Tenant have entered into the Lease as of the Lease Reference Date set forth above. 
  

									
	LANDLORD:	 		 	TENANT:
			
	SILICON VALLEY CA-I, LLC,	 		 	MOBILE IRON, INC.,
	a Delaware limited liability company	 		 	a Delaware corporation
					
	By:	 	SVCA JV LLC,	 		 	By:	 	 /s/ Jim Buckley

		 	a Delaware limited liability company	 		 	Name:	 	Jim Buckley
		 	its Manager	 		 	Title:	 	CFO
		 		 		 	Dated:	 	4/30/2012
					
	By:	 	RREEF America REIT III Corp. GG-QRS,	 		 		 	
		 	a Maryland corporation	 		 		 	
		 	its Manager	 		 		 	
					
	By:	 	 /s/ James H. Ida
	 		 		 	
	Name:	 	James H. Ida	 		 		 	
	Title:	 	Vice President	 		 		 	
	Dated:	 	5/1/2012	 		 		 	

  

					
	Modified CA-MTIN 5/06	 	v	 	

 LEASE 

By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the
Reference Pages. The Premises are depicted on the floor plan attached hereto as Exhibit A, and the Building is depicted on the site plan attached hereto as Exhibit A-I. The Reference Pages, including all terms defined thereon, are
incorporated as part of this Lease. 
 1. USE AND RESTRICTIONS ON USE. 

1.1 The Premises are to be used solely for the purposes set forth on the Reference Pages. Tenant shall not do or permit anything to be done in
or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building, if any, or injure, annoy, or disturb them, or allow the Premises to be used for any improper, unlawful, or objectionable
purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the written consent of Landlord first obtained. Tenant shall comply with all federal, state and city laws,
codes, ordinances, rules and regulations (collectively “Regulations”) applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention and
abatement of any violations in the Building or appurtenant land, caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant’s sole expense; provided that such
compliance shall not include structural alterations, capital improvements or the installation of new or additional mechanical, electrical, plumbing or fire/life safety systems in order to comply with Regulations hereunder unless such compliance is
triggered by or arises from any default by or negligent or willful misconduct of Tenant or any Tenant Entity (as defined below), Tenant’s particular use of the Premises (as opposed to office uses by tenants in general) or any alterations,
additions or improvements performed by or on behalf of Tenant (specifically excluding the Initial Alterations). Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the Premises which will in any
way increase the rate of (unless Tenant agrees to pay for such increase), invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability
for damage to property or injury to persons in or about the Building or any part thereof. Landlord, at its sole cost and expense (except to the extent properly included in Expenses (as defined below)), shall be responsible for correcting any
violations of Regulations with respect to the common areas of the Building to the extent that (a) the correction of any such violation is necessary for Tenant to use the Premises for general office use in a normal and customary manner, or
(b) Landlord’s failure to correct any such violation would impose liability upon Tenant under any Regulations. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without
limitation, the right to apply for and obtain a waiver or deferment of compliance, the right to assert any and all defenses allowed by law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by law. Landlord,
after the exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations or improvements necessary to comply with the terms of any final order or judgment. Notwithstanding anything to the contrary set forth
herein, Tenant, not Landlord, shall be responsible for the correction of any violations of Regulations with respect to the Premises or the Building that arise out of or in connection with any default by or negligent or willful misconduct of Tenant
or any Tenant Entities, the specific nature of Tenant’s use of or business in the Premises or any alterations, additions or improvements performed by or on behalf of Tenant. 

1.2 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively,
the “Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building any (collectively, “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous
wastes or materials, toxic wastes or materials, or other similar substances, petroleum products or derivatives or any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the
environment or the keeping, use or disposition of environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws
or ordinances (collectively, “Environmental Laws”), nor shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant
land or allow the environment to become contaminated with any Hazardous Materials. Notwithstanding the foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans
containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any
such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the
Landlord Entities (as defined in Article 31) harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with
all applicable Environmental Laws in connection with Tenant’s use of the Premises and/or the project of which the Building is a 

  

					
	Modified CA-MTIN 5/06	 	1	 	

 
part, or the presence, handling, use or disposition in or from the Premises of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental
Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to keep, observe, or perform any provision of this Section 1.2. As of the date hereof, Landlord has not received written notice from any
governmental agencies that the Building is in violation of any Environmental Laws. Further, to Landlord’s actual knowledge, there are no Hazardous Materials at the Building in violation of Environmental Laws. For purposes of this Section,
“Landlord’s actual knowledge” shall be deemed to mean and limited to the current actual knowledge of Jim Ida, Landlord’s representative for the Building, at the time of execution of this Lease and not any implied, imputed, or
constructive knowledge of said individual or of Landlord or any parties related to or comprising Landlord and without any independent investigation or inquiry having been made or any implied duty to investigate or make any inquiries; it being
understood and agreed that such individual shall have no personal liability in any manner whatsoever hereunder or otherwise related to the transactions contemplated hereby. Notwithstanding anything to the contrary in this Lease, Tenant shall not be
liable for, nor obligated to protect, defend, indemnify, or hold harmless any Landlord Entity from or against any loss, claim, liability, cost or expense related to removal, cleaning, abatement or remediation of Hazardous Materials existing in the
Premises prior to the date Landlord tenders possession of the Premises to Tenant or Hazardous Materials in the ground water or soil or that migrate onto the Premises from outside the Premises after Landlord has granted Tenant access to the Premises,
including, without limitation, Hazardous Materials in the ground water or soil, except to the extent that any of the foregoing results directly or indirectly from any act or omission by Tenant or any Tenant Entity or any Hazardous Materials
disturbed, distributed or exacerbated by Tenant or any Tenant Entity. The terms and conditions of the foregoing sentence shall also apply to any remediation work or expense required in connection with the ROD Amendment (defined below). Furthermore,
Tenant shall be entitled to a proportionate abatement in rent to the extent any remediation or abatement work in connection with the ROD Amendment shall interfere with the use and occupancy by Tenant of the Premises from time to time. Such abatement
of rent shall be equitably prorated to the extent to which such remediation or abatement work shall interfere with the actual use by Tenant of the Premises. For purposes of this Section 1.2, Tenant, not Landlord, shall have the burden to prove
with reasonable and unequivocal documentation that such Hazardous Materials were in fact preexisting in the Premises prior to the date Landlord delivered possession of the Premises to Tenant. Tenant acknowledges that Landlord has provided Tenant
with a copy of the document entitled “Record of Decision Amendment” dated August 16, 2010, issued by the U.S. Environmental Protection Agency Region 9, San Francisco, California (“ROD Amendment”), and that additional related
documents may be found at www.cpa.gov/region9/mew. 
 1.3 So long as Tenant leases the entire Building, Tenant and the Tenant
Entities will be entitled to the non-exclusive use of the exterior common areas of the Building as they exist from time to time during the Term, including, subject to Regulations, operations and management of the project in which the Building is a
part, Landlord’s maintenance and repair obligations with respect to such project and events of Force Majeure, the use of fifty-three (53) parking spaces in the parking facilities, subject to Landlord’s commercially reasonable rules
and regulations regarding such use. However, in no event will Tenant or the Tenant Entities park more than fifty-three (53) vehicles in the parking facilities. The foregoing shall not be deemed to provide Tenant with an exclusive right to any
parking spaces or any guaranty of the availability of any particular parking spaces, except as set forth herein. 
 2. TERM. 

2.1 The Term of this Lease shall begin on the date that is ten (10) days following the date that the Initial Alterations to be performed
by Landlord pursuant to Exhibit B to this Lease have been Substantially Completed (defined below), subject to any Tenant Delays (defined below) (“Commencement Date”), and shall terminate on the date as shown on the Reference Pages
as the Termination Date based on the actual Commencement Date (“Termination Date”), unless sooner terminated by the provisions of this Lease. The Initial Alterations shall be deemed to be “Substantially Completed” on the date by
which all of the following have occurred: (i) the Initial Alterations have been completed in accordance with the approved “Plans” for such Initial Alterations (as the same may be modified by any changes order(s) approved in writing by
Tenant as provided for in Exhibit B hereto), other than any details of construction, mechanical adjustment or any other similar matter, which in the aggregate are minor in character and do not materially interfere with Tenant’s use of
the Premises (collectively, “Punch List Items”); (ii) all of the Building’s roof and life-safety, heating, ventilation and air conditioning and plumbing systems serving the Premises (collectively, the “Base Building
Items”) shall be in good working order and water tight as of the date Landlord delivers possession of the Premises to Tenant, except for Punch List Items; and (iii) Landlord has received from the appropriate governmental authorities, with
respect to the work to be performed by Landlord or its contractors in the Premises, all applicable permits and approvals necessary for the occupancy of the Premises, including a certificate of occupancy. Tenant shall deliver its Punch List Items
within thirty (30) days after the Initial Alterations have been Substantially Completed and Landlord agrees to promptly proceed with due diligence to cause its contractor to complete such items within thirty (30) days thereafter. Except to
the extent caused by the acts (other than mere use) or omissions of Tenant or any Tenant Entity or by any alterations or improvements performed by or on behalf of Tenant (including the Initial Alterations described in Exhibit B hereto), if
the Base Building Items are not in good working order as of the date possession 

  

					
	Modified CA-MTIN 5/06	 	2	 	

 
of the Premises is delivered to Tenant and as long as Tenant provides Landlord with notice of the same within ninety (90) days following the date Landlord delivers possession of the Premises
to Tenant, Landlord, at its cost, shall be responsible for repairing or restoring the same. Tenant shall, at Landlord’s request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C attached hereto,
setting forth the actual Commencement Date, Termination Date and, if necessary, a revised rent schedule. Should Tenant fail to do so within thirty (30) days after Landlord’s request, the information set forth in such memorandum provided by
Landlord shall be conclusively presumed to be agreed and correct. 
 2.2 Tenant agrees that in the event of the inability of Landlord to
deliver possession of the Premises on the Scheduled Commencement Date set forth on the Reference Pages for any reason, Landlord shall not be liable for any damage resulting from such inability, but except to the extent such delay is the result of a
Tenant Delay, Tenant shall not be liable for any rent (or any other obligation that is not intended to commence until the Commencement Date) until the Commencement Date has occurred. No such failure shall affect the other obligations of Tenant that
are intended to commence prior to the Commencement Date, except that the actual Commencement Date shall be postponed until the date that Landlord delivers possession of the Premises to Tenant, except to the extent that the Commencement Date would
have occurred but for the following acts or omissions of Tenant or any Tenant Entities, including, without limitation as a result of (a) Tenant’s failure to approve or reasonably disapprove the plans and specifications and/or construction
cost estimates or bids for the Initial Alterations as provided in Exhibit B hereto; (b) Tenant’s request for materials, finishes or installations other than Landlord’s standard, but only to the extent that Tenant was made
aware, by Landlord in writing, of the delay associated with any such non-standard materials, finishes or installations when Tenant made its request to Landlord for such items, and except those, if any, that Landlord shall have expressly agreed to
furnish without extension of time agreed by Landlord; (c) Tenant’s change in any plans or specifications (after such plans or specification were previously approved by Tenant), but only to the extent that the amount of the delay associated
with the change is included as part of a written change order for such work approved by Tenant; or, (d) performance or completion by a party employed by Tenant that is not cured within two (2) business days after Tenant’s receipt of
written notice from Landlord (each of the foregoing, a “Tenant Delay”). If any delay is the result of a Tenant Delay, the Commencement Date and the payment of rent under this Lease shall be accelerated by the number of days of such Tenant
Delay, but in no event sooner than May 1, 2012. 
 2.3 Subject to the terms of this Section 2.3 and provided that this Lease and
the Early Possession Agreement (as defined below) have been fully executed by all parties and Tenant has delivered all prepaid rental, the Security Deposit, and insurance certificates required hereunder, Landlord grants Tenant the right to enter the
Premises, at Tenant’s sole risk, ten (10) days prior to Landlord’s estimate of the Commencement Date solely for the purpose of installing telecommunications and data cabling, equipment, furnishings and other personalty. Such
possession prior to the Commencement Date shall be subject to all of the terms and conditions of this Lease, except that Tenant shall not be required to pay Monthly Installment of Rent or Tenant’s Proportionate Share of Expenses and Taxes with
respect to the period of time prior to the Commencement Date during which Tenant occupies the Premises solely for such purposes. However, Tenant shall be liable for any utilities or special services provided to Tenant during such period.
Notwithstanding the foregoing, if Tenant takes possession of the Premises before the Commencement Date for any purpose other than as expressly provided in this Section, such possession shall be subject to the terms and conditions of this Lease and
Tenant shall pay Monthly Installment of Rent, Tenant’s Proportionate Share of Expenses and Taxes, and any other charges payable hereunder to Landlord for each day of possession before the Commencement Date. Said early possession shall not
advance the Termination Date. Landlord may withdraw such permission to enter the Premises prior to the Commencement Date at any time that Landlord reasonably determines that such entry by Tenant is causing a dangerous situation for Landlord, Tenant
or their respective contractors or employees, or if Landlord reasonably determines that such entry by Tenant is hampering or otherwise preventing Landlord from proceeding with the completion of the Initial Alterations described in Exhibit B
at the earliest possible date. As a condition to any early entry by Tenant pursuant to this Section 2.3, Tenant shall execute and deliver to Landlord an early possession agreement (the “Early Possession Agreement”) in the form
attached hereto as Exhibit E, provided by Landlord, setting forth the actual date for early possession and the date for the commencement of payment of Monthly Installment of Rent. 

2.4 Notwithstanding the foregoing, if the Commencement Date has not occurred on or before July 31, 2012 (the “Outside Completion
Date”), Tenant, as its sole remedy, may terminate this Lease by giving Landlord written notice of termination on or before the earlier to occur of: (a) five (5) business days after the Outside Completion Date; and (b) the
Commencement Date. In such event, this Lease shall be deemed null and void and of no further force and effect and Landlord shall promptly refund any prepaid rent and Security Deposit previously advanced by Tenant under this Lease and, so long as
Tenant has not previously defaulted under any of its obligations under Exhibit B, the parties hereto shall have no further responsibilities or obligations to each other with respect to this Lease. Landlord and Tenant acknowledge and agree
that: (i) the determination of the Commencement Date shall take into consideration the effect of any Tenant Delays; and (ii) the Outside Completion Date shall be postponed by the number of days the Commencement Date is delayed to a Force
Majeure Delay (as defined below) (provided that the Outside Completion Date shall not be postponed more than ninety (90) days for any Force Majeure Delay). Notwithstanding anything herein to the contrary, if Landlord determines in good faith
that it will 

  

					
	Modified CA-MTIN 5/06	 	3	 	

 
be unable to cause the Commencement Date to occur by the Outside Completion Date, Landlord shall have the right to immediately cease its performance of the Initial Alterations and provide Tenant
with written notice (the “Completion Date Extension Notice”) of such inability, which Completion Date Extension Notice shall set forth the date on which Landlord reasonably believes that the Commencement Date will occur. Upon receipt of
the Completion Date Extension Notice, Tenant shall have the right to terminate this Lease by providing written notice of termination to Landlord within five (5) business days after the date of the Completion Date Extension Notice. If Tenant
does not terminate this Lease within such five (5) business day period, the Outside Completion Date automatically shall be amended to be the date set forth in Landlord’s Completion Date Extension Notice and this Section 2.4 shall then
apply to such new Outside Completion Date. As used herein, the term “Force Majeure Delay” shall mean (i) governmental preemption in connection with a national, state or local emergency, (ii) conditions of supply or demand
resulting from war or other national, state or municipal emergency, (iii) unusually severe weather conditions, the undue and prolonged delay by any governmental authority to process and issue necessary permits and approvals within the typical
and reasonable time period for the issuance of same, industry wide inability to obtain labor or materials or reasonable substitutes therefor, (iv) enemy or hostile governmental action, civil commotion, failure of power, labor strike,
earthquake, fire or other casualty, or (v) acts of God. 
 3. RENT. 

3.1 Commencing on the Commencement Date, Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly
Installment of Rent then in effect on or before the first day of each full calendar month during the Term, except that the third full month’s rent (subject to Abated Monthly Installment of Rent pursuant to Section 3.3 below) and
Tenant’s Proportionate Share of Expenses and Taxes for the first full month of the initial Term shall be paid upon the execution of this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual
Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based upon the number of days in such month. Said rent shall be paid to Landlord, without
deduction or offset and without notice or demand, except as otherwise expressly set forth herein, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or at such other place as Landlord may from time to time
designate in writing. If an Event of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant’s bank account to Landlord’s account, without cost to Landlord for
the ensuing twelve (12) month period. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within ten (10) days after Landlord’s notice, whichever is later. Unless specified in this Lease to
the contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent. 
 3.2 Tenant
recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore
agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) five percent (5%) of the unpaid rent
or other payment; provided, however, that Tenant shall be entitled to a grace period of five (5) days following delivery of written notice that such payment is overdue for the first late payment in a calendar year. The amount of the late charge
to be paid by Tenant shall be reassessed and added to Tenant’s obligation for each successive month until paid. The provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the
date on which they are due, nor do the terms of this Section 3.2 in any way affect Landlord’s remedies pursuant to Article 19 of this Lease in the event said rent or other payment is unpaid after date due. 

3.3 Notwithstanding anything in this Lease to the contrary, so long as no Event of Default by Tenant has then occurred under this Lease,
Tenant shall be entitled to an abatement of Monthly Installment of Rent with respect to the Premises, as originally described in this Lease, in the amount of $34,077.50 per month for the first two (2) full calendar months of the initial Term
(“Rent Abatement Period”). The maximum total amount of Monthly Installment of Rent abated with respect to the Premises in accordance with the foregoing shall equal $68,155.00 (the “Abated Monthly Installment of Rent”). If Tenant
defaults under this Lease at any time during the Term and fails to cure such default within any applicable cure period under this Lease and as a result, this Lease or Tenant’s right to possession is terminated, then all unamortized Abated
Monthly Installment of Rent (i.e. based upon the amortization of the Abated Monthly Installment of Rent in equal monthly amounts, without interest, during the period commencing on the Commencement Date and ending on the original Termination Date)
shall immediately become due and payable. Only Monthly Installment of Rent shall be abated pursuant to this Section, as more particularly described herein, and Tenant’s Proportionate Share of Expenses and Taxes and all other rent and other
costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this Lease. 

  

					
	Modified CA-MTIN 5/06	 	4	 	

 4. RENT ADJUSTMENTS. 

4.1 For the purpose of this Article 4, the following terms are defined as follows: 

4.1.1 Lease Year: Each fiscal year (as determined by Landlord from time to time) falling partly or wholly within the Term. 

4.1.2 Expenses: All costs of operation, maintenance, repair, replacement and management of the Building, as determined in accordance
with generally accepted accounting principles, including the following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be
reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or any part thereof; the cost of security and alarm services (including any central station signaling system); costs of
cleaning, repairing, replacing and maintaining the common areas, including parking and landscaping, window cleaning costs; labor costs; costs and expenses of managing the Building including management and/or administrative fees (provided that any
property management fees shall not exceed the lesser of (a) five percent (5%) of gross receipts for the Building, and (b) the prevailing market management fees (expressed as a percentage of gross receipts), for comparable third party
management companies offering comparable management services in office projects similar to the Building in class, size, age and location); air conditioning maintenance costs; elevator maintenance fees and supplies; material costs; equipment costs
including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current rental and leasing costs of items which would be capital items if purchased; tool costs; licenses, permits and
inspection fees; wages and salaries for employees at or below the level of property manager only (specifically excluding any higher level employees); employee benefits and payroll taxes for employees at or below the level of property manager
only (specifically excluding any higher level employees); accounting and legal fees; any sales, use or service taxes incurred in connection therewith. In addition, Landlord shall be entitled to recover, as additional rent (which, along with any
other capital expenditures constituting Expenses, as further set forth below in clauses (i), (ii) and (iii), Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses and Taxes but as a separate item),
Tenant’s Proportionate Share of (collectively, “Included Capital Items”): (i) an allocable portion of the cost of capital improvement items which are reasonably calculated to reduce operating expenses; and (ii) the cost of
fire sprinklers and suppression systems and other life safety systems; and (iii) other capital expenses which are required under any Regulations which were not applicable to the Building at the time it was constructed; but the costs described
in this sentence shall be amortized over the reasonable life of such expenditures in accordance with such reasonable life and amortization schedules as shall be reasonably determined by Landlord in accordance with generally accepted accounting
principles, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal prime lending rate announced from time to time. Landlord agrees to act in a commercially reasonable manner in incurring Expenses,
taking into consideration the class and the quality of the Building and shall extrapolate Expenses in a reasonable and equitable manner. In the event that the Building is damaged by fire, earthquake or other casualty event (each, a “Casualty
Event”) and Tenant’s Proportionate Share of the casualty insurance deductible for a Casualty Event exceeds $50,000.00 (with any such excess amount referred to herein as the “Excess Deductible Share”), any such Excess Deductible
Share shall be amortized at $50,000.00 per year over a period that fully covers payment of the Excess Deductible Share, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal prime lending rate
announced from time to time, and Tenant shall only pay the initial $50,000.00 in the year incurred and thereafter pay only the amortized portion of such Excess Deductible Share per year (that is, the $50,000.00 plus interest thereon as provided
above) in equal monthly installments during the remaining Lease Term (including any extension thereof) following the year in which the initial payment was made. Expenses shall not include depreciation or amortization of the Building or equipment in
the Building except as provided herein, loan principal payments, costs of alterations of tenants’ premises, leasing commissions, interest expenses on long-term borrowings or advertising costs. 

The following are also excluded from Expenses: 
  

	 	(a)	Sums (other than management fees, it being agreed that the management fees included in Expenses are as described in Section 4.1.2 above) paid to subsidiaries or other affiliates of Landlord for services on or to
the Building and/or Premises, but only to the extent that the costs of such services exceed the competitive cost for such services rendered by unrelated persons or entities of similar skill, competence and experience. 

 

	 	(b)	Any expenses for which Landlord has received actual reimbursement (other than through Expenses). 

  

	 	(c)	Fines, costs or penalties incurred as a result and to the extent of a violation by Landlord of any applicable Regulations. 

  

					
	Modified CA-MTIN 5/06	 	5	 	

	 	(d)	Any costs, fines, penalties or interest resulting from the negligence or willful misconduct of Landlord or its agents or employees, or any fines, penalties or interest resulting from Landlord’s failure to pay when
due any Expenses except to the extent such failure is due to Tenant’s late payment of such Expenses. 

  

	 	(e)	The cost of operating any commercial concession which is operated by Landlord at the Building. 

  

	 	(f)	Costs incurred by Landlord for the repair of damage to the Building, to the extent that Landlord is reimbursed for such costs by insurance proceeds, contractor warranties, guarantees, judgments or other third party
sources. 

  

	 	(g)	Reserves (specifically excluding any reserves for repair and maintenance expenses) not spent by Landlord by the end of the calendar year for which Expenses are paid. 

 

	 	(h)	All bad debt loss, rent loss, or reserves for bad debt or rent loss. 

  

	 	(i)	Landlord’s charitable and political contributions. 

  

	 	(j)	All costs of purchasing or leasing major sculptures, paintings or other major works or objects of art (as opposed to decorations purchased or leased by Landlord for display in the common areas of the Building).

  

	 	(k)	Depreciation; principal and interest payments of mortgage and other non operating debts of Landlord. 

  

	 	(l)	Ground lease rental. 

  

	 	(m)	Any cost or expense related to removal, cleaning, abatement or remediation of Hazardous Materials in or about the Building, including, without limitation, Hazardous Materials in the ground water or soil, except to the
extent such removal, cleaning, abatement or remediation is minor and related to routine general repair and maintenance of the Building. 

  

	 	(n)	All costs associated with the operation of the business of the entity which constitutes “Landlord” (as distinguished from the costs of operating, maintaining, repairing and managing the Building) including,
but not limited to, Landlord’s or Landlord’s managing agent’s general corporate overhead and general administrative expenses, and costs of selling, syndicating, financing, mortgaging or hypothecating Landlord’s interest in the
Building or real property of which it is a part. 

  

	 	(o)	Salaries or fringe benefits of employees whose time is not spent directly and solely in the operation of the Building, provided that if any employee performs services in connection with the Building and other buildings,
costs associated with such employee may be proportionately included in Expenses based on the percentage of time such employee spends in connection with the operation, maintenance and management of the Building. 

 

	 	(p)	Attorney’s fees and other expenses incurred in connection with negotiations or disputes with prospective tenants or tenants or other occupants of the Building. 

 

	 	(q)	The cost of complying with any Regulations in effect (and as enforced) as of the date of this Lease, provided that if any portion of the Building that was in compliance with all applicable Regulations as of the date of
this Lease becomes out of compliance due to normal wear and tear, the cost of bringing such portion of the Building into compliance shall be included in Expenses unless otherwise excluded pursuant to the terms hereof. 

 

	 	(r)	The cost (including any amortization thereof) of any capital improvements or capital assets other than Included Capital Items. 

  

	 	(s)	Rentals and other related expenses incurred in leasing air conditioning systems, elevators and other equipment the purchase of which would have been a capital expenditure, but only to the extent such expenses exceed the
Expenses that would have been permitted under this Section 4.1.2 above had Landlord purchased such equipment, and except: (i) equipment not affixed to the Building which is used in providing janitorial or maintenance services,
(ii) plants, and (iii) equipment leased only temporarily. 

  

	 	(t)	Any costs related to the replacement of the structural portions of the Building, including the roof and roof membrane, foundation and slab of the Building, structural columns, curtain walls of the Building, structural
beams and footings and exterior walls of the Building. 

  

					
	Modified CA-MTIN 5/06	 	6	 	

 4.1.3 Taxes: Real estate taxes and any other taxes, charges and assessments which are
levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and used in connection with the
operation of the Building and said land, any payments to any ground lessor in reimbursement of real property tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in any
way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall be determined without regard to any “green building” credit (unless Tenant has
contributed funds in order to obtain such credit) and shall not include any corporate franchise, or estate, inheritance or net income tax, or documentary transfer tax imposed upon any transfer by Landlord of its interest in this Lease or any taxes
to be paid by Tenant pursuant to Article 28. Taxes shall also exclude any penalties due to Landlord’s late or non-payment of any Taxes, unless such failure is caused by Tenant’s failure to pay Taxes due hereunder. If an assessment of Taxes
is payable in installments, regardless of whether Landlord pays such amount in one lump sum or elects to pay in installments, Taxes shall include the amount of the installment and any interest due and payable over the time period of installments are
paid or would have been paid had Landlord elected to pay such Taxes in installments. 
 4.1.4 Within a reasonable time following
Tenant’s request, Landlord shall provide to Tenant a copy of the then-current real estate tax bill applicable to the Building. So long as Tenant is not in default under this Lease beyond any applicable notice and cure period, Tenant may request
that Landlord contest Taxes assessed against the Building and shall advise Landlord thereof in writing and, Landlord shall have the right to undertake such contest by delivering written notice thereof to Tenant within fifteen (15) days of
receipt of Tenant’s notice. The failure of Landlord to deliver such written notice of its election to undertake such contest shall be deemed to be Landlord’s election not to initiate proceedings to contest Taxes. Tenant, at its election if
Landlord fails to do so itself, and only so long as no Taxes or other such lien is placed on title to the Building or Project in connection with such Taxes, contest such Taxes. If Landlord fails to initiate proceedings as provided above and Tenant
elects to contest Taxes applicable to the Building, Tenant and Landlord will proceed as follows: Landlord will pay Taxes under protest. Landlord will appoint Tenant as its agent for the purpose of obtaining information and other data from the County
or City assessor and instituting and maintaining any proceeding or contest of Taxes. Landlord will not be required to join in any proceeding or contest brought by Tenant, unless the provisions of any Regulation require that the proceeding or contest
be brought by or in the name of Landlord or owner of the Premises. If required by Regulations, Landlord will join in the proceeding or contest or permit such proceeding or contest to be brought in Landlord’s name as long as Landlord is not
required to bear any cost or incur any liability therefor. Any proceeding or contest will be conducted at Tenant’s sole cost and expense. If Landlord receives a rebate of all or a part of the subject Taxes paid by Tenant, Landlord will
reimburse Tenant up to the amount of the payment or benefit received by Landlord as applicable to Tenant’s Proportionate Share of the subject Taxes. 

4.2 Tenant shall pay as additional rent for each Lease Year Tenant’s Proportionate Share of Expenses and Taxes incurred for such Lease
Year. 
 4.3 The annual determination of Expenses shall be made by Landlord and shall be binding upon Landlord and Tenant, subject to the
provisions of this Section 4.3 and this Lease. Landlord may deliver such annual determination to Tenant via regular U.S. mail. Landlord shall use commercially reasonable efforts to furnish the statement of actual Expenses on or before
June 1 of the calendar year immediately following the calendar year to which the statement applies. During the Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting such determination in an office of
Landlord, or Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written notice within ninety (90) days after receipt of such determination, but in no event more often than once in any one
(1) year period, subject to execution of a commercially reasonable confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant to perform such review it shall be one of national or regional
standing which is reasonably acceptable to Landlord, is not compensated on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s determination of Expenses within ninety (90) days
after receipt, or if any such objection fails to state with reasonable specificity the reason for the objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest such determination.
Landlord and Tenant shall each use their best efforts to cooperate with each other to resolve any discrepancies between Landlord and Tenant in the accounting of Taxes or Expenses. 

4.4 Prior to the actual determination thereof for a Lease Year, Landlord may from time to time reasonably estimate Tenant’s liability for
Expenses and/or Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion 

  

					
	Modified CA-MTIN 5/06	 	7	 	

 
thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent due in such Lease Year,
additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written notification to Tenant pursuant hereto. 

4.5 When the above mentioned actual determination of Tenant’s liability for Expenses and/or Taxes is made for any Lease Year and when
Tenant is so notified in writing, then: 
 4.5.1 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account
of Expenses and/or Taxes for the Lease Year is less than Tenant’s liability for Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in one lump sum within thirty (30) days of receipt of
Landlord’s bill therefor; and 
 4.5.2 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account of
Expenses and/or Taxes for the Lease Year is more than Tenant’s liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments to be made by Tenant under this Article 4, or, if this Lease has
terminated, refund the difference in cash. 
 4.6 If the Commencement Date is other than January 1 or if the Termination Date is other
than December 31, Tenant’s liability for Expenses and Taxes for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year and allocated to Tenant’s period of occupancy of the
Premises pursuant to this Lease. 
 5. SECURITY DEPOSIT. 

5.1 Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security
for the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If
(a) an Event of Default by Tenant occurs in the payment or performance of any of the terms, covenants or conditions of this Lease, including the payment of rent, or (b) Tenant fails to pay any Monthly Installment of Rent within five
(5) days after the same is due (without any obligation on the part of Landlord to provide Tenant written notice of such failure), Landlord may apply or retain the whole or any part of the Security Deposit, to the extent required for the payment
of any rent or any other sum as to which Tenant is in default including (i) any sum which Landlord may expend or may be required to expend by reason of Tenant’s default, and/or (ii) any damages to which Landlord is entitled pursuant
to this Lease, whether such damages accrue before or after summary proceedings or other reentry by Landlord. If any portion is so used, Tenant shall within five (5) days after written demand therefor, deposit with Landlord an amount sufficient
to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall not be required to keep the Security
Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully performs every obligation of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned
to Tenant forty-five (45) days after Tenant surrenders the Premises to Landlord in accordance with this Lease. In addition to any other deductions Landlord is entitled to make pursuant to the terms hereof, Landlord shall have the right to make
a good faith estimate of any unreconciled Expenses and/or Taxes as of the Termination Date and to deduct any anticipated shortfall from the Security Deposit. Such estimate shall be final and binding upon Tenant. 

5.2 Subject to the remaining terms of this Section 5.2, following the termination of the Rent Abatement Period (defined in
Section 3.3 above) and provided (a) Tenant has timely paid all rent due under this Lease during the twelve (12) month period immediately preceding the effective date of any reduction of the Security Deposit, and (b) Tenant’s
Financial Information (defined below) reflects twelve (12) consecutive calendar months of profitability in the aggregate over such consecutive twelve (12) month period, as determined by Landlord, during the time period immediately
preceding Tenant’s request for reduction in the Security Deposit, Tenant shall have the right to reduce the amount of the Security Deposit so that the new Security Deposit will be $44,538.50 effective as of the termination of the twelfth (121) month of profitability, as described above. Notwithstanding anything to the contrary contained herein, if Tenant has been in default under this Lease at any time prior to the effective date of
any reduction of the Security Deposit and Tenant has failed to cure such default within any applicable cure period, then Tenant shall have no further right to reduce the Security Deposit as described herein. If Tenant is entitled to a reduction in
the Security Deposit, Tenant shall provide Landlord with written notice requesting that the Security Deposit be reduced as provided above (the “Reduction Notice”). Concurrent with Tenant’s delivery of the Reduction Notice, Tenant
shall deliver to Landlord for review, Tenant’s financial statements prepared in accordance with generally accepted accounting principles and audited by a nationally recognized public accounting firm acceptable to Landlord, and any other
financial information requested by Landlord (“Tenant’s Financial Information”). If Tenant provides Landlord with a Reduction Notice, and Tenant is entitled to reduce the Security Deposit as provided herein, Landlord shall refund the

  

					
	Modified CA-MTIN 5/06	 	8	 	

 
applicable portion of the Security Deposit to Tenant within forty-five (45) clays after the later to occur of (a) Landlord’s receipt of the Reduction Notice, or (b) the date
upon which Tenant is entitled to a reduction in the Security Deposit as provided above. Notwithstanding anything to the contrary contained herein or in Article 23 hereof, Tenant hereby waives the provisions of Section 1950.7 of the California
Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect; provided that Tenant’s waiver shall not include a waiver of the provisions of Section 1950.7(b) regarding the priority of Tenant’s claim
to the Security Deposit. 
 6. ALTERATIONS. 

6.1 Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer to be made any
alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the prior written
consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and
improvements. Landlord’s consent shall not be unreasonably withheld with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require
modification of the Building’s electrical, mechanical, plumbing, HVAC or other systems, and (iv) in aggregate do not cost more than $5.00 per rentable square foot of that portion of the Premises affected by the alterations in question. In
addition, Tenant shall have the right to perform, with prior written notice to but without Landlord’s consent, any alteration, addition, or improvement that satisfies all of the following criteria (a “Cosmetic Alteration”):
(1) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (2) is not visible from the exterior of the Premises or Building; (3) will not affect the systems or structure of the Building;
(4) costs less than $25,000.00 in the aggregate during any twelve (12) month period of the Term of this Lease, and (5) does not require work to be performed inside the walls or above the ceiling of the Premises. However, even though
consent is not required, the performance of Cosmetic Alterations shall be subject to all of the other provisions of this Article 6. 
 6.2
In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be made by using either Landlord’s contractor or a contractor reasonably approved by Landlord, in either event at
Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such other contractor or any subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be
responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions concerning the wages, hours, terms or conditions of the employment of any such labor.
In any event, Landlord may charge Tenant a construction management fee equal to (i) five percent (5%) of the cost of such work (other than any Cosmetic Alteration that satisfies the criteria set forth in Section 6.1) for any work
costing $100,000.00 or less in the aggregate, and (ii) to the extent the cost of such work exceeds $100,000.00 in the aggregate, three percent (3%) of the cost of any such work, to cover its overhead as it relates to such proposed work,
plus third-party costs reasonably incurred by Landlord in connection with the proposed work and the design thereof, with all such amounts being due thirty (30) days after Landlord’s demand. 

6.3 All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all Regulations, and with
Landlord’s reasonable building construction standards (if any) from time to time to the extent applicable (which standards shall be made available to Tenant by Landlord’s Building manager upon request). Tenant shall use Building standard
materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under Article 11 in such case, and also all such assurances to Landlord as Landlord shall reasonably require to assure payment of the
costs thereof, including but not limited to, notices of non-responsibility, waivers of lien, surety company performance bonds (provided that no such bonds shall be required for any alterations, additions or improvements that are estimated to cost
less than $25,000.00 in the aggregate or for the Initial Alterations) and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens; provided, however, that Landlord shall
only be entitled to require Tenant to provide to Landlord a lien and completion bond as such reasonable assurance in connection with any alterations, improvements or additions to the Premises in the event that following Landlord’s evaluation of
Tenant’s then-current financial condition and performance history, Landlord determines in its good faith, prudent business judgment that the same is reasonably and prudently required. Landlord shall not require and Tenant need to provide a lien
and completion bond with respect to the Initial Alterations. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes attributable to any such alteration, addition or improvement for so long, during the
Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid in the same way as sums due under Article 4. If Landlord reasonably determines in its good faith, prudent business judgment that the same is reasonably and
prudently necessary, Landlord may, as a condition to its consent to any particular alterations or improvements (other than the Initial Alterations) reasonably estimated by Landlord to cost in excess of $25,000.00 to remove, require Tenant to deposit
with Landlord the amount reasonably estimated by Landlord as sufficient to cover the cost of removing such alterations or improvements and restoring the Premises, to the extent required under Section 26.2. 

  

					
	Modified CA-MTIN 5/06	 	9	 	

 6.4 Notwithstanding anything to the contrary contained herein, so long as Tenant’s written
request for consent for a proposed alteration or improvements contains the following statement in large, bold and capped font “PURSUANT TO ARTICLE 6 OF THE LEASE, IF LANDLORD CONSENTS TO THE SUBJECT ALTERATION, LANDLORD SHALL NOTIFY TENANT
IN WRITING WHETHER OR NOT LANDLORD WILL REQUIRE SUCH ALTERATION TO BE REMOVED AT THE EXPIRATION OR EARLIER TERMINATION OF THE LEASE.”, at the time Landlord gives its consent for any alterations or improvements (or promptly after written
request by Tenant with respect to alterations that do not require Landlord’s prior written approval), if it so does, Tenant shall also be notified whether or not Landlord will require that such alterations or improvements be removed upon the
expiration or earlier termination of this Lease. Notwithstanding anything to the contrary contained in this Lease, at the expiration or earlier termination of this Lease and otherwise in accordance with Article 26 hereof, Tenant shall be required to
remove all alterations or improvements made to the Premises except for any such alterations or improvements which Landlord expressly indicates or is deemed to have indicated shall not be required to be removed from the Premises by Tenant. However,
if Tenant’s written notice strictly complies with the foregoing and if Landlord fails to notify Tenant within twenty (20) days of Landlord’s receipt of such notice whether Tenant shall be required to remove the subject
alteration or improvement at the expiration or earlier termination of this Lease, Tenant may, within fifteen (15) days following the expiration of the twenty (20) day period described above, provide to Landlord a second written notice (the
“Second Notice”) in compliance with the foregoing requirements but also stating in large, bold and capped font the following: “THIS IS TENANT’S SECOND NOTICE TO LANDLORD. LANDLORD FAILED TO RESPOND TO TENANT’S FIRST
NOTICE IN ACCORDANCE WITH THE TERMS OF SECTION 6.4 OF THE LEASE. IF LANDLORD FAILS TO RESPOND TO THIS NOTICE IN FIVE (5) DAYS WITH RESPECT TO TENANT’S OBLIGATION TO REMOVE THE SUBJECT ALTERATION OR IMPROVEMENT, TENANT SHALL HAVE NO
OBLIGATION TO REMOVE THE SUBJECT ALTERATION AT THE EXPIRATION OR EARLIER TERMINATION OF THE LEASE”. If (a) Tenant’s Second Notice strictly complies with the terms of this Section 6.4, and (b) Landlord fails to notify
Tenant within five (5) days of Landlord’s receipt of such Second Notice, it shall be assumed that Landlord shall not require the removal of the subject Alteration at the expiration or earlier termination of this Lease. 

7. REPAIR. 
 7.1 Landlord shall have no
obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit B if attached to this Lease and except that Landlord shall repair and maintain the structural portions of the Building, including
the roof and roof membrane, exterior windows, gutters and downspouts, foundation, slab, the structural integrity of any Building columns, curtain walls, beams, footings and exterior walls of the Building, all pipes and conduits to the point of entry
into the Building, parking, the basic plumbing, air conditioning, heating, fire protection, and electrical systems installed or furnished by Landlord and the common areas serving the Building; provided, however, that the costs and expenses
associated with the foregoing shall be a part of Expenses subject to the terms and conditions of Article 4 of this Lease. Without limiting the foregoing or Landlord’s other ongoing repair and maintenance obligations expressly provided for under
this Lease, by taking possession of the Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant to
Section 2.1. It is hereby understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. 

7.2 Except as otherwise provided in Sections 1.1 and 7.1, and Articles 22 and 23, Tenant shall, at all times during the Term, keep the
Premises in good condition and repair excepting damage by fire, or other casualty, and in compliance with all applicable Regulations, promptly complying with all governmental orders and directives for the correction, prevention and abatement of any
violations or nuisances in or upon, or connected with, the Premises caused by Tenant or any Tenant Entities, all at Tenant’s sole expense. Repair and maintenance work shall be undertaken in compliance with Landlord’s reasonable Building
construction standards (if any) from time to time to the extent applicable (which standards shall be made available to Tenant by Landlord’s Building manager upon request). 

7.3 Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an
unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. 
 7.4 Except as provided
in Article 22, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the
Building or the Premises or to fixtures, appurtenances and equipment in the Building. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code, or any
similar or successor Regulations or other laws now or hereinafter in effect. 

  

					
	Modified CA-MTIN 5/06	 	10	 	

 8. LIENS. Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s
leasehold interest in the Premises free from any liens arising out of any services, work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant fails, within ten (10) days
following its receipt of notice of the imposition of any such lien, to either cause the same to be released of record or provide Landlord with insurance against the same issued by a major title insurance company or such other protection against the
same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such
sums paid by Landlord and all expenses incurred by it in connection therewith shall be payable to it by Tenant within five (5) days of Landlord’s demand. 

9. ASSIGNMENT AND SUBLETTING. 
 9.1
Except in connection with a Permitted Transfer (defined in Section 9.8 below), Tenant shall not have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily or by operation of law, or
permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be unreasonably withheld,
conditioned or delayed and said restrictions shall be binding upon any and all assignees of this Lease and subtenants of the Premises. In the event Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or
assign this Lease, Tenant shall give written notice thereof to Landlord at least thirty (30) days but no more than one hundred twenty (120) days prior to the proposed commencement date of such subletting or assignment, which notice shall
set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial information of the proposed subtenant or assignee. 

9.2 Notwithstanding any assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully
responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or
any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law, may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under
such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s
obligations under this Lease. 
 9.3 In addition to Landlord’s right to approve any subtenant or assignee, Landlord shall have the
option, in its sole discretion, in the event of any proposed sublease of 100% of the Premises or an assignment of this Lease other than to a Permitted Transferee, to terminate this Lease effective as of the date the proposed assignment or subletting
is to be effective and to recapture 100% of the Premises. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within ten (10) business days following Landlord’s receipt of
Tenant’s written notice as required above. However, if Tenant notifies Landlord, within five (5) days after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination
notice shall be void and this Lease shall continue in full force and effect. If this Lease shall be terminated pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the
sublease or assignment as if that date had been originally fixed in this Lease for the expiration of the Term. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding commission obligation which may be due and owing as
a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to the proposed tenant or any other tenant. 

9.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount equal
to fifty percent (50%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of
(i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For
purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The “Costs Component” is that amount which, if paid monthly, would
fully amortize on a straight-line basis, over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions, legal fees and tenant improvements in connection with such sublease,
assignment or other transfer. 

  

					
	Modified CA-MTIN 5/06	 	11	 	

 9.5 Notwithstanding any other provision hereof, it shall be considered reasonable for Landlord to
withhold its consent to any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof, there shall exist any
uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in active negotiation within the Building or
the building located at 335 East Middlefield Road, Mountain View, California; (b) is already an occupant of the Building unless Landlord is unable to provide the amount of space required by such occupant (unless Landlord does not have space
available for lease in the Project that is comparable to the space Tenant desires to sublet or assign; provided, however, Landlord shall be deemed to have comparable space if it has, or will have, space available in the Project that is approximately
the same size as the space Tenant desires to sublet or assign within four (4) months, in the aggregate, of the proposed commencement of the proposed sublease or assignment, and for a comparable term); (c) is a governmental agency;
(d) is incompatible with the permitted use and character of occupancy of the Building; (e) with which the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or (f) would
subject the Premises to a use which would: (i) involve materially increased personnel or wear upon the Building; (ii) violate any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification
of the Premises or the Building in order to comply with building code or other governmental requirements (unless Tenant or the proposed assignee or sublessee agrees to pay the cost thereof); or, (iv) involve a violation of Section 1.2.
Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlord’s refusal to consent to any assignment or sublease for any of the reasons described in this
Section 9.5, shall be conclusively deemed to be reasonable. 
 9.6 Upon any request to assign or sublet, Tenant will pay to
Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord’s reasonable out-of-pocket third-party costs, including reasonable attorney’s fees, incurred in investigating and considering any proposed or purported
assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported
sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void. 

9.7 If Tenant is a corporation, limited liability company, partnership or trust, any transfer or transfers of or change or changes within any
twelve (12) month period in the number of the outstanding voting shares of the corporation or limited liability company, the general partnership interests in the partnership or the identity of the persons or entities controlling the activities
of such partnership or trust resulting in the persons or entities owning or controlling a majority of such shares, partnership interests or activities of such partnership or trust at the beginning of such period no longer having such ownership or
control shall be regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of this Article 9 to the same extent and for all intents and purposes as
though such an assignment. The foregoing shall not apply so long as Tenant is an entity whose outstanding stock is listed on a recognized security exchange, or if at least eighty percent (80%) of its voting stock is owned by another entity, the
voting stock of which is so listed. The foregoing also shall not apply to the infusion of additional equity capital in Tenant or an initial public offering of equity securities of Tenant under the Securities Act of 1933, as amended, which results in
Tenant’s stock being traded on a national securities or over the counter exchange, including, but not limited to, the NYSE, the NASDAQ Stock Market or the NASDAQ Small Cap Market System. The following transfers of ownership interests in Tenant
shall not require the consent of the Landlord hereunder: any transfer or sale of the ownership interests in Tenant (whether voting or nonvoting) (a) to the spouse(s) and/or children of a shareholder of Tenant, or (b) to any trust, the
beneficiary(ies) of which are family members of a shareholder of Tenant. In addition, any change in control resulting from (i) a transfer of stock among shareholders existing as of the date of this Lease, or partnership interests among partners
existing as of the date of this Lease, or (ii) a transfer of stock or other ownership interest by reason of bequest or inheritance, shall not require Landlord’s prior consent. Tenant shall use commercially reasonable efforts to notify
Landlord of such change of control within thirty (30) days following the effective date of such change in control. 
 9.8 So long as
Tenant is not entering into the Permitted Transfer (as defined below) for the purpose of avoiding or otherwise circumventing the remaining terms of this Article 9, Tenant may assign its entire interest under this Lease, without the consent of
Landlord, to (a) an affiliate, subsidiary, or parent of Tenant, or a corporation, partnership or other legal entity wholly owned by Tenant (collectively, an “Affiliated Party”), or (b) a successor to Tenant by purchase, merger,
consolidation or reorganization, provided that all of the following conditions are satisfied (each such transfer a “Permitted Transfer” and any such assignee or sublessee of a Permitted Transfer, a “Permitted Transferee”):
(i) Tenant is not in default under this Lease; (ii) the Permitted Use does not allow the Premises to be used for retail purposes; (iii) Tenant shall give Landlord written notice at least thirty (30) days prior to the effective
date of the proposed Permitted Transfer; (iv) with respect to a proposed Permitted Transfer to an Affiliated Party, Tenant continues to have a net worth equal to or greater than Tenant’s net worth at the date of this Lease; and
(v) with respect to a purchase, merger, consolidation or reorganization or any Permitted Transfer which results in Tenant ceasing to exist as a separate legal entity, (A) Tenant’s successor shall own all or

  

					
	Modified CA-MTIN 5/06	 	12	 	

 
substantially all of the assets of Tenant, and (B) Tenant’s successor shall have a net worth which is at least equal to the greater of Tenant’s net worth at the date of this Lease
or Tenant’s net worth as of the day prior to the proposed purchase, merger, consolidation or reorganization. Tenant’s notice to Landlord shall include information and documentation showing that each of the above conditions has been
satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. As used herein, (1) “parent” shall mean a company which owns a majority of Tenant’s voting equity;
(2) “subsidiary” shall mean an entity wholly owned by Tenant or at least fifty-one percent (51%) of whose voting equity is owned by Tenant; and (3) “affiliate” shall mean an entity controlled, controlling or under
common control with Tenant. Notwithstanding anything to the contrary set forth herein, Landlord shall not have the right to terminate this Lease or recapture any portion of the Premises pursuant to Section 9.3 in the event of a Permitted
Transfer. Notwithstanding anything to the contrary set forth in this Section 9.8, no bonus rent shall be payable in connection with a Permitted Transfer except in connection with an assignment of this Lease or subletting of the Premises in
accordance with this Section 9.8 that is independent of any purchase, merger, consolidation or reorganization of Tenant. 
 10. INDEMNIFICATION.

 10.1 None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them for any damage to any property or any
injury to any person in or about the Premises or the Building by or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works or
appliances, the Building not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the active negligence or willful misconduct of Landlord or its agents, employees or contractors.
Tenant shall protect, indemnify and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of (a) any damage to any property
(including but not limited to property of any Landlord Entity) or any injury (including but not limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused by or
arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant Entity to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever
done by the Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s actual or asserted failure to comply with any and all Regulations applicable to the condition or use of the Premises or
its occupancy; or (d) any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. The foregoing Tenant indemnity shall not apply to claims arising
to the extent due to the negligence or willful misconduct of Landlord or Landlord’s agents, employees or contractors, but only to the extent the same is not covered and would not have been covered had the insurance required by this Lease been
carried. 
 10.2 Landlord shall protect, indemnify and hold Tenant harmless from and against any and all loss, claims, liability or costs
(including court costs and attorney’s fees) incurred by reason of any damage to any property (including but not limited to property of Tenant) or any injury (including but not limited to death) to any person occurring in, on or about the common
areas of the Building to the extent that such injury or damage shall be caused by or arise from the active or gross negligence or willful misconduct of Landlord or any of Landlord’s agents, contractors or employees. The foregoing indemnity
shall not apply to any claims to the extent arising from the negligence or willful misconduct of Tenant or any Tenant Entity. 
 10.3 The
provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing prior to such termination. 
 11.
INSURANCE. 
 11.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or
policies to protect the Landlord Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than
$1,000,000 per occurrence and not less than $2,000,000 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time, covering bodily injury and property damage liability and $1,000,000 products/completed
operations aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) Worker’s Compensation Insurance with limits as required by statute and Employers
Liability with limits of $500,000 each accident, $500,000 disease policy limit, $500,000 disease — each employee; (d) All Risk or Special Form coverage protecting Tenant against loss of or damage to Tenant’s alterations, additions,
improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the full replacement value of the property so insured; and, (e) Business
Interruption Insurance with limit of liability representing loss of at least approximately six (6) months of income. 

  

					
	Modified CA-MTIN 5/06	 	13	 	

 11.2 The aforesaid policies shall (a) be provided at Tenant’s expense; (b) name
the Landlord Entities as additional insureds (General Liability) and loss payee (Property Special Form) for alterations, additions, improvements, carpeting, floor coverings and fixtures (other than trade fixtures) at the Premises; (c) be issued
by an insurance company with a minimum Best’s rating of “A-:VII” during the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) days prior written notice (ten days for non-payment of premium)
shall have been given to Landlord; provided however, that in the event that Tenant’s insurance carrier will not provide such notice to Landlord, then Tenant must provide such written notice to Landlord within the time frames set forth above; a
certificate of Liability insurance on ACORD Form 25 and a certificate of Property insurance on ACORD Form 28 shall be delivered to Landlord by Tenant upon the Commencement Date and at least thirty (30) days prior to each renewal of said
insurance. 
 11.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises
(“Work”) the aforesaid insurance protection (or Tenant’s contractor’s insurance) must extend to and include injuries to persons and damage to property arising in connection with such Work, without limitation including liability
under any applicable structural work act, and such other insurance as Landlord shall reasonably require; and the policies of or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such Work. 

11.4 Landlord shall keep in force throughout the Term Commercial General Liability Insurance and All Risk or Special Form coverage insuring
the Landlord and the Building, in such amounts and with such deductibles as Landlord determines from time to time in accordance with sound and reasonable risk management principles. The cost of all such insurance is included in Expenses. 

12. WAIVER OF SUBROGATION. Notwithstanding anything to the contrary set forth in this Lease, Tenant and Landlord hereby mutually waive their respective
rights of recovery against each other for any loss insured (or required to be insured pursuant to this Lease) by fire, extended coverage, All Risks or other property insurance now or hereafter existing for the benefit of the respective party but
only to the extent of the net insurance proceeds payable (or which would have been payable but for the failure to obtain such policies that are required pursuant to the terms of this Lease) under such policies. Each party shall obtain any special
endorsements required by their insurer to evidence compliance with the aforementioned waiver. 
 13. SERVICES AND UTILITIES. Tenant shall pay for all
water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other utilities and services used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges
for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts, battery packs for emergency lighting and fire extinguishers. Landlord shall in no event be liable for any interruption or failure of utility services on or to the
Premises. However, notwithstanding the foregoing, if the Premises, or a material portion of the Premises, are made untenantable for a period in excess of five (5) consecutive business days solely as a result of an interruption, diminishment or
termination of services and such interruption, diminishment or termination of services is otherwise reasonably within the control of Landlord to correct (a “Service Failure”), then Tenant, as its sole remedy, shall be entitled to receive
an abatement of the Monthly Installment of Rent payable hereunder to the extent of rental abatement insurance proceeds received by Landlord during the period beginning on the sixth
(66) consecutive business day of the Service Failure and ending on the day the interrupted service has been restored; provided, however, that Tenant’s right to rent abatement shall not
be limited by the extent rental abatement insurance proceeds received by Landlord if the Service Failure was caused by the gross negligence or willful misconduct of Landlord, any of its agents, contractors or employees. If the entire Premises have
not been rendered untenantable by the Service Failure, the amount of abatement shall be equitably prorated. Tenant shall be responsible for providing janitorial service for the Premises at its sole cost and expense, and Tenant hereby acknowledges
that Landlord shall have no obligation whatsoever to provide janitorial service to the Premises. The janitorial services shall be performed by Tenant’s employees or a bonded union janitorial contractor, which contractor (if applicable) shall be
reasonably approved by Landlord. 
 14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant retains possession of the
Premises or part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be One Hundred and Fifty Percent (150%) of the amount of the Annual Rent for the last period prior to the
date of such termination plus Tenant’s Proportionate Share of Expenses and Taxes under Article 4 prorated on a daily basis, and also pay all damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of
Landlord’s election to such effect, such holding over shall constitute renewal of this Lease for a period from month to month at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s
right of reentry or any other right under this Lease or at law. 

  

					
	Modified CA-MTIN 5/06	 	14	 	

 15. SUBORDINATION. Without the necessity of any additional document being executed by Tenant for the
purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building,
Landlord’s interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be
superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver
within ten (10) days of Landlord’s request such further instruments evidencing such subordination or superiority of this Lease as may be required by Landlord. Notwithstanding the foregoing, upon written request by Tenant, Landlord will use
reasonable efforts to obtain a non-disturbance, subordination and attornment agreement from Landlord’s then current mortgagee on such mortgagee’s then current standard form of agreement. “Reasonable efforts” of Landlord shall not
require Landlord to incur any cost, expense or liability to obtain such agreement, it being agreed that Tenant shall be responsible for any fee or review costs charged by such mortgagee. Landlord’s failure to obtain a non-disturbance,
subordination and attornment agreement for Tenant shall have no effect on the rights, obligations and liabilities of Landlord and Tenant or be considered to be a default by Landlord hereunder. The current mortgagee’s standard subordination,
non-disturbance and attornment agreement (“SNDA”) is attached as Exhibit F to this Lease. Landlord shall make commercially reasonable efforts to provide to Tenant, or cause its current mortgagee to provide to Tenant, a fully
executed SNDA, in favor of Tenant thirty (30) days after mutual execution and delivery of this Lease, provided that Tenant shall be responsible for any fee or review costs charged by mortgagee in an amount not to exceed $1,000.00, which amount
shall be paid by Tenant to Landlord within thirty (30) days following Tenant’s receipt of a paid invoice evidencing such legal fees. Landlord’s failure to obtain the foregoing SNDA within the thirty (30) day period shall have no
effect on the rights, obligations and liabilities of Landlord and Tenant or be considered to be a default by Landlord hereunder. 
 16. RULES AND
REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease and all reasonable and non-discriminatory modifications of and additions to them from time to time put into
effect by Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any such rules and regulations. Landlord hereby agrees to use commercially reasonable efforts to generally
enforce the rules and regulations in a nondiscriminatory manner. In the event of any conflict between any of the rules and regulations set forth in Exhibit D hereto and this Lease, the terms of this Lease shall control. 

17. REENTRY BY LANDLORD. 
 17.1 Landlord
reserves and shall at all times have the right to re-enter the Premises to inspect the same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building,
without abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the
character of the work to be performed, provided entrance to the Premises shall not be blocked thereby, and further provided that the business of Tenant shall not be interfered with unreasonably. Landlord agrees that except in the event
(a) Tenant is in monetary or material non-monetary default under this Lease beyond any applicable notice and cure period, which may result in a termination of this Lease, (b) Landlord and Tenant are negotiating for or have agreed to an
early termination of this Lease, or (c) Landlord and Tenant otherwise mutually agree to the contrary, Landlord shall not show the Premises to prospective tenants except during the last nine (9) months of the Term of this Lease.
Notwithstanding the foregoing, except (i) to the extent requested by Tenant, (ii) in connection with scheduled maintenance programs, and/or (iii) in the event of an emergency, Landlord shall provide to Tenant reasonable prior notice
of at least twenty-four (24) hours (either written or oral) before Landlord enters the Premises to perform any repairs therein. Except in the case of an emergency, Tenant shall be entitled to have an employee of Tenant accompany the person(s)
entering the Premises, provided Tenant makes such employee available at the time Landlord or such other party desires to enter the Premises, and, except in the case of an emergency, Landlord shall comply with Tenant’s reasonable security
measures of which Landlord is notified in advance. Landlord shall have the right at any time to change the arrangement and/or locations of entrances, or passageways, doors and doorways, and corridors, windows, elevators, stairs, toilets or other
public parts of the Building and to change the name, number or designation by which the Building is commonly known, provided that Landlord shall use reasonable efforts to give Tenant at least sixty (60) days prior notice with respect to a
change in the Building’s street address that will prohibit Tenant from receiving mail at its current address and, except to the extent such change in address is required by Regulations. In the event that Landlord damages any portion of any wall
or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall repair or replace the damaged portion to match the original as nearly as commercially reasonable but shall not be required to repair or replace more than the
portion actually damaged. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any
action of Landlord authorized by this Article 17. Notwithstanding the foregoing, except in emergency situations, as reasonably determined by Landlord, Landlord shall exercise reasonable efforts to perform any entry into the Premises in a manner that
is reasonably designed to minimize interference with the operation of Tenant’s business in the Premises. 

  

					
	Modified CA-MTIN 5/06	 	15	 	

 17.2 For each of the aforesaid purposes, Landlord shall at all times have and retain a key with
which to unlock all of the doors in the Premises, excluding Tenant’s vaults and safes or special security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper to open said
doors in an emergency to obtain entry to any portion of the Premises. As to any portion to which access cannot be had by means of a key or keys in Landlord’s possession, excluding Tenant’s vaults and safes or special security areas
(designated in advance), Landlord is authorized to gain access by such means as Landlord shall elect and the cost of repairing any damage occurring in doing so shall be borne by Tenant and paid to Landlord within thirty (30) days of
Landlord’s demand. 
 18. DEFAULT. 

18.1 Except as otherwise provided in Article 20, the following events shall be deemed to be “Events of Default” under this Lease:

 18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether such sum be any
installment of the rent reserved by this Lease, any other amount treated as additional rent under this Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and
such failure shall continue for a period of five (5) days after written notice that such payment was not made when due, but if any such notice shall be given two (2) times during the twelve (12) month period commencing with the date
of the first (1’) such notice, the third (3m) failure to pay within five (5) days after due any additional sum of money becoming due to be paid to Landlord under this Lease
during such twelve (12) month period shall be an Event of Default, without notice. The notice required pursuant to this Section 18.1.1 shall replace rather than supplement any statutory notice required under California Code of Civil
Procedure Section 1161 or any similar or successor statute so long as such notice complies with the requirements of such statute. 

18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which is not provided for in another Section of this
Article and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant provided, however, that such failure shall not be an event of default if
such failure could not reasonably be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently pursuing such cure to completion, but the total aggregate cure
period shall not exceed one hundred twenty (120) days. 
 18.1.3 Tenant shall fail to vacate the Premises immediately upon termination
of this Lease, by lapse of time or otherwise, or upon termination of Tenant’s right to possession only. 
 18.1.4 Tenant shall become
insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit of creditors, make a transfer in
fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws, as now
in effect or hereafter amended, or any other applicable law or statute of the United States or any state thereof. 
 18.1.5 A court of
competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed
against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended, or any state thereof; and such order, judgment or decree shall not be vacated or set aside or
stayed within sixty (60) days from the date of entry thereof. 
 19. REMEDIES. 

19.1 Upon the occurrence of any Event or Events of Default under this Lease, whether enumerated in Article 18 or not, Landlord shall have the
option to pursue any one or more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby specifically waives notice and demand for
payment of rent or other obligations and waives any and all other notices or demand requirements imposed by applicable law; provided, however, in any event Landlord shall provide Tenant with any notices required by unlawful detainer statutes prior
to commencing an unlawful detainer action with respect to the Premises): 
 19.1.1 Terminate this Lease and Tenant’s right to
possession of the Premises and recover from Tenant an award of damages equal to the sum of the following: 
 19.1.1.1 The Worth at the Time
of Award of the unpaid rent which had been earned at the time of termination; 

  

					
	Modified CA-MTIN 5/06	 	16	 	

 19.1.1.2 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 affirmatively proves could have been reasonably avoided; 

19.1.1.3 The Worth at the Time of Award of the amount by which the unpaid rent for the balance of the Term after the time of award exceeds the
amount of such rent loss that Tenant affirmatively proves could be reasonably avoided; 
 19.1.1.4 Any other amount necessary to compensate
Landlord for all the detriment either proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and 

19.1.1.5 All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time under applicable law. 

The “Worth at the Time of Award” of the amounts referred to in parts 19.1.1.1 and 19.1.1.2 above, shall be computed by allowing
interest at the lesser of a per annum rate equal to: (i) the greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the Prime Rate plus 2%. For purposes hereof, the “Prime Rate” shall be the
per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The “Worth at the Time of Award” of the amount referred to in part 19.1.1.3, above, shall be
computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%; 

19.1.2 Employ the remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect after Tenant’s
breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations); or 

19.1.3 Notwithstanding Landlord’s exercise of the remedy described in California Civil Code § 1951.4 in respect of an Event or
Events of Default, at such time thereafter as Landlord may elect in writing, to terminate this Lease and Tenant’s right to possession of the Premises and recover an award of damages as provided above in Section 19.1.1. 

19.2 The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term,
covenant or condition of this Lease, other than the failure of Tenant to pay the particular rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. No waiver by Landlord or Tenant of
any breach hereof shall be effective unless such waiver is in writing and signed by the waiving party. 
 19.3 TENANT HEREBY WAIVES ANY
AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER REGULATIONS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE
TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY
IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. 
 19.4 No right or remedy herein conferred upon or reserved to
Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in
equity. In addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or
provisions of this Lease, or to any other remedy allowed to Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or construed to constitute a waiver
of such Event of Default. 

  

					
	Modified CA-MTIN 5/06	 	17	 	

 19.5 This Article 19 shall be enforceable to the maximum extent such enforcement is not
prohibited by applicable law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion. 

19.6 If more than two (2) monetary or material non-monetary Events of Default occur during the Term or any renewal thereof, Tenant’s
renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void. 

19.7 If, on account of any breach or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall
become necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning or to enforce or defend any of Landlord’s rights or remedies arising under this Lease or to collect any sums due from Tenant,
Tenant agrees to pay all costs and fees so incurred by Landlord, including, without limitation, reasonable attorneys’ fees and costs. If either party participates in an action against the other party arising out of or in connection with this
Lease or any covenants or obligations hereunder, then the prevailing party shall be entitled to have or recover from the other party, upon demand, all reasonable attorneys’ fees and costs incurred in connection therewith. Tenant hereby
specifically also waives notice and demand for payment of rent or other obligations, except for those notices specifically required pursuant to the terms of this Lease and notices which may be required under California Code of Civil Procedure
Section 1161, as described in Section 18.1.1 above. 
 19.8 Upon the occurrence of an Event of Default, Landlord may (but shall
not be obligated to) cure such default at Tenant’s sole expense. Without limiting the generality of the foregoing, Landlord may, at Landlord’s option, enter into and upon the Premises if Landlord determines in its sole discretion that
Tenant is not acting within a commercially reasonable time to maintain, repair or replace anything for which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease and correct the same, without
being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse Landlord within
thirty (30) days of Landlord’s demand as additional rent, for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, plus interest from the date of expenditure by Landlord at the
Wall Street Journal prime rate. 
 19.9 Landlord shall be in default under this Lease if (i) Landlord fails to perform any of its
obligations hereunder and said failure continues for a commercially reasonable period of time taking into account the nature of the default, not to exceed a period of thirty (30) days after written notice thereof from Tenant to Landlord
(provided that if such failure cannot reasonably be cured within said thirty (30) day period, Landlord shall be in default hereunder only if Landlord fails to commence the cure of said failure within said thirty (30) day period, or having
commenced the curative action within said thirty (30) day period, fails to diligently pursue same), and (ii) each mortgagee of whose identity Tenant has been notified in writing shall have failed to cure such default within thirty
(30) days (or such longer period of time as may be specified in any written agreement between Tenant and mortgagee regarding such matter) after receipt of written notice from Tenant of Landlord’s failure to cure within the time periods
provided above. In the event of a default by Landlord under this Lease, Tenant shall use reasonable efforts to mitigate its damages and losses arising from any such default and Tenant may pursue any and all remedies available to it at law or in
equity, provided, however, in no event shall Tenant claim a constructive or actual eviction or that the Premises have become unsuitable or unhabitable prior to a default and failure to cure by Landlord and its mortgagee under this Lease and, further
provided, in no event shall Tenant be entitled to receive more than its actual direct damages, it being agreed that Tenant hereby waives any claim it otherwise may have for special or consequential damages. 

19.10 Except in the case of a casualty or condemnation and in addition to, and not in lieu or reduction of, Tenant’s rights and remedies
hereunder, at law and in equity, (i) if Tenant provides notice (the “Repair/Service Notice”) to Landlord of the need for any repairs that are Landlord’s obligation pursuant to Section 7.1 (a “Required Action”), and
(ii) Landlord fails to perform the Required Action within a commercially reasonable period of time not to exceed thirty (30) days after the date of the Repair/Service Notice (the “Notice Date”), and (iii) such failure
materially and adversely interferes with Tenant’s business operations in the Premises, then Tenant may (but shall not be obligated to) proceed to take the Required Action, pursuant to the terms of this Lease, and shall deliver a second notice
to Landlord specifying that Tenant is about to take the Required Action (the “Second Notice”). In the event takes such Required Action, Tenant shall use only reputable, licensed contractors. Notwithstanding the foregoing, if any Required
Action will adversely affect the Building Structure or the common areas, or affect the exterior appearance of the Building, Tenant shall not be permitted to take the Required Action. If any Required Action is taken by Tenant pursuant to the terms of
this Section, then Landlord shall reimburse Tenant for its reasonable and documented third party out-of-pocket costs and expenses (the “Reimbursable Costs”) in taking the Required Action within thirty (30) days after receipt by
Landlord of an invoice from Tenant which sets forth a reasonably particularized breakdown 

  

					
	Modified CA-MTIN 5/06	 	18	 	

 
of its costs and expenses in connection with taking the Required Action on behalf of Landlord (the “Repair Invoice”); provided, however, in no event shall Landlord’s reimbursement
of any such Reimbursable Costs exceed $100,000 with respect to any Required Action, regardless of the costs and expenses actually incurred by Tenant for such Required Action which may exceed $100,000. In the event Landlord does not reimburse Tenant
for a properly presented Repair Invoice (subject to the maximum amount set forth above) within thirty (30) days of receipt, then Tenant may deduct from the future installment(s) of rent next payable by Tenant under this Lease, the amount set
forth in the Repair Invoice (the “Offset Right”). Tenant shall provide such backup materials and access to books and records as Landlord shall reasonably require to verify Tenant’s actual costs of taking the Required Action.
Notwithstanding the foregoing provisions of this Section to the contrary, if Landlord delivers to Tenant within thirty (30) days after receipt of the Repair Invoice, a written objection to the payment of such invoice, setting forth with
reasonable particularity Landlord’s reason for its claim that the Required Action did not have to be taken by Landlord pursuant to the terms of this Lease or that Tenant breached the terms of this Section 19.10 or that the charges are
excessive (in which case Landlord shall pay the amount it contends would not have been excessive), then the dispute may be submitted to arbitration for resolution in accordance with the terms of this Lease by the American Arbitration Association
(the “AAA”) in San Francisco, California, in accordance with the “Expedited Procedures” of the AAA’s Commercial Arbitration Rules, in which case Tenant’s right to deduct such amount from rent shall not become effective
until thirty (30) days after the determination of the arbitrator(s) and then only if and to the extent that the arbitrator(s) determines that Tenant’s taking the Required Action was properly exercised. The determination of the
arbitrator(s) shall be final and binding on Landlord and Tenant. 
 20. TENANT’S BANKRUPTCY OR INSOLVENCY. 

20.1 If at any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the
United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”): 
 20.1.1
Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease
any of the Premises than accorded to Tenant in Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the
foregoing, any right of any Tenant’s Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that: 

20.1.1.1 Such Debtor’s Law shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s
Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 

20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the
timely payment of rent an amount equal to the larger of: (a) three (3) months’ rent and other monetary charges accruing under this Lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate
other assurance of the future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that
Tenant’s Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to
fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and
showing a net worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 

20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not
breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 
 20.1.1.4 Landlord
shall have, or would have had absent the Debtor’s Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the
Premises concerned. 
 21. QUIET ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter into this
Lease and that Tenant, while paying the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from

  

					
	Modified CA-MTIN 5/06	 	19	 	

 
Landlord subject to the terms and provisions of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from
any of the obligations of this Lease because of such interference or disturbance. 
 22. CASUALTY. 

22.1 In the event the Premises or the Building are damaged by fire or other cause and in Landlord’s reasonable estimation such damage can
be materially restored within two hundred thirty (230) days following the date of the casualty, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a
proportionate abatement in rent from the date of such damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the
Premises from time to time. Within forty-five (45) days from the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within which material restoration can be made, and
Landlord’s reasonable determination shall be binding on Tenant. For purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with
Tenant’s use of the Premises for the purpose for which it was being used immediately before such damage. 
 22.2 If such repairs
cannot, in Landlord’s reasonable estimation, be made within two hundred thirty (230) days following the date of the casualty, Landlord and Tenant shall each have the option of giving the other, at any time within thirty (30) days
after Landlord’s notice of estimated restoration time, notice terminating this Lease as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall
terminate as of the date of such damage as if such date had been originally fixed in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or
restore such damage, this Lease continuing in full force and effect, and the rent hereunder shall be proportionately abated as provided in Section 22.1. 

22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations,
partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises by, or belonging to, or paid for by Tenant. Any insurance which may be carried by Landlord or Tenant against
loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 

22.4 In the event that Landlord should fail to complete such repairs and material restoration within sixty (60) days after the date
estimated by Landlord therefor as extended by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within fifteen (15) days after the expiration of said period of
time, whereupon this Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided, however, that if construction
is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed, but in no event longer than ninety (90) additional days. 

22.5 Notwithstanding anything to the contrary contained in this Article: (a) Landlord shall not have any obligation whatsoever to repair,
reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last twelve (12) months of the Term or any extension thereof, but if Landlord determines not to
repair such damages Landlord shall make reasonable efforts to so notify Tenant within thirty (30) days thereafter, and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right to terminate this
Lease by notice to Landlord within fifteen (15) days after receipt of Landlord’s notice and Tenant shall be entitled to a proportionate abatement in rent from the date of such damage; and (b) in the event the holder of any
indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of
termination to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the
expiration of the Term. Notwithstanding the foregoing, Landlord will not be entitled to terminate this Lease solely because the casualty occurs during the last twelve (12) months of the then current Term if Tenant has an exercisable right to
renew or extend the Term pursuant to Article 43 of this Lease, and Tenant, within ten (10) days after receipt of Landlord’s notice of termination, validly exercises such right. Notwithstanding the foregoing, with respect to clause
(a) above, Landlord shall not have a termination right if the damages resulting from any casualty occur during: (i) months six (6) through twelve (12) prior to the expiration of the Term (or any extension thereof) and will cost
Twenty Thousand Dollars ($20,000.00) or less to repair, or (ii)

  

					
	Modified CA-MTIN 5/06	 	20	 	

 
the last six (6) months prior to the expiration of the Term (or any extension thereof), will cost Twenty Thousand Dollars ($20,000.00) or less to repair and Tenant elects to pay for such
repair costs. The foregoing shall not prohibit Landlord from exercising its right to terminate for any of the other reasons set forth herein. 

22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall
be Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all of the
Building or Premises as Landlord shall request. 
 22.7 Tenant hereby waives any and all rights under and benefits of Sections 1932(2) and
1933(4) of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect. 
 23. EMINENT DOMAIN. If
all or any substantial part of the Premises shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this Lease shall have the right, at
its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall
be so substantial as to materially interfere with Tenant’s use and occupancy of the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable
basis under the circumstances to the extent the Premises is rendered unusable or inaccessible as a result of the condemnation. If only a part of the Premises is subject to a permanent taking and this Lease is not terminated as provided in this
Article, Landlord, with reasonable diligence and at its expense (to the extent covered by any condemnation award) will restore the remaining portion of the Premises as nearly as practicable to its condition immediately prior to such taking. In
addition to the rights of Landlord above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the
Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum,
which may be paid or made in connection with any such public or quasi-public use or purpose, and Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made
with respect to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for the value of any unexpired Term. Tenant hereby waives any and all rights under and benefits of Section 1265.130 of the California Code of Civil
Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect. 
 24. SALE BY LANDLORD. In event of a sale or
conveyance by Landlord of the Building, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in favor of Tenant, and in such event Tenant agrees
to look solely to the responsibility of the successor in interest of Landlord in and to this Lease, provided that, any successor pursuant to a voluntary, third-party transfer (but not as part of an involuntary transfer resulting from a foreclosure
or deed in lieu thereof) shall have assumed Landlord’s obligations under this Lease either by contractual obligation, assumption agreement or by operation of law. Except as set forth in this Article 24, this Lease shall not be affected by any
such sale and Tenant agrees to attom to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord shall transfer or deliver said security, as such, to
Landlord’s successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said security. 

25. ESTOPPEL CERTIFICATES. Within ten (10) days following any written request which Landlord may make from time to time, Tenant shall
execute and deliver to Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been
modifications to this Lease, that this Lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been paid; (d) the
fact that there are no current defaults under this Lease by either Landlord or Tenant except as specified in Tenant’s statement; and (e) such other matters as may be reasonably requested by Landlord. Landlord and Tenant intend that any
statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary or purchaser. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such ten (10) day period, Landlord may
provide to Tenant a second written request with respect to such estoppel certificate. If Tenant fails to execute and deliver such certificate within a five (5) business day period following the date of Landlord’s second written request
therefor, Landlord or Landlord’s beneficiary or agent may execute and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant. 

  

					
	Modified CA-MTIN 5/06	 	21	 	

 26. SURRENDER OF PREMISES. 

26.1 Tenant shall arrange to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty
(30) days (but no more than sixty (60) days) before the last day of the Term, and the second to occur not later than forty-eight (48) hours after Tenant has vacated the Premises. Landlord and Tenant shall work together in good faith
to determine mutually acceptable times and days for such inspections. In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection, Landlord’s inspection at or after Tenant’s vacating
the Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 

26.2 All alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including, without
limitation, carpeting (collectively, “Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the Term, all Alterations shall become a part of the realty and shall belong to
Landlord without compensation; and title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord
possession of the Premises, together with all Alterations by whomsoever made, in the same condition received or first installed, broom clean and free of all debris, excepting only ordinary wear and tear and damage by fire or other casualty.
Notwithstanding the foregoing, and subject to and without limiting Section 6.4 above, if Landlord elects by notice given to Tenant at least thirty (30) days prior to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove
any Alterations, including carpeting, so designated by Landlord’s notice, and repair any damage caused by such removal. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease, any and all of Tenant’s furniture,
furnishings, equipment, movable partitions of less than full height from floor to ceiling and other trade fixtures and personal property, as well as all data/telecommunications cabling and wiring installed by or on behalf of Tenant, whether inside
walls, under any raised floor or above any ceiling (collectively, “Personalty”). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill of
sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such removal. In lieu of requiring Tenant to remove Alterations and Personalty and repair the Premises as aforesaid,
Landlord may, by written notice to Tenant delivered at least thirty (30) days before the Termination Date, require Tenant to pay to Landlord, as additional rent hereunder, the cost of such removal and repair in an amount reasonably estimated by
Landlord; provided, however, if Tenant has a bona fide estimate from a contractor acceptable to Landlord for the removal and repair work which is less than the estimated amount stated in Landlord’s notice to Tenant for the same work, and such
contractor agrees to provide equal pricing to Landlord, Landlord shall elect to either accept such lower amount from Tenant or shall require Tenant to remove the subject Alterations and Personalty, which removal shall be performed in accordance with
the terms hereof. 
 26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the
Term shall survive the expiration or earlier termination of the Term. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under this Lease. 

27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended recipient, by fully
prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to be delivered when tendered for
delivery to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either its aforesaid address or its
last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee; provided that any notice delivered on a Saturday, Sunday or legal holiday in the City of Mountain View,
California shall not be deemed received until the next business day. Any such notice or document may also be personally delivered if a receipt is signed by and received from, the individual, if any, named in Tenant’s Notice Address. 

28. TAXES PAYABLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, within
thirty (30) days after its receipt of written demand and reasonable supporting backup documentation, any and all taxes payable by Landlord (other than net income taxes and the other exclusions to taxes specified in Section 4.1.3) whether
or not now customary or within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or excise tax levied
by the State, any political subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy
of the Premises or any portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture, fixtures and
other personal property of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in this Lease
or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures and other
personal property of Tenant located in the Premises. 

  

					
	Modified CA-MTIN 5/06	 	22	 	

 29. RELOCATION OF TENANT. [Intentionally Omitted] 

30. PARKING. 
 30.1 Tenant agrees to
lease from Landlord and Landlord agrees to lease to Tenant, the number and type of parking passes as set forth on the Reference Pages of this Lease, at no additional charge to Tenant during the initial Term. This right to park in the Building’s
parking facilities (the “Parking Facility”) shall be on an unreserved, nonexclusive, first come, first served basis, for passenger-size automobiles and is subject to the following terms and conditions: 

30.1.1 Tenant shall at all times abide by and shall cause each of Tenant’s employees, agents, customers, visitors, invitees, licensees,
contractors, assignees and subtenants (collectively, “Tenant’s Parties”) to abide by any commercially reasonable rules and regulations (“Rules”) for use of the Parking Facility that Landlord or Landlord’s garage
operator reasonably establishes from time to time, and otherwise agrees to use the Parking Facility in a safe and lawful manner. Landlord reserves the right to adopt, modify and enforce the Rules governing the use of the Parking Facility from time
to time including any key-card, sticker or other identification or entrance system and hours of operation. Landlord may refuse to permit any person who violates such Rules to park in the Parking Facility, and any violation of the Rules shall subject
the car to removal from the Parking Facility. 
 30.1.2 Unless specified to the contrary above, the parking spaces hereunder shall be
provided on a non-designated “first-come, first-served” basis. Landlord reserves the right to assign specific spaces, and to reserve spaces for visitors, small cars, disabled persons or for other tenants or guests, and Tenant shall not
park and shall not allow Tenant’s Parties to park in any such assigned or reserved spaces. Tenant may validate visitor parking by such method as Landlord may approve, at the validation rate from time to time generally applicable to visitor
parking. Tenant acknowledges that the Parking Facility may be temporarily closed entirely or in part in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the Parking Facility, or if required by
casualty, strike, condemnation, act of God, governmental law or requirement or other reason beyond the operator’s reasonable control. 

30.1.3 Tenant acknowledges that to the fullest extent permitted by law, Landlord shall have no liability for any damage to property or other
items located in the parking areas of the Project (including without limitation, any loss or damage to tenant’s automobile or the contents thereof due to theft, vandalism or accident), nor for any personal injuries or death arising out of the
use of the Parking Facility by Tenant or any Tenant’s Parties, whether or not such loss or damage results from Landlord’s active negligence or negligent omission. The limitation on Landlord’s liability under the preceding sentence
shall not apply however to loss or damage arising directly from Landlord’s active negligence or willful misconduct. Without limiting the foregoing, if Landlord arranges for the parking areas to be operated by an independent contractor not
affiliated with Landlord, Tenant acknowledges that Landlord shall have no liability for claims arising through acts or omissions of such independent contractor. Except with respect to loss or damage arising directly from Landlord’s active
negligence or willful misconduct, Tenant and Tenant’s Parties each hereby voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action for personal injury or property damage occurring to Tenant or any of
Tenant’s Parties arising as a result of parking in the Parking Facility, or any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not prosecute any claim for personal injury or property
damage against Landlord or any of its officers, agents, servants or employees for any said causes of action and in all events, Tenant agrees to look first to its insurance carrier and to require that Tenant’s Parties look first to their
respective insurance carriers for payment of any losses sustained in connection with any use of the Parking Facility. Tenant hereby waives on behalf of its insurance carriers all rights of subrogation against Landlord or any Landlord Entities. 

30.1.4 Tenant’s right to park as described in this Article and this Lease is exclusive to Tenant and shall not pass to any assignee or
sublessee without the express written consent of Landlord; provided, however, that Tenant may assign (on a proportionate basis) its right to lease such parking passes to any assignee or subtenant to which Landlord consents pursuant to Article 9 of
this Lease and to any Permitted Transferee. Such consent, if required, is at the sole discretion of the Landlord. 
 30.1.5 In the event any
mandatory surcharge or regulatory fee is at any time imposed by any governmental authority with reference to parking, Tenant shall (commencing after two (2) weeks’ notice to Tenant) pay, per parking pass, such surcharge or regulatory fee
to Landlord in advance on the first day of each calendar month concurrently with the monthly installment of rent due under this Lease. Landlord will enforce any surcharge or fee in an equitable manner amongst the Building tenants. 

30.2 If Tenant violates any of the terms and conditions of this Article, the operator of the Parking Facility shall have the right to remove
from the Parking Facility any vehicles hereunder which shall have been involved or shall have been owned or driven by parties involved in causing such violation, without liability therefor whatsoever. 

  

					
	Modified CA-MTIN 5/06	 	23	 	

 31. DEFINED TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference
and shall in no way define, increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all the following “Landlord Entities”,
being Landlord, Landlord’s investment manager, and the trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. In any case where this Lease is signed by more than one person,
the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals,
firms or corporations, and their and each of their respective successors, executors, administrators and permitted assigns, according to the context hereof. The term “rentable area” shall mean the rentable area of the Premises or the
Building as calculated by the Landlord on the basis of the plans and specifications of the Building including a proportionate share of any common areas. Tenant hereby accepts and agrees to be bound by the figures for the rentable square footage of
the Premises and Tenant’s Proportionate Share shown on the Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex of which the
Building is a part, remeasurement or other circumstance reasonably justifying adjustment. In the event of any such remeasurement, the Monthly Installment of Rent and Tenant’s Proportionate Share shall in no event be increased during the initial
Term of this Lease solely as a result of any such remeasurement. The term “Building” refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. 

32. TENANT’S AUTHORITY. 
 32.1 If
Tenant or Landlord signs as a corporation, partnership, trust or other legal entity each of the persons executing this Lease on behalf of such party represents and warrants that such party has been and is qualified to do business in the state in
which the Building is located, that the entity has full right and authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord,
promptly upon request, a corporate resolution, proof of due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant or the party signing this Lease
on its behalf to enter into this Lease. Landlord represents and warrants that it has full right and authority to enter into this Lease and to perform all of Landlord’s obligations hereunder and that all persons signing this Lease on its behalf
are authorized to do so. 
 32.2 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or
beneficial interest whatsoever in Tenant, are (i) the target of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control,
-U.S. Department of the Treasury (“OFAC”); (ii) designated by the President or OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency
Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant to such statutes; or (iii) named on the following list
that is published by OFAC: “List of Specially Designated Nationals and Blocked Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of
notice to Tenant; provided, however, that notwithstanding the foregoing, as long as Tenant is taking reasonable and diligent steps to remedy such situation, and as long as there is no governmental enforcement action against the Building or the
Landlord, then the same shall not be an Event of Default unless thirty (30) days shall have elapsed without remedy of such situation. 
 33.
FINANCIAL STATEMENTS AND CREDIT REPORTS. At Landlord’s request, Tenant shall deliver to Landlord a copy, certified by an officer of Tenant as being true and correct to its knowledge, of Tenant’s most recent audited financial
statement, or, if unaudited, certified by Tenant’s chief financial officer as being true, complete and correct in all material respects to its knowledge. Tenant hereby authorizes Landlord to obtain one or more credit reports on Tenant at any
time, and shall execute such further authorizations as Landlord may reasonably require in order to obtain a credit report. Notwithstanding the foregoing, Landlord shall not request financial statements more than once in each consecutive one
(1) year period during the Term unless (i) Tenant is in default, (ii) Landlord reasonably believes that there has been an adverse change in Tenant’s financial position since the last financial statement provided to Landlord, or
(iii) requested (a) in connection with a proposed sale or transfer of the Building by Landlord, or (b) by an investor of Landlord, any Landlord Entity or any lender or proposed lender of Landlord or any Landlord Entity. At
Tenant’s request, Landlord shall enter into a confidentiality agreement with Tenant, which agreement is reasonably acceptable to Landlord and covers such confidential financial information provided by Tenant to Landlord. 

  

					
	Modified CA-MTIN 5/06	 	24	 	

 34. COMMISSIONS. Each of the parties represents and warrants to the other that it has not dealt with any
broker or finder in connection with this Lease, except as described on the Reference Pages. Landlord agrees to pay a brokerage commission to Tenant’s broker in accordance with the terms of a separate agreement between Landlord and Tenant’s
broker. 
 35. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed
by the laws of the state in which the Building is located. Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant (other than Tenant’s payment of the Security Deposit or rent), the period of time for the
performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, terrorist acts, pandemics, civil disturbances and other causes beyond the
reasonable control of the performing party. 
 36. SUCCESSORS AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and
conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the parties to this Lease. 

37. ENTIRE AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and supersedes any previous
negotiations. There have been no representations made by the Landlord or any of its representatives or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a
written instrument duly executed by the parties to this Lease. 
 38. EXAMINATION NOT OPTION. Submission of this Lease shall not be deemed to be a
reservation of the Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease duly executed by Landlord, and until such delivery Landlord
reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises from Tenant until such time as Tenant
has paid to Landlord any security deposit required by Article 5, the first month’s rent as set forth in Article 3 and any sum owed pursuant to this Lease. 

39. DISCLOSURE. Pursuant to California Health & Safety Code Section 25359.7, Landlord hereby notifies Tenant that Landlord knows or has
reasonable cause to believe that a release of Hazardous Materials has come to be located on or beneath the property on which the Building lies. 
 40.
MONUMENT SIGNAGE. 
 40.1 Tenant shall have the right to have its name listed on the monument sign for the Building (the
“Monument Sign”), subject to the terms of this Article 40. The design, size and color of Tenant’s signage with Tenant’s name to be included on the Monument Sign, and the manner in which it is attached to the Monument Sign, shall
comply with all applicable Regulations and shall be subject to the approval of Landlord (which shall not be unreasonably withheld, conditioned or delayed) and any applicable governmental authorities. Landlord reserves the right to withhold consent
to any sign that, in the reasonable judgment of Landlord, is not harmonious with the design standards of the Building and Monument Sign. Landlord shall have the right to require that all names on the Monument Sign be of the same size and style.
Tenant must obtain Landlord’s written consent to any proposed signage and lettering prior to its fabrication and installation (which shall not be unreasonably withheld, conditioned or delayed). To obtain Landlord’s consent, Tenant shall
submit design drawings to Landlord showing the type and sizes of all lettering; the colors, finishes and types of materials used; and (if applicable and Landlord consents in its sole but reasonable discretion) any provisions for illumination.
Although the Monument Sign will be maintained by Landlord, Tenant shall pay the cost of any maintenance and repair associated with the Monument Sign. 

40.2 Tenant’s name on the Monument Sign shall be designed, constructed, installed, insured, maintained, repaired and removed from the
Monument Sign all at Tenant’s sole risk, cost and expense. Tenant, at its cost, shall be responsible for the maintenance, repair or replacement of Tenant’s signage on the Monument Sign, which shall be maintained in a manner reasonably
satisfactory to Landlord. 
 40.3 Except in connection with a Permitted Transfer and assignees or subtenants consented to by Landlord
pursuant to Article 9 above, the rights provided in this Article 40 shall be nontransferable unless otherwise agreed by Landlord in writing in its sole discretion. 

  

					
	Modified CA-MTIN 5/06	 	25	 	

 41. PREMISES SIGNAGE. Tenant shall be entitled to install a vinyl tenant identification sign on the window
at the entry to the Premises (the “Premises Signage”), in accordance with Landlord’s signage specifications for the Building and otherwise in accordance with the terms of this Lease. The Premises Signage will be designed and
constructed at Tenant’s sole cost and expense. The design, size, color and location of such sign shall be subject to Landlord’s prior approval (which shall not be unreasonably withheld, conditioned or delayed) and shall be in compliance
with all Regulations. Tenant, at its sole cost and expense, shall be responsible for the maintenance, repair and replacement of the Premises Signage. The Premises Signage shall at all times remain the property of Tenant and Tenant must remove the
Premises Signage at the expiration or earlier termination of this Lease. Tenant shall repair any damage caused in the removal of the Premises Signage and restore the Premises and/or the Building to its condition prior to the installation of the
Premises Signage, ordinary wear and damage by casualty excepted. 
 42. RECORDATION. Tenant shall not record or register this Lease or a short form
memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident to such recording or registration. 
 43.
OPTION TO RENEW. Provided this Lease is in full force and effect and there is no uncured monetary or material non-monetary default by Tenant under any of the other terms and conditions of this Lease at the time of notification or commencement,
Tenant shall have one (1) option to renew (the “Renewal Option”) this Lease for a term of five (5) years (the “Renewal Term”), for the portion of the Premises being leased by Tenant as of the date the Renewal Term is to
commence, on the same terms and conditions set forth in this Lease, except as modified by the terms, covenants and conditions as set forth below: 

43.1 If Tenant elects to exercise the Renewal Option, then Tenant shall provide Landlord with written notice no earlier than the date which is
three hundred sixty five (365) days prior to the expiration of the Term of this Lease but no later than the date which is two hundred seventy (270) days prior to the expiration of the Term of this Lease. If Tenant fails to provide such
notice, Tenant shall have no further or additional right to extend or renew the Term of this Lease. 
 43.2 The Annual Rent and Monthly
Installment of Rent in effect at the expiration of the Term of this Lease shall be increased to reflect the Prevailing Market (as defined in Section 43.9) rate. Landlord shall advise Tenant of the new Annual Rent and Monthly Installment of Rent
for the Premises no later than thirty (30) days after receipt of Tenant’s written request therefor. Said request shall be made no earlier than thirty (30) days prior to the first date on which Tenant may exercise its Renewal Option
under this Article 43. Said notification of the new Annual Rent and Monthly Installment of Rent may include a provision for its escalation to provide for a change in the Prevailing Market rate between the time of notification and the commencement of
the Renewal Term. Notwithstanding anything to the contrary set forth herein, in no event shall the rate of the Annual Rent and Monthly Installment of Rent for the Renewal Term be less than the rate of the Annual Rent and Monthly Installment of Rent
in the preceding period (the “Minimum Renewal Rental Rate”). 
 43.3 If Tenant and Landlord are unable to agree on a mutually
acceptable Annual Rent and Monthly Installment of Rent for the Renewal Term not later than sixty (60) days prior to the expiration of the initial Term, then Landlord and Tenant, within five (5) days after such date, shall each
simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the Premises during the Renewal Term (collectively referred to as the “Estimates”), subject to the terms of
Section 43.5 below regarding the Minimum Renewal Rental Rate. If the higher of such Estimates is not more than one hundred five percent (105%) of the lower of such Estimates, then the Prevailing Market rate shall be the average of the two
Estimates. If the Prevailing Market rate is not established by the exchange of Estimates, then, within seven (7) days after the exchange of Estimates, Landlord and Tenant shall each select an appraiser to determine which of the two Estimates
most closely reflects the Prevailing Market rate for the Premises during the Renewal Term. Each appraiser so selected shall be certified as an MAI appraiser or as an ASA appraiser and shall have had at least five (5) years experience within the
previous ten (10) years as a real estate appraiser working in Mountain View, California, with working knowledge of current rental rates and practices. For purposes hereof, an “MAI” appraiser means an individual who holds an MAI
designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization and designation most similar), and an
“ASA” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is no successor
organization, the organization and designation most similar). 
 43.4 Upon selection, Landlord’s and Tenant’s appraisers shall
work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market rate for the Premises. The Estimates chosen by such appraisers shall be binding on both Landlord and Tenant, subject to the terms of
Section 43.5 below regarding the Minimum Renewal Rental Rate. If either Landlord or Tenant fails to appoint an appraiser within the seven (7) day period referred to above, the appraiser appointed by the other party shall be the sole
appraiser for the purposes hereof. If the two appraisers cannot agree 

  

					
	Modified CA-MTIN 5/06	 	26	 	

 
upon which of the two Estimates most closely reflects the Prevailing Market rate within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such
twenty (20) day period, the two appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser (i.e., the arbitrator) has been selected as provided for above, then, as soon thereafter as practicable but
in any case within fourteen (14) days, the arbitrator shall make his or her determination of which of the two Estimates most closely reflects the Prevailing Market rate and such Estimate shall be binding on both Landlord and Tenant as the
Prevailing Market rate for the Premises, subject to the terms of Section 43.5 below regarding the Minimum Renewal Rental Rate. If the arbitrator believes that expert advice would materially assist him or her, he or she may retain one or more
qualified persons to provide such expert advice. The parties shall share equally in the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant,
however, shall be borne by the party retaining such appraiser, counsel or expert. 
 43.5 Notwithstanding anything to the contrary contained
herein, the parties agree that Landlord shall not be obligated to renew this Lease if the Prevailing Market rate for the Premises during any year of the Renewal Term is less than the Minimum Renewal Rental Rate, regardless of any determination of
Prevailing Market rate made by the appraisers or arbitrator, as described above. 
 43.6 If the Prevailing Market rate has not been
determined by the commencement date of the Renewal Term, Tenant shall pay Monthly Installments of Rent upon the terms and conditions in effect during the last month of the initial Term until such time as the Prevailing Market rate has been
determined. Upon such determination, the Annual Rent and Monthly Installments of Rent for the Premises shall be retroactively adjusted to the commencement of such Renewal Term for the Premises. 

43.7 This Renewal Option is not transferable to any party other than a Permitted Transferee following an assignment; the parties hereto
acknowledge and agree that they intend that the aforesaid option to renew this Lease shall be “personal” to Tenant as set forth above and that in no event will any assignee or sublessee have any rights to exercise this Renewal Option other
than a Permitted Transferee following an assignment. 
 43.8 If Tenant validly exercises or fails to exercise this Renewal Option, Tenant
shall have no further right to extend the Term of this Lease. 
 43.9 For purposes of this Renewal Option, “Prevailing Market”
shall mean the arms length fair market annual rental rate per rentable square foot under renewal leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder for space comparable to the
Premises in the Building and buildings comparable to the Building in the same rental market in the Mountain View, California area as of the date the Renewal Term is to commence, taking into account the specific provisions of this Lease which will
remain constant. The determination of Prevailing Market shall take into account any material economic differences between the terms of this Lease and any comparison lease or amendment, such as rent abatements, construction costs and other
concessions and the manner, if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes. The determination of Prevailing Market shall also take into consideration any reasonably anticipated changes in the
Prevailing Market rate from the time such Prevailing Market rate is being determined and the time such Prevailing Market rate will become effective under this Lease. 

44. ROOF SPACE FOR DISH/ANTENNA. 
 44.1
During the initial Term and any extension thereof, Tenant shall have the right to lease space on the roof of the Building for the purpose of installing (in accordance with Article 6 of this Lease), operating and maintaining a dish/antenna or other
communication device not exceeding two (2) meters in diameter (the “Dish/Antenna”) to be approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. The location of the space on the roof designated
by Landlord to be leased by Tenant is referred to herein as the “Roof Space”. Landlord reserves the right to relocate the Roof Space as reasonably necessary during the Term. Landlord’s designation shall take into account Tenant’s
use of the Dish/Antenna. Notwithstanding the foregoing, Tenant’s right to install the Dish/Antenna shall be subject to the approval rights (which shall not be unreasonably withheld, conditioned or delayed) of Landlord and Landlord’s
architect and/or engineer with respect to the plans and specifications of the Dish/Antenna, the size of the Dish/Antenna, the manner in which the Dish/Antenna is attached to the roof of the Building and the manner in which any cables are run to and
from the Dish/Antenna. The precise specifications and a general description of the Dish/Antenna, or any replacements thereof, along with all documents Landlord reasonably requires to review the installation of the Dish/Antenna (the “Plans and
Specifications”) shall be submitted to Landlord for Landlord’s written approval no later than twenty (20) days before Tenant commences to install the Dish/Antenna. Tenant shall be solely responsible for obtaining and maintaining all
necessary governmental and regulatory approvals and for the cost of installing, operating, maintaining and removing the Dish/Antenna. Tenant shall notify Landlord upon completion of the installation of the Dish/Antenna. If Landlord determines that
the 

  

					
	Modified CA-MTIN 5/06	 	27	 	

 
Dish/Antenna equipment does not comply with the approved Plans and Specifications, that the Building has been damaged during installation of the Dish/Antenna or that the installation was
defective, Landlord shall notify Tenant of any noncompliance or detected problems and Tenant promptly shall cure the defects. If the Tenant fails to cure the defects in a reasonably prompt manner, and such failure continues for ten (10) days
after Tenant’s receipt of written notice from Landlord, Tenant shall pay to Landlord upon demand the cost, as reasonably determined by Landlord, of correcting any defects and repairing any damage to the Building caused by such installation. If
at any time Landlord, in its reasonable discretion, deems it necessary, Tenant shall provide and install, at Tenant’s sole cost and expense, appropriate aesthetic screening, reasonably satisfactory to Landlord, for the Dish/Antenna (the
“Aesthetic Screening”). 
 44.2 Landlord agrees that Tenant, upon reasonable prior written notice to Landlord, shall have access
to the roof of the Building and the Roof Space for the purpose of installing, maintaining, repairing and removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, all of which shall be performed by Tenant or Tenant’s
authorized representative or contractors, which shall be approved by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), at Tenant’s sole cost and risk. It is agreed, however, that only authorized engineers,
employees or properly authorized contractors of Tenant, FCC (defined below) inspectors, or persons under their direct supervision will be permitted to have access to the roof of the Building and the Roof Space. Tenant further agrees to exercise firm
control over the people requiring access to the roof of the Building and the Roof Space in order to keep to a minimum the number of people having access to the roof of the Building and the Roof Space and the frequency of their visits. It is further
understood and agreed that the installation, maintenance, operation and removal of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, is not permitted to damage the Building or the roof thereof, or interfere with the use of the
Building and roof by Landlord. Tenant agrees to be responsible for any damage caused to the roof or any other part of the Building, which may be caused by Tenant or any Tenant Entity. 

44.3 Tenant agrees to install and maintain only equipment of types and frequencies which will not cause unreasonable interference to Landlord
or any other tenant of the Building. In the event Tenant’s equipment causes such interference, Tenant will change the frequency on which it transmits and/or receives and take any other steps necessary to eliminate the interference. If said
interference cannot be eliminated within a reasonable period of time, in the reasonable judgment of Landlord, then Tenant agrees to remove the Dish/Antenna from the Roof Space. Landlord shall make commercially reasonable efforts to ensure that any
new equipment installed on the roofs by other tenants or users does not have frequencies which causes unreasonable interference to Tenant’s Dish/Antenna. Tenant shall; at its sole cost and expense, and at its sole risk, install, operate and
maintain the Dish/Antenna in a good and workmanlike manner, and in compliance with all Building, electric, communication, and safety codes, ordinances, standards, regulations and requirements, now in effect or hereafter promulgated, of the Federal
Government, including, without limitation, the Federal Communications Commission (the “FCC”), the Federal Aviation Administration (“FAA”) or any successor agency of either the FCC or FAA having jurisdiction over radio or
telecommunications, and of the state, city and county in which the Building is located. Under this Lease, the Landlord and its agents assume no responsibility for the licensing, operation and/or maintenance of Tenant’s equipment. Tenant has the
responsibility of carrying out the terms of its FCC license in all respects. The Dish/Antenna shall be connected to Landlord’s power supply in strict compliance with all applicable Building, electrical, fire and safety codes. Neither Landlord
nor any Landlord Entity shall be liable to Tenant for any stoppages or shortages of electrical power furnished to the Dish/Antenna or the Roof Space because of any act, omission or requirement of the public utility serving the Building, or the act
or omission of any other tenant, invitee or licensee or their respective agents, employees or contractors, or for any other cause beyond the reasonable control of Landlord, and Tenant shall not be entitled to any rental abatement for any such
stoppage or shortage of electrical power. Neither Landlord any Landlord Entity shall have any responsibility or liability for the conduct or safety of any of Tenant’s representatives, repair, maintenance and engineering personnel while in or on
any part of the Building or the Roof Space. 
 44.4 The Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, shall remain
the personal property of Tenant, and shall be removed by Tenant at its own expense at the expiration or earlier termination of this Lease or Tenant’s right to possession hereunder. Tenant shall repair any damage caused by such removal (ordinary
wear and tear excepted), including the patching of any holes to match, as closely as possible, the color surrounding the area where the equipment and appurtenances were attached. Tenant agrees to maintain all of the Tenant’s equipment placed on
or about the roof or in any other part of the Building in proper operating condition and maintain same in satisfactory condition as to appearance and safety in Landlord’s sole discretion. Such maintenance and operation shall be performed in a
manner to avoid any interference with any other tenants or Landlord. Tenant agrees that at all times during the Term, it will keep the roof of the Building and the Roof Space free of all trash or waste materials produced by Tenant or the Tenant
Entities. 
 44.5 In light of the specialized nature of the Dish/Antenna, Tenant shall be permitted to utilize the services of its choice
for installation, operation, removal and repair of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, subject to the reasonable approval of Landlord. Notwithstanding the foregoing, Tenant must provide Landlord with prior

  

					
	Modified CA-MTIN 5/06	 	28	 	

 
written notice of any such installation, removal or repair and coordinate such work with Landlord in order to avoid voiding or otherwise adversely affecting any warranties granted to Landlord
with respect to the roof. If necessary, Tenant, at its sole cost and expense, shall retain any contractor having a then existing warranty in effect on the roof to perform such work (to the extent that it involves the roof), or, at Tenant’s
option, to perform such work in conjunction with Tenant’s contractor. In the event the Landlord contemplates roof repairs that could affect Tenant’s Dish/Antenna, or which may result in an interruption of the Tenant’s
telecommunication service, Landlord shall formally notify Tenant at least thirty (30) days in advance (except in cases of an emergency) prior to the commencement of such contemplated work in order to allow Tenant to make other arrangements for
such service. 
 44.6 Tenant shall not allow any provider of telecommunication, video, data or related services (“Communication
Services”) to locate any equipment on the roof of the Building or in the Roof Space for any purpose whatsoever, nor may Tenant use the Roof Space and/or Dish/Antenna to provide Communication Services to an unaffiliated tenant, occupant or
licensee of another building, or to facilitate the provision of Communication Services on behalf of another Communication Services provider to an unaffiliated tenant, occupant or licensee of the Building or any other building. Tenant acknowledges
that Landlord may at some time establish a standard license agreement (the “License Agreement”) with respect to the use of roof space by tenants of the Building. Tenant, upon request of Landlord, shall enter into such License Agreement
with Landlord provided that such agreement does not materially or adversely alter the rights or obligations of Tenant hereunder with respect to the Roof Space. Tenant specifically acknowledges and agrees that the terms and conditions of Article 10
of this Lease shall apply with full force and effect to the Roof Space and any other portions of the roof accessed or utilized by Tenant, its representatives, agents, employees or contractors. 

44.7 If Tenant defaults under any of the terms and conditions of this Section or this Lease, and Tenant fails to cure said default within the
time allowed by Article 18 of this Lease, Landlord shall be permitted to exercise all remedies provided under the terms of this Lease, including removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and restoring the
Building and the Roof Space to the condition that existed prior to the installation of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any. If Landlord removes the Dish/Antenna, the appurtenances and the Aesthetic Screening, if
any, as a result of an uncured default, Tenant shall be liable for all costs and expenses Landlord incurs in removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and repairing any damage to the Building, the roof of the
Building and the Roof Space caused by the installation, operation or maintenance of the Dish/Antenna, the appurtenances, and the Aesthetic Screening, if any. Tenant’s rights pursuant to this Article 42 are personal to the named Tenant under
this Lease and assignees or subtenants consented to by Landlord pursuant to Article 9 above, and are not otherwise transferable. 
 45. TENANT’S
SECURITY SYSTEM. Subject to the terms of this Lease, including, without limitation, Tenant’s compliance with Article 6 above, Tenant, at Tenant’s sole cost and expense, shall have the right to install and maintain a security and card
access system in the Premises and at the entrance to the Premises (“Tenant’s Security System”), subject to the following conditions: (i) Tenant’s plans and specifications for the proposed Tenant’s Security System shall
be subject to Landlord’s prior written approval, which approval will not be unreasonably withheld, conditioned or delayed; provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security System with
Landlord to assure that Tenant’s Security System is compatible with the Building’s systems and equipment and to the extent that Tenant’s Security System is not compatible with the Building systems and equipment, Tenant shall not be
entitled to install or operate it (and Tenant shall not actually install or operate Tenant’s Security System unless Tenant has obtained Landlord’s approval of such compatibility in writing prior to such installation or operation, which
approval shall not be unreasonably withheld, delayed or conditioned); (ii) Tenant’s Security System shall be and shall remain compatible with any security and other systems existing in the Premises and the Building;
(iii) Tenant’s Security System shall be installed and used in compliance with all other provisions of this Lease; (iv) Landlord shall be provided with keys, codes and/or access cards, as applicable, and means of immediate access to
fully exercise all of its entry rights under this Lease with respect to the Premises, including access for cleaning and maintenance personnel to perform their functions; (v) Tenant shall keep Tenant’s Security System in good operating
condition and repair and Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System ; and (vi) Tenant’s Security System shall not make noise or
visual alerts or alarms which disturb other occupants or which result in alarms or false alarms to which Landlord or its manager are called to respond. Upon the expiration or earlier termination of this Lease, Tenant shall remove Tenant’s
Security System. All costs and expenses associated with the removal of Tenant’s Security System and the repair of any damage to the Premises and the Building resulting from the installation and/or removal of same shall be borne solely by
Tenant. Notwithstanding anything to the contrary, neither Landlord nor any Landlord Entities shall be directly or indirectly liable to Tenant, any Tenant Entities or any other person and Tenant hereby waives any and all claims against and releases
Landlord and the Landlord Entities from any and all claims arising as a consequence of or related to Tenant’s Security System, or the failure thereof. 

  

					
	Modified CA-MTIN 5/06	 	29	 	

 46. COUNTERPART SIGNATURES. 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 Lease. In order to expedite the transaction contemplated herein, telecopied signatures or signatures transmitted by electronic mail in so-called “pdf”
format 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 transmission of the telecopied or e-mailed signatures, Tenant shall promptly deliver to Landlord with
original signatures on this Lease. 
 47. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this Lease shall be
limited to and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under this Lease are not intended to be and shall not be personally binding on, nor shall any resort be had to the
private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost profits,
damage to business, or any form of special, indirect or consequential damages. For purposes of this Section, “Landlord’s interest in Building” shall include rents due from tenants, insurance proceeds paid on policies carried by
Landlord covering the Building pursuant to Article 11 of this Lease (provided, however, that in no event shall Tenant, or anyone claiming on behalf or through Tenant, be deemed or otherwise considered a loss payee under any such insurance policies),
and proceeds from a sale of the Building or any condemnation or eminent domain proceedings with respect to the Building (in each case, prior to the distribution of same to any partner, member or shareholder of Landlord or any other third party).

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the Lease Reference Date set forth in the Reference Pages of this Lease. 

 

											
	 LANDLORD:
	 		 	TENANT:
			
	 SILICON VALLEY CA-I, LLC,
	 		 	MOBILE IRON, INC.,
	 a Delaware limited liability company
	 		 	a Delaware corporation
					
	By:	 	SVCA JV LLC,	 		 	By:	 	 /s/ Jim Buckley

		 	 a Delaware limited liability company
	 		 	Name:	 	Jim Buckley
		 	 its Manager
	 		 	Title:	 	CEO
		 		 		 	Dated:	 	4/30/2012
	By:	 	 RREEF America REIT III Corp. GG-QRS,
	 		 		 	
		 	 a Maryland corporation
	 		 		 	
		 	 its Manager
	 		 		 	
						
		 	By:	 	 /s/ James H. Ida
	 		 		 	
		 	Name:	 	James H. Ida	 		 		 	
		 	Title:	 	Vice President	 		 		 	
		 	Dated:	 	5/1/2012	 		 		 	

  

					
	Modified CA-MTIN 5/06	 	30	 	

 EXHIBIT A — FLOOR PLAN DEPICTING THE PREMISES 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

Exhibit A is intended only to show the general layout of the Premises as of the beginning of the Term of this Lease. It does not in any way supersede
any of Landlord’s rights set forth in Article 17 of the Lease with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to be scaled; any measurements or distances
shown should be taken as approximate. 
  
 

 
  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	A-1	 	

 EXHIBIT A-1 — SITE PLAN 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

Exhibit A-1 is intended only to show the general layout of the Building and/or the project of which the Building is a part as of the beginning of the
Term of the Lease. It does not in any way supersede any of Landlord’s rights set forth in Article 17 of the Lease with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations.
It is not to be scaled; any measurements or distances shown should be taken as approximate, and the location and number of parking spaces should be taken as approximate. 
  

 
  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	A-2	 	

 EXHIBIT B — INITIAL ALTERATIONS 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 
  

	1.	Landlord shall perform improvements to the Premises in accordance with the plans prepared by AP + I Design, dated February 3, 2012 (the “Plans”), attached hereto as Schedule 1. The improvements to
be performed by Landlord substantially in accordance with the Plans are hereinafter referred to as the “Initial Alterations.” It is agreed that construction of the Initial Alterations will be completed at Landlord’s sole cost and
expense (subject to the terms of Section 2 below) using Building standard methods, materials and finishes in a good and workmanlike manner and in accordance with the Plans. Landlord shall enter into a direct contract for the Initial Alterations
with a general contractor selected by Landlord. In addition, Landlord shall have the right to select and/or approve of any subcontractors used in connection with the Initial Alterations. Landlord’s supervision or performance of any work for or
on behalf of Tenant shall not be deemed a representation by Landlord that such Plans or the revisions thereto comply with applicable insurance requirements, building codes, ordinances, laws or regulations, or that the improvements constructed in
accordance with the Plans and any revisions thereto will be adequate for Tenant’s use, it being agreed that Tenant shall be responsible for all elements of the design of Tenant’s Plans (including, without limitation, compliance with law,
functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment). Landlord, at its sole cost and expense (and not as part of Expenses), shall
be responsible for correcting any violations of Regulations with respect to the Initial Alterations. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the
right to apply for and obtain a waiver or deferment of compliance, the right to assert any and all defenses allowed by law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by law. Landlord, after the
exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations or improvements necessary to comply with the terms of any final order or judgment. Notwithstanding the foregoing, Tenant, not Landlord, shall be
responsible for the correction of any violations that arise out of or in connection with any claims brought under any provision of the Americans With Disabilities Act other than Title III thereof, the specific nature of Tenant’s business in the
Premises (other than general office use), the acts or omissions of Tenant or any Tenant Entities, Tenant’s arrangement of any furniture, equipment or other property in the Premises, any repairs, alterations, additions or improvements performed
by or on behalf of Tenant (other than the Initial Alterations) and any design or configuration of the Premises specifically requested by Tenant after being informed that such design or configuration may not be in strict compliance with Regulations.

  

	2.	If Tenant shall request any revisions to the Plans, Landlord shall have such revisions prepared at Tenant’s sole cost and expense and Tenant shall reimburse Landlord for the cost of preparing any such revisions to
the Plans, plus any applicable state sales or use tax thereon, shall be payable by Tenant , within five (5) days after its receipt of a written demand, including reasonable supporting backup documentation. Promptly upon completion of the
revisions, Landlord shall notify Tenant in writing of the increased cost in the Initial Alterations, if any, resulting from such revisions to the Plans (the “Increased Costs”). Tenant, within two (2) business days, shall notify
Landlord in writing whether it desires to proceed with such revisions. In the absence of such written authorization, Landlord shall have the option to continue work on the Premises disregarding the requested revision. Tenant shall be responsible for
any Tenant Delay in completion of the Premises resulting from any revision to the Plans, but only if and to the extent Tenant was informed in writing of the extent of any such delay prior to the commencement of the construction and at the time
Landlord notified Tenant of any Increased Costs in the Initial Alterations resulting from such revisions. Any and all Increased Costs, plus any applicable state sales or use tax thereon, shall be payable by Tenant , within thirty (30) days
after its receipt of a written demand, including reasonable supporting backup documentation. Notwithstanding anything herein to the contrary, all revisions to the Plans shall be subject to the approval of Landlord, which approval will not be
unreasonably withheld or delayed. 

  

	3.	Landlord shall correct portions of the Initial Alterations as set forth on the Punch List Items (as such term is defined in Section 2.1 of the Lease) to be prepared by Landlord and Tenant in accordance with the
terms hereof. Within thirty (30) days after the Initial Alterations have been Substantially Completed (and prior to the date on which Tenant first begins to move its furniture, equipment or other personal property into the Premises), Landlord
and Tenant shall together conduct an inspection of the Premises and Tenant shall prepare a list setting forth any portions 

  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	B-1	 	

	 	
of the Initial Alterations that are not in conformity with the Initial Alterations which nonetheless in the aggregate are minor in character and do not materially interfere with Tenant’s use
of the Premises. Landlord agrees to promptly proceed with due diligence to cause its contractor to complete such items within thirty (30) days thereafter. To the extent assignable, Landlord shall assign to Tenant a right to enforce the
warranties and guarantees issued by the contractor who constructs the Initial Alterations except to the extent such warranties and/or guaranties pertain to any repair and maintenance obligations of Landlord as set forth in the Lease and to the
extent the assignment of any such right adversely impacts Landlord’s rights under such warranties and/or guarantees or the overall value of such warranties and/or guarantees; provided, however, that to the extent that Tenant is prohibited by
Regulations from enforcing such warranties or guarantees, or if Tenant’s enforcement of any such warranties and/or guarantees would adversely impact Landlord’s rights thereunder or the overall value of such warranties and/or guarantees,
Landlord shall, on Tenant’s behalf and at no additional cost to Landlord, make efforts to diligently and reasonably enforce such warranties and guarantees. In the event that any of Landlord’s contractors fails to respond within a
reasonable period of time to Tenant’s efforts to enforce any such Tenant’s assigned rights under any warranty or guarantee after Tenant has diligently pursued such enforcement, Landlord shall make commercially reasonable efforts to assist
in such enforcement efforts. 

  

	4.	These Exhibit B and Schedule 1 shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion
of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or
supplement to the Lease. 

 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

 

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	B-2	 	

 SCHEDULE 1 TO EXHIBIT B — PLANS 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 
  

 
  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	B-3	 	

 EXHIBIT C — COMMENCEMENT DATE MEMORANDUM 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

COMMENCEMENT DATE MEMORANDUM 

THIS MEMORANDUM, made as of             , 2012, by and between SILICON VALLEY
CA-I, LLC, a Delaware limited liability company (“Landlord”) and MOBILE IRON, INC., a Delaware corporation (“Tenant”). 

Recitals: 
  

	 	A.	Landlord and Tenant are parties to that certain Lease, dated for reference             , 2012 (the “Lease”) for certain premises (the
“Premises”) consisting of approximately 15,850 square feet located at 345 East Middlefield Road, Mountain View, California 94043. 

  

	 	B.	Tenant is in possession of the Premises and the Term of the Lease has commenced. 

  

	 	C.	Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters under the Lease. 

NOW THEREFORE, Landlord and Tenant agree as follows: 
  

	 	1.	The actual Commencement Date is                     . 

 

	 	2.	The actual Termination Date is                     . 

 

	 	3.	The schedule of the Annual Rent and the Monthly Installment of Rent set forth on the Reference Pages is deleted in its entirety, and the following is substituted therefor: 

[insert rent schedule] 
  

	 	4.	Capitalized terms not defined herein shall have the same meaning as set forth in the Lease. 

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

 

											
	LANDLORD:	 	TENANT:
		
	SILICON VALLEY CA-I, LLC,	 	MOBILE IRON, INC.,
	a Delaware limited liability company	 	a Delaware corporation
				
	By:	 	SVCA JV LLC,	 	By:	 	 DO NOT SIGN

		 	a Delaware limited liability company	 	Name:	 	  

		 	its Manager	 	Title:	 	  

		 		 	Dated:	 	  

	By:	 	RREEF America REIT III Corp. GG-QRS,	 		 	
		 	a Maryland corporation	 		 		 	
		 	its Manager	 		 		 	
						
		 	By:	 	 DO NOT SIGN
	 		 		 	
		 	Name:	 	James H. Ida	 		 		 	
		 	Title:	 	Vice President	 		 		 	
		 	Dated:	 	  
	 		 		 	

  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	C-1	 	

 EXHIBIT D — RULES AND REGULATIONS 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

1. No sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building without the
prior written consent of the Landlord. Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or lettering on doors and walls shall be
printed, painted, affixed or inscribed at Tenant’s expense by a vendor designated or approved by Landlord. In addition, Landlord reserves the right to change from time to time the format of the signs or lettering and to require previously
approved signs or lettering to be appropriately altered. 
 2. If Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung
in or used in connection with any window or door of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything or allow anything to be placed against or near
any glass partitions or doors or windows which may appear unsightly, in the opinion of Landlord, from outside the Premises. 
 3. Tenant shall not obstruct
any sidewalks, halls, passages, exits, entrances, elevators, or stairways of the Building. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building, except as expressly permitted under the Lease. 

4. Any directory of the Building, if provided, will be exclusively for the display of the name and location of tenants only and Landlord reserves the right to
exclude any other names. Landlord reserves the right to charge for Tenant’s directory listing. 
 5. Tenant shall be responsible for providing
janitorial service for the Premises at its sole cost and expense, and Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide janitorial service to the Premises. The janitorial services shall be performed by
Tenant’s employees or a bonded union janitorial contractor, which contractor (if applicable) shall be reasonably approved by Landlord. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper
functioning and protection of any common systems of the Building. Landlord shall not in any way be responsible to any Tenant for any loss of property on the Premises, however occurring, or for any damage to any Tenant’s property by the janitor
or any other employee or any other person. 
 6. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other
than that for which they were constructed. No foreign substance of any kind whatsoever shall be thrown into any of them, and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who,
or whose employees or invitees, shall have caused it. 
 7. Tenant shall store all its trash and garbage within its Premises. Tenant shall not place in any
trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord.
Tenant will comply with any and all recycling procedures designated by Landlord. 
 8. Landlord will furnish Tenant twenty-five (25) keys free of
charge to each door in the Premises that has a passage way lock. Landlord may charge Tenant a reasonable amount for any additional keys, and Tenant shall not make or have made additional keys on its own. Tenant shall not alter any lock or install a
new or additional lock or bolt on any door of its Premises. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall
pay Landlord therefor. 
 9. If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such
service shall be borne solely by Tenant. No boring or cutting for wires will be allowed without the prior written consent of Landlord. 
 10. Tenant shall
not place a load upon any floor which exceeds the load per square foot which such floor was designed to carry and which is allowed by law. Heavy objects shall stand on such platforms as determined by Landlord to be necessary 

 

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	D-1	 	

 
to properly distribute the weight. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the Building or to any
space in the Building to such a degree as to be objectionable to Landlord or to any tenants shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration.
Landlord will not be responsible for loss of or damage to any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant.

 11. Landlord shall in all cases retain the right to control and prevent access to the Building of all persons whose presence in the judgment of Landlord
would be prejudicial to the safety, character, reputation or interests of the Building and its tenants, provided that nothing contained in this rule shall be construed to prevent such access to persons with whom any tenant normally deals in the
ordinary course of its business, unless such persons are engaged in illegal activities. Landlord shall not be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. 

12. Tenant shall not use any method of heating or air conditioning other than that supplied or approved in writing by Landlord. Tenant shall not permit space
heaters in the Premises. 
 13. Tenant shall not waste electricity, water or air conditioning. Tenant shall keep corridor doors closed. Tenant shall close
and lock the doors of its Premises and entirely shut off all water faucets or other water apparatus and electricity, gas or air outlets before Tenant and its employees leave the Premises. Tenant shall be responsible for any damage or injuries
sustained by other tenants or occupants of the Building or by Landlord for noncompliance with this rule. 
 14. Except as expressly permitted under the
Lease, Tenant shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building without Landlord’s prior written consent, which consent may be withheld in
Landlord’s sole discretion, and which consent may in any event be conditioned upon Tenant’s execution of Landlord’s standard form of license agreement. Tenant shall be responsible for any interference caused by such installation. 

15. Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork, plaster, or drywall (except for pictures, tackboards and similar office
uses) or in any way deface the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor of the Premises in any manner except as approved by Landlord. Tenant shall repair any damage resulting from
noncompliance with this rule. 
 16. Tenant shall not install, maintain or operate upon the Premises any vending machine without Landlord’s prior
written consent, except that Tenant may install food and drink vending machines solely for the convenience of its employees. 
 17. No commercial cooking
shall be done or permitted by any tenant on the Premises, except that Underwriters’ Laboratory approved microwave ovens or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted provided that such equipment
and use is in accordance with all applicable Regulations. 
 18. Tenant shall not use any hand trucks except those equipped with the rubber tires and side
guards, and may use such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. Forklifts which operate on asphalt areas shall only use tires that do not damage the
asphalt. 
 19. Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed in any parking
lot without Landlord’s reasonable prior approval and except in the event of emergency. 
 20. Tenant shall not use the name of the Building or any
photograph or likeness of the Building in connection with or in promoting or advertising Tenant’s business, except that Tenant may include the Building name in Tenant’s address. Landlord shall have the right, exercisable without notice and
without liability to any tenant, to change the name and address of the Building. 
 21. Tenant shall not permit smoking or carrying of lighted cigarettes or
cigars other than in areas designated by Landlord as smoking areas. 
 22. Canvassing, soliciting, distribution of handbills or any other written material
in the Building is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale of any good or merchandise in the Building without the written consent of Landlord. 

 

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	D-2	 	

 23. Tenant shall not permit any animals other than service animals, e.g. seeing-eye dogs, to be brought or kept
in or about the Premises or any common area of the Building. 
 24. Tenant shall reasonably comply with Landlord’s recycle policy for the Building,
including, without limitation, Tenant shall sort and separate its trash into separate recycling containers as required by law or which may be furnished by Landlord and located in the Premises. Tenant shall comply with all Regulations regarding the
collection, sorting, separation, and recycling of garbage, waste products, trash and other refuse at the Building. Landlord reserves the right to refuse to collect or accept from Tenant any trash that is not separated and sorted as required by law
or pursuant to Landlord’s recycling policy, and to require Tenant to arrange for such collection at Tenant’s cost, utilizing a contractor reasonably satisfactory to Landlord. 

25. Tenant acknowledges that the Building, at Landlord’s option, may be operated in accordance with standards for the certification of environmentally
sustainable, high performance buildings or aspects of their performance, including the U.S. EPA’s Energy Star® rating and, U.S. Green Building Council’s Leadership in Energy and
Environmental Design program’s standards, as the same are amended or replaced from time to time and similar “green building” standards (hereinafter collectively referred to as “Green Building Standards”). To support
Landlord’s sustainability practices, Tenant is encouraged to use reasonable efforts to use proven energy, water carbon reduction, and other sustainable measures, such as for example using energy efficient bulbs in task lighting, installing
lighting controls, such as automatic sensors; turning off lights at the end of the work day; and utilizing water filtration systems to avoid the use of bottled water. 

26. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms, covenants,
agreements and conditions of any lease of any premises in the Building. In the event of any conflict between any of the Rules and Regulations and the Lease, the terms of the Lease shall control. Landlord may waive any one or more of these Rules and
Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any
such Rules and Regulations against any or all of the tenants of the Building. 
 27. Landlord reserves the right to make such other and reasonable rules and
regulations as in its judgment may from time to time be needed for safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and
regulations herein stated and any additional rules and regulations which are adopted. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 

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		 	Initials

  

					
	Modified CA-MTIN 5/06	 	D-3	 	

 EXHIBIT E — FORM OF EARLY POSSESSION AGREEMENT 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

EARLY POSSESSION AGREEMENT 

Reference is made to that certain lease dated             , 2012, between
SILICON VALLEY CA-I, LLC, a Delaware limited liability company (“Landlord”) and MOBILE IRON, INC., a Delaware corporation (“Tenant”), for the premises located at 345 East Middlefield Road, Mountain View, California
94043. 
 It is hereby agreed that, notwithstanding anything to the contrary contained in the Lease but subject to the terms of
Section 2.3 of the Lease, Tenant may occupy the Premises on             , 2012. The first Monthly Installment of Rent is due on
            , 2012. 
 Landlord and Tenant agree that all the terms and
conditions of the above referenced Lease are in full force and effect as of the date of Tenant’s possession of the Premises prior to the Commencement Date pursuant to Section 2.3 other than the payment of rent. 

 

											
	LANDLORD:	 		 	TENANT:
			
	SILICON VALLEY CA-I, LLC,	 		 	MOBILE IRON, INC.,
	a Delaware limited liability company	 		 	a Delaware corporation
					
	By:	 	SVCA JV LLC,	 		 	By:	 	 DO NOT SIGN

		 	a Delaware limited liability company	 		 	Name:	 	  

		 	its Manager	 		 	Title:	 	  

		 		 		 	Dated:	 	  

					
	By:	 	RREEF America REIT III Corp. GG-QRS,	 		 		 	
		 	a Maryland corporation	 		 		 	
		 	its Manager	 		 		 	
						
		 	By:	 	 DO NOT SIGN
	 		 		 	
		 	Name:	 	James H. Ida	 		 		 	
		 	Title:	 	Vice President	 		 		 	
		 	Dated:	 	  
	 		 		 	

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		 	Initials

  

					
	Modified CA-MTIN 5/06	 	E-1	 	

 EXHIBIT F — FORM OF SNDA 

attached to and made a part of the Lease bearing the 

Lease Reference Date of April 30, 2012 between 

SILICON VALLEY CA-I, LLC, a Delaware limited liability company, as Landlord and 

MOBILE IRON, INC., a Delaware corporation, as Tenant 

345 East Middlefield Road, Mountain View, California 94043 

AFTER RECORDING, RETURN TO: 
 Berkadia Commercial Mortgage LLC

 118 Welsh Road 
 Horsham, PA 19044-8015 

Attn: Executive Vice President — Servicing Administration 
  

 

SPACE ABOVE THIS LINE RESERVED FOR RECORDER’S USE 

SUBORDENATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 
 This Subordination,
Non-Disturbance and Attornment Agreement (“Agreement”), is made as of this     day of             , 20    among
                    , not individually, but solely as Trustee for the Certificate Holders of
                    , Series
        -            under that certain (Pooling-Trust) and Servicing Agreement dated as of
            ,         (“Lender”), by and through Berkadia Commercial Mortgage LLC, a Delaware limited liability company, its [Master]
Servicer under said (Pooling: Trust) and Servicing Agreement,                     , a
                    (“Landlord”), and
                    , a
                    (“Tenant”). 

Background 
 A. Lender is the owner and
holder of a deed of trust or mortgage or other similar security instrument (either, the “Security Instrument”), covering, among other things, the real property commonly known and described as
                    , and farther described on Exhibit “A” attached hereto and made a part hereof for all purposes, and the building and
improvements thereon (collectively the “Property”). 
 B. Tenant is the lessee under that certain lease agreement between Landlord and
Tenant dated                     (“Lease”), demising a portion of the Property described more particularly in the Lease (“Leased
Space”). 
 C. Landlord, Tenant and Lender desire to enter into the following agreements with respect to the priority of the Lease and Security
Instrument. 
 NOW, THEREFORE, in consideration of the mutual promises of this Agreement, and intending to be legally bound hereby, the parties hereto agree
as follows: 
 1. Subordination. Tenant agrees that the Lender, and all estates, options and rights created under the Lease, hereby are subordinated
and made subject to the lien and effect of the Security Instrument. 
 2. Nondisturbance. Lender agrees that no foreclosure (whether judicial or
nonjudicial), deed-in-lieu of foreclosure, or other sale of the Property in connection with enforcement of the Security Instrument or otherwise in satisfaction of the underlying loan shall operate to terminate the Lease or Tenant’s rights
thereunder to possess and use the leased space provided, however, that (a) the term of the Lease has commenced, (b) Tenant is in possession of the premises demised pursuant to the Lease, and (c) the Lease is in full force and effect
and no uncured default exists under the Lease. 
 3. Attornment. Tenant agrees to attorn to and recognize as its landlord under the Lease each party
acquiring legal title to the Property by foreclosure (whether judicial or nonjudicial) of the Security Instrument, deed-in-lieu of foreclosure, or other sale in connection with enforcement of the Security Instrument or otherwise in satisfaction of
the underlying loan (“Successor Owner”). Provided that the conditions set forth in Section 2 above are met at the time Successor Owner becomes owner of the Property, Successor Owner shall perform all obligations of the landlord under
the Lease arising from and after the date title to the Property was transferred to Successor Owner. In no event, however, will any Successor Owner be: (a) liable for any default, act or omission of any prior landlord under the Lease, (except
that Successor Owner shall not be relieved from the obligation to cure any defaults which are non-monetary and continuing in nature, and such that Successor Owner’s failure to cure would constitute a continuing default under the Lease);
(b) subject to any offset or defense which Tenant may have against any prior landlord under the Lease; (c) bound by any payment of rent or additional rent made by Tenant to Landlord more than 30 days in advance; (d) bound by any 

 

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	F-1	 	

 
modification or supplement to the Lease, or waiver of Lease terms, made without Lender’s written consent thereto; (e) liable for the return of any security deposit or other prepaid
charge paid by Tenant under the Lease, except to the extent such amounts were actually received by Lender; (I) liable or bound by any right of first refusal or option to purchase all or any portion of the Property; or (g) liable for
construction, completion or payment to Tenant for any improvements to the Property or as required under the Lease for Tenant’s use and occupancy (whenever arising). Although the foregoing provisions of this Agreement are self-operative, Tenant
agrees to execute and deliver to Lender or any Successor Owner such further instruments as Lender or a Successor Owner may from time to time request in order to confirm this Agreement. If any liability of Successor Owner does arise pursuant to this
Agreement, such liability shall be limited to Successor Owner’s interest in the Property. 
 4. Rent Payments: Notice to Tenant
Regarding Rent Payments. Tenant agrees not to pay rent more than one (1) month in advance unless otherwise specified in the Lease. After notice is given to Tenant by Lender that Landlord is in default under the Security Instrument and that
the rentals under the Lease should be paid to Lender pursuant to the assignment of leases and rents granted by Landlord to Lender in connection therewith, Tenant shall thereafter pay to Lender all rent and all other amounts due or to become due to
Landlord under the Lease, and Landlord hereby expressly authorizes Tenant to make such payments to Lender upon reliance on Lender’s written notice (without any inquiry into the factual basis for such notice or any prior notice to or consent
from Landlord) and hereby releases Tenant from all liability to Landlord in connection with Tenant’s compliance with Lender’s written instructions. 

5. Lender Opportunity to Cure Landlord Defaults. Tenant agrees that until the Security Instrument is released by Lender, it will not
exercise any remedies under the Lease following a Landlord default without having first given to Lender (a) written notice of the alleged Landlord default and (b) the opportunity to cure such default within the time periods provided for
cure by Landlord, measured from the time notice is given to Lender. Tenant acknowledges that Lender is not obligated to cure any Landlord default, but if Lender elects to do so, Tenant agrees to accept cure by Lender as that of landlord under the
Lease and will not exercise any right or remedy under the Lease for a Landlord default. Performance rendered by Lender on Landlord’s behalf is without prejudice to Lender’s rights against Landlord under the Security Instrument or any other
documents executed by Landlord in favor of Lender in connection with the Loan. 
 6. Miscellaneous. 

(a) Notices. All notices under this Agreement will be effective only if made in writing and addressed to the address for a party
provided below such party’s signature. A new notice address may be established from time to time by written notice given in accordance with this Section. All notices will be deemed received only upon actual receipt. 

(b) Entire Agreement Modification. This Agreement is the entire agreement between the parties relating to the subordination and
nondisturbance of the Lease, and supersedes and replaces all prior discussions, representations and agreements (oral and written) with respect to the subordination and nondisturbance of the Lease. This Agreement controls any conflict between the
terms of this Agreement and the Lease. This Agreement may not be modified, supplemented or terminated, nor any provision hereof waived, unless by written agreement of Lender and Tenant, and then only to the extent expressly set forth in such
writing. 
 (c) Binding Effect. This Agreement binds and inures to the benefit of each patty hereto and their respective heirs,
executors, legal representatives, successors and assigns, whether by voluntary action of the parties or by operation of law. If the Security Instrument is a deed of trust, this Agreement is entered into by the trustee of the Security Instrument
solely in its capacity as trustee and not individually. 
 (d) Unenforceability. Any provision of this Agreement which is determined
by a government body or court of competent jurisdiction to be invalid, unenforceable or illegal shall be ineffective only to the extent of such holding and shall not affect the validity, enforceability or legality of any other provision, nor shall
such determination apply in any circumstance or to any party not controlled by such determination. 
 (e) Construction of Certain
Terms. Defined terms used in this Agreement may be used interchangeably in singular or plural form, and pronouns cover all genders. Unless otherwise provided herein, all days from performance shall be calendar days, and a “business
day” is any day other than Saturday, Sunday and days on winch Lender is closed for legal holidays, by government order or weather emergency. 
  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	F-2	 	

 (f) Governing Law. This Agreement shall be governed by the laws of the State in which the
Property is located (without giving effect to its rules governing conflicts of laws). 
 (g) WAIVER OF JURY TRIAL. TENANT,
AS AN INDUCEMENT FOR LENDER TO PROVIDE THIS AGREEMENT AND THE ACCOMMODATIONS TO TENANT OFFERED HEREBY, HEREBY WAIVES ITS RIGHT, TO THE FULL EXTENT PERMITTED BY LAW, AND AGREES NOT TO ELECT, A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF
THIS AGREEMENT. 
 (h) Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed
an original and all of which together constitute a filly executed agreement even though all signatures do not appear on the same document The failure of any pasty hereto to execute this Agreement, or any counterpart hereof shall not relieve the
other signatories from their respective obligations hereunder. 
 IN WITNESS WHEREOF, this Agreement is executed this
     day of             , 20    . 
  

									
	LENDER:	 		 	TENANT:
			
	[insert Trustees name here], Trustee	 		 	[insert Tenant’s name here]
				
	By: Berkadia Commercial Mortgage LLC.,	 		 		 	
	its [Master] Servicer	 		 		 	
					
	By:	 	  
	 		 	By:	 	  

	Name:	 		 		 	Name:	 	
	Title:	 	Authorized Representative	 		 	Title:	 	
			
	Lender Notice Address:	 		 	Tenant Notice Address:
			
	[insert Trustee’s name here], Trustee	 		 	[insert Tenant’s name here]
	c/o Berkadia Commercial Mortgage LLC	 		 	  

	118 Welsh Road	 		 	  

	Horsham, PA 19044	 		 	  

	Attn: Executive Vice President — Servicing Administration	 		 	 Attn:

				
	LANDLORD:	 		 		 	
	[insert Landlord’s name here]	 		 		 	
					
	By:	 	  
	 		 		 	
	Name:	 		 		 		 	
	Title:	 		 		 		 	
				
	Landlord Notice Address:	 		 		 	
	[insert Landlord’s name here]	 		 		 	
	  
	 		 		 	
	  
	 		 		 	
	  
	 		 		 	
	Attn:	 		 		 	

  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	F-3	 	

 Notary Acknowledgement for Lender: 

 

			
	State of                     	  	:
		  	: ss
	County of                     	  	:

 On this, the      day of
            , 200    , before me, the undersigned Notary Public, personally appeared
                     known to me (or satisfactorily proven) to be the person whose name is subscribed to the within instrument, and who acknowledged
to me that he/she is an authorized representative of Berkadia Commercial Mortgage LLC in the capacity stated and that he/she executed the within instrument in such capacity for the purposes therein contained. 

IN WITNESS WHEREOF, I have hereunto set my hand and official seal. 

 

							
		 		  	  
	  	
		 		  	Notary Public	  	(seal)

 Notary Acknowledgement for Tenant: 
  

			
	State of                     	  	:
		  	: ss
	County of                     	  	:

 On this, the         day of
            . 200    , before me, the undersigned Notary Public, personally appeared
                     known to me (or satisfactorily proven) to be the person whose name is subscribed to the within instrument and who acknowledged
to me that he/she is an officer of the Tenant in the capacity stated and that he/she executed the within instrument in such capacity for the purposes therein contained. 

IN WITNESS WHEREOF, I have hereunto set my hand and official seal. 

 

							
		 		  	  
	  	
		 		  	Notary Public	  	(seal)

 Notary Acknowledgement for Landlord: 
  

			
	State of                     	  	:
		  	: ss
	County of                     	  	:

 On this, the      day of
            . 200    , before me, the undersigned Notary Public, personally appeared
                     known to me (or satisfactorily proven) to be the person whose name is subscribed to the within instrument and who acknowledged
to me that he/she is an officer of the Landlord in the capacity stated and that he/she executed the within instrument in such capacity for the purposes therein contained. 

IN WITNESS WHEREOF, I have hereunto set my hand and official seal. 

 

							
		 		  	  
	  	
		 		  	Notary Public	  	(seal)

  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	F-4	 	

 Exhibit “A” 

(Legal Description of the Property) 
  

					
		 	 	 	 
		 	Initials

  

					
	Modified CA-MTIN 5/06	 	F-5Prepared by R.R. Donnelley Financial -- EX-10.9

 Exhibit 10.9 
  

 
 SUBLEASE AGREEMENT 

THIS SUBLEASE AGREEMENT (this “Sublease”) is made as of [September 12th], 2013, by and
between ADTRAN, INC., a Delaware corporation with headquarters at 901 Explorer Boulevard, Huntsville, Alabama 35806 (hereinafter called “ADTRAN, Inc.” or the “Sublandlord”), and MOBILE IRON, INC., a Delaware
corporation with headquarters at 415 East Middlefield Road, Mountain View, California 94043 (hereinafter called the “Subtenant”). 

WHEREAS, the Sublandlord is in rightful possession of premises located at 448 East Middlefield Road, Mountain View, California 94043, under
that certain Office Lease between Shamrock Middlefield, LLC (“Master Landlord”) and ADTRAN, Inc. (“Sublandlord”), dated March 9, 2006, and amended per an Extension of Lease agreement, dated August 13, 2010, a copy of
which is attached hereto as Exhibit “A” (hereinafter referred to as the “Master Lease”); and 
 WHEREAS, the Sublandlord
wishes to sublease to the Subtenant the entirety of 448 East Middlefield Road, Mountain View, California 94043 on the terms stated herein. 

NOW, THEREFORE, the parties hereto agree as follows: 

1. Premises. Sublandlord hereby subleases to Subtenant, and Subtenant hereby subleases from Sublandlord, the premises located at 448 East
Middlefield Road, Mountain View, California 94043, which is deemed to contain 13,445 square feet of rentable area, which subleased space is hereinafter called the “Subleased Premises” (a floor plan of the Subleased Premises is included in
Exhibit “B” hereof). Subtenant shall have the right to access and use all of the “common areas” (as defined in the Master Lease) serving the Subleased Premises, as and to the extent Sublandlord has the right to access and use the
common areas under the Master Lease. 
 2. Sublease Term. The term of this Sublease shall commence on the later of (the
“Commencement Date”): (i) August 1, 2013; and (ii) the date by which this Sublease has been approved in writing by Master Landlord and has been fully executed by Sublandlord and Subtenant, and shall continue until
March 12, 2016 (hereinafter called the “Term”). 
  

	 	(a)	In the event of any holding over by Subtenant, Subtenant shall be obligated to reimburse Sublandlord for any additional amounts Sublandlord is obligated to pay Master Landlord pursuant to the Master Lease.

  

	 	(b)	Subtenant’s Access to Premises. Provided that Master Landlord has approved this Sublease and Subtenant has provided evidence of the insurance required in Section 18 hereof, Subtenant shall have access to the
Subleased Premises upon the Commencement date, subject to the terms of this Sublease. On or before the Commencement Date, Sublandlord shall provide Subtenant with all of Sublandlord’s keys, key cards, or similar access devices for any and all
interior and exterior doors to the Subleased Premises. 

  

	 	(c)	Free Rent Period. Notwithstanding anything to the contrary contained in this Sublease, Subtenant shall not be required to pay Rent, as defined below, for the first 30-day period following the Commencement Date, said
period to be the “Free Rent Period.” 

 ADTRAN Confidential 

 

 
  

 3. Rent. 
  

	 	(a)	Rent. Subtenant shall pay rent to Sublandlord as provided herein. Subtenant hereby agrees to pay to Sublandlord monthly “Rent” on the Commencement Date and thereafter on first day of each calendar month
of the Term. Rent shall include “Base Rent” and “Additional Rent” as defined herein this Section 3. All Rent payable under this Sublease shall be paid without any setoff or deduction whatsoever. 

 

	 	(b)	Base Rent. Beginning on the Commencement Date, Subtenant hereby agrees to pay to Sublandlord monthly “Base Rent” as the follows: 

 

					
	 Monthly Base Rent Schedule:
	  	 Months
	  	 Monthly Base Rent

			
		  	1	  	$0
			
		  	2	  	$9,025.50 ($1.90 per rentable square foot, less the $16,520 Rent Reduction defined in Section 7.B below)
			
		  	3-12	  	$25,545.50 ($1.90 per rentable square foot)
			
		  	13-24	  	$26,352.20 ($1.96 per rentable square foot)
			
		  	25-3/12/2016	  	$27,158.90-($2.02 per rentable square foot)

  

	 	(c)	 Additional Rent. In addition to Base Rent, Subtenant shall be responsible for all “Building Operating Expenses” and shall pay Sublandlord
for all such Building Operating Expenses for which Sublandlord is responsible in accordance to the Master Lease Sections 3.2 through 3.3(d) inclusive, all such payments over and above the Base Rent to be considered “Additional Rent;”
provided, however, that no Additional Rent shall be due or payable by Subtenant during the Free Rent Period. As of July 2013, the current Building Operating Expenses under the Master Lease are $0.351 per rentable square feet, or $4,721.58 per month.
Subtenant acknowledges that the Building Operating Expenses are subject to increase and/or decrease throughout the Sublease Term, but only as and to the extent provided in the Master Lease. Subtenant shall reimburse and pay along with its Base Rent,
the Building Operating Expenses as set out in the Master Lease, provided that Subtenant has received a written invoice from Sublandlord of the amount of Building Operating Expenses due under the Master Lease at least 30 days in advance of their due
date under this Sublease. Subtenant shall also assume responsibility for any additional expenses described as the obligation of the Sublandlord in the Master Lease that result from Subtenant’s use

  

					
	ADTRAN Confidential	  	Page 2	  	

 

 
  

	 	
of the Premises during the Term. Notwithstanding anything to the contrary contained in this Sublease, Subtenant shall not be required to pay any Rent that is (i) fairly allocable to any
period of time before or after the Term (except as a result of any holdover by Subtenant after the expiration of the Term, or as otherwise provided in Paragraph 2(c) above), (ii) due as a result of any default by Sublandlord (through no fault
of Subtenant) of any of Sublandlord’s obligations under the Master Lease, (iii) payable as a result of the negligence or willful misconduct of Sublandlord or any of its employees, agents or contractors, or (iv) related to costs
incurred in connection with the presence of any Hazardous Materials on or under the Subleased Premises, except to the extent caused by the introduction of the Hazardous Material in question by Subtenant or any of its agents, employees, contractors
or invitees. Additionally, Sublandlord shall enforce on behalf of and at the written request of Subtenant all audit rights of the “Tenant” under Section 3.3(a) of the Master Lease, provided that Subtenant pays Sublandlord within
fifteen (15) days after written demand any and all reasonable out-of-pocket costs incurred by Sublandlord in enforcing such rights. 

  

	 	(d)	Notwithstanding the preceding to the contrary, Subtenant shall have no obligation to pay the “Minimum Monthly Rent” as defined in Section 3.1 of the Master Lease, and instead shall only be obligated to
pay to Sublandlord the Base Rent plus the Building Operating Expenses as defined herein. 

  

	 	(e)	If the Term of this Sublease shall commence or end on a date other than the first or last day of a calendar month respectively, the Rent for such partial period shall be prorated based on the number of days in that
month during which the Term was in effect. 

  

	 	(f)	All payments shall be made to Sublandlord in the manner prescribed in the notice clause herein at the following address: 

ADTRAN, INC. 
 901 Explorer Blvd.

 Huntsville, Alabama 35806 

Attention: Sarah Butler 
  

	 	(g)	Prepaid Rent. Upon execution of this Sublease, Subtenant shall pay to Sublandlord in advance Twenty-Nine Thousand Five Hundred Thirty Dollars ($29,530.00), which shall be applied as a credit against the first
installment(s) of Rent due under this Sublease. 

  

	 	(h)	Subtenant’s Operating Costs. Except as otherwise specified in this Sublease, the Sublandlord shall not be required to furnish any services of facilities or make any repairs or alterations in or to the Sublease
Premises, and Subtenant hereby agrees to take responsibility for the condition, operation, repair, replacement, provision of utility services, and maintenance of/for the Sublease Premises, as and only to the extent that Sublandlord is required to
perform such obligations under the Master Lease with respect to the Term. 

  

					
	ADTRAN Confidential	  	Page 3	  	

 

 
  

 4. Security Deposit. Subtenant shall deposit with Sublandlord a security deposit equal
to Thirty Thousand Two Hundred Sixty Seven Dollars ($30,267) (the “Security Deposit”) upon execution of this Sublease. This sum shall be retained by Sublandlord as security for the payment by Subtenant of the Basic Rent and Additional Rent
and for the faithful performance by Subtenant of all the other terms, covenants, and conditions of this Sublease. 
 It is understood that
the Security Deposit is not to be considered as the last month’s Rent. Sublandlord may, but is not obligated to, apply a portion of the Security Deposit to cure any default (beyond any applicable notice and cure periods) hereunder, and
Subtenant shall pay within ten (10) days of receipt of written demand the amount necessary to restore the Security Deposit in full. The Security Deposit shall not constitute liquidated damages. Sublandlord will return any unused portion of the
Security Deposit to Subtenant no later than (30) days after the expiration of the Sublease Term that is not necessary to cure any default of Subtenant. If the Security Deposit is insufficient to cover Sublandlord’s actual damages,
Subtenant shall pay promptly on demand to Sublandlord an amount sufficient to fully compensate Sublandlord for Subtenant’s breach. Sublandlord may (but is not obligated to) exhaust any or all rights and remedies against Subtenant before drawing
from the Security Deposit. Sublandlord shall not be required to pay Subtenant any interest on the Security Deposit nor hold same in a separate account. 

5. Use. Subtenant warrants and covenants that the Subleased Premises shall be used in accordance with the terms and conditions of the
Master Lease for the purpose of general office and related legal uses (see Section 7a of the Fundamental Lease Provisions of the Master Lease), and any other related lawful purpose in conformity to municipal zoning requirements. Subtenant
agrees not to use the Sublease Premises in any manner inconsistent with the above stated purpose or inconsistent with the Master Lease. 

6. Physical Condition of Subleased Premises. On the Commencement Date, the Subleased Premises shall be delivered to Subtenant in broom
clean condition with all building systems including but not limited to doors, fencing, plumbing, electrical and mechanical systems in good working order and condition and in compliance with applicable law, and free of any furniture, equipment and
other personal property of Sublandlord or any prior occupant (other than the Personal Property defined below). Notwithstanding the foregoing or anything to the contrary contained in this Sublease, if (i) Subtenant discovers any malfunction or
other defect in the heating, ventilation and air conditioning (“HVAC”), plumbing, or fire sprinkler and life safety systems serving the Subleased Premises at any time prior to the end of the forty-fifth (45th) day after the
Commencement Date, (ii) Subtenant provides written notice of such malfunction or other defect to Sublandlord prior to the end of such forty-five (45) day period, and (iii) such malfunction or other defect was not caused by
Subtenant’s or any of its agents’, employees’ or contractors’ improper acts or misuse of such systems, or any alterations or improvements to the Subleased Premises made by Subtenant, then Sublandlord shall remedy any and all such
malfunctions or other defects, at no cost or expense to Subtenant, within a commercially reasonable time after Sublandlord’s receipt of such notice from Subtenant. Further, Sublandlord shall assign to Subtenant any and all warranties held by
Sublandlord with respect to the building systems serving the Subleased Premises or other items that Subtenant is responsible to maintain under this Sublease, and Sublandlord shall promptly upon request by Subtenant use commercially reasonable
efforts to enforce such warranties for the benefit of 

  

					
	ADTRAN Confidential	  	Page 4	  	

 

 
  

 
Subtenant. With respect to repairs that are the obligation of Master Landlord under the Master Lease, Sublandlord’s obligations under this sentence shall be limited to using commercially
reasonable efforts to cause Master Landlord to perform such obligations. Subtenant acknowledges and agrees that it has the right to examine the physical condition of the Subleased Premises and, except for the Master Landlord’s obligations under
the Master Lease and the Sublandlord’s obligations under this Section 6 and elsewhere in this Sublease, accepts the same on an “as is” basis in its present condition as being satisfactory to Subtenant and Subtenant’s
intended use thereof. 
 7. Improvements: 

(a) Prior to this Sublease, Subtenant surveyed the Sublease Premises and identified the following needed improvements: 

 

	 	1)	Replace all broken, stained or damaged ceiling tiles and provide a sufficient number of extra ceiling tiles in an amount equal to the existing number of electrical power drops from the ceiling located in the labs area;

  

	 	2)	Leave all existing electrical power drops in large lab; 

  

	 	3)	Remove all server racks and racking bolts from floors in labs and server rooms and repair VCT flooring as necessary, 

  

	 	4)	Repair, patch and touch up walls; 

  

	 	5)	Remove all of Sublandlord’s installed telephone wiring and data cabling from the Subleased Premises; 

  

	 	6)	Removal of Sublandlord’s installed security system; and 

  

	 	7)	With permission deemed granted by Master Landlord by virtue of its consent to this Sublease, remove and discard as deemed appropriate all of Master Landlord’s furniture from the site that is not wanted by Subtenant
and /or included on the list of Personal Property, attached hereto as Exhibit C, and further described in Section 8 of this Sublease. 

  

	 	8)	Replace all bad ceiling light ballasts and bulbs. 

  

	 	9)	5-yr fire sprinkler inspection & tag 

  

	 	10)	Repair leak at interior wall of office R323 and related wall stains and damage, clean/unclog roof drains, remove debris from roof, install “Do not step sign” where composite roof is bubbling, lube and tune on
rear exterior door, 

  

	 	11)	Repair/inspect faucet, repair/replace leaking shower head, patch sheet rock where water-damaged in Store Room R312, 

  

	 	12)	Check and open HVAC damper as-needed at the Reception Area 

 (b) Notwithstanding anything to
the contrary contained in this Sublease, Subtenant shall be entitled to a Sixteen-Thousand Five Hundred Twenty Dollars ($16,520) reduction in the first installment of Base Rent payable under this Sublease (the “Rent Reduction”) as
consideration for Subtenant’s cost of completing the needed improvements described under Section 7.A hereof. 
 (c) Subtenant
Improvements: Additionally, Sublandlord and Master Landlord (by reason of its consent to this Sublease) conceptually approve Subtenant’s construction of the following improvements to the Subleased Premises (such “Subtenant
Improvements” as more particularly described on the floor plan attached as Exhibit B and made a part hereof), provided that such improvements are constructed in accordance with Section 8.3 of the Master Lease and at the sole cost of
Subtenant: 
  

	 	1)	Install security/alarm system. 

  

					
	ADTRAN Confidential	  	Page 5	  	

 

 
  

	 	2)	Mount TV screens on walls (locations TBD). 

  

	 	3)	Possibly add additional lighting in Legal area (cubes T25/T26/T27). 

  

	 	4)	If needed, upgrade power in kitchen to support all new appliances. 

  

	 	5)	Install carpeting in 3 rooms identified as R310/R315/R317 on attached floor plan. 

  

	 	6)	Install cubicles and work tables as per layout in the attached floor plan. 

  

	 	7)	Install power and data/voice for all work spaces, offices, conference rooms, and copier/fax equipment. 

  

	 	8)	Install projection screens and white boards in conference rooms. 

  

	 	9)	Install MobileIron logo on street monument. 

  

	 	10)	Petition the City for a crosswalk. 

 8. Furniture and Cubes. The furniture and cubicles
described on Exhibit C attached hereto and made a part hereof, herein referred as “Personal Property” owned by the Master Landlord, will remain in the Subleased Premises and are included in the rental price of the Master Lease. Subtenant
shall have the right to use the Personal Property under the terms of the Master Lease at no additional charge. Notwithstanding the foregoing, Sublandlord and Master Landlord (by virtue of its consent to this Sublease) agree that Subtenant may, over
the term of the Sublease , and at Subtenant’s sole cost and expense, remove and discard any Personal Property as the Subtenant elects. In the event Subtenant uses any of the Personal Property, it will be on an “as is” basis with no
representation or warranty whatsoever. Except as otherwise provided in this Sublease, in no event shall Sublandlord have any obligation or liability whatsoever to Subtenant with respect to the physical condition of the Subleased Premises or the
Personal Property. Sublandlord makes no representation or warranty as to the condition of the Personal Property, or to its suitability for Subtenant’s use. 

9. Signage. Subtenant shall have all signage rights available to Sublandlord in accordance with the Master Lease, and Subtenant shall
bear all costs associated with any existing or new signage installed by Subtenant. 
 10. Parking. Subtenant shall have the right to
all of the available parking for the Subleased Premises in accordance with the Master Lease. 
 11. Mutual Assistance in Enforcement of
Master Lease. Notwithstanding the foregoing, Sublandlord will promptly forward any written maintenance requests, written notices regarding interruption of services, or similar written requests for the Master Landlord to perform its obligations
under the Master Lease to the Master Landlord and will, to the extent necessary, assist in facilitating communication of such issues between Master Landlord and Subtenant until they are resolved. If the Master Landlord fails to perform its
obligations under the Master Lease upon receipt of a request from Sublandlord (on behalf of Subtenant) to perform such obligations, Sublandlord will use diligent, good faith efforts to obtain Master Landlord’s performance, and Subtenant shall
reimburse Sublandlord for all reasonable out-of-pocket costs incurred by Sublandlord in so doing. If, after receipt of written request from Subtenant, Sublandlord shall fail or refuse to take action for the enforcement of Sublandlord’s rights
against Master Landlord with respect to the Subleased Premises (“Action”), or if Master Landlord shall fail or refuse to perform, Subtenant shall have the right to take such Action in its own name and, for that purpose

  

					
	ADTRAN Confidential	  	Page 6	  	

 

 
  

 
and only to such extent, all of the rights of Sublandlord as Tenant under the Master Lease hereby are conferred upon and assigned to Subtenant, and Subtenant hereby is subrogated to such rights
to the extent that the same shall apply to the Subleased Premises. If any such Action against Master Landlord m Subtenant’s name shall be barred by reason of lack of privity, nonassignability or otherwise, Subtenant may take such Action in
Sublandlord’s name; provided that Subtenant has obtained the prior written consent of Sublandlord, which consent shall not be unreasonably withheld, and, provided further, that Subtenant shall indemnify, protect, defend by counsel reasonably
satisfactory to Sublandlord and hold Sublandlord harmless from and against any and all liability, loss, claims, demands, suits, penalties or damage (including, without being limited to, reasonable attorneys’ fees and expenses) which Sublandlord
may incur or suffer by reason of such Action, except for any such liability, loss, claims, demands, suits, penalties or damage which Sublandlord may incur or suffer by reason of Sublandlord’s or any of its authorized representatives’
negligent acts or omissions or willful misconduct. 
 12. Relationship to Master Lease. This Sublease is subject and subordinate to
all the provisions in the Master Lease, and neither Sublandlord nor Subtenant shall commit or permit to be committed any act or omission that will violate any provisions of the Master Lease with respect to the Subleased Premises. Except as otherwise
expressly provided in this Sublease, Subtenant agrees to perform all the terms and conditions of the Master Lease that are to be observed and performed by Sublandlord under the Master Lease with respect to the Term of this Sublease and Subtenant
shall be responsible for and perform the obligations of the “Tenant” under the Master Lease first accruing from and after the Commencement Date of this Sublease. Subtenant’s obligations shall not include (and Sublandlord’s
obligations under this Sublease shall include) the obligations of Sublandlord under the Master Lease that (i) are otherwise inconsistent with any other terms or conditions of this Sublease or that Subtenant has no obligation to perform (e.g.,
Sublandlord’s obligation to pay Base Rent under the Master Lease and Sublandlord’s surrender obligations under the Master Lease) (collectively referred to herein as “Sublandlord’s Remaining Obligations”), or (ii) are
applicable to any period of time before possession of the Subleased Premises has been delivered to Subtenant or after the expiration or earlier termination of the term of this Sublease. Sublandlord shall not agree to amend or modify the Master Lease
in any way so as to materially or adversely affect Subtenant or its interest thereunder, increase Subtenant’s obligations thereunder or materially restrict Subtenant’s rights thereunder, without the prior written approval of Subtenant,
which may be withheld in Subtenant’s sole (but reasonable) discretion. Sublandlord shall not voluntarily terminate the Master Lease during the term of this Sublease for any reason (including, without limitation, any damage to or destruction of
the Subleased Premises caused by a casualty or eminent domain action) without Subtenant’s prior written approval. If Sublandlord shall be entitled to receive under the Master Lease an abatement of rent as to the Subleased Premises (applicable
to any period after the Commencement Date), then Subtenant shall be entitled to receive from Sublandlord a proportionate abatement of Rent under this Sublease. Subtenant acknowledges that certain of the rights of “Tenant” under the Master
Lease are not transferable to Subtenant, including, without limitation, Section 23.11. Real Estate Brokers; Finders, Section 24. Option to Extend, Section 26. Tenant Improvement Allowance, and Section 27. Termination, and agrees
and acknowledges that such unavailability of rights shall not constitute a breach or failure of this Sublease. Except as set forth in the following sentence, if the Master Lease terminates, this Sublease shall terminate, and the parties shall be
relieved from all liabilities and obligations under this Sublease; except that if this Sublease terminates as a result of a default of one of the 

  

					
	ADTRAN Confidential	  	Page 7	  	

 

 
  

 
parties under this Sublease or the Master Lease, or both, the defaulting party shall be liable and responsible to the non-defaulting party for all claims, demands and damages suffered by the
non-defaulting party as a result of such termination. In the event of any such termination of the Master Lease or re-entry or repossession of the Premises by Master Landlord, Master Landlord may, at its sole discretion and option, take over all
right, title, and interest of Sublandlord under this Sublease and Subtenant shall, at Master Landlord’s option, attorn to Master Landlord, but Master Landlord shall not: 

(a) be liable for any previous act or omission of Sublandlord under this Sublease, 

(b) be subject to any defense or offset previously accrued in favor of the Subtenant against Sublandlord, or 

(c) be bound by any previous modification of this Sublease made without Master Landlord’s written consent (which consent shall not be
unreasonably withheld) or by any previous prepayment of more than one month’s rent that is not received by Master Landlord. Sublandlord shall in no event be liable to Subtenant for any breach of Master Landlord under the Master Lease through no
fault of Sublandlord. 
 13. Default. Subtenant shall be considered in default if any Rent provided for herein shall be due and
remain unpaid within five (5) business days of notice from Sublandlord (provided however, Sublandlord shall not be obligated to provide notice of payment defaults more than two times in any twelve-month period) or if Subtenant is responsible
for the occurrence of any of the non-monetary events of default set forth in Section 16 of the Master Lease which are not cured by Subtenant within thirty (30) days (or such longer time as may reasonable be necessary to cure such default)
after Subtenant’s receipt of a written notice of such default from Sublandlord. In the event of any default by Subtenant under this Sublease beyond applicable notice and cure periods, Sublandlord shall have all rights pursuant to Sections 16.2,
16.4 and 16.6 of the Master Lease and all remedies provided by applicable law. Sublandlord may resort to its remedies cumulatively or in the alternative. 

14. Master Landlord Notices. The parties hereby acknowledge and agree to immediately provide each other with any and all notices of
default which such party may receive from the Master Landlord. In the event that Master Landlord gives Sublandlord notice that Sublandlord has committed a default under the Master Lease, Sublandlord shall immediately provide Subtenant with a copy of
such notice and the opportunity to cure such default on behalf of Sublandlord. If Subtenant cures a default by Sublandlord under the Master Lease, Sublandlord shall pay all of Subtenant’s reasonable costs, charges, and expenses, including the
reasonable fees of legal counsel, agents, and others retained by Subtenant in connection therewith. 
 15. Protection of Sublandlord.
Except to the extent caused by the negligence or willful misconduct of, or any violation of law (through no fault of Subtenant) by Sublandlord, Master Landlord, or any of their respective employees, officers, partners or directors, or
Sublandlord’s breach of this Sublease or the Master Lease (through no fault of Subtenant), Subtenant shall indemnify, hold Sublandlord and Master Landlord harmless, and defend and protect Sublandlord and Master Landlord, their employees,
partners, directors, and officers from and against any and all claims, actions, damages, or liability and all obligations, suits, losses, judgments (including, 

  

					
	ADTRAN Confidential	  	Page 8	  	

 

 
  

 
without limitation, all reasonable costs, attorney’s fees, and expenses incurred in connection therewith) in connection with any loss, injury, or damage to any person or property occurring
in, on, or about the Subleased Premises to the extent arising out of Subtenant’s use of the Subleased Premises or any breach or default by Subtenant under this Sublease. Without limitation, Subtenant shall keep the Subleased Premises free and
clear of all liens or claims of lien arising out of any work performed, materials furnished, or obligations incurred on or to the Subleased Premises by or on behalf of Subtenant, and Subtenant agrees to indemnify, defend, and hold harmless the
Sublandlord and Master Landlord in connection therewith. The provisions of this Section 15 shall survive the expiration or termination of this Sublease with respect to any claims or liability occurring prior to such expiration or termination.

 16. Assignment, Sublease and Permitted Transfer. All of the assignment and subletting provisions of Section 15 of the Master
Lease are incorporated into this Sublease and Subtenant shall have all of the rights and obligations that Sublandlord has under this Section as the “Tenant” under the Master Lease, including without limitation, the right to enter into a
“Permitted Transfer” (as defined in the Master Lease). Except in the case of a Permitted Transfer, any proposed assignment of this Sublease, o r sublease of the Subleased Premises by Subtenant shall be subject to the approval of
Sublandlord, said approval by Sublandlord not to be unreasonable withheld. 
 17. Public Liability Insurance; Waiver of Subrogation.
Subtenant agrees to maintain insurance in the types and amounts described in Section 11.1 of the Master Lease, except that any such commercial general liability insurance shall also name Sublandlord as an additional insured. Sublandlord shall
be furnished a certificate of insurance evidencing such insurance, which will include a waiver of subrogation in favor of Sublandlord in connection with any property insurance carried by Subtenant. Failure to provide such insurance certificate shall
be considered an event of default giving Sublandlord the option to terminate this Sublease if such failure is not cured by Subtenant within five (5) days after Subtenant’s receipt of written notice of such failure from Sublandlord.
Notwithstanding anything to the contrary in this Sublease or the Master Lease, the waiver of subrogation provisions contained in Section 11.2 of the Master Lease shall be deemed a three-party agreement binding among and inuring to the benefit
of Sublandlord, Subtenant and Master Landlord (by reason of its consent to the Sublease). 
 18. Consent of the Master Landlord. The
Master Landlord’s Consent is attached hereto as Exhibit “D” and made a part hereof. 
 19. Disclosure/Commission.
Sublandlord and Subtenant hereby acknowledge that Colliers International, (“Listing Broker”), is acting as the sole real estate representative for Sublandlord and Cresa (“Procuring Broker”) is acting as the sole real estate
representative for Subtenant. According to Sublandlord’s agreement with Colliers International, Sublandlord will pay a commission to Colliers International and Colliers International will split the commission payment with the procuring broker,
Cresa, per said agreement. 
 20. Notices. Each notice required or permitted to be given hereunder must comply with the requirements
of the Master Lease, Section 18. Notices. Any party shall have the right from time to time to change the address to which notices to it shall be sent and to specify up to two additional addresses to which copies of notices to it shall be sent
by giving notice to the other party or parties in the manner as provided in Section 18 of the Master Lease. 

  

					
	ADTRAN Confidential	  	Page 9	  	

 

 
  

 The addresses for the parties are as follows: 

 

			
	Sublandlord:	  	ADTRAN, Inc.
		  	901 Explorer Blvd.
		  	Huntsville, Alabama 35806
		  	Attention: Department of Legal Affairs & Contracts
		
		  	with a copy to:
		
		  	901 Explorer Blvd.
		  	Huntsville, Alabama 35806
		  	Attention: Roger Yanko
		
	Subtenant:	  	MOBILEIRON, Inc.
		  	415 East Middlefield Road
		  	Mountain View California 94043
		  	Attention: Chief Financial Officer

 21. Entire Agreement. This Sublease sets forth all the covenants, promises, agreements, conditions, and
undertakings between Sublandlord and Subtenant concerning the Subleased Premises and there are no covenants, promises, agreements, conditions, or undertakings other than as herein set forth. No subsequent alteration, amendment, change, or addition
to this Sublease shall be binding upon Sublandlord or Subtenant unless reduced to writing and signed by authorized representatives of each of them. 

22. Successors, Assigns and Binding Effect. “Sublandlord” as used in this Sublease shall include Sublandlord, its assigns,
and successors in title, so long as any such assignment of the Master Lease or Sublease by Sublandlord does not result in the termination of the Master Lease or this Sublease. “Subtenant” shall include Subtenant, and, if this Sublease
shall be validly assigned or sublet, shall include also Subtenant’s assignees or subtenants, as to premises covered by such assignment or sublease. “Sublandlord” and “Subtenant” include male and female, singular and plural,
corporation, partnership, or individual, as may fit the particular parties. 
 23. Governing Law. The substantive law of California
shall govern the validity, interpretation, performance and enforcement of this Sublease, excluding its choice of law provisions. Except as otherwise provided herein, this Sublease shall be binding upon and shall inure to the benefit of the parties
hereto and their respective successors and permitted assigns. 
 24. Enjoyment of Subleased Property. Subject to the terms of this
Sublease, and conditioned upon the timely payment of Base Rent and Additional Rent and the timely performance of all of the provisions to be performed by Subtenant hereunder (subject to all applicable notice and cure periods), Sublandlord covenants
and agrees that Subtenant shall and may peaceably hold and enjoy the Subleased Premises during the Sublease Term hereof, without any interruption or disturbance from the Sublandlord or any party or entity holding an interest in the Subleased
Premises by, through or under the Sublandlord. 

  

					
	ADTRAN Confidential	  	Page 10	  	

 

 
  

 25. Surrender. Upon expiration or other termination of the Term of this Sublease,
Subtenant shall quit and surrender the Subleased Premises in as good a condition and state of repair as exists as of the commencement date of this Sublease, subject to normal wear and tear (damage by storm, fire, lightning, earthquake, and other
casualty excepted) and any damage caused thereto by any other tenant(s), along with any alterations or improvements to the Subleased Premises made by Subtenant during the Sublease Term that Master Landlord agrees may be surrendered at the expiration
of the Sublease Term; it being understood that in no event will Subtenant have any obligation to remove or restore any alterations or improvements to the Subleased Premises made by or on behalf of Sublandlord or any prior occupant of the Subleased
Premises. Notwithstanding the foregoing, by the expiration of the Sublease Term, Subtenant shall remove all of its tele/data cabling and other cabling it installs in the Premises and all of its trade fixtures, furnishings, machinery, equipment,
signs, and other personal property belonging solely to Subtenant upon such expiration or sooner termination of this Sublease. 
 26.
Sublandlord’s Representations. Sublandlord represents and warrants to Subtenant that: (i) the Master Lease is in full force and effect, and to Sublandlord’s knowledge there exists under the Master Lease no default or event of
default by either Master Landlord or Sublandlord, nor, to Sublandlord’s knowledge, has there occurred any event which, with the giving of notice or the passage of time or both, could constitute such a default or event of default; (ii) the
copy of the Master Lease attached hereto is a true, correct and complete copy thereof; (iii) to Sublandlord’s knowledge, there are no pending or threatened actions, suits or proceedings before any court or administrative agency against
Sublandlord that could, in the aggregate, adversely affect the Subleased Premises or any part thereof, or the ability of Sublandlord to perform its obligations under this Sublease or the Master Lease; and (iv) Sublandlord, as of the date of
this Sublease, is not aware of any Hazardous Materials introduced on the Subleased Premises during Sublandlord’s lease term and Sublandlord further declares, that as of the date of this Sublease, that it knows of no Hazardous Materials that
prohibit the use of the Subleased Premises for its intended use as currently permitted by all appropriate authorities. 
 27.
Miscellaneous. If either Sublandlord or Subtenant should bring suit against the other with respect to this Sublease, then all costs and expenses, including without limitation, reasonable professional fees and costs such as appraisers’,
accountants’ and reasonable attorneys’ fees and costs, incurred by the party that prevails in such action, whether by final judgment or out of court settlement, shall be paid by the other party, which obligation on the part of the other
party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to judgment. Any capitalized terms herein that are not otherwise defined shall be deemed to have
the definition given them in the Master Lease. If any term of this Sublease is held to be invalid or unenforceable by any court of competent jurisdiction, then the remainder of this Sublease shall remain in full force and effect to the fullest
extent possible under the law, and shall not be affected or impaired. Any executed copy of this Sublease shall be deemed an original for all purposes. This Sublease may be executed in counterparts, all of which taken together as a whole, shall
constitute one original document. Sublandlord and Subtenant each represent and warrant to the other that each person executing this Sublease on their behalf is duly authorized to execute and deliver this Sublease on their behalf. 

[SIGNATURE PAGE FOLLOWS] 

  

					
	ADTRAN Confidential	  	Page 11	  	

 

 
  

 IN WITNESS WHEREOF, the parties have hereunto set their hands and affixed their seals the day
and year first above written. 
  

			
	SUBLANDLORD:
	
	ADTRAN, INC., a Delaware corporation
		
	By:	 	 /s/ Michael Foliano

		
	Name:	 	 Michael Foliano

		
	Title:	 	 SVP

	
	SUBTENANT:
	
	MOBILE IRON, INC., a Delaware corporation
		
	By:	 	 /s/ Jim Buckley

		
	Name:	 	 Jim Buckley

		
	Title:	 	 CFO

  

					
	ADTRAN Confidential	  	Page 12	  	

 

 
  

 EXHIBIT A 

Copy of Master Lease 

[Attached] 

  

					
	ADTRAN Confidential	  	Page 13	  	

 OFFICE LEASE 

between 
 SHAMROCK MIDDLEFIELD,
LLC 
 a California Limited Liability Company 

(the “Landlord”) 
 and

 ADTRAN, INC. 
 a
Alabama Corporation 
 (the “Tenant”) 

For Premises Located At: 
 448
East Middlefield Road 
 Mountain View, California 

Date of Lease Agreement: March 9, 2006 

 TABLE OF CONTENTS 

SECTION PAGE 
 FUNDAMENTAL LEASE PROVISIONS 1 

 

											
	1.	    	 PREMISES
	  	 	1	  
		    		 	 1.1.
	    	 Premises
	  	 	1	  
		    		 	 1.2.
	    	 Right to Use Common Areas
	  	 	1	  
			
	2.	    	 TERM
	  	 	1	  
		    		 	 2.1.
	    	 Term
	  	 	1	  
		    		 	 2.2.
	    	 Confirmation of Term
	  	 	1	  
		    		 	 2.3.
	    	 Inability to Deliver Possession
	  	 	1	  
		    		 	 2.4.
	    	 Possession Before Term Commences
	  	 	1	  
			
	3.	    	 RENTAL
	  			
		    		 	 3.1.
	    	 Minimum Monthly Rent
	  	 	1	  
		    		 	 3.2.
	    	 Taxes
	  	 	2	  
		    		 	 3.3.
	    	 Common Area Costs
	  	 	2	  
		    		 	 3.4.
	    	 Security Deposit
	  	 	4	  
			
	4.	    	 USE OF PREMISES
	  	 	4	  
		    		 	 4.1.
	    	 Authorized Used
	  	 	4	  
		    		 	 4.2.
	    	 Compliance With Laws
	  	 	4	  
		    		 	 4.3.
	    	 Miscellaneous Limitations on Tenant’s Use of Premises
	  	 	4	  
		    		 	 4.4.
	    	 Exterior Displays
	  	 	4	  
		    		 	 4.5.
	    	 Coin Machines
	  	 	4	  
		    		 	 4.6.
	    	 No Warranties or Representations Regarding Zoning, Etc.
	  	 	4	  
			
	5.	    	 PARKING
	  			
		    		 	 5.1.
	    	 Tenant’s Parking Rights
	  	 	5	  
			
	6	    	 SIGNS; ADVERTISING
	  	 	5	  
		    		 	 6.1.
	    	 Tenant’s Obligations, Landlord’s Approval of Signs
	  	 	5	  
		    		 	 6.2.
	    	 Other Advertising Devices
	  	 	5	  
		    		 	 6.3.
	    	 Removal of Signs
	  	 	5	  
			
	7.	    	 HAZARDOUS MATERIALS
	  	 	5	  
		    		 	 7.1.
	    	 Definition
	  	 	5	  
		    		 	 7.2.
	    	 The Tenant’s Obligations
	  	 	5	  
		    		 	 7.3
	    	 Indemnification
	  	 	6	  
		    		 	 7.4
	    	 Inspection by the Landlord
	  	 	6	  
			
	8.	    	 REPAIR AND MAINTENANCE; ALTERNATIONS
	  	 	6	  
		    		 	 8.1.
	    	 Tenant’s Obligations
	  	 	6	  
		    		 	 8.2.
	    	 Landlord’s Obligations
	  	 	6	  
		    		 	 8.3.
	    	 Alternations
	  	 	6	  
		    		 	 8.4.
	    	 Mechanic’s Liens
	  	 	6	  
			
	9.	    	 RIGHT OF ENTRY
	  	 	7	  
			
	10.	    	 ESTOPPEL CERTIFICATE
	  	 	7	  

  

					
		  	2	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

											
	11.	    	 INSURANCE; WAIVER OF SUBROGATION
	  	 	7	  
		    		 	 11.1.
	    	 Insurance to be Carried by Tenant
	  	 	7	  
		    		 	 11.2.
	    	 Waiver of Subrogation
	  	 	7	  
		    		 	 11.3.
	    	 Insurance to be Carried by Landlord
	  	 	7	  
			
	12.	    	 HOLD HARMLESS; INDEMNITY
	  	 	8	  
			
	13.	    	 DAMAGE OR DESTRUCTION
	  	 	8	  
		    		 	 13.1.
	    	 Destruction to Premises to Risk Covered by Insurance
	  	 	8	  
		    		 	 13.2.
	    	 Destruction to Premises Due to Risk Not Covered by Insurance
	  	 	8	  
		    		 	 13.3.
	    	 Destruction to Other Parts of Building
	  	 	8	  
		    		 	 13.4.
	    	 Destructing During Last Part of Term
	  	 	8	  
		    		 	 13.5.
	    	 Abatement or Reduction of Rent
	  	 	8	  
		    		 	 13.6.
	    	 Inapplicability of Civil Code Sections
	  	 	8	  
			
	14.	    	 CONDEMNATION
	  	 	8	  
		    		 	 14.1.
	    	 Definitions
	  	 	8	  
		    		 	 14.2.
	    	 Effect on Lease
	  	 	9	  
		    		 	 14.3.
	    	 Award — Distribution
	  	 	9	  
		    		 	 14.4.
	    	 Waiver
	  	 	9	  
			
	15.	    	 ASSIGNMENT AND SUBLETTING
	  	 	9	  
		    		 	 15.1.
	    	 Assignment, Subletting, and Encumbering
	  	 	9	  
		    		 	 15.2.
	    	 Involuntary Assignment
	  	 	9	  
			
	16.	    	 DEFAULT AND REMEDIES
	  	 	10	  
		    		 	 16.1.
	    	 Defaults
	  	 	10	  
		    		 	 16.2.
	    	 Termination of Lease and Remedies
	  	 	10	  
		    		 	 16.3.
	    	 Right of Re-Entry
	  	 	10	  
		    		 	 16.4.
	    	 Lease Not Terminated
	  	 	10	  
		    		 	 16.5.
	    	 Election to Re-Let
	  	 	10	  
		    		 	 16.6.
	    	 Landlord’s Right to Cure Tenant’s Defaults
	  	 	11	  
		    		 	 16.7.
	    	 Non-Waiver
	  	 	11	  
		    		 	 16.8.
	    	 “Rent” Defined
	  	 	11	  
		    		 	 16.9.
	    	 Late Charges; Interest
	  	 	11	  
			
	17.	    	 LEASE SUBJECT TO SUBORDINATION
	  	 	11	  
			
	18.	    	 NOTICES
	  	 	11	  
			
	19.	    	 WAIVER
	  	 	11	  
			
	20.	    	 SALE OR TRANSFER OF PREMISES
	  	 	12	  
			
	21.	    	 ATTORNEY’S FEES
	  	 	12	  
			
	22.	    	 SURRENDER OF PREMISES; HOLDING OVER
	  	 	12	  
		    		 	 22.1.
	    	 Surrender of Premises
	  	 	12	  
		    		 	 22.2.
	    	 Holding Over
	  	 	12	  
			
	23.	    	 MISCELLANEOUS PROVISIONS
	  	 	12	  
		    		 	 23.1.
	    	 Time of Essence
	  	 	12	  
		    		 	 23.2.
	    	 Consent of Parties
	  	 	12	  
		    		 	 23.3.
	    	 Exhibits
	  	 	12	  
		    		 	 23.4.
	    	 Successors
	  	 	12	  

  

					
		  	ii	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

											
		    		 	 23.5.
	    	 Rent Payable in U.S. Money
	  	 	12	  
		    		 	 23.6.
	    	 Status of Parties on Termination of Lease
	  	 	12	  
		    		 	 23.7.
	    	 Interpretation of Lease
	  	 	12	  
		    		 	 23.8.
	    	 Limitation of Landlord’s Liability
	  	 	13	  
		    		 	 23.9.
	    	 Landlord’s Financing
	  	 	13	  
		    		 	 23.10.
	    	 Rules and Regulations
	  	 	13	  
		    		 	 23.11.
	    	 Real Estate Brokers: Finders
	  	 	13	  
		    		 	 23.12.
	    	 Force Majeure
	  	 	13	  
		    		 	 23.13.
	    	 Corporate Warranties by Tenant
	  	 	13	  
			
	24	    	 OPTION TO EXTEND
	  	 	14	  
			
	25.	    	 OWNERSHIP DISCLOSURE
	  	 	14	  
			
	26.	    	 TENANT IMPROVEMENT ALLOWANCE
	  	 	14	  
			
	27.	    	 TERMINATION OPTION
	  	 	14	  

  

					
		  	iii	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 LIST OF EXHIBITS 

 

	A	FUNDAMENTAL LEASE PROVISIONS 

  

	B	NOTICE OF LEASE TERM DATES 

  

	C	RULES AND REGULATIONS 

  

	D	ESTOPPEL CERTIFICATE 

  

					
		  	iv	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 OFFICE LEASE 

448 EAST MIDDLEFIELD ROAD, MOUNTAIN VIEW, CALIFORNIA 
  

	SECTION 1.	Premises 

 1.1 Premises. Landlord leases to Tenant, and Tenant teases from
Landlord approximately 13,400 rentable square feet of that certain real property located in the City of Mountain View, California, commonly known as 448 East Middlefield Road (hereinafter called the Premises”). 

1.2 Right to Use Common Areas. 

(a) Common Area Defined. The term “common areas” means all areas and facilities outside the Premises that are not leased to
other Tenants and that are provided and designated by Landlord in its sole discretion from time to time, for the general use and convenience of Tenant and its authorized representatives and invitee’s, of other Tenants of the project and their
respective authorized representatives and invitee’s, and of the general public. Common areas within and outside of buildings on the project such as, without limitation, pedestrian walkways, patios, landscaped areas, sidewalks, service
corridors, elevators, restrooms stairways, decorative walls, plazas, malls, throughways, loading areas, parking areas and roads. 
 (b)
Tenant’s Right to Use Common Areas. Landlord gives to Tenant and its authorized representative and invitees the non-exclusive right to use the common areas of the project with others who are entitled to use the common areas, subject to
Landlord’s rights set forth in Section 1.2(c). 
 (c) Landlord’s Control and Management. Landlord may increase, reduce
or change in any manner the common areas as Landlord, in its sole discretion, shall deem proper provided such changes do not unreasonably impede access to the Premises. Landlord shall also have, without limitation, the right to: 

(i) Establish and enforce reasonable rules and regulations applicable to all Tenants concerning the maintenance, management, use and
operation of the common areas, provided that in the event of a conflict between such rules and regulations, the terms of this Lease shall govern; 

(ii) Close. if necessary, any of the common areas to whatever extent may be legally sufficient in the opinion of Landlord’s counsel to
prevent dedication of any of the common areas or the accrual of any rights of any person or of the public to the common areas; 
 (iii)
Close temporarily any of the common areas for maintenance purposes; 
 (iv) Designate other lands outside the exterior boundaries of the
project to become part of the common areas, provided that such changes do not materially increase Tenant’s obligations hereunder, and 

(v) Select a person(s), firm(s), or corporation(s) which may be an entity related to Landlord to maintain and operate any of the common
areas, if at any time Landlord determines that the best interests of the project will be served by having any of the common areas maintained and operated by that person(s), firm(s), or corporation(s). 

Notwithstanding the provisions of this Section 1.2(c), in exercising its rights hereunder, Landlord shall provide reasonable access to
and from the Premises. 
  

	SECTION 2.	Term. 

 2.1 Term. The term of this Lease shall be for the period as stated in
Paragraph 5(a) of the Fundamental Lease Provisions as attached hereto as Exhibit AM and incorporated herein by this reference, The term shall commence on the commencement date as stated in Paragraph 5(b) of the Fundamental Lease Provisions 

2.2 Confirmation of Term. If the commencement and expiration dates of the term and the rental commencement date are not known when this
Lease is executed, then when the commencement and expiration dates have been determined, each party shall execute a memorandum confirming such dates, and such memorandum shall thereupon be deemed attached hereto and made a part of this Lease. 

2.3 Inability to Deliver Possession. If Landlord is unable to deliver possession of the Premises by the date specified for the
commencement of the term, Landlord shall not be liable for any damage caused for failing to deliver possession, and this Lease shall not be void or voidable because of Landlord’s failure to deliver possession as discussed herein. Tenant shall
not be liable for rent until Landlord delivers possession of the Premises to Tenant, but the term shall not be extended by the delay. 

2.4 Possession Before Term Commences. If Landlord consents to Tenant taking possession of the Premises prior to the commencement of the
term, then all of the provisions of this Lease shall be applicable and in full force and effect as of the date the Tenant takes possession. 
  

	SECTION 3.	Rental. 

 3.1 Minimum Monthly Rent. Subject to the adjustments provided in
Section 3.2, Tenant shall pay to Landlord as minimum monthly rent, without deduction, set-off, prior notice, or demand the sum set forth in Paragraph 6(a) of the Fundamental Lease Provisions. 

Minimum monthly rent shall commence on the Rental Commencement Date set forth in Paragraph 6(b) of the Fundamental Lease Provisions and shall
continue for the remainder of the term payable in advance on the first day of each month, and late on the fifth day, throughout the term. Minimum monthly rent for any partial month following the Rental Commencement Date shall be prorated at the rate
of 1130th of the monthly rent per day. The foregoing to the contrary notwithstanding, if Tenant shall be late in the payment of minimum monthly rent for three times during any lease year (as defined in Section 3.3(d), then Landlord shall have
the election exercisable at any time thereafter, and in addition to all other rights and remedies, to require minimum monthly rent for the remainder of the term to be paid two months in advance. 

  

					
		  	-1-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 Upon execution of this Lease. Tenant shall pay to Landlord that amount of prepaid rent set forth
in Paragraph 6(c) of the Fundamental Lease Provisions, which prepaid rent is to be applied as set forth in such paragraph. 
 3.2
Taxes. 
 (a) Taxes on Tenant’s Improvements and Personal Property. Tenant shall pay before delinquency all taxes,
assessments, license fees, and other charges that are levied and assessed on Tenant’s personal property, alterations, Tenant’s Improvements and/or Tenant’s Trade Fixtures at the Premises, On demand by Landlord, Tenant shall furnish
Landlord with satisfactory evidence of these payments. Tenant shall also furnish Landlord with cost breakdowns relating to any Tenants Improvements, Trade Fixtures and alterations relating to the Premises. Tenant shall have the right to appeal said
taxes and assessments within the time limits and according to the procedures required by the applicable taxing/assessing agencies. 
 If any
such taxes are levied against the building where the Premises are located, or if the assessed value of the building where the Premises are located is increased by the inclusion of a value placed on Tenants personal property, alterations, Tenants
Improvements, and/or Tenants Trade Fixtures and if Landlord pays such taxes on any of these items, Tenant shall, within thirty (30) days of its receipt of Landlord’s written demand, immediately reimburse Landlord for the sum of the taxes
levied against Landlord, or the proportion of the taxes resulting from the Increase in Landlord’s assessment. Landlord shall have the right to pay these taxes regardless of the validity of the levy. 

(b) Real Property Taxes. 

(i) Taxes Applicable to the Premises. Tenant agrees to pay as set forth in Section 3.2(b)(iv) the amount of taxes applicable to
the Premises. 
 The term “taxes applicable to the Premises” shall mean and include all taxes, assessments and other governmental
charges, general and special, ordinary and extraordinary, of any kind and nature whatsoever including, but no limited to, assessments for public improvements that constitute the Premises. Taxes applicable to the Premises shall also include, without
limitation, any tax, fee, or excise levied, assessed and/or based on rent, on the square footage of the Premises, on the act of entering into this Lease, on the occupancy of Tenant, or any other tax, fee, or excise, however described, in
substitution or in addition to taxes applicable to the Premises, including, without limitation, a so-called value added tax; provided, however, Tenant shall not be required to pay any municipal, county, state, or federal income or franchise taxes of
Landlord, or transfer taxes of Landlord. 
 (ii) Special Assessments. With respect to any governmental assessment which may be levied
against or upon the Premises and which under the laws then in force many be evidenced by improvement or other bonds, or may be paid in annual installments, there shall be included within the definition of “taxes applicable to the Premises”
with respect to any tax fiscal year, only the current annual installment for such tax fiscal year. 
 (iii) Computation of Taxes
Applicable to the Premises. In the event the Premises are not separately assessed but are part of a larger parcel for assessment purposes (hereinafter referred to as the “larger parcel”, “taxes applicable to the Premises”
shall mean a fractional portion of the taxes assessed, in any tax fiscal year during the term hereof, against all the land and improvements upon the larger parcel, the numerator of which shall be the gross floor area located in the Premises (as
indicated in Paragraph 4(b) of the Fundamental Lease Provisions), and the denominator of which shall be the gross leasable floor area located on the larger parcel; provided, however, for the purpose of determining taxes applicable to the Premises as
provided in this Section 3.2(b), the gross floor area located in the Premises shall be the greater of the number of square feet set forth in Paragraph 4(b) of the Fundamental Lease Provisions, or 1,000 square feet: The phrase “gross
leasable floor area: is defined in Section 3.3(a). 
 (iv) Payment of Taxes. Commencing on the date the minimum monthly rent
payable is due for the first full calendar month of the term, Tenant shall also pay a monthly sum (“monthly tax payment”) at the time minimum monthly rent is due, which monthly tax payments shall be applied toward Tenant’s obligation
to pay taxes applicable to the Premises. The amount of the monthly tax payments shall be the sum set forth in Paragraph 6(d) of the Fundamental Lease Provisions. 

Within a reasonable time after the date Landlord receives a tax bill(s) covering the Premises, Landlord shall notify Tenant of the following:
(aa) the total taxes applicable to the Premises for the tax fiscal year in question; (bb) the basis for calculating the taxes applicable to the Premises; (cc) the aggregate amount of monthly tax payments that Tenant shall have previously paid during
such tax fiscal year toward Tenants obligation to pay taxes applicable to the Premises for such tax fiscal year and (dd) the amount either remaining unpaid toward Tenant’s obligation to pay taxes applicable to the Premises for the fiscal year
in question, or the amount by which Tenant’s monthly tax payments have exceeded such taxes for the fiscal tax year in question, Tenants monthly tax payments for the remainder of such tax fiscal year shall be recomputed by dividing the remaining
number of full months in the tax fiscal year into the amount remaining unpaid toward Tenant’s obligation to pay taxes applicable to the premise for the tax fiscal year, and Tenant shall pay such recomputed monthly tax payments as herein
provided. If at the time Landlord notifies Tenant of the information pursuant to the first sentence of this subparagraph it is determined that Tenant shall have paid Landlord more than the taxes applicable to the Premises for such fiscal tax year,
then the excess shall be refunded to Tenant within thirty (30) days. 
 At the beginning of each tax fiscal year during the term,
Landlord shall have the right to change the amount of Tenant’s monthly tax payments based on Landlord’s reasonable estimate of Tenant’s tax liability for the ensuing tax fiscal year by written notice to Tenant and Tenant shall pay to
Landlord such estimated monthly tax payments until an adjustment is made when taxes are ascertained for such tax fiscal year pursuant to the provisions of the preceding subparagraph. 

(v) Proration of Tenant’s Liability. Tenants liability to pay taxes applicable to the Premises shall be prorated on the basis of a
365 day — year to account for any fractional portion of a tax fiscal year included in the term at its commencement and expiration. After expiration or termination of the term, Tenant shall pay to Landlord within thirty (30) days of
Tenant’s receipt of Landlord’s written demand the amount remaining unpaid toward Tenant obligation to pay taxes applicable to the Premises for the partial tax fiscal year included in the term at its end, or Landlord shall pay to Tenant any
excess amount Tenant shall have paid to Landlord for such last tax fiscal year included in the term at its end, provided Tenant is not in default. 

3.3 Common Area Costs. 

(a) Tenant’s Share of Costs; Payment. Commencing on the date the minimum monthly rent payable is due for the first calendar month
of the term, Tenant shall pay to Landlord a monthly sum (“monthly common area payment”) at the time minimum monthly rent is due, which common area payment shall be applied toward Tenant’s share of common area costs as herein provided.
The amount of the monthly common area payment shall be the sum set forth in Paragraph 6(e) of the Fundamental Lease Provisions. 

  

					
		  	-2-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 Tenant’s proportionate share of common area costs shall be the ratio of the total common
area costs that the gross floor area located in the Premises (as indicated in Paragraph 4(b) of the Fundamental Lease Provisions) bears to the total gross leasable floor area of the project; provided, however, for the purpose of determining Tenants
proportionate share of common area costs as provided in this Section 3.4(a), the gross floor area located in the Premises shall be the greater of the number of square feet set forth in Paragraph 4(b) of the Fundamental Lease Provisions, or
1,000 square feet. Gross leasable floor area of the project refers to buildings that are occupied by other tenants, or buildings which are completed and available for occupancy by tenants, and shall not refer to buildings that are under construction
and not substantially completed. Common area costs that cover a period not within the term of this Lease, shall be prorated. 
 Landlord
shall have the right to adjust the monthly common area payment at any time during the term on the basis of Landlord’s reasonably anticipated changes in common area costs. 

Landlord shall furnish to Tenant a statement (the “Statement”) showing the total common area costs. Tenants share of common area
costs for each Lease year, and the payments made by Tenant with respect to the Lease year in question, within ninety (90) days after the end of each Lease year. The Statements shall be prepared, signed and certified to be correct by Landlord.
If Tenants share of common area costs for the Lease year exceeds the payments made by Tenant, Tenant shall pay Landlord the deficiency within thirty (30) days after receipt of the Statement. If Tenant’s payments made during the Lease year
exceed tenants share of common area costs, Landlord shall pay Tenant such excess within thirty (30) days of the delivery of the Statement. 

Within ninety (90) days after receipt of the Statement, Tenant shall have the right to audit at Landlord’s local offices, at
Tenant’s expense, Landlord’s accounts and records relating to common area costs. Such audit shall be conducted by a Certified Public Accountant approved by Landlord which approval shall not be unreasonably withheld. If such audit reveals
that Landlord has overcharged Tenant, the amount overcharged shall be paid to Tenant within thirty (30) days after the audit is concluded, together with interest thereon at the rate of ten percent (10%) per annum, from the date the
Statement was delivered to Tenant until payment of the overcharges made to Tenant. 
 (b) Definition of Common Area Costs. Common
area costs (as defined below) shall be determined on an accrual basis for each calendar year by taking into account on a consistent basis all costs of management, maintenance and operation of the Building. The term “common area costs”
shall include, but not be limited to: 
 (i) Utilities, Operating and Maintenance Costs. The cost of supplying all utilities (which
the Tenant shall pay directly to the provider thereof) the cost of operating, maintaining, repairing, renovating and managing the utility, mechanical, sanitary, water, electricity, storm drainage, plumbing, heating, and air conditioning, the cost of
environmental and energy surcharges imposed by any governmental entity, and the cost of supplies and equipment and maintenance and service contracts in connection therewith; 

(ii) Landscape Maintenance. The Landlord shall pay and the Tenant shall reimburse all maintenance, janitorial and service agreements
and costs of supplies and equipment used in maintaining the Premises and Building and the equipment therein and the adjacent sidewalks, parking and service areas, including, without limitation, alarm service, window cleaning, and Building exterior
maintenance and landscaping; 
 (iii) Parking Area Maintenance. The Landlord shall pay and the Tenant shall reimburse all cost of
parking area maintenance, including resurfacing, repainting and restriping if applicable, and the cost of supplies and equipment and maintenance and service contracts in connection therewith; 

(iv) Insurance Costs. The Landlord shall pay and the Tenant shall reimburse all cost of insurance covering the Landlord, in such types
and amounts as the Landlord may reasonably determine (which may, in the Landlord’s reasonable discretion, include fire, extended coverage, all-risk, boiler, sprinkler, public liability, property damage, worker’s compensation, loss of rent,
earthquake if available at commercially reasonable rates, and other or additional insurance that the Landlord requires for the Building including such endorsements as the Landlord may desire, all in such amounts as the Landlord may reasonable
determine); 
 (v) Management Charges. The Landlord shall pay and the Tenant shall reimburse all fees, charges and other costs,
including management, consulting, legal and accounting fees, of all persons engaged by the Landlord or otherwise reasonably incurred by the Landlord in connection with the management, and operation of the Building and the Premises in the sum of
three percent (3%) of the annual Base Rent; 
 (vi) Licenses and Permits. The cost of licenses, certificates, permits and
inspections and the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Costs and the cost Incurred in connection with the implementation and operation of a transportation system management or
similar program; 
 (vii) Maintenance and Repair. The cost of operating, repairing, maintaining and replacing all systems, equipment
or facilities which serve the Premises including nonstructural (i.e, membrane) repair of the roof; provided, however, that the cost of any permitted capital items shall be amortized over the such period as the Landlord shall reasonably determine in
accordance with Generally Accepted Accounting Principles GAAP); and 
 (viii) Taxes. All federal, state, county, or local
governmental or municipal real estate taxes, fees, assessments, charges, commercial rental taxes, in lieu taxes, levies, penalties or other impositions of every kind and nature, whether general, special, ordinary or extraordinary or in connection
with the ownership, leasing and operation of the Premises which are paid or incurred by the Landlord (collectively, “Real Property Taxes” shall be reimbursed by the Tenant. Without limiting the foregoing, the term “Real Property
Taxes” shall also include: (a) any assessment, tax, fee, levy or charge imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other services, whether or not
such assessment, tax, fee, levy or charge was previously commonly included within the definition of real property tax and whether or not such services were formerly provided without charge to property owners or occupants; and (b) any
assessment, tax, fee, levy or charge upon this transaction or any document to which the Tenant is a party, creating or transferring an interest or an estate In the Premises. 

(c) Exclusions from Common Area Costs. The following are not included in “common area costs”: repair and replacement of the
Building’s foundation, floor slab, roof structure (but not membrane), and load bearing walls, Tenant Improvements, leasing commissions, advertising, depreciation, interest, income taxes, and administrative costs not specifically incurred In the
management, maintenance and operation of the Building. The cost of any capital 

  

					
		  	-3-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 
improvements except to the extent such improvements are for the purpose of complying with any laws which go into effect after the Commencement Date or are for the replacement of items for which
the Tenant has repair responsibility pursuant to this Lease, in which event such costs will be amortized over such period as the Landlord shall reasonably determine in accordance with GAAP; any costs reimbursed by insurance; all costs associated
with the operation of Landlord’s business (except to the extent such costs are otherwise expressly permitted as common area costs under Section 3.3(b)(v) above); costs occasioned by the act, omission or violation of law by the Landlord or
its managers, agents, employees, or contractors; costs occasioned by fire, acts of God or by the exercise of the power of eminent domain; and costs to correct any construction defect in the Premises or to comply with any law applicable to the
Premises on the Commencement Date: all interest, loan fees, and other carrying costs related to any mortgage, deed of trust or related to any capital item, and all rental and other payables due under any ground or underlying lease, or any lease for
any equipment ordinarily considered to be of a capital nature (except janitorial equipment which is not affixed to the Project); wages, salaries, or other compensation paid to any executive employees above the grade of building manager, any overhead
profit increments paid to Landlord’s affiliates or subsidiaries for management or other services on or to the building or for supplies or other materials to the extent the cost of the services, supplies, or materials exceeds the cost that would
have been paid had the services, supplies, or materials been provided by unaffiliated parties on a competitive basis. 
 (d) Net
Rental. It is the purpose and intent of the Landlord and Tenant that the Rent shall be absolutely net to Landlord, so that this Lease shall yield, net, to Landlord, the Base Rent and any other Rent specified in this Lease, in each year during
the term of this Lease. Except as otherwise provided in this Lease, the Tenant agrees to pay the Base Rent and any and all other costs, expenses, taxes, imposts and charges whether ordinary or extraordinary, foreseen or unforeseen, in connection
with the Premises leased hereunder, and in connection with the operation of the Tenant’s business at the Premises and the maintenance and repair of the Premises and of the furnishings and equipment thereon. The Landlord shall not be required to
furnish any services or facilities or to make any repairs or Alterations in or to the Premises, Tenant hereby assuming the full and sole responsibility for the condition, operation, repair, replacement, and maintenance of the Premises unless
otherwise specified in this Lease. 
 3.4 Security Deposit 

(a) Payment. Tenant shall, upon execution of this Lease, deposit with Landlord the sum set forth In Paragraph 6(f) of the Fundamental
Lease Provisions (referred to as “security deposit”). The security deposit shall be held by Landlord as security for the faithful performance by Tenant of all the provisions of this Lease to be performed by Tenant. The security deposit
shall not be assigned, transferred or encumbered by Tenant, and any attempt to do so by Tenant shall not be binding upon Landlord. If, at any time during the term of this Lease, any rent shall be overdue, or should Tenant be in default of any other
provision of this Lease, then Landlord may at its election (but shall not be required to) appropriate and apply any portion of the security deposit to the payment of any such overdue rent or to the costs and expenses Landlord shall incur in curing
Tenants default. Should the entire security deposit, or any portion thereof, be appropriated and applied by Landlord as provided herein, then Tenant shall, within fifteen (15) days after receipt of written demand by Landlord, pay to Landlord a
sufficient sum in cash to restore the security deposit to the original sum of the security deposit, and Tenant’s failure to do so shall constitute a breach of this Lease. In no event shall Landlord be deemed to be a trustee of the security
deposit, and Tenant’s shall not be entitled to interest on any sums deposited under this Section. Neither the security deposit nor the application thereof by Landlord, as hereinabove provided, shall be a bar or defense to any action in unlawful
detainer or to any action that Landlord may at anytime commence for a breach of any provision of this Lease. 
 (b) Return. The
security deposit shall be returned to Tenant within ten (10) days of the end of this Lease, provided Tenant is not in default at the time. 
  

	SECTION 4.	Use of Premises 

 4.1 Authorized Use. Tenant shall use and occupy the Premises
during the term hereof only for the purposes set forth in Paragraph 7(a) of the Fundamental Lease Provisions. Tenant shall not use or permit the use of the Premises for any other use or purpose. 

4.2 Compliance with Laws. Tenant shall not use the Premises or permit the Premises to be used in whole or in part during the term of
this Lease for any purpose or use that is in violation of any laws. 
 In addition to the foregoing, Tenant shall, at its own cost and
expense, promptly and properly observe, comply with and execute (but not to the extent of making structural repairs, Improvements and alterations not arising out of the use and occupation of the Premises by Tenant) all present and future laws and
ordinances and the rules and regulations formulated by bureaus, boards or entities formulating codes and requirements relating to the control and prevention of physical losses, arising from the use or occupancy of, or relating or applicable to the
Premises or connected with its enjoyment. Tenant shall have the right to contest or review, by legal procedure or in such other manner as Tenant may deem suitable, at its own expense, any such laws, rules, or regulations, and if able, may have the
same canceled, removed, revoked, or modified, provided that Landlord is not subjected to any liability and/or prosecution as a result thereof and that Landlord’s title to the Premises is not subjected to forfeiture or otherwise affected in any
manner whatsoever as a result thereof. Tenant hereby agrees to indemnify and hold Landlord harmless from and against any liability as a result thereof. Such proceedings shall be conducted promptly, and shall include, if Tenant so decides,
appropriate appeals. Whenever any such requirements become absolute after a contest, Tenant shall diligently comply with the same or so much thereof as shall have been judicially sustained. 

4.3 Miscellaneous Limitations on Tenant’s Use of Premises. Tenant shall not use the Premises for or carry on or permit in or upon
the Premises, or any part thereof, any offensive, noisy, or dangerous trade, business, manufacture or occupation, or any nuisance, or anything against public policy, or interfere with the business of any other Tenants in the project, or permit any
auction, liquidation, fire or bankruptcy sale to be held or conducted in and about the Premises. Tenant agrees not to cause, permit or suffer any waste or damage, disfigurement or injury to the Premises, or the fixtures or equipment thereof, or the
common areas, nor to permit or suffer any overloading of the floor of the Premises. Tenant shall not use the Premises for washing clothes and/or cooking (other than use of a microwave), and nothing shall be prepared, manufactured or mixed in the
Premises which might emit any reasonably offensive odor into the project. No second-hand store shall be conducted on the Premises. Tenant shall not use or store hazardous material on the Premises other than ordinary office supplies used In
accordance with their ordinary use. 
 4.4 Exterior Displays. Tenant shall not keep, display, or sell or suffer or permit the display
or sale of any merchandise outside of the Premises, or otherwise obstruct the sidewalks, mall, or common areas in the project. Tenant shall not solicit business or distribute advertising materials in the common areas. Tenant shall maintain the
windows and permitted signs on the Premises in a neat and clean condition. 
 4.5 Coin Machines. Tenant shall not install, maintain,
use or allow in or upon the Premises any pinball machines, coin operated music machine, or any other coin operated amusement devise of any kind or character. If Tenant shall violate the provisions of this Section, Landlord may, in addition to any
other rights and remedies, enter the Premises and remove any such machines and devices at the expense of Tenant, and shall not be deemed guilty of any forcible entry, detainer or trespass. 

4.6 No Warranties or Representations Regarding Zoning, Etc. Tenant acknowledges that Landlord and/or its authorized representatives
have not made any warranties and/or representations as to the permitted use that can be made of the Premises under existing laws, including, without limitation, the present general plan of the city where the project is located, zoning ordinances,
and the like. Landlord represents and warrants that the project is zoned for general office use. 

  

					
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		  		  	TENANT’S INITIALS             

	SECTION 5.	Parking 

 5.1 Tenant’s Parking Rights. Within the common areas, Landlord
shall provide parking areas with necessary access. Only automobiles, sports-utility vehicles and pickup trucks not to exceed three-quarters of a ton shall be permitted on the parking areas. 

 

	SECTION 6.	Signs; Advertising. 

 6.1 Tenant’s Obligations, Landlord’s Approval of
Signs. Prior to the fabrication or installation of any signs, Tenant shall submit to Landlord two (2) copies of Tenant’s proposed sign for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned, or
delayed. Tenant shall be allowed all exterior identification signs that comply with City ordinances and Tenant may renovate and use the existing ground level identification sign, at its sole discretion. 

Tenant shall not construct or maintain any other sign, awning, canopy, decoration, lettering, or other thing (“advertising matter”)
on the glass panes, supports of the show windows, doors exterior walls of the Premises or within 24 inches of any window nor shall Tenant construct or maintain any advertising matter which may be in violation of the then applicable laws. Any sign
and/or advertising matter must be prepared by a professional sign company or advertising organization and is subject to approval by Landlord, where such approval is not unreasonably withheld, conditioned, or delayed. 

6.2 Other Advertising Devices. Tenant shall not permit, allow or cause to be used in or at the project any advertising media or device
such as phonographs, radios, public address systems, sound production or reproduction devices, excessively bright lights, changing, flashing, flickering or moving lights or lighting devices or any similar devises, the effect of which shall be
visible from the exterior of the Premises. No signs as permitted by this Section shall advertise and/or refer to other stores of Tenant. 

6.3 Removal of Signs. Tenant covenants and agrees that if the display of any article exhibited by it in the windows or outside of in or
about the Premises, or the display of any signs or placards in or about the Premises or project shall at any time or times during the term hereof be reasonably objected to by Landlord and if notice in writing is given by Landlord of such objection
or objections. Tenant will immediately and as often as such notices are received remove and/or cease to utilize such display or such articles, sign, placard or media objected to, and falling to do so, expressly agrees that Landlord may enter the
Premises and remove such article, sign, placard or media objected to, using such reasonable force as may be necessary without being guilty of any forcible entry, detainer or trespass. The installation and maintenance of any signs or other
advertising matter shall at all times be in strict compliance with any and all laws. Upon expiration or the termination of this Lease, Tenant, at the election of Landlord, but at the cost and expense of Tenant, shall immediately remove any and all
such signs and other advertising matter and shall restore the exterior of the Premises or elsewhere where signs have been placed in any manner reasonably satisfactory to Landlord. 

 

	SECTION 7.	Hazardous Materials. 

 7.1 Definition. As used in this Lease, the term
“Hazardous Material” means any flammable items, explosives, radioactive materials, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of hazardous
substances, hazardous wastes, infectious wastes, hazardous materials or toxic substances now or subsequently regulated under any federal, state or local laws, regulations or ordinances including, without limitation, petroleum-based products,
printing inks, acids, pesticides, asbestos, PCBs and similar compounds and including any different products and materials which are subsequently found to have adverse effects on the environment or the health and safety of persons provided that
Hazardous Materials shall not mean small quantities of cleaning supplies used in accordance with applicable law 
 7.2 The Tenant’s
Obligations. 
 (a) Landlord’s Prior Consent. The Tenant shall not cause or permit any Hazardous Material to be generated,
handled, manufactured, produced, installed, maintained, brought upon, transported through or across, used, stored, treated, spilled released, removed or disposed of in, on, from or about the Premises or the Project by the Tenant, its agents,
contractors, employees, affiliates, subTenants or invitees, without obtaining the Landlord’s prior written consent. 
 (b)
Compliance With Laws. Whether or not the Tenant obtains such prior written consent from the Landlord (but without waiving the requirement to obtain such prior written consent), the Tenant shall, at the Tenant’s sole cost and expense, fully,
diligently and in a timely manner, comply with all applicable permits, all applicable federal, state and local laws, rules, regulations, ordinances, directives, covenants, easements and restrictions of record, the requirements of any applicable fire
insurance underwriter or rating bureau, and the recommendations of the Landlord’s engineers and/or consultants (collectively, the “Environmental Requirements”) governing or relating to: (a) environmental conditions on, in,
under or about the Premises and the Building including without limitation soil and groundwater conditions caused by Tenant; (b) Tenant’s use, generation, handling, manufacture, production, installation, maintenance, storage, treatment,
spill, release, transportation, removal and/or disposal of such Hazardous Materials, (c) Tenant’s posting of notices with respect to such Hazardous Material, or the providing of notices to third parties with respect to such Hazardous
Materials, (d) Tenant’s obtaining of all necessary licenses, permits or other authorizations relating to such Hazardous Materials, and (e) Tenant’s filing of all applicable applications, reports, notices, registrations or
business plans regarding such Hazardous Materials with the appropriate governmental agencies or authorities. Notwithstanding the foregoing, the Tenant shall not cause or permit any Hazardous Material to be spilled or released in, on, under or about
the Premises, including, without limitation, through the plumbing or sanitary sewer system. The Tenant shall provide the Landlord with copies of all documents and information, including but not limited to permits, registrations, manifests,
applications, reports, notices and certificates, evidencing the Tenant’s compliance with the Environmental Requirements, and shall immediately upon receipt, notify the Landlord in writing (with copies of any documents involved) of any
threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving failure by the Tenant or the Premises to comply with any of the Environmental Requirements. 

  

					
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		  		  	TENANT’S INITIALS             

 (c) Duty to Inform the Landlord. If the Tenant knows, or has reasonable cause to believe,
that a Hazardous Material has come to be located in, on, under or about the Premises, or the Building other than as previously consented to by the Landlord, the Tenant shall immediately give the Landlord written notice thereof, together with a copy
of any statement, report, notice, registration, application, permit, business plan, license, claim, action, or proceeding given to, or received from, any governmental authority or private party concerning the presence, spill, release, discharge of,
or exposure to such Hazardous Material. 
 (d) Removal of Hazardous Materials on Lease Termination. Upon expiration of the Term or
earlier termination of this Lease, the Tenant shall deliver possession of the Premises to the Landlord free from any and all Hazardous Materials introduced to the Premises by the Tenant. Therefore, upon expiration or earlier termination of this
Lease, the Tenant shall cause any Hazardous Material used by, or otherwise arising out of or related to the use or occupancy of the Premises by, the Tenant or its agents, affiliates, customers, employees, business associates or assigns, to be
removed from the Premises and properly transported for use, storage or disposal in accordance with all Environmental Requirements. Failure to comply with this Section 7.2 shall, in addition to constituting an Event of Default under this Lease,
constitute (without limiting any cause of action available to the Landlord): (a) a continuing trespass upon the Premises by the Tenant; (b) a continuing nuisance; and (c) at the Landlord’s option, a failure to tender possession
of the Premises to the Landlord with the result that the Tenant shall be deemed to be a holdover Tenant of the Premises in accordance with Section 22.2 below, until all such Hazardous Materials are removed from the Premises by the Tenant at the
Tenant’s sole cost and expense in accordance with all Environmental Requirements. 
 7.3 Indemnification. The Tenant shall
indemnify, defend and hold the Landlord and the Landlord’s Parties harmless from all actions (including, without limitation, remedial or enforcement actions of any kind, and administrative or judicial proceedings and orders or judgments),
costs, claims, damages (including punitive damages), expenses (including attorneys’ , consultants’ and experts’ fees and court costs), investigation costs, amounts paid in settlement, fines, forfeitures or other civil, administrative
or criminal penalties, injunctive or other relief, liabilities or losses arising from a breach of this Section 7 by the Tenant, its agents, employees, contractors, affiliates, subTenants or invitees. 

7.4 Inspection by the Landlord. The Landlord, the Landlord’s agents, employees, contractors and designated representatives, and/or
the holders of any mortgages, deeds of trust or ground Leases on the Premises or Building shall have the right to enter the Premises at any time in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose
of inspecting the condition of the Premises and for verifying compliance by the Tenant with this Lease and all Environmental Requirements, and the Landlord shall be entitled to employ experts and/or consultants in connection therewith to advise the
Landlord with respect to the Tenant’s activities, Including but not limited to the Tenant’s installation, operation, use, monitoring, maintenance, storage, transportation, spill or release of any Hazardous Materials on, in, under or from
the Premises. The costs and expenses of such inspection shall be paid by the party requesting such inspection, unless the inspection reveals that an Event of Default or a breach of this Lease by the Tenant or Tenant’s violation of the
Environmental Requirements or a contamination, caused or contributed to by the Tenant, exists or is imminent, or unless the inspection is requested or ordered by a governmental authority as the result of any such existing or imminent violation or
contamination. In such case, the Tenant shall upon request reimburse the Landlord or the Landlord’s lender or ground lessor, as the case may be, for the costs and expenses of such inspections. 

 

	SECTION 8.	Repair and Maintenance; Alterations. 

 8.1 Tenant’s Obligations. Except as
may otherwise be expressly provided in Section 1.1 of this Lease and the Work Letter, if any, Tenant agrees to take possession of the Premises in its “as is” condition, and by accepting possession of the Premises. Tenant acknowledges
that the Premises are in good condition. Subject to the provisions of Section 14, Tenant, at its sole expense, shall keep and maintain the Premises, appurtenances and every part thereof, including, without limitation, signs, the store front(s),
plate glass, air-conditioning and heating equipment, plumbing and sewage facilities, and all of Tenant’s personal property therein in good condition, ordinary wear and tear, condemnation, and casualty excepted. To the maximum extent permitted
by law, Tenant hereby waives the provisions of any statute or law (including, without limitation, California Civil Code Section 1941 and 1942), permitting a Tenant to make repairs at the expense of a Landlord or to terminate a Lease by reason
of the condition of the Premises. Landlord warrants that on the commencement of the term hereof, (a) the Premises shall comply with all laws, codes, ordinances, and other governmental requirements then applicable to the Premises and the
building and/or project in which the Premises are located, (b) the Premises, including the improvements and equipment therein, shall be in good working order, condition, and repair and (c) the Premises, the building and/or complex in which
the Premises are located, and the land and groundwater thereunder, shall be free of contamination by any petroleum, asbestos, PCB’s, or radioactive materials or any other hazardous or toxic substances then regulated by any applicable local,
state, or federal law. In the event of any breach of any of the foregoing warranties, Landlord shall promptly rectify the same at its sole cost and expense. 

8.2 Landlord’s Obligations. Subject to the provisions of Section 14, Landlord shall maintain In good condition the common
areas, and the roof, structural portions, and the exterior walls (but not plate glass, glass windows, window frames, doors, door frames, and store fronts) of the building where the Premises are located, unless such maintenance becomes necessary in
whole or in part due to the act or omission of Tenant or its authorized representative, In which case Tenant shall pay to Landlord the reasonable cost of such maintenance. Except as provided in Section 3.4, the costs of maintaining the roof
shall be an item of common area costs. Landlord shall not be liable for any failure to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need for such maintenance is given to Landlord by
Tenant. 
 8.3 Alterations. Tenant shall not make any alterations exceeding Twenty-Five Thousand Dollars ($25,000.00) per year to the
Premises without Landlord’s consent, which shall not be unreasonably withheld, conditioned or delayed. In the event said alterations are less than Twenty-Five Thousand Dollars ($25,000.00), Landlord shall review and approve all plans and
drawings for said construction. If Tenant makes any alterations to the Premises as provided in this Section, the alterations shall not be commenced until three (3) days after Landlord has received notice from Tenant stating the date the
installation of the alterations is to commence so that Landlord can post and record an appropriate notice of non-responsibility. Any alterations, Tenant’s improvement and/or Tenant’s Trade Fixtures shall be made by a licensed contractor
consented to by Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed. 
 8.4 Mechanic’s Liens.
Except as provided in Section 11 of the Fundamental Lease Provisions, Tenant shall pay all costs for construction done by it or caused to be done by it on the Premises as permitted by this Lease. Provided Landlord property disburses the Tenant
improvement allowance, Tenant shall keep the building, other improvements, and land of which the Premises are a part free and clear of all mechanics’ liens resulting from construction (other than the initial Tenant Improvements) done by or for
Tenant. Tenant shall be liable to Landlord for, and shall hold Landlord harmless from, all damages, costs and expenses that Landlord shall incur as a result of Tenant’s breach of this Section, including, without limitation, reasonable
attorneys’ fees incurred by Landlord in any litigation involving lien rights of third parties. 

  

					
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		  		  	TENANT’S INITIALS             

	SECTION 9.	Right of Entry. 

 Landlord and its authorized representatives shall have the right at any
reasonable time upon twenty-four (24) hours prior notice and subject to Tenant, s reasonable security measure, to enter upon the Premises for the purpose of inspecting, serving or posting notices, and making any necessary or appropriate
repairs, alterations or additions to any portion of the Premises or the project, Including the erection and maintenance of scaffolding, canopies, fences, and props as shall be required for complying with any laws, protecting the Premises, or for any
other lawful purposes, including, without limitation, showing the Premises to prospective purchasers or, during the last nine (9) months of the term, Tenants, and placing on the Premises customary “for rent” or “for lease”
signs during the last (2) months of the term hereof. 
 Tenant hereby grants to Landlord such licenses or easements in or over the
Premises or any portion thereof as shall be reasonably required for the Installation or maintenance of mains, conduits, pipes or other facilities to serve the project, or any part thereof, including, without limitation, the Premises of any occupant:
provided, however, that Landlord shall pay for any alteration required on the Premises as a result of the exercise, occupancy under, or enjoyment of any such license or easement; and provided further, that no such exercise, occupancy under, or
enjoyment of any such license or easement shall result in any unreasonable interference with Tenant’s use, occupancy or enjoyment of the Premises as contemplated by this Lease. 

 

	SECTION 10.	Estoppel Certificate. 

 Tenant or Landlord (the “Requesting Party”) shall
execute, acknowledge and deliver to the other, within ten (10) days after request by the Requesting Party, a statement in writing, in the form attached hereto as Exhibit “D”, certifying, if such be the case, that this Lease is
unmodified and in full force and effect (or if there have been modifications that the same is in full force and effect as modified); the date of commencement of this Lease; the dates for which the minimum monthly rent and other charges have been
paid; and such other information as the Requesting Party shall reasonably request. Landlord and Tenant hereby acknowledge that any such statements are intended to be delivered by the Requesting Party to, and relied upon by, third parties, such as,
without limitation, prospective purchasers, mortgagees, beneficiaries under deeds of trust, or assignees thereof. 
  

	SECTION 11.	Insurance; Waiver of Subrogation. 

 11.1 Insurance to be Carried by Tenant. During
the term Tenant shall take out and maintain the following insurance: 
 (a) Fire with extended coverage endorsements, vandalism and
malicious mischief and/or all risk, available from time to time in an amount not less than the amount stated in Paragraph 9(a) of the Fundamental Lease Provisions covering Tenant’s Improvements, and Tenant’s Trade Fixtures. Such policy or
policies of insurance shall name both Landlord and Tenant as insured. The parties agree that the proceeds from any such policy or policies shall be used for the replacement of merchandise and the repair or replacement of Tenant’s Improvements,
and Tenant’s Trade Fixtures; 
 (b) General public liability insurance with such limits as stated in Paragraph 9(b) of the Fundamental
Lease Provisions for bodily injury or death to any one person, injury and/or death to any number of persons in any one incident, and for property damage in any one occurrence. Such liability insurance shall specifically insure the hold harmless and
indemnity provisions of Section 13, and shall contain a provision that Landlord, although named as an insured, shall nevertheless be entitled to recovery under such policy or policies for any damage to Landlord or its authorized representatives
by reason of the acts or omissions of Tenant or its authorized representatives. 
 (c) Plate glass insurance on all plate glass, if any, on
the Premises (except Tenant may elect in writing by notice to Landlord to self-insure this risk); 
 (d) Insurance covering damage from
leakage of sprinkler systems now or hereafter installed in the Premises in an amount not less than the amount stated in Paragraph 9(d) of the Fundamental Lease Provisions covering Tenant Improvements, and Tenant’s Trade Fixtures, which
insurance shall contain the co-insurance percentage stated in Paragraph 9(d) of the Fundamental Lease Provisions; 
 (e) Boiler broad form
and/or machinery breakdown insurance in an amount not less than the amount stated in Paragraph 9(e) of the Fundamental Lease Provisions covering those items set forth in Paragraph 9(e) of the Fundamental Lease Provisions; 

(f) Workers’ Compensation Insurance in compliance with California law; and 

(g) Business Interruption Insurance insuring that all sums payable under this Lease will be paid to Landlord If the Premises are destroyed by
a risk which is insurable under a standard policy of fire and extended coverage with vandalism and malicious mischief endorsements. 

Tenant agrees that all of the insurance required under this Section shall be affected under enforceable policies issued by insurers of
recognized responsibility licensed to do business in the State of California. All policies shall provide that they shall not be subject to cancellation or material change that affects Landlord except upon at least thirty (30) days prior written
notice to Landlord at the address set forth for notice in Section 19. The original policy or policies or duly executed certificates thereof, together with satisfactory evidence of the payment of the premiums thereon shall be deposited with
Landlord on the commencement of this Lease. Not less than thirty (30) days prior to the expiration of the term of such policies the original of the renewal policy or a certificate thereof shall be delivered to Landlord. All policies of
insurance shall name Landlord and Tenant as insured as their respective interests may appear. At the request of Landlord any insurance policy shall be made payable to Landlord’s lender(s) pursuant to a standard mortgage clause. 

All public liability, property damage and other casualty policies shall be written as primary policies and shall not be contributing with any
coverage which Landlord shall carry. Except, Tenant’s obligations to carry the insurance provided for herein may be brought within the coverage of a so-called blanket policy or policies of insurance carried and maintained by Tenant so long as
Landlord shall be named as an additional insured thereunder, as Its interest may appear, and that the coverage afforded Landlord will not be reduced or diminished by reason of the use of such blanket policy of insurance, and provided further that
the requirements of this Section are otherwise satisfied. 
 11.2 Waiver of Subrogation. The parties release each other, and their
respective authorized representatives from any claims for damage to the Premises, or the project, and to Tenant’s Trade Fixtures, personal property, Tenant’s Improvements, and alterations of either Landlord or Tenant in or on the project
that are caused by or result from risks insured against under any Insurance policies carried by the parties and in force at the time of any such damage to the extent of the available insurance proceeds. Each party shall cause each fire insurance
policy carried by it to be written to provide that the insurance company waives all right of recovery by way of subrogation against either party in connection with any damage covered by any policy. 

11.3 Insurance to be Carried by Landlord. Landlord shall maintain fire and property damage insurance, so-called special form coverage
insuring Landlord and such others as Landlord may designate against lost or physical damage to the Building with coverage of not less than one hundred percent (100%) of the full actual replacement cost thereof and against loss of rents for a
period of not less than six (6) months. Landlord shall also maintain commercial general liability insurance insuring Landlord (and such others as are designated by Landlord) against liability for personal injury, bodily injury, death, and
damage to property occurring in, on or about, or resulting from the use or occupancy of the Premises, or any portion thereof, with combined single limit coverage of at least two million dollars (32.000.000). Landlord shall use commercially
reasonable efforts to obtain such insurance at competitive rates. 

  

					
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		  		  	TENANT’S INITIALS             

	SECTION 12.	Hold Harmless; Indemnity. 

 (a) Tenant agrees to hold harmless Landlord, and its
authorized representatives, from all damages arising from or out of any occurrence in, upon, at or from the Premises, the occupancy or use by Tenant of the Premises, or any part of the project resulting from the acts or omissions of Tenant, its
authorized representatives, licensees, concessionaires and subtenants. 
 (b) Tenant shall store its property in and shall occupy the
Premises and all other portions of the project at its own risk. Tenant releases Landlord, to the fullest extent permitted by law, from all claims of every kind resulting in loss of life, personal or bodily injury or property damage. 

(c) Landlord shall not be responsible or liable at any time for any damage to Tenant’s merchandise, equipment, fixtures or other personal
property of Tenant or to Tenant’s business. 
 (d) Landlord shall not be responsible or liable to Tenant or to those claiming by,
through or under Tenant for any damage to either person or property that may be occasioned by or through the acts or omissions of third parties. 

(e) Landlord shall not be responsible for any defect in any building or common areas in the project or any of the equipment, machinery,
utilities, appliances or apparatus therein, nor shall it be responsible or liable for any damage to any person or to any property of Tenant or other person caused by or resulting from, bursting, breakage, or by leakage, steam or the running, backing
up, seepage, or the overflow of water or sewage in any part of the Premises or for any damage caused by or resulting from acts of God or the elements, the failure of any public utility in supplying utilities to the Premises or for any damage caused
by or resulting from any defect or negligence in the occupancy, construction, operation or use of any of the Premises, building machinery, apparatus or equipment by any other person or by or from the acts of negligence of any occupant of the
Premises. 
 (f) When Tenant receives or has knowledge of such, Tenant shall give prompt notice to Landlord in case of fire or accidents in
the Premises or in the building in which the Premises are located or of defects therein or in any fixtures or equipment. 
 (g) In case
Landlord shall without fault on its part be made a party to any litigation commenced by or against Tenant, then Tenant shall hold Landlord harmless and pay all costs, expenses, and reasonable attorneys’ fees. 

(h) The provisions of paragraphs (a) through (e) above shall not apply to damage and/or injury to persons and property caused solely
by the negligence or intentional acts of Landlord and its authorized representatives, and Landlord shall hold harmless Tenant and its authorized representatives from all damages and injury to persons and property caused by the negligence or
intentional acts of Landlord and its authorized representatives. 
  

	SECTION 13.	Damage or Destruction. 

 13.1 Destruction to Premises to Risk Covered by
Insurance. Subject to the provisions of Sections 13.3 and 13.4, if during the term, the Premises are totally or partially destroyed from a risk covered by insurance in effect or that should have been in effect at the time. Landlord shall restore
the Premises to substantially the same condition as they were immediately before destruction; provided, Landlord’s obligations shall not exceed Landlord’s construction obligations at the commencement of the term. Tenant shall restore its
improvements and trade fixtures to substantially the same condition as they were immediately before destruction. Such destruction shall not terminate this Lease. If the existing laws do not permit the Premises to be restored to substantially the
same condition as they were in immediately before destruction, either party can terminate this Lease by giving notice to the other party. Any reconstruction work to be done by Tenant shall be carried out in accordance with the provisions of the Work
Letter to the extent applicable, and if there is not a Work Letter attached to this Lease, then such reconstruction work by Tenant shall be carried out In accordance with the provisions of the Work Letters then being utilized by Landlord with other
Tenants at the project. 
 13.2 Destruction to Premises Due to Risk Not Covered by Insurance. If, during the term, the Premises are
totally or partially destroyed from a risk not covered by insurance then in effect, Landlord shall have the election to terminate this Lease or restore the Premises in accordance with the provisions of Section 14.1. Such election must be made
within a thirty (30) days after the destruction occurs. 
 13.3 Destruction to Other Parts of Building. If there is destruction
from any risk to the building where the Premises are located that exceeds 33 - 1/3% of the then replacement value of the building, Landlord can elect to terminate this Lease within thirty (30) days of such destruction whether or not the
Premises are destroyed. 
 13.4 Destruction During Last Part of Term. If any destruction occurs to the Premises during the last
twelve (12) months of the term, irrespective of the extent of the destruction, Landlord or Tenant can elect to terminate this Lease within thirty (30) days after the destruction occurs, otherwise the applicable provisions of Sections 14.1
and 14.2 shall apply. 
 13.5 Abatement or Reduction of Rent. In case of destruction to the Premises, there shall be an abatement or
reduction of minimum monthly rent and common area costs only between the date of destruction and the date Landlord substantially completes its reconstruction obligations based on the extent to which the destruction interferes with Tenant’s use
of the Premises, but all other obligations of Tenant under this Lease as can be reasonably executed by Tenant, shall remain in full force and effect. 

13.6 Inapplicability of Civil Code Sections. The provisions of Civil Code Section 1932(2) and 1933(4), and any successor statutes
are inapplicable with respect to any destruction of the Premises; such sections providing that a Lease terminates upon the destruction of the Premises unless otherwise agreed between the parties to the contrary. 

 

	SECTION 14.	Condemnation. 

 14.1 Definitions. “Condemnation” means (a) exercise
of any governmental power, whether by legal proceedings or otherwise, by a condemnor, and (b) a voluntary sale or transfer by Landlord to any condemnor, either under threat of condemnation or while legal proceedings for condemnation are
pending. The word “taking” as used herein shall be synonymous with the work “condemnation” as defined herein. 

  

					
		  	-8-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 “Date of taking” means the date the condemnor has the right to possession of the
property being condemned. 
 “Award” means all compensation, sums, or anything of value awarded, paid, or received on a total or
partial condemnation, “Condemnor” means any public or quasi-public authority, or private corporation or individual, having the power of condemnation. 

14.2 Effect on Lease. If there is any taking of all or any part of the building where the Premises are located, or 25% or more of the
land area of project. Landlord shall have the election to terminate this Lease effective upon the date of taking, otherwise this Lease shall remain in full force and effect. If there is a taking of all of the Premises, or part of the Premises so
that the remaining part of the Premises is impractical for Tenant’s continued use of the Premises, either party shall have the election to terminate this Lease upon the date of taking. The elections to terminate this Lease as provided herein
shall be exercised, if at all, within sixty (60) days after the nature and extent of the taking is determined and the appropriate parties (landlord and Tenant) have been so notified of the determination, otherwise this Lease shall remain in
full force and effect. 
 14.3 Award - Distribution. The award shall belong to and be paid to Landlord, except that if the Premises
are taken by the condemnor, Tenant shall receive from the award a sum attributable to (i) Tenant’s Trade Fixtures which have become part of the reality, and which Tenant has the right to remove as provided in this Lease but elects not to
remove, if an award is made for Tenant’s Trade Fixtures and (ii) any moving or relocation award. 
 14.4 Waiver. Each party
waives the provisions of Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease. 
  

	SECTION 15.	Assignment and Subletting. 

 15.1 Assignment, Subletting, and Encumbering. 

Tenant shall not voluntarily assign or encumber its interest in this Lease of in the Premises, or allow other person or entity (except
Tenant’s authorized representative) to occupy or use all or any part of the Premises, without first obtaining Landlord’s consent which shall not be unreasonably withheld, conditioned or delayed. Tenant shall, in each instance of a proposed
assignment or subletting, give written notice of its intention to assign or sublet to Landlord at least thirty (30) days or more before the effective date of any such proposed assignment or subletting, specifying in such notice whether Tenant
proposes to assign or sublet, the proposed date thereof, and specifically identifying the proposed assignee or sublease, and such notice shall be accompanied by copies of the proposed assignment document or sublease, current financial statements of
the proposed assignee or subtenant. One-half of all rents received by Tenant from its subtenants in excess of the rents payable by Tenant to Landlord under this Lease shall be paid to Landlord, and one-half of any sums to be paid by any assignee to
Tenant in consideration of the assignment of this Lease shall be paid to Landlord after deducting Tenant’s reasonable brokerage commissions, attorney’s fees and rental concession. Except as provided herein, any assignment, encumbrance, or
sublease without Landlord’s consent shall be voidable and, at Landlord’s election shall constitute a default. No consent to any assignment, encumbrance, or sublease shall constitute a waiver of the provisions of this Section. 

In the event Tenant requests Landlord to consent to a proposed assignment, subletting, or encumbrance, Tenant shall pay to Landlord, whether
or not such consent is ultimately given, Landlord’s reasonable administrative fee in connection with such request not to exceed five hundred dollars ($500.00) for each request for consent, plus Landlord’s reasonable attorneys’ fees
not to exceed one thousand dollars ($1,000.00) incurred in connection with each such request. 
 Tenant hereby irrevocably assigns to
Landlord one-half of all said sums received from subletting of the Premises, and agrees that Landlord, as assignee and as attorney-in-fact for Tenant, or as a receiver for Tenant appointed upon Landlord’s application, may collect such rentals
and apply the same as provided in Section 16 upon Tenant’s default; provided, however, that until the occurrence of any act of default by Tenant, Tenant shall have the right to collect such rental. 

If Tenant is a partnership, a withdrawal or change, voluntary, involuntary, or by operation of law, of the partner or partners owning a
majority of the partnership interest as of the date of this Lease, or the dissolution of the partnership shall be deemed an assignment prohibited by this Section unless Landlord’s consent is obtained. 

If Tenant consists of more than one person, a purported assignment, voluntary, involuntary, or by assignment of law, form a majority of such
persons to the other shall be deemed an assignment prohibited by this Section unless Landlord’s consent is obtained. 
 Tenant may
assign this Lease or sublet the Premises, or any portion thereof, without Landlord’s consent to any entity which controls, is controlled by, or is under common control with Tenant; to any entity which results from a merger of, reorganization
of, or consolidation with Tenant; to any entity engaged in a joint venture with Tenant; or to any entity which requires substantially all of the stock or assets of Tenant, as a growing concern, with respect to the business that is being conducted in
the Premises (hereinafter each a “Permitted Transfer”). In addition, a sale or transfer of the Stock of the Tenant shall be deemed a Permitted Transfer if (1) such sale or transfer occurs in connection with any modified financing or
capitalization for the benefit of Tenant, or (2) Tenant becomes a publicly traded corporation. Landlord shall have no right to terminate the Lease intention with, and shall have no right to any sums or other economic consideration resulting
from any Permitted Transfer. 
 15.2 Involuntary Assignment. No interest of Tenant in this Lease shall be assignable by operation of
law (including, without limitation, the transfer of this Lease by testacy or intestacy). Each of the following acts shall be considered an involuntary assignment: 

(a) If Tenant files or has filed against it a petition under the Bankruptcy Code, as may be amended, become insolvent, or makes an assignment
for the benefit of creditors; or, if Tenant is a partnership, if any partner of the partnership files or has filed against such partner a petition under the Bankruptcy Code, as may be amended, or such partner becomes insolvent, or make an assignment
for the benefit of creditors; 
 (b) If a writ of attachment or execution is levied on this Lease; and/or 

(c) If, in any proceeding or action to which Tenant is a party, a receiver is appointed with authority to take possession of the Premises.

  

					
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 The provisions of item (a) of this Section shall be applicable to any guarantor of this
Lease. 
 If an involuntary assignment occurs. Landlord shall have the election to terminate this Lease and this Lease shall not be treated
as an asset of Tenant, and Tenant shall have no further rights under this Lease. If an attachment or execution is levied against Tenant, Tenant shall have ten (10) days in which to cause the attachment or execution to be removed. 

 

	SECTION 16.	Defaults and Remedies. 

 16.1 Defaults. The occurrence of any of the following
shall constitute a material breach and default of this Lease by Tenant: 
 (a) A failure by Tenant to pay, within five business days of when
due, all or any part of the rent required to be paid by Tenant to Landlord; 
 (b) A failure by Tenant to observe and perform any other
provision of this Lease to be observed or performed by Tenant where such failure is curable and continues for thirty (30) days after written notice thereof from Landlord; provided, that if the nature of such default is curable but that the same
cannot with due diligence be cured within thirty (30) days, Tenant shall not be deemed to be in default if it shall within such thirty (30) day period commence curing the default and thereafter diligently prosecutes the same to completion;
and 
 (c) The abandonment or vacation of the Premises (absence from Premises for thirty (30) consecutive days or more shall
conclusively be deemed an abandonment or vacation of the Premises), or the provisions of Section 15.2 are violated. 
 16.2
Termination Due to Default and Remedies. In the event of any default by Tenant, then, in addition to any and all other rights and remedies available to Landlord at law or in equity, Landlord shall have the right to immediately terminate this
Lease and all rights of Tenant hereunder by giving written notice to Tenant of such election by Landlord. If Landlord shall elect to terminate this Lease, then it may recover the following from Tenant: 

(a) The worth at the time of the award of any unpaid rental that had been earned at the time of termination; 

(b) The worth at the time of the award of the amount by which the unpaid rental which would have been earned after termination until the time
of the award exceeds the amount of the loss of such rental that Tenant proves could have been reasonably avoided: 
 (c) The worth at the
time of the award of the amount by which the unpaid rental for the balance of the term after the time of the award exceeds the amount of the loss of such rental that Tenant proves could have been reasonably avoided; 

(d) Any other amount necessary to compensate Landlord for the detriment proximately caused by Tenant’s default or which in the ordinary
course of things would be likely to result therefrom: and 
 (e) At Landlord’s election, such other amount in addition to or in lieu of
the foregoing as may be permitted from time to time by applicable California law. 
 As used in subparagraphs (a) and (b) above,
the “worth at the time of the award” is computed by allowing interest at the maximum legal rate of interest as provided in section 16.9(b). As used in subparagraph (c) above, the “worth at the time of the award” is computed
by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one percent (1%). 

16.3 Right of Re-Entry. In the event of any default by Tenant, Landlord shall also have the right, with or without terminating this
Lease, to re-enter the Premises and remove all property, and persons therefrom, and any such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant. 

16.4 Lease Not Terminated. If Landlord shall elect to re-enter as above provided or shall take possession of the Premises pursuant to
legal proceedings or pursuant to any notice or other remedy provided by law or inequity, and if Landlord has not elected to terminate this Lease, landlord may either recover all rental as it becomes due or relet the Premises or any part or parts
thereof for such term or terms and upon such provisions as Landlord, in its reasonable judgment, may deem advisable, and Landlord shall have the right to make repairs to and alterations of the Premises. No re-entry or taking possession of the
Premises by Landlord under this Section shall be construed as an election to terminate this Lease unless a written notice of such termination be given to Tenant or unless the termination thereof be adjudged by a court of competent jurisdiction. 

16.5 Election to Relet. If Landlord shall elect to relet the Premises as provided in section 16.4, then rental received by Landlord
from such reletting shall be applied as follows: 
 (a) To the payment of any indebtedness other than rental due hereunder from Tenant: 

(b) To the payment of all costs and expenses incurred by Landlord In connection with such reletting; 

(c) To the payment of the costs of any alterations or any repairs to the Premises; 

(d) To the payment of rental due and unpaid hereunder; 

and the residue if any, shall be held by Landlord and applied in payment of future rental as the same may become due and payable hereunder. In no event shall
Tenant be entitled to any excess rental received by Landlord over an above that which Tenant is obligated to pay hereunder. Should that portion of such rentals received from such reletting during any month which is applied to the payment of rental
hereunder be less than the rent payable hereunder during that month by Tenant, then Tenant shall pay such deficiency to Landlord within ten (10) days in order to receive Landlord-s rent demand, and such deficiency shall be calculated and paid
monthly. Tenant shall also pay Landlord, as soon as ascertained and upon demand, all reasonable costs and expenses incurred by Landlord in connection with such reletting and in making any such alterations and repairs which are not covered in the
rentals received form such reletting. Notwithstanding any reletting without termination by Landlord because of Tenant’s default, Landlord may at anytime after such reletting elect to terminate this Lease because of such default. 

  

					
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 16.6 Landlord’s Right to Cure Tenant’s Defaults. Landlord may at any time after
Tenant commits an act of default upon ten (10) days notice, or a shorter period If additional damage may result, cure the act of default of the account and at the expense of Tenant. If Landlord at any time, by reason of an act of default, is
compelled to pay, or elects to pay, any sum of money or to do any act that will incur the payment of any sum of money, or is compelled to incur any expense, including reasonable attorneys’ fees in instituting, prosecuting or defending any
actions or proceedings to enforce Landlord’s rights under this Lease, the sums or sums paid by Landlord (together with interest accruing until paid at the maximum legal rate of interest allowed by the then usury laws as such law change from
time to time), costs and damages shall be deemed to be additional rental under this Lease and shall be due from Tenant to Landlord immediately upon receipt of written demand. 

16.7 Non-waiver. Nothing contained in this Section shall constitute a waiver of Landlord’s right to recover damages by reason of
Landlord’s efforts to mitigate damages to it caused by Tenant’s default; nor shall anything in this Section 16 adversely affect Landlord’s right as provided in this Lease, to indemnification against liability for damage to
persons or property occurring prior to termination of this Lease. 
 16.8 “Rent” Defined. The term “rent” and
“rental” as used herein and elsewhere in this Lease shall be deemed to be and mean the minimum monthly rent, all additional rents, rental adjustments, late fees and any and all other sums, however designated, required to be paid by Tenant
hereunder, whether payable to Landlord or third parties. 
 16.9 Late Charges; Interest 

(a) Late Charges. Tenant hereby acknowledges that rent is due in advance on the first day of each month and late on the fifth day of
each month and that late payment by Tenant to Landlord of rental will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to,
processing and accounting charges, personnel costs, and late charges which may be imposed on Landlord by the terms of any mortgage or trust deed covering the Premises. Accordingly, if any installment of rent or any other sum due from Tenant shall
not be received by Landlord within thirty (30) days of being due more than two times per year, Tenant shall pay to Landlord a late change equal to 5% of such overdue amount. The parties hereby agree that such late charge represents a fair and
reasonable estimate of the cost Landlord will incur by reason of late payment by Tenant. Acceptance of such late change by Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue amount, nor prevent
Landlord from exercising any of the other rights and remedies granted hereunder. 
 (b) Interest. In addition to the late charges
provided in Section 16.9(a), any rental due hereunder not paid when due as provided in this Lease shall bear interest from the date due at the maximum legal rate of interest allowed by the then usury laws from time to time until paid. 

 

	SECTION 17.	Lease Subject to Subordination. 

 This Lease is and shall be prior to any encumbrance now
of record and any encumbrance recorded after the date of this Lease affecting all or any part of the project. “Encumbrance” is a deed of trust, mortgage, or other security device, and the note or other obligation secured by it. 

If, however, a lender requires that this Lease be subordinate to any such encumbrance, this Lease shall be subordinate to that encumbrance, if
Landlord first obtains form the lender a written agreement that provides that so long as Tenant performs its obligations under this Lease, no foreclosure of, deed given in lieu of foreclosure of, or sale under the encumbrance, and no steps or
procedures taken under the encumbrance, shall affect Tenant’s rights under this Lease. 
 In addition, this Lease shall be subordinate
to any future Declaration of Covenants, Conditions, and Restrictions affecting all or part of the project, and Tenant will subordinate its rights under this Lease to any lender of Landlord, provided that as long as Tenant performs its obligation
under this Lease, Tenant shall be entitled to retain its possession under this Lease. 
 Tenant shall attorn to any purchaser at any
foreclosure sale, to any grantee or transferee of any deed given in lieu of foreclosure, or any successor of Landlord. 
 Tenant shall
execute all instruments and documents required to accomplish the purposes of this Section. 
  

	SECTION 18.	Notices. 

 Any notice, demand, request, consent, approval, or communication that either
party desires or is required to give to the other patty (“Notices”) to be given under the Lease shall be in writing and may be given by personal delivery, express courier (such as Federal Express), telecopy, and prepaid certified or
registered mail with return receipt requested. Notices shall be deemed to have been given and received on the earlier of actual receipt, refusal to accept delivery, or three (3) business days after the day of deposit into prepaid registered or
certified U.S. mail. Notices shall be given and/or addressed to the respective parties at the address set forth in Paragraph 12 of the Fundamental Lease Provisions. Either party may change its address by notifying the other party of the change of
address in the manner as provided in this Section. 
  

	SECTION 19.	Waiver. 

 No delay or omission in the exercise of any right or remedy of Landlord or
Tenant on any default by other shall impair such a right or remedy or be construed as a waiver. 
 The receipt and acceptance by Landlord of
delinquent rent shall not constitute a waiver of any default; it shall constitute only a waiver of timely payment for the particular rent payment involved. 

No act or conduct of Landlord, including, without limitation, the acceptance of keys to the Premises, shall constitute an acceptance of the
surrender of the Premises by Tenant before the expiration of the term. 
 Landlord’s consent to or approval of any act by Tenant
requiring Landlord’s consent or approval shall not be deemed to waiver or render unnecessary Landlord’s consent to or approval of any subsequent similar act by Tenant. 

Any waiver by Landlord of any default must be in writing and shall not be a waiver of any other default concerning the same or any other
provisions of the Lease. 

  

					
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	SECTION 20.	Sale or Transfer of Premises. 

 If Landlord sells or transfers all or any portion of the
project of which the Premises are a part, Landlord, on consummation of the sale or transfer, shall be released from any liability thereafter accruing under this Lease, provided transferee, in writing, assumes all Landlord’s obligations
hereunder. If any security deposit or prepaid rent has been paid by Tenant, Landlord shall transfer the security deposit or prepaid rent to Landlord’s successor and on such transfer Landlord shall be discharged form any further liability in
reference to the security deposit or prepaid rent. 
  

	SECTION 21.	Attorneys’ Fees. 

 In the event of a dispute between the parties arising out of or
in connection with this Lease, whether or not such dispute results in litigation, the prevailing party (whether resulting form settlement before or after litigation is commenced shall be entitled to have and recover from the losing party reasonable
attorneys’ fees and costs of suit incurred by the prevailing party. 
 If either party becomes a party to any litigation concerning
this Lease, the Premises, and/or the project, solely by reason of the acts or omissions of the other party or its authorized representatives, the party that causes the other party to become involved in any litigation shall be liable to that party
for reasonable attorneys’ fees and costs incurred by it in the litigation. 
 Any amounts owing by Tenant to Landlord under this
Section 21 shall be “rent” within the meaning of Section 16.8. 
  

	SECTION 22.	Surrender of Premises; Holding Over. 

 22.1 Surrender of Premises. On expiration
or termination of the term, as the case may be, Tenant shall surrender to Landlord the Premises in the same condition as existed at the commencement of this Lease (except for ordinary wear and tear, condemnation and casualty), and will have the
right to remove only unattached equipment, furniture, merchandise, and trade fixtures that Tenant installed in the premises (except, trade fixtures shall not include lighting fixtures and floor covering); however, Landlord may not require Tenant to
remove and/or restore the Premises to their original condition for tenant improvements that Landlord had previously approved and exempted from the restoration requirement. Except, Landlord shall have the election exercisable by giving Tenant written
notice no later than three (3) months prior to the end of the term to require Tenant to restore all or any part of the Premises to the same condition as originally received by Tenant (except for ordinary wear and tear, condemnation and
casualty), in which event Tenant shall do so on or before expiration or termination of the term. Tenant shall perform all restoration made necessary by the removal of any item as allowed or required by this Section 

If Tenant fails to surrender the Premises to Landlord on the date as required herein, Tenant shall indemnify and hold Landlord harmless from
all damages resulting from Tenant’s failure to surrender the Premises, including, without limitation, claims made by a succeeding Tenant resulting from Tenant’s failure to surrender the Premises. 

22.2 Holding Over. If Tenant, with Landlord’s consent, remains in possession of the Premises after expiration or termination of
the term, or after the date in any notice give by Landlord to Tenant terminating this Lease, such possession by Tenant shall be deemed to be a month-to-month tenancy. The minimum monthly rental shall be paid at a rate which is 150% of the rent if
effect immediately preceding the expiration or termination of the Lease. 
  

	SECTION 23.	Miscellaneous Provisions. 

 23.1 Time of Essence. This is of the essence of each
provision of this Lease. 
 23.2 Consent of Parties. Whenever consent or approval of either party is required, that party shall not
unreasonably withhold or delay in giving such consent or approval. 
 23.3 Exhibits. All exhibits referred to in this Lease are
attached to it and incorporated by reference. 
 23.4 Successors. This Lease shall be binding on and inure to the benefit of the
parties and their successors, subject to the provision of Section 15. 
 23.5 Rent Payable in U.S. Money. Rent must be paid in
lawful money of the United States of America. 
 23.6 Status of Parties on Termination of Lease. Except as provided in
Section 16, if a party elects to terminate this Lease, on the date the Lease terminates the parties shall be released from further liabilities and obligations (but not as to existing defaults) and Landlord shall return to Tenant any prepaid but
unearned rent, as long as Tenant is not in default on the date the Lease terminates. 
 23.7 interpretation of Lease. 

(a) California Law. This Lease shall be construed and interpreted in accordance with the laws of the State of California. 

(b) Integrated Agreement Modification. This Lease contains all the agreements of the parties and cannot be amended or modified except
by written agreement. 
 (c) Provisions Are Covenants and Conditions. All provisions, whether covenants or conditions, on the part of
Tenant shall be deemed to be both covenants and conditions 
 (d) Use of Definitions. The definitions in this Lease shall be used to
interpret this Lease. 
 (e) Definitions. As used In this Lease, the following words and phrases shall have the following meanings
unless otherwise specifically provided to the contrary: 
 Alterations - all additions or changes to, or modifications of the
Premises made by and/or on behalf of Tenant during the term, including, without limitation, fixtures, but excluding “Tenants Trade Fixtures” and “Tenants Improvements” as defined here. 

  

					
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 Authorized Representatives - any officer agent, employee, or independent contractor
retained or employed by either party, acting within authority given him by that party. 
 Good Condition - the good physical
condition of the Premises and each portion of the Premises. “In good condition” means first-class, neat, clean, and broom-clean, and is equivalent to similar phrases referring to physical adequacy in appearance and for use. 

Hold Harmless - To defend and indemnify from all liability, losses, penalties, damages, costs, expenses (including, without limitation,
attorneys’ fees), causes of action, claims, or judgments arising out of or related to any damage, to any person or property. 

Laws - all judicial decisions, statutes, constitutions, ordinances, resolutions, regulations, rules, administrative orders, and other
requirements of all municipal, county, state, federal, and other governmental agencies and authorities having jurisdiction over the parties or the Premises, or both, in effect either at the time of execution of the Lease or at any time during the
term, including, without limitation, the regulations or orders of quasi-official entities or bodies (e.g., boards, bureaus and public utilities). 

Maintenance - repairs, replacements, repainting and cleaning. 

Person - one or more human beings, legal entities, associations, or other artificial persons, including, without limitation,
partnerships corporations, trusts, estates, associations, and any combination of human beings and legal entities. 
 Provision - any
term, agreement, covenant, condition, clause, qualification, restriction, reservation, or other stipulation in the Lease that defines or otherwise controls, establishes, or limits the performance required or permitted by either party. 

Successor - assignee, transferee, personal representative, heir, or other person or entity succeeding lawfully, and pursuant to the
provisions of this Lease, to the rights or obligations of either party. 
 Tenant’s Improvements - all additions, improvements
to, or modifications of the Premises made by Tenant or made by Landlord on behalf of Tenant, before, at, or near the commencement of the term, and/or during the term, including, without limitation, fixtures (excluding ‘Tenant’s Trade
Fixtures”, as defined here). 
 Tenant’s Trade Fixtures - all property installed in or on the Premises by Tenant for the
purpose of trade, manufacture, ornament, or related use 
 (f) Captions. The captions of this Lease shall have no effect on its
interpretation. 
 (g) Singular and Plural. When required by the context of this Lease, the singular shall include the plural. 

(h) Joint and Several Obligations. “Party” shall mean Landlord or Tenant: and if more than one person or entity is Landlord
or Tenant, the obligations imposed on that party shall be joint and several. 
 (i) Severability. The unenforceability, invalidity,
or illegality of any provision shall not render the other provisions unenforceable, invalid, or illegal. 
 23.8 Limitation of
Landlord’s Liability. 
 If Landlord is in default of this Lease, and as a consequence Tenant recovers a money judgment against
Landlord, the judgment shall be satisfied only out of the proceeds of sale received on execution of the judgment and levy against the right, title, and interest of Landlord in the project, and out of rent or other income from the project receivable
by Landlord or out of the consideration received by Landlord from the sale or other disposition of all or any part of Landlord’s right, title and interest in the project. 

23.9 Landlord’s Financing. Landlord may, from time to time, desire to finance or refinance all or part of the project, Approval of
the provisions of this Lease may be required by any financial institution that may do such financing or refinancing. If any financial institution should require, as a condition to any such financing or refinancing, any modification of the provisions
of this Lease, and if Tenant should refuse to approve and execute any modifications so required, Landlord shall have the right, by notice to Tenant, to terminate this Lease, provided, however, no such requested modification may change the size,
dimensions, or location of the Premises, increase the rent payable hereunder, or materially change any other obligations of Tenant under this Lease. 

23.10 Rules and Regulations. The rules and regulations attached to this Lease as Exhibit “C” are made a part of this Lease
and Tenant shall comply with them, Landlord shall have the right from time to time to promulgate new and additional rules and regulations, and amendments thereto for the operation, safety, care, cleanliness of the Premises, the project, all common
areas, and/or for the preservation of good order. Upon delivery of a copy of such new and additional rules and regulations, and/or amendments to Tenant, Tenant shall comply with the rules and regulations, and a violation of any of them shall
constitute a default by Tenant under this Lease. If there is a conflict between the rules and regulations and any of the provisions of this Lease, the provisions of this Lease shall prevail. 

23.11 Real Estate Brokers; Finders. Landlord and Tenant represent that they have not had dealings with any real estate broker, finder,
or other person, with respect to this Lease in any manner, except the person or entity named in Paragraph 13 of the Fundamental Lease Provisions. Each party shall hold the other harmless from all damages resulting from any claims that may be
asserted against them by any broker, finder, or other person, with whom Tenant or Landlord has or purportedly had dealt with. Tenant shall pay any commissions or fees that are payable to anyone other than the person or entitle named in Paragraph 13
of the fundamental Lease Provisions. 
 23.12 Force Majeure. In the event that either party hereto shall be delayed or hindered in or
prevented from the performance of any act required as a result of causes beyond such party’s reasonable control, such as, without limitation, strikes, lockouts, labor troubles, inability to procure materials, failure of power, restrictive
governmental laws or regulations, riots insurrections, wars or other reasons of a like nature, then performance of such act shall be excused for the period of the delay and the period for the performance of any such act shall be extended for a
period equivalent to the period of such delay. The provisions of this Section shall not operate to excuse Tenant from prompt payment of rent. 

23.13 Corporate Warranties by Tenant. If Tenant is a corporation, Tenant represents and warrants to Landlord that; (a) Tenant is a
valid and existing corporation: (b) all things necessary to qualify Tenant to do business in California have been accomplished prior to the date of this Lease; (c) all franchise and other corporate taxes have been paid to the date of this
Lease; (d) all forms, reports, fees an taxes required to be filed or paid by such corporation have been filed or paid: and (e) the individuals executing this Lease have authority to do so. 

  

					
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	SECTION 24.	Option to Extend. 

 Tenant shall have one (1) option to extend the term of this
Lease (“Option”) for an additional five (5) years (“Extended Term”) upon all the same terms and conditions of the Lease. excepting only that Base Rent shall be determined as provided below. The Option to Extend shall be
exercised by Tenants giving notice of such exercise to Landlord not less than six (6) months prior to the expiration of the term then in effect. The minimum monthly rent payable during the Extended Term shall be one hundred percent
(100%) of Fair Market Rent but not less than the rent payable in the last month of the initial term. For purposes hereof “Fair Market Rent” shall mean the effective base rental rates, including periodic adjustments to such base rental
rates, then being received for Premises of similar size and quality to the Premises, located in office buildings in the San Jose area which are similar in size and quality to the Property Lease for terms of approximately five (5) years, and
otherwise subject to Leases containing substantially similar terms as though contained in this Lease. Notwithstanding the foregoing, (a) “Fair Market Rent” shall not include any rental value attributable to improvements, alterations,
fixtures, equipment, and personal property installed in the Premises at Tenant’s expense, and (b) in no event shall the effective minimum monthly rent payable during the Extended Term be less than the minimum monthly rent payable during
the last month or the initial term. No more than five (5) months nor less than three (3) months prior to the commencement of the Extended Term, Landlord and Tenant shall meet and attempt in good faith to determine and mutually agree upon
the minimum monthly rent to be paid during the Extended Term pursuant to the provisions of this paragraph. If, sixty (60) days prior to the commencement of the Extended Term, the parties have not reached an agreement, each party shall appoint
an Appraiser (hereinafter defined) prior to the commencement of the Extended Term. For purposes hereof, “Appraiser” means a real estate broker or MAI designated appraiser, in either case with not less than five (5) years of full-time
commercial appraisal or brokerage experience in the San Jose area and with no prior business dealings with the party appointing such Appraiser. If either party fails to timely appoint an Appraiser, the sole Appraiser appointed shall determine the
minimum monthly rent to be charged during the Extended Term, based on the criteria described above. If two (2) Appraisers are appointed, they shall immediately meet and attempt to agree upon such minimum monthly rent. If they are unable to do
so within fifteen (15) days after their first meeting, they shall jointly appoint a third Appraiser and the third Appraiser shall make such determination within ten (10) days of his/her appointment. If the two (2) Appraisers are
unable to agree upon such third Appraiser, ether party may petition the Presiding Judge of the Superior Court of the County of Santa Clara to appoint such third Appraiser. The determination of minimum monthly rent as provided herein shall be binding
upon the parties hereto. Promptly upon such determination, the parties shall execute an amendment specifying the minimum monthly rent payable during the Extended Term. For the purposes hereof, “Adjustment Date” means the date which is the
first anniversary of the commencement of the Extended Term, and each subsequent anniversary of such date during the Extended Term. On each Adjustment Date, the minimum monthly rent payable for the twelve (12) calendar months following such
Adjustment Date shall be determined as follows: take the minimum monthly rent in effect immediately prior to such Adjustment Date and multiply it by a fraction, the numerator of which is the CPI Index (hereinafter defined) published for the calendar
month which commenced three (3) months prior to such Adjustment Date and the denominator of which is the CPI Index published for that same calendar month one year earlier. Notwithstanding the foregoing, In no event shall the minimum monthly
rent in effect after any adjustment be less than three percent (3%) nor more than six percent (6%) greater than the minimum monthly in effect immediately prior to such Adjustment. As used herein, ACPI Index@ means the United States
Department of Labor’s Bureau of Labor Statistic’s Consumer Price Index, Urban Wage Earners and Clerical Workers, all items, Published for the San Francisco - Oakland - San Jose Area (1982 - 84 = 100) or the successor to such index. if such
index is discounted entirely, Landlord and Tenant shall agree to another mutually acceptable index used to track changes in the cost of living in the San Francisco Bay Area. 
  

	SECTION 25.	Ownership Disclosure. 

 Tenant acknowledges and understands that the persons or entities
comprising the ownership of Landlord Include licensed real estate brokers and/or agents or salespersons. 
  

	SECTION 26.	Tenant Improvement Allowance. 

 Subject to Section 8, above, after Lease
Commencement, Tenant intends to construct as yet undetermined renovations to the Premises. Landlord shall provide Tenant a tenant improvement allowance up to a maximum of $10.00 per rentable square foot. The first $3.00 per rentable square foot of
said allowance shall be at no cost to Tenant. After completion of construction, the remaining amount due from Tenant for said tenant improvements shall be fully amortized over the remaining base term of the Lease, together with 8% interest per
annum. Any desired construction work in excess of $10.00 per rentable square foot shall be paid solely by Tenant. Tenant intends to begin such construction within three to six months from Commencement Date and shall first obtain Landlord’s
reasonable approval of such work as required by the terms of Section 8, above. 
  

	SECTION 27.	Termination Option. 

 Tenant shall have the right to cancel this Lease effective
March 9, 2009 by providing Landlord at least nine (9) months prior written notice and simultaneous payment of a termination premium equivalent to the sum of the unamortized portion of the Tenant Improvement Allowance described in
Section 26, above, the unamortized portion of the Tenant Improvement Allowance utilized by Tenant, the unamortized portion of the reduced rent (i.e, the difference between $.80 and $1.25 in the first year), and the unamortized portion of the
leasing commission as of the effective termination date (assuming an amortization period lasting the full Lease term and an interest factor of 6% per annum). Tenant shall also pay a one-time termination fee of One Hundred Thirty Thousand
Dollars ($130,000.00). 
 EXECUTED on the date stated in the Fundamental Lease Provisions. 

 

									
	LANDLORD:	 		 	TENANT:
	SHAMROCK MIDDLEFIELD, LLC,	 		 	ADTRAN, INC.,
	a California Limited Liability Company	 		 	a Alabama corporation
					
	By:	 	 /s/
	 		 	By:	 	 /s/

					
	Its:	 	 Manager
	 		 	Its:	 	 Real Estate and Facilities Manager

					
	Date:	 	 4/25/06
	 		 	Date:	 	 March 9, 2006

  

					
		  	-14-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 EXHIBIT “A” 

FUNDAMENTAL LEASE PROVISIONS 

448 EAST MIDDLEFIELD ROAD, MOUNTAIN VIEW, CALIFORNIA 

This Lease is made and entered into by Landlord and Tenant named herein who agree as follows: 

 

									
	 	    	 	 	 	 	Section	 
	1.	    	Date of Lease: March 9, 2006	 			
				
	2.	    	Landlord:	 	SHAMROCK MIDDLEFIELD, LLC, a California Limited Liability Company	 			
				
	3.	    	Tenant:	 	ADTRAN, INC., a Alabama corporation	 			
			
	4.	    	Premises:	 	 	1.1	  
				
		    	(a)	 	Address: 448 East Middlefield Road, Mountain View, California	 			
				
		    	(b)	 	Approximately 13,400 rentable square feet (“gross floor area located in the premises”).	 			
			
	5.	    	Term	 			
				
		    	(a)	 	Duration: Sixty (60) Months	 	 	2.0	  
		
	(b) Commencement Date: The lease shall commence upon completion of work to install (1) 100A 3phase 120/208v panel that will give Tenant 240 amps of single phase power (80amps of 120v power / per phase)	 			
			
		    	to the lab room next to the break room, however, no later than April 1, 2006.	 			
				
		    	(c)	 	Expiration Date: Sixty (60) months thereafter, on March TBD, 2011.	 			
			
	6.	    	Rental	 			
				
		    	(a)	 	Minimum Monthly Rental:	 	 	3.1	  

  

					
	 Months
	  	Rent/SF/Mo/NNN	 
	 01-12
	  	$	0.80	  
	 13-24
	  	$	1.35	  
	 25-36
	  	$	1.45	  
	 37-48
	  	$	1.55	  
	 49-60
	  	$	1.70	  

  

							
	(b)	  	Rental Commencement Date: March TBD, 2006	  			
			
	(c)	  	Prepaid Rent: $10,720.00 to be applied to the first month that rent is payable	  	 	3.1	  
			
	(d)	  	First Monthly Tax Payment: $1,648.04	  	 	3.2	  
			
	(e)	  	First Monthly Common Area Payment: $1,776.70	  	 	3.3	  
			
	(f)	  	Security Deposit: $22.780.00	  	 	3.4	  

  

					
		  	-1-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

											
	7.	    	Permitted Use: Days and Hours of Operation:	  			
				
		    	(a)	    	Permitted Use: General office and related legal uses. 	  	 	4.1	  
				
		    	(b)	    	Days and Hours of Operation: 24 hours a day, 7 days a week as required by Tenant	  			
			
	8.	    	Tenant’s Trade Name: ADTRAN, INC.	  			
			
	9.	    	Insurance:	  	 	11.0	  
				
		    	(a)	    	Hazard Insurance on Tenant’s merchandise, improvements and fixtures.	  			
		    		    	Limits $ 100% of replacement value	  	 	11.1(a)	  
			
	(b)	    	Third Party Liability Insurance	  	 	11.1(b)	  
		    	Limits per Person $2.000.000.00	  			
		    	Limits per Occurrence $ 2,000,000.00	  			
		    	Limits for Property Damage $ 1,000.000.00	  			
		    	Combined Single Limit $ 2,000,000.00	  			
			
	(c)	    	Plate Glass Insurance Required	  	 	11.1(c)	  
			
	(d)	    	Sprinkler Leakage Insurance	  	 	11.1(d)	  
		    	Limits 100% of Replacement Cost	  			
		    	Objects Insured: All trade fixtures, FF&E	  			
			
	(e)	    	Boiler broad form and/or machinery breakdown insurance	  			
		    	Limit: $1.000.000.00	  	 	11.1(e)	  
		
	10. Renewal Option: One (1) five (5) year renewal term shall be available, with a rent in an amount equal to one-hundred percent (100%) of the then existing fair market rent. In no event shall the
rent during the option period be less than the rent payable in the last month of the initial term. There will be a rent increases during the renewal term in a minimum amount of three percent (3%) and a maximum amount of six percent
(6%) every twelve (12) months as set forth in Section 24 of the Lease.	  			
			
	11.	    	Address for Notice:	  			
					
		    	(a)	    	Landlord:	    	c/o Bret R. Sisney, Devcon Construction Incorporated, 690	  			
		    		    		    	Gibraltar Drive, Milpitas, CA 95035	  			
					
		    	(b)	    	Tenant:	    	To Premises	  			
		    		    		    	With a copy to:	  			
		    		    		    	Adtran, Inc.	  			
		    		    		    	c/o Roger Yanko	  			
		    		    		    	901 Explorer Blvd.	  			
		    		    		    	Huntsville, AL 35806	  			
				
	12.	    	Real Estate Brokers:	    	CPS/George Reilly - Landlord	  			
		    		    		    	Cresa Partners/Fletcher Baker - Tenant	  			
					
	13.	    	Exhibits:	    		    		  			
		    	A -	    	Fundamental Lease Provisions	  			
		    	B -	    	Notice of Lease Term Dates	  			
		    	C -	    	Rules and Regulations	  			
		    	D -	    	Estoppel Certificate	  			

  

					
		  	-2-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 Each reference in the Lease to any of the Fundamental Lease Provisions shall be construed to
include the provisions set forth above as well as all of the additional terms and provisions of the applicable sections of the Lease where such Fundamental Lease Provisions are more fully set forth. 

The foregoing Fundamental Lease Provisions are hereby approved. 
  

									
		 	 For Landlord:
	 		 		 	 For Tenant:

			
	SHAMROCK MIDDLEFIELD, LLC,	 		 	ADTRAN, INC.,
	a California Limited Liability Company	 		 	a Alabama corporation
					
	By:	 	 /s/
	 		 	By:	 	
/s/                    
                                         
                  3/9/06

					
	Its:	 	 Manager
	 		 	Its:	 	 Real Estate and Facilities Manager

					
		 	4/25/06	 		 		 	

  

					
		  	-3-	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 EXHIBIT B 

NOTICE OF LEASE TERM DATES 
  

	To:	ADTRAN, INC. 

 901 Explorer Blvd. 

Huntsville, AL 35806 

ATTN: Roger Yanko 
  

	Re:	Office Lease dated March     , 2006, for ADTRAN, INC., a                      corporation (the
“Tenant”) concerning the office building located at 448 East Middlefield Road, Mountain View, California. 

 In accordance
with the Office Lease (the “Lease”), we wish to advise you and/or confirm as follows: 
  

	1.	The Premises are available and the Term shall commence on or has commenced on March     , 2006 (the “Commencement Date”) for a term of sixty (60) months ending on
            , 2006 (the “Expiration Date”). 

  

	2.	Rent will commence to accrue on March     , 2006, with the initial monthly Base Rent in the amount of $10,720. 

 

	3.	If the Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full amount of
the monthly installment as provided for in the Lease. 

  

	4.	Your rent checks should be made payable to Shamrock Middlefield, LLC and delivered to CPS, 475 El Camino Real, Santa Clara, California, 95050, Attention: George Reilly. 

 

			
	Landlord:
	
	 Shamrock Middlefield, LLC,
 a
Limited Liability Company

		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  

			
	 Agreed to and Accepted by the Tenant

as of             , 2006.

	
	ADTRAN, INC.,
	A                      corporation
		
	By:	 	  

	Name:	 	  

	Title:	 	  

  

					
		  		  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 EXHIBIT C 

RULES AND REGULATIONS 
 448
East Middlefield Road 
 Mountain View, California 
  

	Dated:	March 9, 2006 

  

	By and between:	SHAMROCK MIDDLEFIELD, LLC, a California Limited Liability Company (“Landlord”) and ADTRAN, INC., a Alabama corporation (“Tenant”). 

GENERAL RULES 
  

	1.	Lessee shall not suffer or permit the obstruction of any Common Areas, including driveways, walkways and stairways. 

  

	2.	Lessor reserves the right to refuse access to any persons Lessor in good faith judges to be a threat to the safety, reputation, or property of the Office Building Project and its occupants. 

 

	3.	Lessee shall not make or permit any noise or odors that annoy or interfere with other lessees or persons having business within the Office Building Project 

 

	4.	Lessee shall not keep animals or birds within the Office Building Project, and shall not bring bicycles, motorcycles or other vehicles into areas not designated as authorized for same. 

 

	5.	Lessee shall not make, suffer or permit litter except in appropriate receptacles for that purpose. 

  

	6.	Lessee shall not alter any lock or install new or additional locks or bolts; however, Landlord acknowledges and agrees that Lessee may install a proprietary access security system at the Premises. 

 

	7.	Lessee shall be responsible for the inappropriate use of any toilet rooms, plumbing or other utilities by its employees, invitees, or agents. No foreign substances of any kind are to be inserted therein.

  

	8.	Lessee shall not deface the walls, partitions or other surfaces of the premises or Office Building Project. 

  

	9.	Lessee shall not suffer or permit any thing in or around the Premises or Building that causes excessive vibration or floor loading in any part of the Office Building Project. 

 

	10.	Furniture, significant freight and equipment shall be moved into or out of the building only with the Lessors knowledge and consent, and subject to such reasonable limitations, techniques and timing, as may be
designated by Lessor. Lessee shall be responsible for any damage to the Office Building Project arising from any such activity. 

  

	11.	Lessee shall not employ any service or contractor for services or work to be performed in the Building, except as approved by Lessor where such consent shall not be unreasonably withheld, conditioned, or delayed.

  

	12.	Lessee shall return all keys at the termination of its tenancy and shall be responsible for the cost of replacing any keys that are lost. 

 

	13.	No window coverings, shades or awnings shall be installed or used by Lessee without approval of Landlord. 

  

	14.	No Lessee, employee or invitee shall go upon the roof of the Building/Premises, unless such action is for maintenance, improvements or other activities as required and/or permitted in accordance with the terms of the
Lease. 

  

	15.	Lessee shall not suffer or permit smoking or carrying of lighted cigars or cigarettes is areas reasonably designated by Lessor or by applicable governmental agencies as non-smoking areas. 

 

	16.	Other than soda, sandwich and/or snack machines at its employee break room(s), Lessee shall not install, maintain or operate any vending machines upon the Premises without Lessors written consent which consent shall not
be unreasonably withheld or conditioned. 

  

					
		  	1	  	LANDLORD’S INITIALS             
			
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	17.	Except for the use of coffee-makers, microwaves, toasters, and similar small appliances typically used at employee breakrooms and kitchenettes, the Premises shall not be used for lodging or manufacturing, cooking or
food preparation. 

  

	18.	Lessee shall comply with all safety, fire protection and evacuation regulations established by Lessor or any applicable governmental agency. 

 

	19.	Lessor reserves the right to waive any one of these rules or regulations, and/or as to any particular Lessee, and any such waiver shall not constitute a waiver of any other rule or regulation or any subsequent
application thereof to such Lessee. 

  

	20.	Lessee assumes all risks from theft or vandalism and agrees to keep its Premises locked as may be required. 

  

	21.	Lessor reserves the right to make such other reasonable rules and regulations as it may from time to time deem necessary for the appropriate operation and safety of the Office Building Project and its occupants. Lessee
agrees to abide by these and such rules and regulations. 

 PARKING RULES 

 

	1.	Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles herein called “Permitted Size Vehicles”. Vehicles other than Permitted Size Vehicles are herein referred
to as “Oversized Vehicles”. 

  

	2.	Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than
those designated by Lessor for such activities. 

  

	3.	Parking stickers or identification devices shall be the property of Lessor and be returned to Lessor by the holder thereof upon termination of the holder’s parking privileges. Lessee will pay such replacement
charge as is reasonably established by Lessor for the loss of such devices. 

  

	4.	Lessor reserves the right to refuse the sale of monthly identification devices to any person or entity that willfully refuses to comply with the applicable rules, regulations, laws and/or agreements. 

 

	5.	Users of the parking area will obey all posted signs and park only in the areas designated for vehicle parking. 

  

	6.	Unless otherwise instructed, every person using the parking area is required to park and lock his own vehicle. Lessor will not be responsible for any damage to vehicles, injury to persons or loss of property, all of
which risks are assumed by the party using the parking area. 

  

	7.	The maintenance, washing, waxing or cleaning of vehicles in the parking structure or Common Areas is prohibited. 

  

	8.	Lessee shall be responsible for seeing that all of its employees, agents and invitees comply with the applicable parking rules, regulations, laws and agreements. 

 

	9.	Lessor reserves the right to modify these rules and/or adopt such other reasonable and non-discriminatory rules and regulations as it may deem necessary for the proper operation of the parking area. 

 

	10.	Such parking use as is herein provided is intended merely as a license only and no bailment is intended or shall be created hereby. 

  

					
		  		  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 EXHIBIT D 

ESTOPPEL CERTIFICATE 
  

	To:	Shamrock Middlefield, LLC 

 c/o Devcon Construction 

690 Gibraltar Drive 

Milpitas, California 95035 

Attention: Bret Sisney 

ADTRAN, INC., a                     
corporation, (the “Tenant”) hereby certifies as follows: 
 1. The undersigned is the Tenant under that certain Office
Lease dated March     , 2006 (the “Lease”), executed by Shamrock Middlefield, LLC, a Limited Liability Company (“the Landlord”) as the Landlord and the undersigned as the Tenant, coveting
the property located at 448 East Middlefield Road, Mountain View, California (the “Premises”). 
 2. Pursuant to the Lease,
the Tenant has leased approximately 13,400 square feet of space (the “Building”) at the Premises, and, as a security deposit, has provided Landlord with the sum of $22,780.00. The term of the Lease commenced on
March     , 2006, and the expiration date of the Lease is March     , 2011. The Tenant has paid rent through             , 20
    . The next rental payment in the amount of $         is due on             , 20     and the Base Rent
increases during the term of the Lease. The Tenant is required to pay all annual operating expenses for the Premises. 
 3. The Lease
provides for an option to extend the term of the Lease for five (5) years. The rental rate for such extension term is as follows: 100% of existing market, and in no event less than the final rent paid in the initial term, with annual increases
of a minimum of three percent (3%) and a maximum of five percent (5%) tied to the CPI. Except as expressly provided in the Lease, and other documents attached hereto, the Tenant does not have any right or option to renew or extend the term
of the Lease, to lease other space at the Premises, nor any preferential right to purchase all or any part of the Premises. 
 4. True,
correct and complete copies of the Lease and all amendments, modifications and supplements thereto are attached hereto and the Lease, as so amended, modified and supplemented, is in full force and effect, and represents the entire agreement between
the Tenant and the Landlord with respect to the Premises. There are no amendments, modifications or supplements to the Lease, whether oral or written, except as follows (include the date of such amendment, modification or supplement):
                                         
   . 
 5. All space and Improvements leased by the Tenant have been completed and furnished in accordance with the provisions
of the Lease and the Tenant has accepted and taken possession of the Premises. 
 6. To the best of Tenant’s actual knowledge, the
Landlord is not in default in the performance of any of the terms and provisions of the Lease. The Tenant is not in default under the Lease and has not assigned, transferred or hypothecated the Lease or any interest therein or subleased all or any
portion of the Premises. 
 7. To the best of Tenant’s actual knowledge, there are no offsets or credits against rentals payable under
the Lease and no free periods or rental concessions have been granted to the Tenant, except as follows:
                                         
   . 

  

					
		  	1	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 8. The Tenant has no actual or constructive knowledge of any processing, use, storage, disposal,
release or treatment of any hazardous or toxic materials or substances on the Premises except as follows: (if none, state “none”):
                                 

This Estoppel Certificate is given to
                     with the understanding that
                     will rely hereon in connection with the conveyance of the Property of which the Premises constitute a part to
                                        .
Following any such conveyance, the Tenant agrees that the Lease shall remain in full force and effect and shall bind and inure to the benefit of the
                     and its successor in interest as if no purchase had occurred. 

DATED:             , 20     

 

			
	The “Tenant”:
	
	 ADTRAN, INC.
 A
                     corporation

		
	By:	 	  

	Name:	 	  

	Title:	 	  

 [ATTACH LEASE AND AMENDMENTS TO THIS CERTIFICATE] 

  

					
		  	2	  	LANDLORD’S INITIALS             
			
		  		  	TENANT’S INITIALS             

 EXTENSION OF LEASE 

This Extension of Lease is made on August 13, 2010, between Shamrock Middlefield, LLC, a California Limited Liability Company (“Lessor”), whose
address is do Devcon Construction 690 Gibraltar Drive, Milpitas, CA 95035, Attic Brat Sisney, and ADTRAN (“Lessee”), whose address is 901 Explorer Boulevard, Huntsville, AL 35806, who agree as follows: 

 

	1.	RECITALS: This Extension of Lease is made with reference to the following facts and objectives: 

  

	 	a.	Lessor and Lessee entered into a written lease dated March 13, 2006, (the “Lease”), in which Lessor leased to Lessee, and Lessee leased from Lessor, premises commonly known 88488 E Middlefield Road,
Mountain View, California, (the Premises”). 

  

	 	b.	The term of the lease expires on March 12, 2011. 

  

	2.	AGREEMENT. The parties desire to amend the lease in several respects. 

  

	 	a.	EXTENSION OF TERM. The term of the lease shall be extended for an additional period of sixty (60) months from and after March 13, 2011, so that the term of the lease shall extend to and including
March 12, 2016, (the “Extended Term”). 

  

	 	b.	MONTHLY RENT. Commencing March 13, 2011 the monthly rent for the Extended Term as provided for in the attached email proposal, Exhibit ‘A1’, shall be $1.50 per square foot triple net with $0.05 annual
Increases beginning in the thirteenth (13th) month of the Extended Term and shall be payable pursuant to the provisions of the Lease. 

  

	 	c.	TENANT FINISH: Landlord shall not be required to provide any tenant improvements as an incentive to the Extension of Lease. 

  

	 	d	COMMISSIONS: There are no real estate agents engaged In this Extension of Lease and, therefore, no commissions are due. 

Except as set forth in this Extension of Lease, all the provisions of the Lease shall remain unchanged and in full force and effect. 

 

									
	Dated:	 	 8/23/10
	 		 	Dated:	 	 August 20, 2010

					
	Lessor:	 	 Shamrock Middlefield, LLC
	 		 	Lessee:	 	 ADTRAN, Inc.

					
	By:	 	 /s/
	 		 	By:	 	 /s/ James E. Matthews

					
	By:	 	 Manager
	 		 	By:	 	 James E. Matthews, VP, CFO

 Consult your professional advisors: this document has been prepared for submission to your attorney, tax accountant or
other professional advisor for approval from the standpoint of protection of your interests end rights. No representation or recommendation is made by Cassidy Turley CPS, The Commercial Property Services Company, or its agents or employees as to the
legal sufficiency, legal effect, or tax consequences of this document or the transaction relating thereto. Address these questions to your attorney and/or other professional advisors. 

  
 Page 1 of 1 

 EXHIBIT ‘A-1’ 

From: ROGER YANKO 
 Sent: Monday, August 02, 2010
2:47 PM 
 To: ‘George Reilly’ 

Subject: FW: ADTRAN Lease Extension 448 E. Middlefield Rd, Mt View, Ca 

George, 
 ADTRAN appreciates Shamrock Middlefield Partners’
below offer for a lease extension. ADTRAN has been a tenant at 448 Middlefield Road for about 5 years. As you might recall, we secured the lease in a fast-track manner for a newly acquired company. While the space was not necessarily fit-to-order,
we have been able to make it work and have enjoyed our tenancy there. ADTRAN is currently experiencing some growth and, if feasible, there could be some advantages to extending are current lease. 

However, as I discussed with you last week, ADTRAN has been made aware of a number of other offers and deals in the San Jose office market which could
substantially reduce our rental cost. We understand the current market forces, and also realize that every property and owner has a different set of circumstances 

Therefore, in response to the below offer ADTRAN proposes to extend the lease as follows: 

Lease Extension Term: Five (5) years 
 Lease
Extension Commencement Date: March 13, 2011 (upon expiration of current lease term) 
 Base Rental Date: Year 1: $1.50 nnn prsf 

                  Years 2-5: annual increases of
$0.05 prsf on anniversary dates of Commencement Date 
 Tenant Finish: Landlord shall not be required to provide any tenant improvements as an
incentive to the lease extension. 
 Commissions: I am representing ADTRAN; there are no other real estate agents engaged in this lease extension

 We would appreciate a response to our above counter offer by 8/6/10. If the above is acceptable, please email a lease extension agreement to me for our
review and execution. 
 I am tentatively scheduled to be traveling during the weeks of 8/9/10 and 8/16/10. If we have not executed a lease extension prior
to my travels, I can arrange to meet with you within the next two weeks. 
 Please do not hesitate to contact me if I can be of assistance. 

 Regards, 
 Roger
Yanko 
 Director, Corporate Real Estate and Facility Management 

ADTRAN, Inc. 
 901 Explorer Blvd. 

Huntsville, AL 35806 
 Tele: 256-963-8621 

Fax. 256-963-6869 
 roger.yanko@adtran.com 

 

 
  

 EXHIBIT B 

Floor Plan of Subleased Premises 
  

 

  

					
	ADTRAN Confidential	  	Page 14	  	

 

 
  

 EXHIBIT C 

List of Personal Property 
  

					
	 Quantity
	  	 Item Description
	  	 Notes

	25	  	White boards	  	Various sizes
	5	  	Cork boards	  	There are a couple of hybrid 1/2 white board, 1/2 cork boards in this count
	18	  	Pictures/Artwork	  	Anything remaining on the walls that owner doesn’t want
	1	  	Locked, cased bulletin board	  	
	1	  	PenTab paper easel	  	
	1	  	PenTab whiteboard easel	  	
	6	  	Emergency evacuation map holders	  	
	1	  	Mounted projector screen	  	In Room 107
	63	  	Trash/recycling containers	  	
	1	  	Reception desk	  	
	1	  	Lobby coffee table	  	
	4	  	Lobby chairs	  	
	1	  	Conference table (in conference room off lobby)	  	
	10	  	Conference chairs (in conference room off lobby)	  	
	55	  	Aluminum filing cabinet pedestals from cubicles (2 and 3 drawers)	  	+ / - a couple, there is a lot of junk blocking the cubicles, so difficult to get an accurate count
	17	  	Aluminum 2-drawer filing cabinet laterals from cubicles	  	+ / - a couple, there is a lot of junk blocking the cubicles, so difficult to get an accurate count
	8	  	Round meeting tables	  	
	32	  	Light mauve-colored chairs with wooden frames	  	
	1	  	Rectangular, curved table (approx. 6’ x 3’)	  	
	1	  	Colorful, patterned loveseat	  	
	2	  	Matching lounge chairs to above loveseat	  	
	3	  	4 ft. tall, wooden bookcases	  	
	1	  	Conference room table	  	In Room 107
	20	  	Dark mauve-colored, high-back conference room chairs	  	In Room 107
	3	  	Utility tables (approx. 5’ x 1.5’)	  	
	1	  	4-drawer, aluminum lateral file containing office supplies	  	
	1	  	Paper cutter	  	
	1	  	Library book cart	  	In women’s bathroom shower area
	18	  	Storage shelving units	  	In various locations
	1	  	Wooden, rectangular conference table (approx. 7’ x 4’)	  	
	2	  	Plastic, folding Costco tables (4’ x 2.5’)	  	
	1	  	Workbench with lower shelf, lined with static mat on top surface	  	In lab
	1	  	Furniture dolly	  	
	1	  	Blue static mat	  	Currently location on desktop of cubicle bullpen area

  

					
	ADTRAN Confidential	  	Page 15	  	

 

 
  

 EXHIBIT C 

List of Personal Property 
  

					
	1	  	Janitor closet shelf and all remaining janitorial supplies	  	
	1	  	Box of florescent tube light bulbs	  	
	2	  	White lab benches (approx. 5.5’ x 2.5’)	  	
	1	  	Blue lab bench (approx. 5.5’ x 2.5’)	  	
	1	  	Blue lab bench (approx. 7’ x 3’)	  	
	1	  	Framed stair-ladder on wheels	  	
	3	  	Picnic tables (one with an umbrella)	  	Located outside
	1	  	Kitchen refrigerator	  	
	1	  	Mail standing holder/sorter	  	
	1	  	Small kitchen storage cabinet w/ top drawer	  	
	1	  	First Aid kit	  	

  

					
	ADTRAN Confidential	  	Page 16	  	

 

 
  

 EXHIBIT D 

Copy of Master Landlord’s Signed Consent to this Sublease 

[Attached] 

  

					
	ADTRAN Confidential	  	Page 17	  	

 CONSENT TO SUBLEASE 

Reference is made to that certain lease dated March 9, 2006, as the same was amended per Extension Of Lease on August 13, 2010 (the
“Master Lease”), by and between Shamrock Middlefield, LLC a California Limited Liability Company (the “Landlord”), and ADTRAN, Inc., a Delaware corporation (the “Tenant”), regarding certain premises
consisting of approximately 13445 rentable square feet of the building (the “Building”) located at 448 East Middlefield Road, Mountain View, California (Premises). Capitalized terms used herein and not defined herein shall have the
meanings set forth in the Master Lease. 
 Reference is also made to that certain Sublease (the “Sublease”) of even date
herewith, between Tenant, as sublandlord, and Mobile Iron, Inc., a Delaware corporation, as subtenant (the “Subtenant”), made with respect to Subtenant’s use of the “Subleased Premises,” defined and described in the
Sublease Agreement and subject to the terms thereof. 
 Landlord hereby grants its consent to the Sublease Agreement on the following terms
and conditions as stated in this consent to sublease (this “Consent Agreement”): 
 1. Tenant and Subtenant hereby
represent and warrant that attached hereto as Exhibit A is a true, correct, and complete copy of the Sublease Agreement, and that the Sublease Agreement constitutes the entire agreement of Tenant and Subtenant with respect to the matters
therein described. Tenant and Subtenant agree that the Sublease Agreement will not be modified or amended in any way without the prior written consent of Landlord. Tenant and Subtenant represent and warrant to Landlord that no compensation or
consideration of any kind for the use of the Subleased Premises other than as set forth in the Sublease Agreement has been or will be paid by Subtenant to Tenant in connection with the Sublease. Subtenant has read and understands the terms of the
Master Lease, which is attached to and incorporated in the Sublease Agreement, and agrees that the Sublease Agreement is, in all respects, subject to and subordinate to the Master Lease. 

2. Landlord grants its consent to the use of the Subleased Premises by Subtenant for the uses as allowed by the Master Lease and no other use.
Landlord does not hereby consent to any future expansion of the Subleased Premises by Subtenant or to any extension, renewal, or other extension of the term of the Sublease Agreement, notwithstanding anything in the Sublease Agreement to the
contrary. 
 3. This Consent shall in no way release Tenant from any of its covenants, agreements, liabilities, and duties under the Master
Lease, all of which Tenant agrees it remains responsible for paying or performing, as the case may be, including, without limitation, the payment for all rent and other sums now and/or hereafter becoming payable thereunder. Nothing herein shall be
treated as a waiver or release of Tenant’s obligation to obtain Landlord’s consent to any further or future subletting or assignment. 

4. Subtenant shall pay all amounts due from Subtenant to Tenant pursuant to the Sublease Agreement, in accordance with the terms of the
Sublease Agreement. Landlord acknowledges that Subtenant’s Base Rent under the Sublease Agreement is more than Tenant’s Base Rental rate under the Master Lease and in accordance to Section 15.1 of the Master Lease, Tenant agrees to
remit to Landlord out of the Base Rent payable by Subtenant, fifty percent (50%) of the excess of (a) the base rent paid by Subtenant to Tenant, over (b) the Basic Rent due by Tenant under the Master Lease that is attributable to the
Subleased Premises, after deducting Tenant’s reasonable brokerage commissions, attorney’s fees, and rental concessions. Tenant and Subtenant each hereby acknowledge and agree that, upon notice from Landlord to Subtenant that Tenant is in
default of its obligations to Landlord under the Master Lease, Subtenant shall thereafter pay any monies due under the Sublease Agreement directly to Landlord, and Tenant hereby directs Subtenant to abide by any such direction from Landlord. Under
no circumstances will Subtenant be liable to Landlord for any damages, rent, cost, expenses, or other sums owed by Tenant to Landlord under the Master Lease due to a breach of the Master Lease by Tenant. 

 5. Tenant hereby assigns to Landlord, as security for the timely payment and performance of
Tenant’s obligations under the Master Lease, all Tenant’s rights in the Sublease and all supporting obligations arising out of the Sublease Agreement (collectively, the “Rights”), such Rights being subject to the
provisions of Paragraph 4 above; provided, however, that unless and until there is a Tenant default under the terms of the Master Lease that remains uncured after any applicable notice or cure period, if any (an “Uncured
Default”), Tenant shall be entitled to a revocable license entitling it to exercise the Rights, subject to the provisions of Paragraph 4 above. Tenant represents to Landlord that: (i) Tenant is the sole owner of all the Rights;
(ii) except in favor of Landlord, there have not been and will not be any other grants of security interests in the Rights; and (iii) upon request of Landlord, Tenant shall execute and deliver such financing statements and other documents
as Landlord may reasonably request to (a) evidence, confirm, and perfect the security interests granted hereby, and/or, (b) after an Uncured Default, to exercise any of the Rights and/or realize upon the collateral affected by the security
interests granted hereby. Any breach of the foregoing representations shall be deemed an Uncured Default. Following an Uncured Default, Landlord may collect directly from Subtenant any and all rent due under the Sublease Agreement. The foregoing
shall not obligate Landlord to pay or perform any of Tenant’s obligations arising out of the Sublease Agreement and Landlord shall, in no instance, be liable for any default of Tenant under the Sublease Agreement. 

6. Upon the expiration or earlier termination of the Master Lease, the Sublease Agreement and the term thereby granted shall, at
Landlord’s election, given by written notice to Subtenant, expire and come to an end as of the effective date of such expiration or termination, and Subtenant shall vacate the Subleased Premises on or before such date. In case of the failure of
Subtenant so to vacate, Landlord shall be entitled to all the rights and remedies which are available to a Landlord against a tenant holding over after the expiration of a term, in addition to the rights and remedies which are available to Landlord
pursuant to the Master Lease in the event that Tenant holds over after the expiration of the Master Lease. 
 7. Except to the extent
expressly set forth herein, this Consent Agreement shall not (a) modify, waive, impair, or affect any of the covenants, agreements, terms, provisions, or conditions in the Master Lease; (b) waive any breach thereof, or any rights of
Landlord against any party liable or responsible for the performance thereof; or (c) enlarge or increase Landlord’s obligations under the Master Lease. Notwithstanding the foregoing or anything to the contrary in this Consent Agreement,
the Sublease or the Master Lease, the waiver of subrogation provisions contained in Section 11.2 of the Master Lease shall be deemed a three-party agreement binding among and inuring to the benefit of Tenant, Subtenant and Landlord. 

8. Tenant and Subtenant agree that Landlord is not responsible for the payment of any commission or fees in connection with this transaction
and they each jointly and severally agree to indemnify and hold harmless Landlord from and against any claims, liabilities, losses, or expenses, including reasonable attorneys’ fees, incurred by Landlord in connection with any claims for
commissions or fees by any broker or agent in connection with this transaction. 
 9. Notwithstanding anything in this Consent Agreement to
the contrary, Landlord may directly enforce Subtenant’s obligations under the Sublease Agreement if Subtenant’s failure to perform such obligations causes Tenant to fail to perform its obligations under the Master Lease. At any time
following thirty (30) days’ prior notice to each of Tenant and Subtenant (except in cases of emergency, noncompliance with laws, or health hazards as determined by Landlord, when no notice shall be required), Landlord may (but shall not be
obligated to) cure any default by Subtenant under the Sublease Agreement, and whenever Landlord so elects, all reasonable costs and expenses incurred by Landlord, including reasonable attorneys’ fees, in curing a default shall be paid by Tenant
to Landlord as additional rent, on demand, together with interest thereon, from the date of payment by Landlord to the date of reimbursement by Tenant, at the rate provided in the Master Lease. 

  
 -2- 

 10. Any notice required or permitted to be given under the Sublease Agreement shall also be
delivered to Landlord, in the same manner of the notice to Tenant or Subtenant, as the case may be, addressed as follows: 
 C/o Bret R.
Sisney 
 Devcon Construction Incorporated 

690 Gibraltar Drive, 
 Milpitas,
CA 95035 
 11. This Consent Agreement may not be changed orally, but only by an agreement in writing signed by the party against whom
enforcement of any change is sought. 
 12. Landlord reserves the right provided in the Master Lease to require Tenant to remove any
alterations or improvements to the Premises or the Subleased Premises, whether made by or on behalf of Tenant or Subtenant, except in regards to any such alterations and/or improvements which Landlord has previously exempted from the restoration
requirements of section 22.1 Surrender of Premises of the Master Lease. Notwithstanding anything in the Sublease Agreement to the contrary, any improvements to be made to the Subleased Premises by Subtenant and/or Tenant are not hereby approved and
require separate written approval by Landlord prior to commencement thereof, in accordance with the Master Lease. 
 13. Tenant represents
to Subtenant and Landlord that, to the best knowledge of Tenant, Landlord is not in default of any of its obligations arising under the Master Lease, and, to the greatest extent not prohibited by law, Tenant hereby releases and waives all claims for
any existing Landlord defaults, if any. All covenants of Landlord and Tenant are independent, and all covenants, agreements, terms, provisions, and conditions of the Master Lease are hereby declared to be in full force and effect. In the event of
any conflict between the terms of this Consent Agreement and the Sublease Agreement, the terms of this Consent Agreement shall prevail; provided, however, that as between Tenant and Subtenant only, the terms and provisions of the Sublease shall
govern and control. 
 14. Tenant and Subtenant each represent and warrant to Landlord that this Consent Agreement has been duly
authorized, executed, and delivered by and on behalf of such party and constitutes the valid, enforceable, and binding agreement of such party. 

15. This Consent may be executed in any number of counterparts, each of which shall be an original, but all of which shall constitute one
instrument. 
 16. It is hereby agreed that the indemnification obligations of Tenant under Section 12 of the Master Lease shall also
apply to Subtenant with respect to Subtenant’s use of and occupancy of the Subleased Premises during the term of the Sublease. 

17. It is hereby agreed that the Tenant’s obligations with respect to insurance under Section 11 of the Master Lease shall also
apply to the Subtenant. 
 [signatures on following page] 

[remainder of this page intentionally left blank] 

  
 -3- 

 Being duly authorized, witness our hands and seals as of this 12th day of September, 2013. 

 

					
	TENANT:
	
	ADTRAN, Inc.
		
	By:	 	 /s/ Michael Foliano

		 	Name:	 	Michael Foliano
		 	Title:	 	SVP
	
	SUBTENANT:
	
	Mobile Iron, Inc.
		
	By:	 	 /s/ Jim Buckley

		 	Name:	 	Jim Buckley
		 	Title:	 	CFO
	
	LANDLORD:
	
	Shamrock Middlefield, LLC
		
	By:	 	 /s/ Bret Sisney

		 	Name:	 	Bret Sisney
		 	Title:	 	Manager

  
 -4-

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