Document:

EX-10.9

 Exhibit 10.9 

LEASE 
  

 
 Landlord:

Farley White Kilnbrook Three, LLC 

Tenant:
 Inotek Pharmaceuticals
Corporation 
 Date of Lease: May 11th, 2012 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
		
	 Article I DEMISING CLAUSE AND DEFINED TERMS
	  	 	1	  
	 1.1 Demising Clause
	  	 	1	  
	 1.2 Defined Terms
	  	 	1	  
		
	 Article II PREMISES AND TERM
	  	 	2	  
	 2.1 The Premises
	  	 	2	  
	 2.2 Term
	  	 	3	  
		
	 Article III RENT
	  	 	3	  
	 3.1 Base Rent
	  	 	3	  
	 3.2 Adjustment for Operating Expenses
	  	 	4	  
	 3.3 Tenant’s Electricity
	  	 	6	  
		
	 Article IV CONSTRUCTION
	  	 	6	  
	 4.1 Leasehold Improvements by Landlord
	  	 	6	  
	 4.2 Alterations by Tenant
	  	 	7	  
		
	 Article V LANDLORD’S OBLIGATIONS AND RIGHTS
	  	 	8	  
	 5.1 Services Furnished by Landlord
	  	 	8	  
	 5.2 Repairs and Maintenance
	  	 	9	  
	 5.3 Quiet Enjoyment
	  	 	9	  
	 5.4 Insurance
	  	 	9	  
	 5.5 Access to Premises
	  	 	9	  
	 5.6 Right to Cease Providing Services
	  	 	9	  
	 5.7 Failure to Provide Services and Repairs
	  	 	10	  
		
	 Article VI TENANT’S COVENANTS
	  	 	10	  
	 6.1 Repair and Yield Up
	  	 	10	  
	 6.2 Use
	  	 	10	  
	 6.3 Assignment; Sublease
	  	 	11	  
	 6.4 Indemnity; Assumption of Risk
	  	 	13	  
	 6.5 Tenant’s Insurance
	  	 	14	  
	 6.6 Right of Entry
	  	 	14	  
	 6.7 Payment of Taxes
	  	 	15	  
	 6.8 Environmental Compliance
	  	 	15	  
		
	 Article VII DEFAULT
	  	 	16	  
	 7.1 Events of Default
	  	 	16	  
	 7.2 Damages
	  	 	16	  
		
	 Article VIII CASUALTY AND EMINENT DOMAIN
	  	 	17	  
	 8.1 Termination or Restoration; Rent Adjustment
	  	 	17	  
	 8.2 Eminent Domain Damages
	  	 	19	  
	 8.3 Temporary Taking
	  	 	19	  

  
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	 Article IX RIGHTS OF PARTIES HOLDING PRIOR INTERESTS
		 	19	  
	 9.1 Lease Subordinate - Superior
		 	19	  
	 9.2 Rights of Mortgagee to Cure
		 	20	  
		
	 Article X MISCELLANEOUS
		 	21	  
	 10.1 Representations by Tenant
		 	21	  
	 10.2 Notices
		 	21	  
	 10.3 No Waiver or Oral Modification
		 	21	  
	 10.4 Partial Invalidity
		 	21	  
	 10.5 Certain Landlord Remedies
		 	21	  
	 10.6 Tenant’s Estoppel Certificate
		 	22	  
	 10.7 Waiver of Subrogation
		 	22	  
	 10.8 All Agreements; No Representations
		 	22	  
	 10.9 Brokerage
		 	22	  
	 10.10 Successors and Assigns
		 	22	  
	 10.11 Construction of Document
		 	23	  
	 10.12 Disputes Provisions
		 	23	  
	 10.13 Surrender
		 	23	  
	 10.14 Holdover
		 	23	  
	 10.15 Late Payment
		 	23	  
	 10.16 Force Majeure
		 	24	  
	 10.17 Limitation On Liability
		 	24	  
	 10.18 Submission Not An Option
		 	24	  
	 10.19 Security Deposit
		 	24	  
	 10.20 Evidence of Authority
		 	25	  
	 10.21 Relocation
		 	25	  
	 10.22 Notice of Lease
		 	25	  
	 10.23 Option to Extend
		 	25	  

 EXHIBITS 
 There are attached
hereto and incorporated as a part of this Lease: 
 EXHIBIT A - Premises 

EXHIBIT B - List of Cleaning Services 

EXHIBIT C - intentionally omitted 

  
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 ARTICLE I DEMISING CLAUSE AND DEFINED TERMS 

1.1 Demising Clause. This lease (the “Lease”) is made and entered into by and between the Landlord and the Tenant, as defined below, as of
the Date of Lease. In consideration of the mutual covenants made herein, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises as defined below, on ail of the terms and conditions set forth herein. 

1.2 Defined Terms. The terms listed below shall have the following meanings throughout this Lease: 

(a) “LANDLORD”: Farley White Kilnbrook Three, LLC 
  

			
	(b) “LANDLORD’S ADDRESS”:		c/o Farley White Management Company
			155 Federal Street, 18th Floor, Boston, MA 02110

 (c) “TENANT”: Inotek Pharmaceuticals Corporation, a Delaware corporation. 

(d) “TENANT’S ADDRESS”: 33 Hayden Avenue, 2nd Floor, Lexington, MA 02421 

(e) “BUILDING”: The 77,966 RSF building known as Kiln Brook 111 located at 131 Hartwell Avenue in Lexington, MA. 

(f) “PROPERTY”: The Building and the legal parcel (the “Lot”) on which it is situated. 

(g) “PREMISES”: A portion of the 1st Floor of the Building as shown on Exhibit A. 

(h) “RENTABLE SQUARE FEET IN THE PREMISES”: 2,440 Rentable Square Feet (RSF). 

(i) “TENANT’S PERCENTAGE”: 3.13% which is based on the 2,440 Rentable Square Feet (RSF) the Premises over the total RSF of the Building and
shall be adjusted if the RSF of the Building shall increase or decrease. 
 (j) “SCHEDULED COMMENCEMENT DATE”: June 1, 2012 

(k) “TERM”: The period beginning on the Commencement Date (as defined in Section 2.2(a) of the Lease) and ending on June 30, 2013. 

(1) “BASE RENT”: 
  

			
	June 1, 2012 - June 30, 2012:		Free Rent
	July 1, 2012 - June 30, 2013:		$51,240.00 per annum; $4,279.00 per month; $21.00 per RSF.

 (m) “EXPENSE BASE”: The sum of Operating Expenses allocable to the Premises during calendar year 2012, and the Taxes
allocable to the Premises during tax calendar year 2013. 
 (n) “PERMITTED USES”: General office 

(o) “BROKER(S)”: Richards Barry Joyce & Partners 

(p) “SECURITY DEPOSIT”: Security deposit is one month’s rent or $4;279.00 

 ARTICLE II PREMISES AND TERM 

2.1 The Premises. Common Areas and Parking. 
 (a)
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises. The Premises leased hereby are comprised of the space shown on Exhibit A. The Premises extend from the top surface of the subfloor to the bottom surface
of the ceiling, but do not include exterior faces of exterior walls and exterior window glass, anything beyond the interior face of demising walls, and pipes, ducts, conduits, wires and fixtures serving other parts of the Building; provided,
however, that Tenant shall have the right to use the space, if any, between the top surface of the ceiling and the bottom surface of the floor slab of the floor above such ceiling, and to drill into the floor slab of any floor encompassed within the
Premises, all for the purpose of installing ducts, cables and conduits, so long as (i) Tenant obtains the prior written consent of Landlord (which consent shall not be unreasonably withheld or delayed); and (ii) such installation does not
interfere with the Building systems and with the quiet enjoyment of other tenants in the Building. 
 (b) Tenant shall have the right to use the Common
Areas in common with other tenants. The Common Areas include the Building’s common lobbies, corridors, stairways, and elevators necessary for access to the Premises, and the common walkways and driveways necessary for access to the Building,
the common toilets, corridors and elevator lobbies of any multi-tenant floor, and the parking area for the Building. All use of the Common Areas shall be subject to the reasonable rules and regulations of Landlord generally applicable to all tenants
of the Building from time to time. Landlord may at any time make any changes, additions, improvements, repairs or replacements to the Property, including the Common Areas, that it considers desirable, which changes, additions, improvements, repairs
or replacements shall be of equal quality to those of other first class office buildings of like quality and location. In so doing, Landlord (t) may use or temporarily close any of the Common Areas, or permanently change their configuration,
and (ii) shall use reasonable efforts to minimize interference with Tenant’s normal activities, but no such interference shall constitute constructive eviction or give rise to any abatement of rent or liability of Landlord to Tenant unless
such interference is caused by Landlord’s negligence, willful misconduct, or breach of Landlord’s covenants hereunder, in which event Landlord’s liability shall be governed by Section 5.7 of this Lease. 

(c) Tenant acknowledges that its parking use of the parking areas shall be on an unreserved, non-exclusive basis, and that parking spaces shall be used solely
for Tenant’s employees and visitors. It is understood that Landlord shall not be responsible for policing any parking areas. Tenant shall reasonably cooperate with Landlord to assure that Tenant and its employees and visitors observe all
reasonable parking regulations established by Landlord from time to time and to assure that Tenant and its employees and visitors do not use more parking spaces than the number of parking spaces provided to Tenant hereunder. Landlord shall not be
liable to Tenant, and this Lease shall not be affected, if any parking rights of Tenant hereunder are impaired by any law, ordinance or other governmental regulation imposed after the Date of Lease. 

  
 2 

 2.2 Term. 

(a) Both parties shall be bound by all the terms of this Lease as of the Date of Lease. The Term shall begin on the Commencement Date, and shall continue for
the length of the Term set forth in Section 1.2 unless sooner terminated as hereinafter provided. The Commencement Date shall be the later of: 1) the Scheduled Commencement Date; or, 2) the date the Premises are Ready for Occupancy.
However, if the Tenant occupies any portion of the Premises for any reason, the Commencement Date shall be immediate upon such occupancy. The Premises shall be Ready for Occupancy when construction of the Leasehold Improvements is substantially
complete in accordance with the Final Plans pursuant to Section 4.1, as reasonably determined by Landlord. Tenant may co-ordinate with Landlord or Landlord’s contractor one or more opportunities to gain early access to the Premises
ahead of the Commencement Date to scope out the networking requirements for telephones and computer systems 
 (b) Landlord shall use reasonable efforts to
have the Premises Ready for Occupancy on the Scheduled Commencement Date. If the Premises are not Ready for Occupancy on the Scheduled Commencement Date, Landlord shall not be subject to any liability for such failure, and such failure shall not
affect the validity of this Lease, but Tenant shall not be liable for any rent until the Commencement Date. In the event that the Commencement Date is not before July 1, 2012 because the Premises are not ready for occupation, Tenant can elect
to (i) terminate the Lease by giving written notice to Landlord, said Termination being effective immediately or (ii) receive two (2) days rent free for every day beyond July 1, 2012 that the Premises are not available for
occupancy. However, if the Premises are not Ready for Occupancy because Tenant has failed to comply with Tenant’s obligations under Section 4.1 or under any work letter or construction agreement between the parties, or has otherwise
delayed Landlord in preparing the Premises or in obtaining a Certificate of Occupancy far the Premises, then the Commencement Date shall be the date that the Premises would have been Ready for Occupancy except for such Tenant-caused delay, as
reasonably determined by Landlord. 
 ARTICLE III RENT 

3.1 Base Rent. 
 (a) Tenant shall pay the Base Rent each
month in advance on the first day of each calendar month during the Term. For any partial month at the beginning or end of the Term, Tenant shall pay a proportional share of the amount that would be due for a full month, and with respect to a
partial month at the beginning of the Term, Tenant shall pay such proportional share on the Commencement Date. In addition to the Base Rent, Tenant shall pay all additional rent and rental adjustments provided herein at the times set forth herein,
or if no time for payment is specified, then payment shall be made within fifteen (15) days after Tenant’s receipt of an invoice from Landlord or another billing authority. All payments shall be made to Landlord at Landlord’s Address
or such other place as Landlord may designate in writing, without prior demand and without abatement, deduction or offset except as may be specifically set forth herein. Tenant shall not pay, and Landlord shall not accept, any rental payment more
than one month in advance. All charges to be paid by Tenant hereunder, other than Base Rent, shall be considered additional rent for the purpose of this Lease, and the words “rent” or “Rent” as used in this Lease shall mean both
Base Rent and such additional rent unless the context specifically or clearly indicates that only the Base Rent is referenced. 

  
 3 

 3.2 Adjustment for Operating Expenses. 

(a) Tenant shall pay, as additional rent, Tenant’s Share of Expenses for the Property. For each Fiscal Year during the Term, Tenant’s Share of
Expenses shall consist of the sum of (x) the excess of (i) Tenant’s Percentage of the sum of the total Operating Expenses for the Property and the total Taxes for the Property for that Fiscal Year over (ii) the Expense Base, and
(y) a commercially reasonable charge for the provision of services to operate the Building during periods other than 8:00 am. to 6:00 pm. on weekdays and 9:00 am. to 1:00 pm. on Saturdays and to operate the Building on holidays (which are all
days on which commercial banks in Boston, Massachusetts are authorized or required by law to close) (such periods being referred to herein as “Non-Business Hours”) that are fairly allocable to the Premises, if such services are requested
by Tenant or are necessary, in Landlord’s reasonable judgment, for Tenant’s operations during Non-Business Hours. For any partial Fiscal Year at the beginning or end of the Term, Tenant’s Share of Expenses shall be adjusted
proportionately for the part of the Fiscal Year falling within the Term. Tenant’s Percentage may be reduced if the Property is changed or reconfigured, but shall in all cases not exceed the percentage that the Rentable Square Feet in the
Premises bears to the total rentable square footage in the Property, calculated on a consistent basis. In addition, Tenant shall pay, as additional rent, one hundred percent (100%) of any increase in Taxes not otherwise billed to Tenant which
may result from any alteration, addition or improvement to the Premises that is made by or on behalf of Tenant, other than the Leasehold Improvements. Upon request of Tenant, Landlord shall supply to Tenant reasonable evidence of such increase in
Taxes which shows that such increase is attributable to Tenant’s alteration, addition or improvement to the Premises. 
 (b) Before each Fiscal Year,
Landlord shall give Tenant a reasonable estimate of the expected Operating Expenses and Taxes for the Property for the coming Fiscal Year (excluding Landlord’s cost for services provided during Non-Business Hours), and a calculation of the
estimated amount of Tenant’s Share of Expenses. Tenant shall pay one-twelfth of the estimated amount of Tenant’s Share of Expenses with each monthly payment of Base Rent. After the end of each Fiscal Year, Landlord shall give Tenant a
statement (the “Statement”) showing the actual Operating Expenses and Taxes for that Fiscal Year, a calculation of the actual amount of Tenant’s Share of Expenses, and a summary of amounts already paid by Tenant pursuant to this
Section 3.2. Any underpayment by Tenant shall be made up by cash payment to Landlord within thirty (30) days after delivery of the Statement; any overpayment shall be paid to Tenant within thirty (30) days after delivery of the
Statement or, at Landlord’s option, shall be credited against the next due Base Rent, provided that any overpayment shall be paid in cash to Tenant within thirty (30) days if the Term has ended. No delay by Landlord in providing any
Statement shall be deemed a waiver of Tenant’s obligation to pay Tenant’s Share of Expenses. Tenant and its auditors shall have the right, upon not less than ten (10) business days’ notice and then at a time reasonably convenient
to both parties, to inspect during usual business hours those portions of the books kept by Landlord relating to costs and expenses for which Tenant has responsibility hereunder. If Tenant disagrees with Landlord’s determination of Operating
Expenses and Taxes, Tenant shall have the right to pay its share of Operating Expenses and Taxes under protest without waiving its claim as to the overage. 

  
 4 

 (c) The following terms used in this Section 3.2(c) shall have the following meanings for purposes of
this Lease: 
 (i) The term “Fiscal Year” means any twelve-month period selected by Landlord for operating purposes. Landlord may
change its Fiscal Year and interim accounting periods, so long as the periods so revised are reconciled with prior periods in accordance with generally accepted accounting principles. 

(ii) The term “Operating Expenses” means the total cost of operation of the Property, including, without limitation: (i) all
costs of supplies, materials, equipment, and utilities used in or related to the operation, maintenance, and repair of the Property or any part thereof (other than the cost of any electricity which is to be paid for separately by Tenant pursuant to
Section 3.3): (ii) all labor costs, including without limitation, salaries, wages, payroll and other taxes, unemployment insurance costs and employee benefits in connection with the on-site management, operation and maintenance of
the Property or any part thereof; (iii) all maintenance, management, janitorial, legal (excluding those legal costs arising out of defaults of Landlord or other tenants in the Building), accounting, insurance, and service agreement costs
related to the Property or any part thereof, including, without limitation, service contracts with independent contractors; and (iv) costs (including financing charges) of improvements to the Property that are designed to increase safety or
reduce Operating Expenses (but only to the extent that such costs actually reduce Operating Expenses) or are required to comply with legal requirements imposed after the initial completion of the Building, all such improvements to be amortized over
the reasonable life of such improvements. Any of the above services may be performed by Landlord or its affiliates, provided that fees for the performance of such services shall be reasonable and competitive with fees charged by unaffiliated
entities for the performance of such services in comparable buildings in the area. “Operating Expenses” shall not include leasing commissions or other costs of procuring tenants for the Building including legal fees and advertising costs
associated therewith, ground rent, Landlord’s overhead, repair costs paid by insurance proceeds or by any tenant or third party, repair costs associated with defects in initial construction, the initial construction cost of the Building or any
depreciation thereof or soft costs associated therewith, any debt service or cost of capital improvements except as specifically set forth above, any tenant improvements provided for any tenant, any costs payable directly by another tenant or any
expenses incurred by Landlord that are attributable to the operation of the Building during Non-Business Hours (subject, however, to Tenant’s obligation to pay additional rent pursuant to subclause (y) of subsection 3.2(a) hereof). All
Operating Expenses shall be adjusted based on the Calculation. 
 (iii) The term “Calculation” means that if the Building is less
than 100% occupied in any Fiscal Year during the Term, Operating Expenses shall be calculated as though the Building had been 100% occupied, and the result shall constitute the Operating Expenses for all purposes hereunder. In addition, if during
all or part of any Fiscal Year, Landlord is not performing or furnishing any item or service to any portion of the Property (the cost of which, if performed or furnished by Landlord to such portion of the Property, would constitute a part of
Operating Expenses), on account of (a) such item or service not being required or desired by a tenant, or (b) any tenant obtaining or providing such item or service itself, then, Operating Expenses shall be deemed to be increased by an
amount equal to the additional costs and expenses which would reasonably have been incurred during such period by Landlord if it had performed or furnished such item or service to 100% of the Building. 

  
 5 

 (iv) The term “Taxes” means any form of assessment, rental tax, license tax, business
license fee, levy, charge, tax or similar imposition, imposed by any authority having the power to tax, including any city, county, state or federal government, or any school, agricultural, lighting, library, drainage or other improvement or special
assessment district, as against the Property or any part thereof or any legal or equitable interest of Landlord therein, or against Landlord by virtue of its interest therein, and any reasonable costs incurred by Landlord in any proceeding for
abatement thereof, including, without limitation, attorneys’ and consultants’ fees. Landlord’s income, franchise taxes, and assessments for off-site improvements shall not be included in “Taxes.” Landlord shall reimburse
Tenant for Tenant’s Share of any Tax abatements received by Landlord less legal, appraisal and other fees and expenses incurred by Landlord in obtaining such abatement. 

Provided that Tenant shall have first paid all of amounts due and payable by Tenant pursuant to this Article 111 and upon written notice of
Tenant within 30 days of the receipt of a final certificate (but not more than once with respect to any Fiscal Year), Tenant may cause Landlord’s books and records to be audited with respect to operating costs applicable to the Building for
such Operating Year. The audit shall be performed within 30 days of Landlord’s receipt of notice by a certified public accountant at Tenant’s SDIC cost and expense and at a mutually agreeable time and place where the books and records are
customarily kept by the Landlord (or properly manager) in the ordinary course. During such time of audit Tenant shall pay its full share of operating expenses. If it is determined that there are any amounts owed Tenant or Landlord as a result of
said audit, such amount shall be reimbursed to the other within 30 days of said audit results. Tenant shall keep the results of any such audit confidential and shall not disclose the results of such inspection nor the content of such books and
records with any third party other than Tenant’s consultants and attorneys. Failure of Tenant to provide Landlord with a written request to review such books and records in a timely manner pursuant to this Article 3 with respect to each Fiscal
Year shall be deemed a waiver of Tenant’s rights hereunder with respect to such Fiscal Year. 
 3.3 Tenant’s Electricity. With respect to
electricity for lighting and equipment in the Premises, Tenant agrees to pay all charges therefor. If the Premises are separately metered, then Tenant shall pay the electric company furnishing the electricity directly and, if requested by Landlord,
provide Landlord with evidence of such payment. If the Premises are not separately metered, then Tenant shall pay to Landlord upon demand from time to time, as additional rent, the cost of all electricity consumed in the Premises, as said cost shall
reasonably be determined by Landlord from time to time. Landlord’s initial estimate of this cost is $1.50 per square foot per year based upon typical office use. 

ARTICLE IV CONSTRUCTION 
 4.1 Leasehold
Improvements by Landlord. 
 (a) Tenant accepts the Premises in “as-is” condition except Landlord shall, at Landlord’s sole expense,
shampoo the carpets and touch-up paint throughout the Premises. 

  
 6 

 (b) In addition to the Leasehold Improvements, Landlord shall provide and install, at Landlord’s expense
with respect to the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises to identify Tenant’s name and Building address; all such letters and numerals
shall be in the building standard graphics and no others shall be used or permitted on the Premises. 
 4.2 Alterations by Tenant. 

(a) Tenant shall not make any alterations, decorations, additions, installations, substitutes or improvements (hereinafter collectively called
“Alterations”) in and to the Premises, without first obtaining Landlord’s written consent, which consent shall not be unreasonably withheld. Notwithstanding the foregoing, the tenant shall have the right to install it’s floor
mounted supplemental HVAC unit and duct the exhaust into the ceiling plenum if required. No Alteration shall violate the Certificate of Occupancy for the Premises or any applicable law, code or ordinance, or the terms of any superior lease or
mortgage affecting the Property, affect the exterior appearance of the Building, adversely affect the value or structure of the Building, require excessive removal expenses, adversely affect any other part of the Building, adversely affect the
mechanical, electrical, sanitary or other service systems of the Building, or involve the installation of any materials subject to any liens or conditional sales contracts (the “Approval Review Matters”). Tenant shall pay Landlord’s
reasonable costs of reviewing or inspecting any proposed Alterations. 
 (b) All work on any Alterations shall be done at reasonable times in a first-class
workmanlike manner, by contractors reasonably approved by Landlord, according to plans and specifications reasonably approved by Landlord. All work shall be done in compliance with all applicable laws, regulations, and rules of any government agency
with jurisdiction, and with all regulations of the Board of Fire Underwriters or any similar insurance body or bodies. Tenant shall be solely responsible for the effect of any Alterations on the Building’s structure and systems, whether or not
Landlord has consented to the Alterations, and shall reimburse Landlord on demand for any costs incurred by Landlord by reason of any faulty work done by Tenant or its contractors. Upon completion of any Alterations, Tenant shall provide Landlord
with a complete set of “as-built” plans. 
 (c) Tenant shall use its best efforts to keep the Property and Tenant’s leasehold interest
therein free of any liens or claims of liens arising from acts or omissions of Tenant, or its subtenants, contractors or others claiming by, through or under Tenant, and shall discharge or bond any such liens within ten (10) days of their
filing. Before commencement of any work, Tenant’s contractor shall provide any payment, performance and lien indemnity bond required by Landlord. Tenant shall provide evidence of such insurance as Landlord may reasonably require, naming
Landlord as an additional insured. Tenant shall indemnify Landlord and hold it harmless from and against any cost, claim, or liability arising from any work done by or at the direction of Tenant. All work shall be done so as to minimize interference
with other tenants and with Landlord’s operation of the Building or other construction work-being done by Landlord. Landlord may post any notices it considers necessary to protect it from responsibility or liability for any Alterations, and
Tenant shall give sufficient notice to Landlord to permit such posting. 

  
 7 

 (d) All Alterations affixed to the Premises shall become part thereof and remain therein at the end of the Term.
However, if Landlord gives Tenant a notice, at least thirty (30) days before the end of the Term, to remove any Alterations, Tenant shall do so and shall pay the cost of removal and any repair required by such removal. All of Tenant’s
personal property, trade fixtures, equipment, furniture, movable partitions, and any Alterations not affixed to the Premises shall remain Tenant’s property, removable at any time. If Tenant fails to remove any such materials at the end of the
Term, Landlord may do so and store them at Tenant’s expense, without liability to Tenant, and may sell them at public or private sale and apply the proceeds to any amounts due hereunder, including costs of removal, storage and sale. 

ARTICLE V LANDLORD’S OBLIGATIONS AND RIGHTS 

5.1 Services Furnished by Landlord. 
 (a) Landlord shall
furnish services, utilities, facilities and supplies equal in quality to those customarily provided by landlords in high quality office buildings of a similar design in the greater Boston suburban area. Such services, facilities and supplies shall
include the services described in subsection 5.1(b) and 5.1(c) and Section 5.2 and the following: (i) cleaning services for Building Common Areas and the Premises as described in Exhibit B, (ii) rubbish removal,
(iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance of
plantings in interior Common Areas, (ix) Building security, and (x) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgment. 

(b) Subject to the provisions of this subsection 5.1(b), Landlord shall furnish space heating and cooling as normal seasonal changes may require to provide
reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business operation. However, Tenant acknowledges that because of the nature of its business it will require additional cooling, and that it is solely
responsible for arranging therefor as described in Section 4.2(b). 
 (c) Subject to the provisions of Section 3.3, Landlord shall
provide electric power for lighting and office machine use under normal business operation. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or
otherwise serving the Premises described in such specifications. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in
each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to the electric system of the Premises. 
 (d)
Landlord shall furnish, at Tenant’s expense, reasonable additional Building operation services which are usual and customary in similar office buildings in the greater Boston suburban area upon reasonable advance request of Tenant at reasonable
and equitable rates from time to time established by Landlord; such charges, if any, shall be considered to be additional rent. 

  
 8 

 (e) Landlord shall provide and install, at Landlord’s expense with respect to the first such installation
and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises and in the lobby directory of the Building to identify Tenant’s name, the name of entities affiliated with Tenant, the
Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in the building standard graphics and no others shall be used or permitted on the
Premises, 
 5.2 Repairs and Maintenance. Landlord shall repair and maintain the Common Areas and structural portions of the Building and the basic
plumbing, electrical, mechanical and heating, ventilating and air-conditioning systems therein, except for damage resulting from a casualty or an eminent domain taking, which shall be governed by Article VIII. If any maintenance, repair or
replacement is required because of any act, omission or neglect of duty by Tenant or its agents, employees, invitees or contractors, the cost thereof shall be paid by Tenant to Landlord as additional rent within thirty (30) days after billing
therefor. 
 5.3 Quiet Enjoyment. Upon Tenant’s paying the rent and performing its other obligations, Landlord shall permit Tenant to peacefully
and quietly hold and enjoy the Premises, subject to the provisions hereof. 
 5.4 Insurance. Landlord shall insure the Property, including the
Building, against damage by fire and standard extended coverage perils, including “all-risks” coverage, and shall carry public liability insurance and, during construction, builders risk insurance, all in such reasonable amounts with such
reasonable deductibles as would be carried by a prudent owner of a similar building in the area. Landlord may carry any other forms of insurance as it or its mortgagee may deem advisable. Tenant shall have no right to any proceeds from such
policies. Landlord shall not carry any insurance on any of Tenant’s property, and shall not be obligated to repair or replace any of it. 
 5.5
Access to Premises. Landlord shall have reasonable access to the Premises to inspect Tenant’s performance hereunder and to perform any acts required of or permitted to Landlord herein. Landlord shall at all times have a key or access
card to the Premises, and Tenant shall not install any additional lock without Landlord’s consent. Any entry into the Premises by Landlord, under this section or any other section of this Lease permitting such entry, shall be on reasonable
advance notice, shall be done so as not to unreasonably interfere with Tenant’s use of the Premises, and shall be accompanied by a representative of Tenant if Tenant so requests; provided, however, that such restrictions shall not apply to any
situation that Landlord in good faith believes to be an emergency. 
 5.6 Right to Cease Providing Services. In connection with any repairs,
alterations or additions to the Property or the Premises, or any other acts required of or permitted to Landlord herein, Landlord may, if necessary, reduce or suspend service of the Building’s utilities and mechanical systems, or any of the
other services, facilities or supplies required to be provided by Landlord hereunder, provided that Landlord shall use best efforts to restore such services, facilities or supplies as soon as possible, and provided further that Landlord shall give
Tenant advance notice of such reduction or suspension if such reduction or suspension is planned in advance or if it is reasonably possible for Landlord to do so. In addition, Landlord may reduce or suspend such

  
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services, facilities or supplies in case of Force Majeure, as defined below. No such reduction or suspension permitted by this Section 5.6 shall constitute an actual or constructive
eviction or disturbance of Tenant’s use or possession of the Premises, or an ejection of Tenant from the Premises, or a breach by Landlord of any of its obligations, and no such reduction or suspension shall render Landlord liable for any
damages, including but not limited to any damages, compensation or claims arising from any interruption or cessation of Tenant’s business, or entitle Tenant to be relieved from any of its obligations under this Lease, or result in any abatement
or reduction of rent, except as set forth in Section 5.7. 
 5.7 Failure to Provide Services and Repairs. Landlord shall not be in
default or liable for any failure to perform any act or obligation or provide any service required hereunder unless Tenant shall have given notice of such failure, and such failure continues for at least thirty (30) days thereafter; provided,
however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be liable or in default if it commences such performance within thirty (30) days
and thereafter diligently pursues such performance to completion. Tenant hereby waives any right under any law, ordinance, regulation or judicial decision to make repairs or provide maintenance or perform any of Landlord’s other obligations
hereunder at Landlord’s expense. 
 ARTICLE VI TENANT’S COVENANTS 

6.1 Repair and Yield Up. Tenant shall keep the Premises in good order and condition, and shall promptly repair any damage to the Premises or the rest
of the Property caused by Tenant or its agents, employees, or invitees, licensees or independent contractors. Landlord may require such repair to be done by a contractor designated by Landlord at Tenant’s cost, provided that costs to be charged
to Tenant are reasonable and competitive. At the end of the Term, Tenant shall peaceably yield up the Premises in good order, repair and condition, except for reasonable wear and tear and any casualty damage. Tenant shall remove its own property and
(if required by Landlord) any Alterations, repairing any damage caused by such removal and restoring the Premises and leaving them clean and neat. Nothing herein shall require Tenant to remove the Leasehold Improvements. 

6.2 Use. 
 (a) Tenant shall use the Premises only for the
Permitted Uses, and shall not use or permit the Premises to be used for any other purpose. Tenant shall not use or occupy the Premises in violation of: (i) any recorded covenants, conditions and restrictions affecting the Property of which
Tenant has been given notice by Landlord (Landlord hereby representing that there are no such covenants, conditions or restrictions currently on record which will affect Tenant’s use of the Premises for the Permitted Uses), (ii) any law or
ordinance or any Certificate of Occupancy issued for the Building or the Premises, or (iii) any reasonable Rules and Regulations issued by Landlord for the Building of which Tenant has been given a copy. Tenant shall comply with any directive
of any governmental authority with respect to Tenant’s use or occupancy of the Premises. Tenant shall not do or permit anything in or about the Premises which will in any way damage the Premises, obstruct or interfere with the rights of other
tenants or occupants of the Building, or injure them, or use the Premises or allow them to be used for any unlawful purpose. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, or commit or allow any waste in or
upon the Premises. 

  
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 (b) Tenant shall not obstruct any of the Common Areas or any portion of the Property outside the Premises, and
shall not place or permit any signs (other than those permitted under Section 5.1(e)), curtains, blinds, shades, awnings, aerials or flagpoles, or the like, visible from outside the Premises. 

(c) Tenant shall keep the Premises equipped with all safety appliances required by law because of any use made by Tenant other than office use with customary
office equipment, and shall procure all licenses and permits required because of such use. This provision shall not broaden the Permitted Uses. 
 (d)
Tenant shall not place a load upon the floor of the Premises exceeding 100 pounds per square foot. Partitions shall be considered as part of the load. Landlord may prescribe the weight and position of all safes, files and heavy equipment that Tenant
desires to place in the Premises, so as properly to distribute their weight. Tenant’s business machines and mechanical equipment shall be installed and maintained so as not to transmit noise or vibration to the Building structure or to any
other space in the Building. Tenant shall be responsible for the cost of all structural engineering required to determine structural load and all acoustical engineering required to address any noise or vibration caused by Tenant. 

(e) Tenant shall not keep or use any article in the Premises, or permit any activity therein, which is prohibited by a standard insurance policy covering
buildings and improvements similar to the Building and Leasehold Improvements, or would result in an increase in the premiums thereunder unless Tenant pays for such increase. In determining whether increased premiums are a result of Tenant’s
activity, a schedule issued by the organization computing the insurance rate on the Building or the Leasehold Improvements, showing the various components of the rate, shall be conclusive evidence. Tenant shall promptly comply with all reasonable
requirements of the insurance authority or of any insurer relating to the Premises. If the use or occupation of the Premises by Tenant or by anyone Tenant allows on the Premises causes or threatens cancellation or reduction of any insurance carried
by Landlord, Tenant shall remedy the condition immediately upon notice thereof. Upon Tenant’s failure to do so, Landlord may, in addition to any other remedy it has under this Lease but subject to the provisions of Section 5.5,
enter the Premises and remedy the condition, at Tenant’s cost, which Tenant shall promptly pay as additional rent. Landlord shall not be liable for any damage or injury caused as a result of such an entry, and shall not waive its rights to
declare a default because of Tenant’s failure. 
 6.3 Assignment; Sublease. 

(a) Tenant shall not assign, mortgage, pledge or otherwise transfer this Lease or make any sublease of the Premises, or permit occupancy of any part thereof
by anyone other than Tenant (any such act being referred to herein as a “Transfer” and the other party with whom Tenant undertakes such act being referred to herein as a “Transferee”) without the prior written consent of
Landlord, which consent shall not be unreasonably withheld or delayed, subject to the other provisions of this Section 6.3. Any Transfer or attempted Transfer not in compliance with all of the terms and conditions set forth in this
Section 6.3 shall be void, and shall be a default under this Lease. 

  
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 (b) Any request by Tenant for Landlord’s consent to a Transfer shall include the name of the proposed
Transferee, the nature of its business and proposed use of the Premises, reasonable information as to its financial condition, and the terms and conditions of the proposed Transfer. Tenant shall supply such additional information about the proposed
Transfer and Transferee as the Landlord reasonably requests. It shall be reasonable for Landlord to refuse consent to any Transfer to any governmental agency, or to any other Transferee who by reputation or expected use is not comparable to other
types of tenants in the Building, or to any transferee whose financial strength is not at least equivalent to that of Tenant at the time of the Transfer. Landlord shall respond to Tenant’s request within thirty (30) days of its receipt of
such request. The failure of Landlord to respond within said thirty (30) days shall be deemed to be approval of the Transfer by Landlord provided that the request for consent from Tenant shall specifically refer to the provisions of this
sentence. Tenant shall reimburse Landlord for its reasonable legal and other expenses in connection with any request for consent. 
 (c) Any Transfer shall
specifically make applicable to the Transferee all of the provisions of this Section so that Landlord shall have against the Transferee all rights with respect to any further Transfer which are set forth herein. No Transfer shall affect the
continuing primary liability of Tenant (which shall be joint and several with Transferee). Consent to a Transfer in a specific instance shall not be deemed consent to any subsequent Transfer or a waiver of the requirement of consent to any future
Transfer. No Transfer shall be binding upon Landlord or any of Landlord’s mortgagees, unless Tenant shall deliver to Landlord a recordable instrument containing a covenant of assumption by the Transferee running to Landlord and all persons
claiming by, through or under Landlord. The Transferee’s failure to execute such instrument shall not, however, release or discharge Transferee from its liability as a Transferee hereunder. Tenant shall not enter into any Transfer that provides
for rental or other payment based on the net income or profits derived from the Premises. With respect to any Transfer, Landlord shall be entitled to receive seventy five percent (75%) of all “Bonus Rent,” which Bonus Rent shall be
payable by Tenant to Landlord on a monthly basis. For purposes of this Lease, Bonus Rent shall mean all amounts received by Tenant in excess of the Base Rent and additional rent reserved in this Lease and applicable to the space Transferred for the
period of the Transfer, minus Tenant’s reasonable expenses in connection with such Transfer for brokerage commissions, legal fees, advertising expenses, and Alterations for the benefit of the Transferee. 

(d) Notwithstanding any contrary provision of this Section 6.3, in connection with any intent to Transfer, Landlord shall have an option to cancel
and terminate this Lease if the request is to assign the Lease or to sublet all of the Premises; or, if the request is to sublet a portion of the Premises only, to cancel and terminate this Lease with respect to such portion for the proposed term of
such sublease or for the balance of the Term if, within thirty (30) days after Landlord receives written notice from Tenant that Tenant intends to make space available for a Transfer, Landlord notifies Tenant that it has elected to exercise
such option Landlord may exercise said option in writing within thirty (30) days after Landlord’s receipt from Tenant of such request, and in each case such cancellation or termination shall occur as of the date set forth in
Landlord’s notice of exercise of such option, which shall not be less than sixty (60) days nor more than one hundred twenty (120) days following the giving of such notice. If Landlord 

  
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exercises Landlord’s option to cancel this Lease or any portion thereof, Tenant shall surrender possession of the Premises, or the portion thereof which is the subject of the option, as the
case may be, on the date set forth in such notice in accordance with the provisions of this Lease relating to surrender of the Premises at the expiration of the Term. If this Lease is cancelled as to a portion of the Premises only, Base Rent after
the date of cancellation shall be abated on a pro rata basis, as determined by Landlord, and Tenant’s Percentage. If Landlord does not exercise Landlord’s option to cancel this Lease or any portion thereof pursuant to the foregoing
provisions, Landlord’s consent to a Transfer shall continue to be required in accordance with the other provisions of this Section 6.3. 

(e) Any agreement by which Tenant agrees to enter into or execute any Transfer at the direction of any other party, or assigns its rights in the income
arising from any Transfer to any other party, shall itself constitute a Transfer hereunder. If Tenant is a corporation, partnership, or other business organization, the transfer of ownership interests, whether in one transaction or a series, forming
a majority of the equity interests in Tenant, shall constitute a Transfer, unless Tenant is a corporation whose stock is traded on an exchange or over the counter. 

(f) Notwithstanding any contrary provision of this Lease, Tenant shall have no right to assign this Lease or sublet all or any portion of the Premises and any
such assignment or sublease shall be void unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into any assignment or sublease and (ii) the date on which such assignment or sublease is to take effect,
Tenant is not in default of any of its obligations under this Lease after notice to Tenant and expiration of applicable grace periods. 
 6.4 Indemnity;
Assumption of Risk. 
 (a) Tenant, at its expense, shall defend (with counsel satisfactory to Landlord), indemnify and hold harmless Landlord and its
agents, employees, invitees, licensees and contractors from and against any cost, claim, action, liability or damage of any kind arising from (i) Tenant’s use and occupancy of the Premises and the Property or any activity done or permitted
by Tenant in, on, or about the Premises or the Property, (ii) the destruction of or damage to Tenant’s personal property, (iii) any breach or default by Tenant of its obligations under this Lease, or (iv) any negligent, tortious,
or illegal act or omission of Tenant, its agents, employees, invitees, licensees or contractors, provided that such cost, claim, action, liability or damage is not caused by the negligence or willful misconduct of Landlord or its agents, employees,
invitees, licensees and contractors (except as otherwise provided in the last sentence of subsection 6.5(a)). 
 (b) As a material consideration to Landlord
for executing this Lease, Tenant assumes all risk of damage or injury to any person or property in, on, or about the Premises from any cause including, without limitation, injury or damage which may be sustained by the person or property of Tenant,
its employees, invitees, or any other person in or about the Premises, caused by or resulting from fire, steam, electricity, gas, water or rain which may leak or flow from or into any part of the Premises, or from the breakage, leakage, obstruction,
or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning or lighting fixtures, whether such damage or injury results from conditions arising upon the Premises, any other portion of the Property, or other sources, provided
that such damage or injury is not caused by the negligence or willful misconduct of Landlord or its agents, employees, invitees, licensees and contractors 

  
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(except as otherwise provided in the last sentence of subsection 6.5(a)). Landlord shall not be liable to Tenant or any other person or entity for any damages arising from any act or omission of
any other tenant of the Building. 
 6.5 Tenant’s Insurance. 

(a) Tenant shall maintain the following insurance at its own expense throughout the Term: (i) Property insurance including standard fire and extended
coverage insurance, vandalism and malicious mischief endorsements, and “all-risks” coverage upon all property owned by Tenant and located in the Building, in the full replacement cost thereof; (ii) Commercial General Liability
Insurance against any liability arising out of the use, occupancy or maintenance of the Premises or the Property, which insurance may be by a blanket insurance policy and shall provide the following coverages and endorsements: personal injury, broad
form property damage, automobile (by separate policy, if necessary), premises/operations, additional insured landlord endorsement, broad form contractual liability and a cross-liability endorsement, in limits not less than Two Million Dollars
($2,000,000.00) per occurrence, with a deductible not to exceed One Hundred Thousand Dollars ($100,000.00); (iii) any other forms of insurance as Landlord may reasonably require from lime lo time in form, in amounts and for insurance risks
against which a prudent tenant would protect itself in similar facilities in the general area of the Premises. Tenant acknowledges and agrees that such property owned by Tenant shall be at the sole risk and hazard of Tenant, and if the whole or any
part thereof shall be destroyed or damaged by fire, water or otherwise, or by the leakage or bursting of water pipes, steam pipes, or other pipes, by theft or from any other cause, no part of said loss or damage is to be charged to or be borne by
Landlord regardless of any fault of Landlord. 
 (b) All policies shall (i) be taken out with insurers reasonably acceptable to Landlord, in form
satisfactory to Landlord, and (ii) include Landlord and any mortgagee of Landlord as additional insureds, as their interests may appear. Landlord may upon ninety (90) days’ notice to Tenant require an increase of the limits of the
policies carried by Tenant if Landlord reasonably deems such limits to be inadequate when compared to the then existing customary insurance practice in the area. Tenant shall provide certificates of insurance in form satisfactory to Landlord before
the Commencement Date, and shall provide certificates evidencing renewal in a timely manner before the expiration of any such policy. 
 (c) Upon
termination of this Lease pursuant to any casualty, Tenant shall retain any proceeds attributable to Tenant’s personal property, trade fixtures, movable partitions, equipment and Alterations not affixed to the Premises, but Tenant shall
immediately pay to Landlord any insurance proceeds received by Tenant relating to the Leasehold Improvements and any Alterations affixed to the Premises unless Landlord has required their removal. 

6.6 Right of Entry. Subject to the provisions of Section 5.5 hereof, Tenant shall permit Landlord and its agents to examine the Premises at
reasonable times and to make any repairs or replacements Landlord deems necessary; to remove, at Tenant’s expense, after reasonable notice to Tenant (except in the case of an emergency in which no notice shall be required), any Alterations,
signs, curtains, blinds or the like not consented to by Landlord; and to show the Premises to prospective tenants during the last nine (9) months of the Term and to prospective purchasers and mortgagees at all times. 

  
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 6.7 Payment of Taxes. Tenant shall pay before delinquency all taxes levied against Tenant’s personal
property or trade fixtures in the Premises and any Alterations installed by or on behalf of Tenant. If any such taxes are levied against Landlord or its property, or if the assessed value of the Premises is increased by the inclusion of a value
placed on Tenant’s property, Landlord may pay such taxes, and Tenant shall upon demand repay to Landlord the portion of such taxes resulting from such increase. Tenant may bring suit against the taxing authority to recover the amount of any
such taxes, and Landlord shall cooperate therein. The records of the City Assessor shall determine the assessed valuation, if available and sufficiently detailed. If not so available or detailed, the actual cost of construction shall be used. 

6.8 Environmental Compliance. Tenant shall not cause any hazardous or toxic wastes, hazardous or toxic substances or hazardous or toxic materials
(collectively, “Hazardous Materials”) to be used, generated, stored or disposed of on, under or about, or transported to or from, the Premises (collectively, “Hazardous Materials Activities”) without first receiving
Landlord’s written consent, which may be withheld for any reason and revoked at any time. If Landlord consents to any such Hazardous Materials Activities, Tenant shall conduct them in strict compliance (at Tenant’s expense) with all
applicable Regulations, as hereinafter defined, and using all necessary and appropriate precautions. Landlord shall not be liable to Tenant for any Hazardous Materials Activities by Tenant, Tenant’s employees, agents, contractors, licensees or
invitees, whether or not consented to by Landlord. Tenant shall indemnify, defend with counsel acceptable to Landlord and hold Landlord harmless from and against any claims, damages, costs and liabilities arising out of Tenant’s Hazardous
Materials Activities. For purposes hereof, Hazardous Materials shall include but not be limited to substances defined as “hazardous substances,” “toxic substances,” or “hazardous wastes” in the federal Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended; the federal Hazardous Materials Transportation Act, as amended; and the federal Resource Conservation and Recovery Act, as amended (“RCRA”); those substances
defined as “hazardous wastes” in the Massachusetts Hazardous Waste Facility Siting Act, as amended (Massachusetts General Laws Chapter 21D); those substances defined as “hazardous materials” or “oil” in Massachusetts
General Laws Chapter 2IE, as amended; and as such substances are defined in any regulations adopted and publications promulgated pursuant to said laws (collectively, “Regulations”). Prior to using, storing or maintaining any Hazardous
Materials on or about the Premises, Tenant shall provide Landlord with a list of the types and quantities thereof, and shall update such list as necessary for continued accuracy. Tenant shall also provide Landlord with a copy of any Hazardous
Materials inventory statement required by any applicable Regulations, and any update filed in accordance with any applicable Regulations. If Tenant’s activities violate or create a risk of violation of any Regulations, Tenant shall cease such
activities immediately upon notice from Landlord. Tenant shall immediately notify Landlord both by telephone and in writing of any spill or unauthorized discharge of Hazardous Materials or of any condition constituting an imminent hazard under any
Regulations. Landlord, Landlord’s representatives and employees may enter the Premises at any time during the Term to inspect Tenant’s compliance herewith, and may disclose any violation of any Regulations to any governmental agency with
jurisdiction. Nothing herein shall prohibit Tenant from using minimal quantities of cleaning fluid and office supplies which may constitute Hazardous Materials but which are customarily present in premises devoted to office use, provided that such
use is in compliance with all applicable laws and subject to all of the other provisions of this Section 6.8. 

  
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 ARTICLE VII DEFAULT 

7.1 Events of Default. 
 (a) The occurrence of any one or
more of the following events shall constitute a default hereunder by Tenant: 
 (i) The failure by Tenant to make any payment of Base Rent
or additional rent or any other payment required hereunder, as and when due, where such failure shall continue for a period of five (5) business days after written notice thereof from Landlord to Tenant. 

(ii) The vacating or abandonment of the Premises by Tenant. 

(iii) The failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in clauses (i) and (ii) above, where such failure shall continue for a period of more than thirty (30) days after written notice thereof from Landlord to Tenant; provided, however, that if
the nature of Tenant’s default is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty-day period and thereafter
diligently prosecute such cure to completion, which completion shall occur not later than ninety (90) days from the date of such notice from Landlord. 

(iv) The failure by Tenant or any guarantor of any of Tenant’s obligations under this Lease to pay its debts as they become due, or
Tenant or any such guarantor becoming insolvent, filing or having filed against it a petition under any chapter of the United States Bankruptcy Code, 11 U.S.C. Section 101 et seq. (or any similar petition under any insolvency law of any
jurisdiction), proposing any dissolution, liquidation, composition, financial reorganization or recapitalization with creditors, making an assignment or trust mortgage for the benefit of creditors, or if a receiver, trustee, custodian or similar
agent is appointed or takes possession with respect to any property or business of Tenant or such guarantor. 
 (b) In the event of any such default by
Tenant, whether or not the Term shall have begun, in addition to any other remedies available to Landlord at law or in equity, Landlord shall have the immediate option, or the option at any time while such default exists and without further notice,
to terminate this Lease and all rights of Tenant hereunder by notice to Tenant; and this Lease shall thereupon come to an end as fully and completely as if the date such notice is given were the date herein originally fixed for the expiration of the
Term, and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. 
 7.2 Damages. 

(a) In the event that this Lease is terminated under any of the provisions contained in Section 7.1 or shall be otherwise terminated for breach of
any obligation of Tenant, Tenant covenants to pay forthwith to Landlord, as compensation, the excess of the total rent reserved for the residue of the Term over the rental value of the Premises for said residue of the Term. In calculating the rent
reserved there shall be included, in addition to the Base Rent and all additional rent, the value of all other considerations agreed to be paid or performed by Tenant for said residue. Tenant further covenants as an additional and cumulative
obligation after any such termination to pay 

  
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punctually to Landlord all the sums and perform all the obligations which Tenant covenants in this Lease to pay and to perform in the same manner and to the same extent and at the same time as if
this Lease had not been terminated. In calculating the amounts to be paid by Tenant under the immediately preceding covenant Tenant shall be credited with any amount paid to Landlord as compensation as in this Section 7.2 provided and
also with the net proceeds of any rent obtained by Landlord by reletting the Premises, after deducting all Landlord’s reasonable expenses in connection with such reletting, including, without limitation, all repossession costs, brokerage
commissions, fees for legal services and expenses of preparing the Premises for such reletting, it being agreed by Tenant that Landlord may (i) relet the Premises or any part or parts thereof, for a term or terms which may at Landlord’s
option be equal to or less than or exceed the period which would otherwise have constituted the balance of the Term and may grant such concessions and free rent as Landlord in its sole judgment considers advisable or necessary to relet the same, and
(ii) make such alterations, repairs and decorations in the Premises as Landlord in its sole judgment considers advisable or necessary to relet the same, and no action of Landlord in accordance with the foregoing or failure to relet or to
collect rent under reletting shall operate or be construed to release or reduce Tenant’s liability as aforesaid, 
 (b) In lieu of any other damages or
indemnity and in lieu of full recovery by Landlord of all sums payable under all the foregoing provisions of this Section 7.2, Landlord may by written notice to Tenant, at any time after this Lease is terminated under any of the
provisions contained in Section 7.1 or is otherwise terminated for breach of any obligation of Tenant and before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the
aggregate of the Base Rent and additional rent accrued under Sections 3.1 and 3.2 in the 12 months ended next prior to such termination plus the amount of Base Rent and additional rent of any kind accrued and unpaid at the time of
termination and less the amount of any recovery by Landlord under the foregoing provision of this Section 7.2 up to the time of payment of such liquidated damages. 

(c) Nothing contained in this Lease shall limit or prejudice the right of Landlord to prove for and obtain in proceedings for bankruptcy or insolvency by
reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, the damages are to be provided, whether or not the amount be greater,
equal to, or less than the amount of the loss or damages referred to above. 
 (d) Landlord’s remedies under this Lease are cumulative and not
exclusive of any other remedies to which Landlord may be entitled in case of Tenant’s breach or threatened breach of this Lease. Landlord shall be entitled to the remedies of injunction and specific performance with respect to any such breach.

 ARTICLE VIII CASUALTY AND EMINENT DOMAIN 

8.1 Termination or Restoration; Rent Adjustment. In case prior to or during the Term all or any part of the Premises or the Building or the Lot are
damaged by fire or other casualty or by action of public or other authority in consequence thereof, or taken by eminent domain or Landlord receives compensable damage by reason of anything lawfully done in pursuance of public or other authority to
such an extent that it is determined by the Landlord that the Premises or Building shall not be restored, this Lease shall by notice to Tenant from Landlord terminate, 

  
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which may be made notwithstanding Landlord’s entire interest may have been divested. The effective date of termination specified by Landlord shall not be less than forty-five (45) nor
more than ninety (90) days after the date of notice of such termination. Further, during the Term, in the event of (a) damage to the Premises which makes a material portion of the Premises unfit for use and occupancy, or (b) damage to
a material portion of the common facilities necessary for the practical use and enjoyment of the Premises (including, without limitation, any material portion of the common facilities which provide access to the Premises), or (c) a permanent
taking of a material portion of the Premises, or (d) a permanent taking of a material portion of the common facilities necessary for the practical use and enjoyment of the Premises (including, without limitation, any material portion of the
common facilities which provide access to the Premises), Tenant may, by notice given to Landlord within 30 days of such casualty or taking, notify Landlord of its desire to terminate this Lease. If such a notice is given, this Lease shall terminate
90 days after such notice is given unless, in the case of (a) or (b) above, within 90 days of the giving of such notice, Landlord delivers to Tenant its certification (a “Landlord’s Restoration Certification”) that the
Landlord intends to restore the Premises and the common facilities, as the case may be, to substantially the condition they were in prior to such casualty or taking within 365 days of the event giving rise to such notice (the “Outside
Restoration Date”), and in the case of (d) above, the Landlord intends to replace what remains of the common facilities by the Outside Restoration Date so that Tenant will again be able to have the practical use and enjoyment of the
Premises to substantially the same extent as prior to such taking. Unless terminated pursuant to the foregoing provision, this Lease shall remain in full force and effect following any damage or taking, subject, however, to the following provisions,
and subject further to the additional right of Tenant to terminate this Lease if the restoration of the Premises or the common facilities has not occurred by the Outside Restoration Date (such date being extended by the number of days, not to exceed
90 in the aggregate, specified in a notice or notices given from time to time by Landlord to Tenant prior to the then applicable Outside Restoration Date, of delays in completion attributable to the occurrence of a Force Majeure Event). Tenant may
not exercise such additional right to terminate this Lease except within 30 days after the Outside Restoration Date (as so extended by such a notice or notices). Notwithstanding the foregoing, upon the occurrence of a casualty or taking of the
nature hereinabove described in clauses (a), (b), (c) or (d), which occurs within the last thirty (30) months of the Term, Landlord shall have the option to terminate this Lease upon written notice to Tenant. 

If in any such case the Premises or any portion thereof are rendered unfit for use and occupation or any portion of the common facilities necessary for the
practical use and enjoyment of the Premises are unavailable for use and this Lease is not so terminated, Landlord shall use due diligence (following the expiration of the period in which this Lease may be terminated pursuant to the foregoing
provisions of this Section 6.1.2), subject to the availability of insurance proceeds and consent of the holders of any mortgages on the Lot, Building or both, to put the Premises, and any portion of the common facilities necessary for
the practical use and enjoyment of the Premises or in case of a taking what may remain thereof (excluding in case of both damage and taking any items installed or paid for by Tenant), into proper condition for use and occupation. A just proportion
of the fixed rent and additional rent according to the nature and extent of the injury shall be abated from the time of the damage or taking until the Premises or such portion of the common facilities or such remainder shall have been put into
proper condition for use and occupation or until termination of this Lease, and in case of a taking which permanently reduces the area of the Premises, a just proportion of the fixed rent and additional rent shall be abated for the remainder of the
Term. 

  
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 8.2 Eminent Domain Damages. Landlord reserves to itself any and all rights to receive awards made for
damages to the Premises and Building and Lot and the leasehold hereby created, or any one or more of them, accruing by reason of exercise of eminent domain or by reason of anything lawfully done in pursuance of public or other authority. Tenant
hereby releases and assigns to Landlord all Tenant’s rights to such awards, and covenants to deliver such further assignments and assurances thereof as Landlord may from time to time request, hereby irrevocably designating and appointing
Landlord as its attorney-in-fact to execute and deliver in Tenant’s name and behalf all such further assignments thereof. Nothing contained herein shall be deemed to preclude Tenant from obtaining, or to give Landlord any interest in, any
separate award to Tenant for loss or damage to Tenant’s removable personal property or Tenant’s relocation costs. 
 8.3 Temporary Taking.
In the event of any taking of the Premises or any part thereof for temporary use, (i) this Lease shall be and remain unaffected thereby and rent shall not abate, and (ii) Tenant shall be entitled to receive for itself such portion or
portions of any award made for such use with respect to the period of the taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier termination of this Lease, Tenant shall then pay to Landlord a
sum equal to the reasonable cost of performing Tenant’s obligations under Section 6.1 with respect to surrender of the Premises and upon such payment shall be excused from such obligations. 

ARTICLE IX RIGHTS OF PARTIES HOLDING PRIOR INTERESTS 

9.1 Lease Subordinate - Superior. This Lease shall be subject and subordinate to any mortgage (“Mortgage”) now or hereinafter placed on the
Lot, the Building, or both, or any portion or portions thereof or interest therein, which are separately and together hereinafter in this Article IX referred to as “the mortgaged premises”, and to each advance made or hereafter to be made
under any Mortgage, and to all renewals, modifications, consolidations, replacements and extensions thereof and all substitutions therefor, provided, however, that conditioned upon Tenant not being in default under any of the terms of this Lease,
subsequent to the Commencement Date and upon Tenant’s delivery of an estoppel certificate accepting the Premises and acknowledging that Landlord has completed the Leasehold Improvements in accordance with the provisions hereof, Landlord shall
use reasonable efforts to obtain from any such mortgagee on Tenant’s behalf an agreement on the part of such mortgagee to recognize this Lease and all of Tenant’s rights hereunder as though this Lease were prior to any such mortgage,
provided further, however, that the mortgagee, or any purchaser at a foreclosure sale or otherwise shall not be: 
 (a) liable for any act or omission of a
prior Landlord (including the mortgagor); or 
 (b) subject to any offset or defenses which the Tenant might have against any prior Landlord (including the
mortgagor); or 

  
 19 

 (c) bound by any rent or additional rent which the Tenant might have paid in advance to any prior Landlord
(including the mortgagor) for any period beyond the month in which foreclosure or sale occurs; or 
 (d) bound by any security deposit which Tenant may have
paid to any prior Landlord (including the mortgagor), unless such deposit is in an escrow fund available to the mortgagee; or 
 (e) bound by any agreement
or modification of the Lease made without the consent of the mortgagee; or 
 (f) bound by the provisions of Section 4.1 hereof; or 

(g) bound by any notice of termination given by any prior Landlord (including the mortgagor) without the mortgagee’s written consent thereto; or 

(h) personally liable under this Lease and the mortgagee’s liability under the Lease shall be limited to the ownership interest of the mortgagee in the
Premises; or 
 (i) liable for any fact or circumstance or condition to the extent existing or arising prior to the mortgagee’s (or such
purchaser’s) succession to the interest of the Landlord under the Lease and such mortgagee or such purchaser further shall not be liable except during that period of time, if any, in which such mortgagee or purchaser and Tenant are in privity
of estate. 
 In the event that any mortgagee or its successor in title shall succeed to the interest of Landlord, then, Tenant shall and does hereby agree
to attorn to such mortgagee or successor and to recognize such mortgagee or successor as its Landlord. Any claim by Tenant under the Lease against the mortgagee or such successor shall be satisfied solely out of the mortgagee’s or such
successor’s interest in the Premises and Tenant shall not seek recovery against or out of any other assets of mortgagee or such successor. 

Notwithstanding the foregoing, any mortgagee may at its election subordinate its Mortgage to this Lease without the consent or approval of Tenant. 

This Section 9.1 shall be self-operative. Tenant agrees to execute and deliver promptly any appropriate certificates or instruments requested by
Landlord or any mortgagee to carry out the subordination and attornment agreements contained in this Section 9.1. 
 9.2 Rights of Mortgagee
to Cure. No act or failure to act on the part of Landlord which would entitle Tenant, under the terms of this Lease or as a matter of law, to be released from Tenant’s obligations hereunder or to terminate this Lease shall result in a
release of such obligations or a termination of this Lease unless Tenant first gives written notice of and a specific description of Landlord’s act or failure to act to Landlord’s mortgagees of whom Tenant has been given written notice by
Landlord, if any, and such mortgagee fails to cure such default within thirty (30) days after receipt of such notice. However, if such cure reasonably requires more than thirty days to effect, such mortgagee shall have such additional time as
is reasonably necessary in the circumstances, including time to take possession of the Property. This section shall not impose any obligation on any such mortgagee. Landlord shall, from time to time, notify Tenant as to the identity of
Landlord’s mortgagees; provided, however, that Tenant’s execution of estoppel certificates, nondisturbance agreements or similar agreements which identify Landlord’s mortgagee shall be deemed to be notice to Tenant hereunder. 

  
 20 

 ARTICLE X MISCELLANEOUS 

10.1 Representations by Tenant. Tenant represents and warrants that any financial statements provided by it to Landlord were true, correct and complete
when provided, and that no material adverse change has occurred since that date that would render them inaccurate or misleading. Tenant represents and warrants that those persons executing this Lease on Tenant’s behalf are duly authorized to
execute and deliver this Lease on its behalf, and that this Lease is binding upon Tenant in accordance with its terms and upon execution of this Lease, Tenant shall deliver evidence of such authority to Landlord in form satisfactory to Landlord.

 10.2 Notices. Any notice required or permitted hereunder shall be in writing. Communications shall be addressed to Landlord at Landlord’s
Address and to Tenant at Tenant’s Address. Any communication so addressed shall be deemed duly given when delivered by hand, one day after being sent by Federal Express (or other guaranteed one day delivery service) or three days after being
sent by registered or certified mail, return receipt requested. Either party may change its address by giving notice to the other. 
 10.3 No Waiver or
Oral Modification. No provision of this Lease shall be deemed waived by Landlord or Tenant except by a signed written waiver. No consent to any act or waiver of any breach or default, express or implied, by Landlord or Tenant, shall be construed
as a consent to any other act or waiver of any other breach or default. Landlord’s failure to enforce any covenant or condition of this Lease shall not be deemed a waiver thereof, and its failure to enforce any of the Rules and Regulations
against Tenant or any other tenant in the Building shall not be deemed a waiver thereof. The receipt by Landlord of any rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach, and the acceptance
of any rental payment in any amount less than the full sum due shall not constitute a waiver of any claim to the remaining balance. This Lease may not be changed or amended orally, but only by written instrument. 

10.4 Partial Invalidity. If any provision of this Lease, or the application thereof in any circumstances, shall to any extent be invalid or
unenforceable, the remainder of this Lease shall not be affected thereby, and each provision hereof shall be valid and enforceable to the fullest extent permitted by law. 

10.5 Certain Landlord Remedies. If Tenant fails to perform any obligation hereunder, Landlord may, upon ten (10) days prior written notice to
Tenant (except in the case of emergency in which case no notice shall be required), enter the Premises and perform it on Tenant’s behalf. In so doing, Landlord may make any payment of money or perform any other act. All sums so paid by
Landlord, and all incidental costs and expenses, shall be considered additional rent under this Lease and shall be payable to Landlord immediately on demand, together with interest from the date of demand to the date of payment at the “Interest
Rate.” For purposes of this Lease, the Interest Rate shall mean the lesser of the maximum interest rate permitted by law or three (3) percentage points above the then prevailing prime rate as set by Bank of America in its main office in
Boston, MA (or, if such bank ceases to exist, the then largest bank in the Commonwealth of Massachusetts), 

  
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 10.6 Tenant’s Estoppel Certificate. Within seven (7) days after written request by Landlord,
Tenant shall execute, acknowledge and deliver to Landlord a written statement certifying (a) that this Lease is unmodified and in full force and effect, or is in full force and effect as modified and stating the modifications; (b) the
amount of Base Rent and the date to which Base Rent and additional rent have been paid in advance; (c) the amount of any security deposited with Landlord; and (d) that, to the best of Tenant’s actual knowledge, Landlord is not in
default hereunder or, if Landlord is claimed to be in default, stating the nature of any claimed default, and (e) such other matters as may be reasonably requested by Landlord. Any such statement may be relied upon by a purchaser, assignee or
lender. Tenant’s failure to execute and deliver such statement within the time required shall be a default under this Lease and shall also be conclusive upon Tenant that (3) this Lease is in full force and effect and has not been modified
except as represented by Landlord; (2) there are no uncured defaults in Landlord’s performance and Tenant has no right of offset, counterclaim or deduction against rent; and (3) not more than one month’s Base Rent has been paid
in advance. In connection with any Transfer of this Lease or major corporate financing by Tenant, Landlord shall, within twenty (20) days after written request by Tenant, acknowledge and deliver to Tenant a written statement containing
substantially similar certifications regarding Tenant to those listed above regarding Landlord (provided that Tenant reimburses Landlord for its reasonable legal and other expenses in connection with such request). 

10.7 Waiver of Subrogation. Landlord and Tenant each hereby waive all rights of recovery against the other and against the officers, employees, agents,
and representatives of the other, on account of loss by or damage to the waiving party or its property or the properly of others under its control, to the extent that such loss or damage is insured against under any insurance policy that either may
have in force at the time of the loss or damage. Each party shall notify its insurers that the foregoing waiver is contained in this Lease. Landlord and Tenant shall cause each insurance policy obtained by each of them to provide that the insurer
waives all right of recovery by way of subrogation against either Landlord or Tenant in connection with any loss or damage covered by such policy. 
 10.8
All Agreements; No Representations. This Lease contains all of the agreements of the parties with respect to the subject matter hereof and supersedes all prior dealings between them with respect to such subject matter. Each party acknowledges
that the other has made no representations or warranties of any kind except as may be specifically set forth in this Lease. 
 10.9 Brokerage. Each
party represents and warrants that it has not dealt with any real estate broker or agent in connection with this Lease or its negotiation other than the “Brokers” identified in Section 1.2. Each party shall indemnify the other
and hold it harmless from any cost, expense, or liability (including costs of suit and reasonable attorneys’ fees) for any compensation, commission or fees claimed by any other real estate broker or agent in connection with this Lease or its
negotiation by reason of any act or statement of the indemnifying party. 
 10.10 Successors and Assigns. This Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective successors and assigns; provided, however, that the original 

  
 22 

 
Landlord named herein and each successive owner of the Premises shall be liable only for obligations accruing during the period of their respective ownership; provided further, that Tenant’s
right to make a Transfer shall always be governed by Section 6.3 hereof. 
 10.11 Construction of Document. This Lease shall be
construed, governed and enforced according to the laws of the state where the Property is located. In construing this Lease, section headings shall be disregarded. Any recitals herein or riders or exhibits attached hereto are hereby incorporated
into this Lease by this reference. Time is of the essence of this Lease and every provision contained herein. The parties acknowledge that this Lease was freely negotiated by both parties, each of whom was represented by counsel; accordingly, this
Lease shall be construed according to the fair meaning of its terms, and not against either party. 
 10.12 Disputes Provisions. 

(a) If either Landlord or Tenant institutes any action to enforce the provisions of this Lease or to seek a declaration of rights hereunder, the prevailing
party shall be entitled to recover its reasonable attorneys’ fees and court costs as part of any award. 
 (b) Landlord and Tenant hereby waive trial
by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other, on or in respect to any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant
hereunder, Tenant’s use or occupancy of the Premises, and/or claim of injury or damage. 
 10.13 Surrender. The voluntary or other surrender of
this Lease by Tenant, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of Landlord, operate as an assignment to it of any or all subleases or subtenancies. 

10.14 Holdover. If Tenant holds over in occupancy of the Premises after the expiration of the Term, Tenant shall become a tenant at sufferance only, at
a rental rate equal to two hundred (150%) percent of the Rent in effect at the end of the Term, and otherwise subject to the terms and conditions herein specified, so far as applicable, and shall be liable for all damages sustained by Landlord
on account of such holding over. This Section shall not operate as a waiver of any right of reentry provided in this Lease, and Landlord’s acceptance of rent after expiration of the Term or earlier termination of this Lease shall not constitute
consent to a holdover or result in a renewal. If Tenant fails to surrender the Premises upon the expiration of the Term or earlier termination despite demand by Landlord to do so, Tenant shall indemnify and hold Landlord harmless from all loss or
liability, including, without limitation, any claim made by any succeeding tenant resulting from such failure. 
 10.15 Late Payment. Tenant
acknowledges that the late payment by Tenant to Landlord of any sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impractical to ascertain.
Therefore, if any Base Rent or other sum due hereunder is not paid on or by the date it is due more than once during any twelve (12) month period, Tenant shall pay to Landlord, as additional rent, the sum of ten percent (10%) of the
overdue amount as a late charge. The overdue amount, if not received within ten days thereafter, shall also bear interest, as additional rent, at the rate of 1.50 % simple interest per month, calculated from the date the late charge becomes due
until the date of payment to Landlord. Landlord’s acceptance of any late charge or interest shall not constitute a waiver of Tenant’s default with respect to the overdue amount. 

  
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 10.16 Force Majeure. If Landlord or Tenant is prevented from or delayed in performing any act required of
it hereunder, and such prevention or delay is caused by strikes, labor disputes, inability to obtain labor, materials, or equipment, inclement weather, acts of God, governmental restrictions, regulations, or controls, judicial orders, enemy or
hostile government actions, civil commotion, fire or other casualty, or other causes beyond such party’s reasonable control (collectively, “Force Majeure”), the performance of such act shall be excused for a period equal to the period
of prevention or delay. A party’s financial inability to perform its obligations shall in no event constitute Force Majeure. Nothing in this section shall excuse or delay Tenant’s obligation to pay any rent or other charges due under this
Lease. 
 10.17 Limitation On Liability. In consideration of the benefits accruing hereunder, Tenant hereby covenants and agrees that, in the event
of any actual or alleged failure, breach or default hereunder by Landlord: 
 (a) The obligations of Landlord under this Lease do not constitute personal
obligations of the trustees, individual partners, directors, officers or shareholders of Landlord, Landlord’s beneficiary or any constituent partner of Landlord’s beneficiary, and Tenant shall not seek recourse against the trustees,
partners, directors, officers or shareholders of Landlord, Landlord’s beneficiary or any constituent partner of Landlord’s beneficiary or any of their personal assets for satisfaction of any liability with respect to this Lease. 

(b) Tenant’s sole and exclusive remedy shall be against the Landlord’s interest in the Property. 

(c) Neither Landlord’s beneficiary nor any constituent partner of Landlord’s beneficiary shall be sued, named as a party in any suit or action, or
served with process therein (except if necessary to secure jurisdiction), and neither Landlord’s beneficiary nor any constituent partner of Landlord’s beneficiary shall be required to respond to any service of process. 

(d) No judgment will be taken against Landlord’s beneficiary nor any constituent partner of Landlord’s beneficiary, and no writ of execution will be
levied against the assets of Landlord’s beneficiary or any such partner. 
 (e) These covenants and agreements are enforceable both by Landlord and
also by Landlord’s beneficiary, any constituent partner of Landlord’s beneficiary, and shall bind Tenant and its successors and assigns. 
 10.18
Submission Not An Option. The submission of this Lease or a summary of some or all of its provisions for examination by Tenant does not constitute a reservation of the Premises for Tenant or an offer to lease the Premises to Tenant or the
grant of an option for the Premises to Tenant, notwithstanding any contrary provision of statutory or common law. 
 10.19 Security Deposit. Landlord
acknowledges receipt from Tenant of the Security Deposit to be held by Landlord or its agent, as security, for and during the Term, to be returned to Tenant within thirty (30) days after the expiration of the Term or the termination of this
lease provided there exists no breach of any undertaking of Tenant. Upon the occurrence of any default by 

  
 24 

 
Tenant hereunder, Tenant agrees that Landlord may apply all or any part of the Security Deposit together with accrued interest, if any, thereon to any obligation of Tenant hereunder. If all or
any portion of the Security Deposit is applied to any obligation of Tenant hereunder, Tenant shall immediately upon request by Landlord restore the Security Deposit to its original amount. Tenant shall not have the right to call upon Landlord to
apply all or any part of the Security Deposit to cure any default or fulfill any obligation of Tenant, but such use shall be solely in the discretion of Landlord. Upon any conveyance of the Premises by Landlord to Landlord’s grantee or
transferee, the Security Deposit together with accrued interest, if any, thereon may be delivered by Landlord to Landlord’s grantee or transferee. Upon any such delivery, Tenant hereby releases Landlord herein named of any and all liability
with respect to the Security Deposit, its application and return, and Tenant agrees to look solely to such grantee or transferee. It is further understood that this provision shall also apply to subsequent grantees and transferees. 

10.20 Evidence of Authority. Simultaneously with the execution hereof, Tenant shall deliver to Landlord evidence, satisfactory to Landlord’s
counsel, as to the authority of the persons executing this Lease on behalf of Tenant to enter into, execute, deliver and bind Tenant to this Lease. 
 10.21
Relocation. Landlord shall have the right, upon not less than 60 days written notice to Tenant, to relocate Tenant, at Landlord’s sole cost, to space of comparable size, fit-up and finish elsewhere in the Building. In no event will
tenant’s cumulative rent be greater than that set forth in this lease. 
 10.22 Notice of Lease. Tenant agrees not to record this Lease, but
upon request of either party, both parties shall execute and deliver a notice of this Lease in form appropriate for recording or registration, and if this Lease is terminated before the Term expires, an instrument in such form acknowledging the date
of termination. 
 10.23 Option to Extend. Tenant may elect to extend the Term of this Lease for two (2) one- (1) year periods (the
“Extension Terms”), by giving Landlord written notice of such election no later than six (6) months prior to the then current Term expiration. Failure to give such notice shall make this option null and void. Such extension shall be
upon the terms, covenants, and conditions contained in this Lease except that Base Rent shall be the then fair market rent, but not less than the rent applicable immediately prior to the Extension Term. 

EXECUTED as a sealed instrument in two or more counterparts on the day and year first above written. 

 

							
	LANDLORD:				FARLEY WHITE KILNBROOK THREE, LLC
			
					 /s/ Roger W. Altreuter

					By:		Roger W. Altreuter
					Its:		Manager

  
 25 

							
	TENANT:				INOTEK PHARMACEUTICALS CORPORATION
			
					 /s/ James G. Ham, III

					By:		James G, Ham, III
					Its:		Chief Financial Officer

  
 26 

 EXHIBIT A 

PREMISES 
 The Premises consists of a portion of
the 1st floor as shown on the attached Plan. 

  
 27 

 EXHIBIT A 

“Premises” 
  

 
 

 

  
 28 

 EXHIBIT B 

CLEANING SERVICES 
 I. CLEANING 

A. Office Area 
 Daily: (Monday through Friday 6:00-10:00 p.m.;
holidays excepted). 
 1. Empty and clean all waste receptacles and ash trays and remove waste materials from the premises; wash receptacles
as necessary. 
 2. Sweep and dust mop all uncarpeted areas using a dust-treated mop. 

3. Vacuum all rugs and carpeted areas. 

4. Hand dust and wipe clean with treated cloths all horizontal surfaces including furniture, office equipment, window sills, door ledges, chair
rails, and convector tops, within normal reach. 
 5. Wash clean all water fountains. 

6. Remove and dust under all desk equipment and telephone and replace same. 

7. Wipe clean all brass and other bright work. 

8. Hand dust all grill work within normal reach. 

9. Upon completion of cleaning, all lights will be turned off and doors locked, leaving the premises in an orderly condition. 

Weekly: 
 1. Dust coat racks, and the like. 

2. Remove all finger marks from private entrance, doors, light switches, and doorways. 

Quarterly: 
 Dusting not reached in daily
cleaning to include: 
 a. Dusting all pictures, frames, charts, graphs, and similar wall hangings. 

b. Dusting all vertical surfaces, such as walls, partitions, doors, and ducts. 

c. Dusting of all pipes, ducts, and high moldings. 

d. Dusting of all Venetian blinds. 

  
 29 

 B. Lavatories (Common Area) 

Daily: (Monday through Friday, inclusive; holidays excepted). 

1. Sweep and damp mop floors. 
 2.
Clean all mirrors, powder shelves, dispensers and receptacles, bright work, flushometers, piping, and toilet seat hinges. 
 3. Wash both
sides of all toilet seats. 
 4. Wash all basins, bowls, and urinals. 

5. Dust and clean all powder room fixtures. 

6. Empty and clean paper towel and sanitary disposal receptacles. 

7. Remove waste paper and refuse. 

8. Refill tissue holders, soap dispensers, towel dispensers, vending sanitary dispensers; materials to be furnished to landlord. 

9. A sanitizing solution will be used in all lavatory cleaning. 

Monthly: 
 1. Machine scrub lavatory floors. 

2. Wash all partitions and tile walls in lavatories. 

C. Main Lobby, Elevators, Building Exterior, and Corridors. 

Daily: (Monday through Friday, inclusive, holidays excepted). 

1. Sweep and wash all floors. 
 2.
Wash all rubber mats. 
 3. Clean elevators, wash or vacuum floors, wipe down walls and doors. 

4. Spot clean any metal work inside lobby. 

5. Spot clean any metal work surrounding building entrance doors. 

Monthly: 
 All resilient tile floors in public
areas to be treated equivalent to spray buffing. 

  
 30 

 D. Window Cleaning 

Windows of exterior walls will be washed bi-annually. 

E. Tenant requiring services in excess of those described above shall request same through landlord, at the Tenant’s expense. 

  
 31 

 FIRST AMENDMENT OF LEASE 

This FIRST AMENDMENT OF LEASE is entered into this 22nd day of February, 2013 by and between
Farley White Kilnbrook Three, LLC, having a mailing address at c/o Farley White Management Company, 155 Federal Street, Suite 1800, Boston, MA 02110 (hereinafter called “Landlord”) and Inotek Pharmaceuticals Corporation,
having a mailing address at 131 Hartwell Avenue, Lexington, MA 02421 (hereinafter called “Tenant”) 
 Witnesseth:

 A. Landlord and Tenant entered into a certain lease dated May 11, 2012 (the “Lease”) consisting of approximately 2,440 rentable square
feet on the 1st floor of 131 Hartwell Avenue (the “Premises”), all as more particularly described therein. 
 B. Landlord and Tenant desire to
amend the Lease in the manner set forth below. 
  

	 	1.	The Term of the Lease is hereby extended and shall expire on December 31, 2013. 

  

	 	2.	For the extended term, Tenant shall continue to pay Base Rent of $51,240.00 per annum payable in equal monthly installments of $4,279.00. 

Except as specifically amended by the terms of this First Amendment of Lease, all of the terms, conditions and provisions of the Lease shall remain in full
force and effect throughout the Term of the Lease. From and after the date hereof, the Lease and this First Amendment of Lease shall collectively be referred to as the “Lease.” 

As of this date, the parties acknowledge that neither has a claim for damage or liability of any kind pursuant to this Lease, as amended, or at law or equity,
and the parties hereby agree to release and hold each other harmless from and against all suits, liabilities, obligations or claims of any kind or any matters arising prior to this date. 

WITNESS THE EXECUTION HEREOF, under seal, as of the date set forth above, in any number of counterpart copies, each of which counterpart copies shall
be deemed an original for all purposes. 
  

					
	LANDLORD:				Farley White Kilnbrook Three, LLC
			
					 /s/ Roger W. Altreuter

					By:
					Its:

							
	TENANT:				Inotek Pharmaceuticals Corporation
			
					 /s/ James G. Ham, III

					By:		James G. Ham, III
					Its:		Chief Financial Officer

  
 2 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”), dated as of August 14, 2013, is entered into by and between WLC
Three VI, L.L.C., a Delaware limited liability company (“Landlord”), successor-in-interest to Farley White Kilnbrook Three, LLC, a Massachusetts limited liability company, and Inotek Pharmaceuticals Corporation, a Delaware
corporation (“Tenant”). 
 W I T N E S S E T H 

WHEREAS, Landlord and Tenant are parties to that certain Lease dated as of May 11, 2012, as amended by that certain First Amendment of
Lease dated as of February 22, 2013 (the “First Amendment”) (as so amended, the “Lease”) with respect to the premises measuring approximately 2,440 rentable square feet (the “Premises”) located
on the first (1st) floor of the building located at 131 Hartwell Avenue, Lexington, MA 02421 (the “Building”); and 

WHEREAS, Landlord and Tenant wish to modify and amend the Lease subject to the terms and conditions set forth below. 

NOW, THEREFORE, in consideration of the covenants herein reserved and contained, and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	Term and Expiration Date. The Term of the Lease is presently due to expire on December 31, 2013. Section 1.2 (k) of the Lease shall be amended to provide that the Term of the Lease shall be
extended from January 1, 2014 through December 31, 2014 (the “Expiration Date”). 

  

	2.	Base Rent. Commencing on January 1, 2014, Tenant shall pay Base Rent in the amount set forth on Exhibit “A” of this Second Amendment and pursuant to Section 3.1 of the Lease.

  

	3.	Extension Option. Section 10.23 of the Lease is restated in its entirety to read: 

Provided that Tenant is not in an event of default beyond any applicable cure period, Tenant may elect to extend the Term of this Lease from
January 1, 2015 through December 31, 2015 (the “Extension Term”) by giving Landlord written notice of such election no later than June 30, 2014. Failure to give such notice shall make this option the (the
“Extension Option”) null and void. The Extension Option shall be upon the terms, covenants, and conditions contained in this Lease, except that the Base Rent for the Extension Term shall be the then fair market rent, but not less
than the Base Rent payable immediately prior to the Extension Term. 
  

	4.	 Other Options. Tenant acknowledges and agrees that, other than the Extension Option set forth in this Second Amendment, Tenant has no
(a) options or rights to extend the 

	 	
Term of the Lease, (b) options, rights of first offer, rights of first refusal, or other rights to expand the rentable square feet comprising the Premises or lease any other premises in the
Building, or (c) options to terminate the Lease or contract the rentable square feet comprising the Premises. 

  

	5.	Landlord’s Address. Effective immediately, Section 1.2(b) of the Lease shall be amended to provide that Landlord’s Address shall be: 

 

			
	If to Landlord:		WLC Three VI, L.L.C.
			c/o Walton Street Capital LLC
			900 North Michigan Avenue, Suite 1900
			Chicago, IL 60611
			Attention: James Holmes
		
	With a copy to:		Griffith Properties LLC
			260 Franklin Street, 5th Floor
			Boston, MA 02110
			Attention: Marci G. Loeber

  

	6.	Tenant’s Address. Effective immediately, Section 1.2(d) of the Lease shall be amended to provide that Tenant’s Address shall be: 

 

			
	If to Tenant:		Inotek Pharmaceuticals Corporation
			131 Hartwell Avenue, 1st Floor
			Lexington, MA 02421
			Attention: James G. Ham, III

  

	7.	Brokers. Except for CB Richard Ellis (representing Landlord exclusively), each party represents and warrants to the other that they have not made any agreement or taken any action which may cause anyone to become
entitled to a commission as a result of the transactions contemplated by this Second Amendment, and each will indemnify and defend the other from any and all claims, actual or threatened, for compensation by any such third person by reason of such
party’s breach of their representation or warranty contained in this Second Amendment Landlord will pay any commission due to the broker(s) hereunder pursuant to its separate agreement with the broker(s) hereunder subject to execution and
delivery of this Second Amendment by Landlord and Tenant. 

  

	8.	The Lease shall be modified such that each reference to the Lease contained therein shall be deemed to refer to the Lease as amended by this Second Amendment. 

 

	9.	Except as specifically modified or amended herein, the Lease remains unchanged and in full force and effect and is hereby ratified and confirmed in every respect. 

 

	10.	In the event of a conflict between this Second Amendment and the Lease, this Second Amendment shall control. 

  

	11.	Capitalized terms used in this Second Amendment but not defined in this Second Amendment have the meanings ascribed to them in the Lease. 

  
 2 

	12.	This Second Amendment shall not be effective until it has been duly executed by the parties hereto. 

  

	13.	This Second Amendment may be executed in counterparts, which taken together shall constitute one and the same instrument. 

  

	14.	Additional terms to this Second Amendment, if any, are set forth in the attached Exhibits, which are incorporated herein by reference as follows: 

Exhibit A.        Base Rent 

[END OF TEXT; SIGNATURES FOLLOW ON NEXT PAGE.] 

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Second Amendment to be executed as of the date set forth
above. 
  

																					
	LANDLORD:		
		
	 WLC THREE VI, L.L.C.,

a Delaware limited liability company
		
			
	By:		WLC Equity VI, L.L.C.,		
			 a Delaware limited liability company,

its Sole Member
		
				
			By:		WLC-G Holdings VI, L.L.C.,		
					 a Delaware limited liability company,

its Sole Member
		
					
					By:		WLC Investors VI, L.L.C.,		
							 a Delaware limited liability company,

its Member
		
						
							By:		Walton REIT Holdings B-VI, L.L.C.,		
									 a Delaware limited liability company,

its Sole Member
		
							
									By:		Walton REIT B-VI, L.L.C.,		
											 a Delaware limited liability company,

its Managing Member
		
								
											By:		Walton Street Real Estate Fund VI-Q, L.P.,		
													 a Delaware limited partnership,
 its
Managing Member
		
									
													By:		Walton Street Managers VI, L.P.,		
															 a Delaware limited partnership,
 its
General Partner
		
										
															By:		WSC Managers VI, Inc.,		
																	 a Delaware corporation,
 its General
Partner
		
											
																	By:		 /s/ James J. Holmes
		
																	Name:		 /s/ James J. Holmes
		
																	Title:		 Vice President
		

  
 [COUNTERPART SIGNATURE
PAGE TO SECOND AMENDMENT] 

			
	TENANT:
	
	 INOTEK PHARMACEUTICALS CORPORATION,

a Delaware corporation

		
	By:		 /s/ William K. McVicar

	Name:		 William K. McVicar

	Title:		 EVP, Chief Scientific Officer

  
 [COUNTERPART SIGNATURE
PAGE TO SECOND AMENDMENT] 

 EXHIBIT “A” 

BASE RENT 
  

													
	 PREMISES

(2,440 RSF)
	 
	 Period
	  	Annual Base Rent	 	  	Monthly Base Rent	 	  	Per RSF	 
	 January 1, 2014 - December 31, 2014
	  	$	53,680.00	  	  	$	4,473.00	  	  	$	22.00	  

 THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”), dated as of August 14, 2014, is entered into by and between WLC Three
VI, L.L.C., a Delaware limited liability company (“Landlord”) and Inotek Pharmaceuticals Corporation, a Delaware corporation (“Tenant”). 

W I T N E S S E T H 
 WHEREAS,
Farley White Kilnbrook Three, LLC, a Massachusetts limited liability company (“Original Landlord”), as landlord, and Tenant, as tenant, entered into that certain Lease dated as of May 11, 2012 (the “Original
Lease”), as amended by (a) that certain First Amendment of Lease dated as of February 22, 2013 by and between Original Landlord, as landlord, and Tenant, as tenant (the “First Amendment”) and (b) that certain
Second Amendment to Lease dated as of August 14, 2013 by and between Landlord, as landlord, and Tenant, as tenant (the “Second Amendment”); 

WHEREAS, the Original Lease, as amended by the First Amendment and the Second Amendment, shall be known as the “Lease”; 

WHEREAS, the Lease relates to premises measuring approximately 2,440 rentable square feet (the “Premises”) located on the
first (1st) floor of the building known as 131 Hartwell Avenue, Lexington, MA 02421 (the “Building”); and 

WHEREAS, Landlord and Tenant wish to modify and amend the Lease subject to the terms and conditions set forth below. 

NOW, THEREFORE, in consideration of the covenants herein reserved and contained, and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	Term and Expiration Date. The Term of the Lease is presently due to expire on December 31, 2014. The Term of the Lease shall be extended from January 1, 2015 through March 31, 2015 (the
“Expiration Date”). 

  

	2.	Base Rent. Tenant shall continue to pay Base Rent in the amount set forth on Exhibit “A” of the Second Amendment and pursuant to Section 3.1 of the Original Lease. 

 

	3.	Extension Option. Tenant acknowledges and agrees that Section 10.23 of the Original Lease, as amended by Section 3 of the Second Amendment, is hereby deleted in its entirety, and is of no further force
or effect. 

  

	4.	Other Options. Tenant acknowledges and agrees that Tenant has no (a) options or rights to extend the Term of the Lease, (b) options, rights of first offer, rights of first refusal, or other rights to
expand the rentable square feet comprising the Premises or lease any other premises in the Building, or (c) options to terminate the Lease or contract the rentable square feet comprising the Premises. 

	5.	Brokers. Except for CB Richard Ellis (representing Landlord exclusively), each party represents and warrants to the other that they have not made any agreement or taken any action which may cause anyone to become
entitled to a commission as a result of the transactions contemplated by this Third Amendment, and each will indemnify and defend the other from any and all claims, actual or threatened, for compensation by any such third person by reason of such
party’s breach of their representation or warranty contained in this Third Amendment. Landlord will pay any commission due to the broker(s) hereunder pursuant to its separate agreement with the broker(s) hereunder subject to execution and
delivery of this Third Amendment by Landlord and Tenant. 

  

	6.	The Lease shall be modified such that each reference to the Lease contained therein shall be deemed to refer to the Lease as amended by this Third Amendment. 

 

	7.	Except as specifically modified or amended herein, the Lease remains unchanged and in full force and effect and is hereby ratified and confirmed in every respect. 

 

	8.	In the event of a conflict between this Third Amendment and the Lease, this Third Amendment shall control. 

  

	9.	Capitalized terms used in this Third Amendment but not defined in this Third Amendment have the meanings ascribed to them in the Lease. 

 

	10.	This Third Amendment shall not be effective until it has been duly executed by the parties hereto. 

  

	11.	This Third Amendment may be executed in counterparts, which taken together shall constitute one and the same instrument. 

[END OF TEXT; SIGNATURES FOLLOW ON NEXT PAGE.] 

  
 2 

																					
	LANDLORD:		
		
	 WLC THREE VI, L.L.C.,
 a
Delaware limited liability company
		
			
	By:		WLC Equity VI, L.L.C.,		
			 a Delaware limited liability company,

its Sole Member
		
				
			By:		WLC-G Holdings VI, L.L.C.,		
					 a Delaware limited liability company,

its Sole Member
		
					
					By:		WLC Investors VI, L.L.C.,		
							 a Delaware limited liability company,

its Member
		
						
							By:		Walton REIT Holdings B-VI, L.L.C.,		
									 a Delaware limited liability company,

its Sole Member
		
							
									By:		Walton REIT B-VI, L.L.C.,		
											 a Delaware limited liability company,

its Managing Member
		
								
											By:		Walton Street Real Estate Fund VI-Q, L.P.,		
													 a Delaware limited partnership,
 its
Managing Member
		
									
													By:		Walton Street Managers VI, L.P.,		
															 a Delaware limited partnership,
 its
General Partner
		
										
															By:		WSC Managers VI, Inc.,		
																	 a Delaware corporation,
 its General
Partner
		
											
																	By:		 /s/ James J. Holmes
		
																	Name:		 /s/ James J. Holmes
		
																	Title:		 Vice President
		

  
 [COUNTERPART SIGNATURE
PAGE TO SECOND AMENDMENT] 

			
	TENANT:
	
	 INOTEK PHARMACEUTICALS CORPORATION,

a Delaware corporation

		
	By:		 /s/ William K. McVicar

	Name:		 William K. McVicar

	Title:		 EVP, Chief Scientific Officer

  
 [COUNTERPART SIGNATURE
PAGE TO SECOND AMENDMENT] 

 FOURTH AMENDMENT TO LEASE 

THIS FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”), dated as of March 3, 2015, is entered into by and between WLC
Three VI, L.L.C., a Delaware limited liability company (“Landlord”) and Inotek Pharmaceuticals Corporation, a Delaware corporation (“Tenant”). 

W I T N E S S E T H 
 WHEREAS,
Farley White Kilnbrook Three, LLC, a Massachusetts limited liability company (“Original Landlord”), as landlord, and Tenant, as tenant, entered into that certain Lease dated as of May 11, 2012 (the “Original
Lease”), as amended by (a) that certain First Amendment of Lease dated as of February 22, 2013 by and between Original Landlord, as landlord, and Tenant, as tenant (the “First Amendment”) and (b) that certain
Second Amendment to Lease dated as of August 14, 2013 by and between Landlord, as landlord, and Tenant, as tenant (the “Second Amendment”); 

WHEREAS, Landlord and Tenant further amended the Original Lease pursuant to that certain Third Amendment to Lease, dated August 14, 2014
(the “Third Amendment”). The Original Lease, as amended by the First Amendment, Second Amendment and Third Amendment, shall be known as the “Lease”; 

WHEREAS, the Lease relates to premises measuring approximately 2,440 rentable square feet (the “Original Premises”) located
on the first (1st) floor of the building known as 131 Hartwell Avenue, Lexington, MA 02421 (the “Building”) for a Term that is scheduled to expire on March 31, 2015; and

 WHEREAS, Landlord and Tenant wish to enter into this Amendment to (i) relocate Tenant to certain space on the first (1st) floor of the Building containing 3,500 rentable square feet, as more fully shown on Exhibit A to this Amendment (the “New Premises”), and to surrender the Original Premises,
(ii) extend the Term of the Lease; and (iii) amend certain other terms and conditions of the Original Lease. 
 NOW, THEREFORE, in
consideration of the covenants herein reserved and contained, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

1. Relocation to New Premises. Landlord hereby agrees to lease to Tenant, and Tenant hereby agrees to lease from Landlord, the New
Premises for a period commencing April 1, 2015 (the “New Premises Commencement Date”) and continuing through the Extended Term. The New Premises are hereby leased to Tenant as is, without representation or warranty by Landlord
and Tenant shall have no obligation to perform any improvements or installation to prepare the New Premises for Tenant’s occupancy. On or before the New Premises Commencement Date, Tenant shall, at its sole cost and expense, fully vacate and
surrender the Original Premises and relocate from the Original Premises to the New Premises. Tenant shall vacate and surrender the Original Premises to Landlord in the condition required under Section 6.1 of the Lease for surrendering the
Premises at the expiration of the Term. Accordingly, from 

  
 1 

 
and after the New Premises Commencement Date, Tenant’s right to use and occupy the Original Premises and all of Tenant’s obligations under the Original Lease with respect to the
Original Premises (other than obligations that accrued prior to the date Tenant vacates the Original Premises) shall terminate and be of no further force or effect and all references in the Original Lease to the term “Premises” shall be
deemed to refer to the New Premises. Until such date that Tenant is required to surrender the Original Premises, Tenant shall continue to occupy the Original Premises on the same terms and conditions as set forth in the Original Lease. Any holdover
by Tenant in the Original Premises beyond the Surrender Date shall be subject to the provisions of Section 10.14 of the Original Lease. 

2. Term. The Term of the Lease is hereby extended for an extended term of six (6) months (the “Extended Term”),
commencing on the New Premises Commencement Date and expiring on September 30, 2015. Notwithstanding the foregoing, in the event that Landlord and Tenant execute and deliver a new lease of premises in the building owned by an affiliate of
Landlord and located at 81 Hartwell Avenue (“81 Hartwell Premises”), the Extended Term shall expire on the Commencement Date under the new lease for the 81 Hartwell Premises. 

3. Base Rent. Commencing on the New Premises Commencement Date and thereafter during the Extended Term, the monthly Base Rent under the
Lease shall be equal to $7,291.67, payable by Tenant at the times and in the manner provided in the Lease. 
 4. Tenant’s
Percentage. Effective as of the New Premises Commencement Date, “Tenant’s Percentage” is hereby amended to be 4.55%. 

5. 81 Hartwell Base Rent Credit. In the event that Landlord and Tenant agree upon the terms for a new lease for the 81 Hartwell
Premises, Landlord agrees that such terms shall include a credit against the Base Rent first due for the 81 Hartwell Premises equal to the product of $583.33 multiplied by the number of months from the date of this Fourth Amendment through the date
that Tenant moves into the 81 Hartwell Premises, such amount to be apportioned for any partial month. By way of example, if there are five and a half months from the date of this Fourth Amendment until the commencement date for the 81 Hartwell
Premises, Tenant shall be entitled to a Base Rent credit equal to $3,208.33. Such rent credit shall be in addition to any rent abatement negotiated by the parties for the 81 Hartwell Premises. If Landlord and Tenant do not execute and deliver a
lease for the 81 Hartwell Premises, Tenant shall have no right to such Base Rent credit, which shall solely apply to the new lease at the 81 Hartwell Premises. 

6. Brokers. Except for CB Richard Ellis (representing Landlord exclusively), each party represents and warrants to the other that they
have not made any agreement or taken any action which may cause anyone to become entitled to a commission as a result of the transactions contemplated by this Fourth Amendment, and each will indemnify and defend the other from any and all claims,
actual or threatened, for compensation by any such third person by reason of such party’s breach of their representation or warranty contained in this Fourth Amendment. Landlord will pay any commission due to the broker(s) hereunder pursuant to
its separate agreement with the broker(s) hereunder subject to execution and delivery of this Fourth Amendment by Landlord and Tenant. 

  
 2 

 7. The Lease shall be modified such that each reference to the Lease contained therein shall be
deemed to refer to the Lease as amended by this Fourth Amendment. 
 8. Except as specifically modified or amended herein, the Lease remains
unchanged and in full force and effect and is hereby ratified and confirmed in every respect. 
 9. In the event of a conflict between this
Fourth Amendment and the Lease, this Fourth Amendment shall control. 
 10. Capitalized terms used in this Fourth Amendment but not defined
in this Fourth Amendment have the meanings ascribed to them in the Lease. 
 11. This Fourth Amendment shall not be effective until it has
been duly executed by the parties hereto. 
 12. This Fourth Amendment may be executed in counterparts, which taken together shall constitute
one and the same instrument. 
 [END OF TEXT; SIGNATURES FOLLOW ON NEXT PAGE.] 

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Fourth Amendment for Inotek to be executed as of the
date set forth above. 
  

																					
	LANDLORD:		
		
	 WLC THREE VI, L.L.C.,
 a
Delaware limited liability company
		
			
	By:		WLC Equity VI, L.L.C.,		
			 a Delaware limited liability company,

its Sole Member
		
				
			By:		WLC-G Holdings VI, L.L.C.,		
					 a Delaware limited liability company,

its Sole Member
		
					
					By:		WLC Investors VI, L.L.C.,		
							 a Delaware limited liability company,

its Member
		
						
							By:		Walton REIT Holdings B-VI, L.L.C.,		
									 a Delaware limited liability company,

its Sole Member
		
							
									By:		Walton REIT B-VI, L.L.C.,		
											 a Delaware limited liability company,

its Managing Member
		
								
											By:		Walton Street Real Estate Fund VI-Q, L.P.,		
													 a Delaware limited partnership,
 its
Managing Member
		
									
													By:		Walton Street Managers VI, L.P.,		
															 a Delaware limited partnership,
 its
General Partner
		
										
															By:		WSC Managers VI, Inc.,		
																	 a Delaware corporation,
 its General
Partner
		
											
																	By:		 /s/ Laura Weidaw
		
																	Name:		 Laura Weidaw
		
																	Title:		 VP
		

 [COUNTERPART SIGNATURE PAGE TO FOURTH AMENDMENT] 

  
 4 

			
	TENANT:
	
	 INOTEK PHARMACEUTICALS CORPORATION.

a Delaware corporation

		
	By:		 /s/ Dale Ritter

	Name:		 Dale Ritter

	Title:		 VP – Finance

 [COUNTERPART SIGNATURE PAGE TO FOURTH AMENDMENT] 

 Exhibit A 

PLAN OF NEW PREMISES 

  
 6EX-10.10

 Exhibit 10.10 

THIS WARRANT HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED OR ANY STATE SECURITIES LAWS. NO SALE OR DISPOSITION MAY BE EFFECTED WITHOUT
(i) EFFECTIVE REGISTRATION STATEMENTS RELATED THERETO, (ii) AN OPINION OF COUNSEL OR OTHER EVIDENCE, REASONABLY SATISFACTORY TO THE COMPANY, THAT SUCH REGISTRATIONS ARE NOT REQUIRED, (iii) RECEIPT OF NO-ACTION LETTERS FROM THE
APPROPRIATE GOVERNMENTAL AUTHORITIES, OR (iv) OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 7 OF THIS WARRANT. 
 INOTEK
PHARMACEUTICALS CORPORATION 
 WARRANT TO PURCHASE SHARES 

OF SERIES PREFERRED STOCK 
 (Loan
A) 
 THIS CERTIFIES THAT, for value received, HORIZON TECHNOLOGY FINANCE CORPORATION and its assignees are entitled to subscribe for and
purchase that number of the fully paid and nonassessable shares of Series Preferred Stock (as adjusted pursuant to Section 4 hereof, the “Shares”) of INOTEK PHARMACEUTICALS CORPORATION, a Delaware corporation (the “Company”), as is determined pursuant to the next paragraph hereof at the price per share as is determined pursuant to the next paragraph hereof (such price and such other price as shall result, from time
to time, from the adjustments specified in Section 4 hereof is herein referred to as the “Warrant Price”), subject to the provisions and upon the terms and conditions hereinafter set forth. As used herein, (a) the term
“Series Preferred” shall mean, at the holder’s election, either (i) the Company’s presently authorized Series AA Convertible Preferred Stock, par value $0.001 per share (the “Series AA Preferred Stock”) and any
stock into or for which such Series AA Preferred Stock may hereafter be converted or exchanged, and after the automatic conversion of the Series AA Preferred Stock to Common Stock shall mean the Company’s Common Stock, or (ii) the Next
Round Stock (as defined below), and any stock into or for which such Next Round Stock may hereafter be converted or exchanged, and after the automatic conversion of the Next Round Stock to Common Stock shall mean the Company’s Common Stock and
(b) the term “Date of Grant” shall mean June 28, 2013. 
 The Warrant Price shall be (i) if the holder elects to
exercise this Warrant for Series AA Preferred Stock, $1.529 or (ii) if the holder elects to exercise this Warrant for Next Round Stock, the lowest effective price per share (on a common stock equivalent basis and taking into account any
securities issued together with the preferred stock) at which shares of the Company’s convertible preferred stock are sold in a Qualified Financing (the “Next Round Stock”). A “Qualified Financing” shall mean the sale of the
convertible preferred stock of the Company to purchasers which include instititutional investors in an aggregate cash amount not less than $10,000,000. The number of shares for which this Warrant is exercisable shall rounded down to the nearest
whole number determined by dividing One Hundred Seventy-Five Thousand Dollars ($175,000) by the Warrant Price determined pursuant to this paragraph. 

 1. Term. The purchase right represented by this Warrant is exercisable, in whole or in
part, at any time and from time to time from the Date of Grant through the earlier of (a) ten (10) years after the Date of Grant and (b) immediately prior to the closing of an Acquisition Transaction (as defined below) in which the
consideration is cash, Marketable Securities or a combination thereof. As used herein, “Marketable Securities” means securities meeting all of the following requirements: (1) the issuer thereof is then subject to the reporting
requirements of Section 13 or Section 15(d) of the Exchange Act, and is then current in its filing of all required reports and other information under the Act and the Exchange Act, (2) the class and series of shares or other security
of the issuer that would be received by the holder of this Warrant in connection with a merger were such holder to exercise or convert this Warrant on or prior to the closing thereof is then traded on a national securities exchange or
over-the-counter market, (3) the issuer thereof has a market cap of at least Seven Hundred Fifty Million Dollars ($750,000,000) and (4) such holder would not be restricted by contract or by applicable federal and state securities laws from
publicly re-selling, within six (6) months and one day following the closing of such Acquisition, all of the issuer’s shares and/or other securities that would be received by such holder in such merger were such holder to exercise or
convert this Warrant in full on or prior to the closing of such merger. 
 2. Method of Exercise; Payment; Issuance of New Warrant.
Subject to Section 1 hereof, the purchase right represented by this Warrant may be exercised by the holder hereof, in whole or in part and from time to time, at the election of the holder hereof, by (a) the surrender of this Warrant (with
the notice of exercise substantially in the form attached hereto as Exhibit A-1 duly completed and executed) at the principal office of the Company and by the payment to the Company, by certified or bank check, or by wire transfer to an account
designated by the Company (a “Wire Transfer”) of an amount equal to the then applicable Warrant Price multiplied by the number of Shares then being purchased; (b) if in connection with a registered public offering of the
Company’s securities, the surrender of this Warrant (with the notice of exercise form attached hereto as Exhibit A-2 duly completed and executed) at the principal office of the Company together with notice of arrangements reasonably
satisfactory to the Company for payment to the Company either by certified or bank check or by Wire Transfer from the proceeds of the sale of shares to be sold by the holder in such public offering of an amount equal to the then applicable Warrant
Price per share multiplied by the number of Shares then being purchased; or (c) exercise of the “net issuance” right provided for in Section 10.2 hereof. The person or persons in whose name(s) any certificate(s) representing
shares of Series Preferred shall be issuable upon exercise of this Warrant shall be deemed to have become the holder(s) of record of, and shall be treated for all purposes as the record holder(s) of, the shares represented thereby (and such shares
shall be deemed to have been issued) immediately prior to the close of business on the date or dates upon which this Warrant is exercised. In the event of any exercise of the rights represented by this Warrant, certificates for the shares of stock
so purchased shall be delivered to the holder hereof as soon as possible and in any event within thirty (30) days after such exercise and, unless this Warrant has been fully exercised or expired, a new Warrant representing the portion of the
Shares, if any, with respect to which this Warrant shall not then have been exercised shall also be issued to the holder hereof as soon as possible and in any event within such thirty-day period; provided, however, at such time as the Company is
subject to the reporting requirements of the Securities Exchange Act of 1934, as amended, if requested by the holder of this Warrant, the Company shall cause its transfer agent to deliver the certificate 

  
 -2- 

 
representing Shares issued upon exercise of this Warrant to a broker or other person (as directed by the holder exercising this Warrant) within the time period required to settle any trade made
by the holder after exercise of this Warrant. Each holder, as a condition to the issuance of shares of Series Preferred upon exercise of this Warrant, shall become party to (i) that certain Third Amended and Restated Investor Rights Agreement,
dated as of June 9, 2010, by and between the Company and the persons and entities identified therein, as amended from time to time (the “Investor Rights Agreement”), as an “Investor” for all purposes thereunder by executing
and delivering the Adoption Agreement attached to the Investor Rights Agreement as Schedule I and (ii) that certain Third Amended and Restated Stockholders Agreement, dated as of June 9, 2010, by and between the Company and the persons and
entities identified therein, as amended from time to time (the “Stockholders Agreement”), as an “Investor” and “Stockholder” for all purposes thereunder by executing and delivering the Adoption Agreement attached to the
Stockholders Agreement as Schedule III. 
 3. Stock Fully Paid; Reservation of Shares. All Shares that may be issued upon the
exercise of the rights represented by this Warrant will, upon issuance pursuant to the terms and conditions herein, be fully paid and nonassessable, and free from all preemptive rights and taxes, liens and charges with respect to the issue thereof.
During the period within which the rights represented by this Warrant may be exercised, the Company will at all times have authorized, and reserved for the purpose of the issue upon exercise of the purchase rights evidenced by this Warrant, a
sufficient number of shares of its Series Preferred to provide for the exercise of the rights represented by this Warrant and a sufficient number of shares of its Common Stock to provide for the conversion of the Series Preferred into Common Stock.

 4. Adjustment of Warrant Price and Number of Shares. The number and kind of securities purchasable upon the exercise of this
Warrant and the Warrant Price shall be subject to adjustment from time to time upon the occurrence of certain events, as follows: 
 (a)
Reclassification or Merger. Except for an Acquisition Transaction that causes an expiration of the term of this Warrant as set forth in Section 1 above, in case of any reclassification or change of securities of the class issuable upon
exercise of this Warrant (other than a change in par value, or from par value to no par value, or from no par value to par value, or as a result of a subdivision or combination), or in case of any merger of the Company with or into another
corporation (other than a merger with another corporation in which the Company is the acquiring and the surviving corporation and which does not result in any reclassification or change of outstanding securities issuable upon exercise of this
Warrant), or in case of any sale of all or substantially all of the assets of the Company, the Company, or such successor or purchasing corporation, as the case may be, shall duly execute and deliver to the holder of this Warrant a new Warrant (in
form and substance satisfactory to the holder of this Warrant), so that the holder of this Warrant shall have the right to receive upon exercise of this Warrant, at a total purchase price not to exceed that payable upon the exercise of the
unexercised portion of this Warrant, and in lieu of the shares of Series Preferred theretofore issuable upon exercise of this Warrant, (i) the kind and amount of shares of stock, other securities, money and property receivable upon such
reclassification, change, merger or sale by a holder of the number of shares of Series Preferred then purchasable under this Warrant, or (ii) in the case of such a merger or sale in which the consideration paid consists all or in part of assets

  
 -3- 

 
other than securities of the successor or purchasing corporation, at the option of the holder of this Warrant, the securities of the successor or purchasing corporation having a value at the time
of the transaction equivalent to the value of the Series Preferred purchasable upon exorcise of this Warrant at the time of the transaction. Any new Warrant shall provide for adjustments that shall be as nearly equivalent as may be practicable to
the adjustments provided for in this Section 4. The provisions of this Section 4(a) shall similarly apply to successive reclassifications, changes, mergers and sales. 

(b) Subdivision or Combination of Shares. If the Company at any time while this Warrant remains outstanding and unexpired shall
subdivide or combine its outstanding shares of Series Preferred, the Warrant Price shall be proportionately decreased and the number of Shares issuable hereunder shall be proportionately increased in the case of a subdivision and the Warrant Price
shall be proportionately increased and the number of Shares issuable hereunder shall be proportionately decreased in the case of a combination. 

(c) Stock Dividends and Other Distributions. If the Company at any time while this Warrant is outstanding and unexpired shall
(i) pay a dividend with respect to Series Preferred payable in Series Preferred, then the Warrant Price shall be adjusted, from and after the date of determination of shareholders entitled to receive such dividend or distribution, to that price
determined by multiplying the Warrant Price in effect immediately prior to such date of determination by a fraction (A) the numerator of which shall be the total number of shares of Series Preferred outstanding immediately prior to such
dividend or distribution, and (B) the denominator of which shall be the total number of shares of Series Preferred outstanding immediately after such dividend or distribution; or (ii) make any other distribution with respect to Series
Preferred (except any distribution specifically provided for in Sections 4(a) and 4(b)), then, in each such case, provision shall be made by the Company such that the holder of this Warrant shall receive upon exercise of this Warrant a proportionate
share of any such dividend or distribution as though it were the holder of the Series Preferred (or Common Stock issuable upon conversion thereof) as of the record date fixed for the determination of the shareholders of the Company entitled to
receive such dividend or distribution. 
 (d) Adjustment of Number of Shares. Upon each adjustment in the Warrant Price, the number of
Shares of Series Preferred purchasable hereunder shall be adjusted, to the nearest whole share, to the product obtained by multiplying the number of Shares purchasable immediately prior to such adjustment in the Warrant Price by a fraction, the
numerator of which shall be the Warrant Price immediately prior to such adjustment and the denominator of which shall be the Warrant Price immediately thereafter. 

(e) Antidilution Rights. The other antidilution rights applicable to the Shares of Series Preferred purchasable hereunder are set forth
in the Company’s Fifth Amended and Restated Certificate of Incorporation, as amended from time to time (the “Charter”). Such antidilution rights shall not be restated, amended, modified or waived without the prior written consent of
the holder hereof unless such amendment, restatement, modification or waiver affects the rights associated with the Shares of Series Preferred Stock in the same manner as such amendment, restatement, modification or waiver affects the rights
associated with all other outstanding shares of Series Preferred Stock. The Company shall promptly provide the holder hereof with any restatement, amendment, modification or waiver of the Charter promptly after the same has been made. 

  
 -4- 

 5. Notice of Adjustments. Whenever the Warrant Price or the number of Shares purchasable
hereunder shall be adjusted pursuant to Section 4 hereof, the Company shall make a certificate signed by its chief financial officer setting forth, in reasonable detail, the event requiring the adjustment, the amount of the adjustment, the
method by which such adjustment was calculated, and the Warrant Price and the number of Shares purchasable hereunder after giving effect to such adjustment, and shall cause copies of such certificate to be mailed (without regard to Section 13
hereof, by first class mail, postage prepaid) to the holder of this Warrant. In addition, whenever the conversion price or conversion ratio of the Series Preferred shall be adjusted, the Company shall make a certificate signed by its chief financial
officer setting forth, in reasonable detail, the event requiring the adjustment, the amount of the adjustment, the method by which such adjustment was calculated, and the conversion price or ratio of the Series Preferred after giving effect to such
adjustment, and shall cause copies of such certificate to be mailed (without regard to Section 13 hereof, by first class mail, postage prepaid) to the holder of this Warrant. 

6. Fractional Shares. No fractional shares of Series Preferred will be issued in connection with any exercise hereunder, but in lieu of
such fractional shares the Company shall make a cash payment therefor based on the fair market value of the Series Preferred on the date of exercise as reasonably determined in good faith by the Company’s Board of Directors. 

7. Compliance with Act; Disposition of Warrant or Shares of Series Preferred. 

(a) Compliance with Act. The holder of this Warrant, by acceptance hereof, agrees that this Warrant, and the shares of Series Preferred
to be issued upon exercise hereof and any Common Stock issued upon conversion thereof are being acquired for investment and that such holder will not offer, sell or otherwise dispose of this Warrant, or any shares of Series Preferred to be issued
upon exercise hereof or any Common Stock issued upon conversion thereof except under circumstances which will not result in a violation of the Act or any applicable state securities laws. Upon exercise of this Warrant, unless the Shares being
acquired are registered under the Act and any applicable state securities laws or an exemption from such registration is available, the holder hereof shall confirm in writing that the shares of Series Preferred so purchased (and any shares of Common
Stock issued upon conversion thereof) are being acquired for investment and not with a view toward distribution or resale in violation of the Act and shall confirm such other matters related thereto as may be reasonably requested by the Company.
This Warrant and all shares of Series Preferred issued upon exercise of this Warrant and all shares of Common Stock issued upon conversion thereof (unless registered under the Act and any applicable state securities laws) shall be stamped or
imprinted with a legend in substantially the following form: 
 “THE SECURITIES EVIDENCED HEREBY HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF
1933, AS AMENDED, OR ANY STATE SECURITIES LAWS. NO SALE OR DISPOSITION MAY BE EFFECTED WITHOUT (i) EFFECTIVE REGISTRATION STATEMENTS RELATED THERETO, (ii) AN OPINION OF COUNSEL OR OTHER EVIDENCE, REASONABLY SATISFACTORY TO THE COMPANY,
THAT SUCH 

  
 -5- 

 
REGISTRATIONS ARE NOT REQUIRED, (iii) RECEIPT OF NO-ACTION LETTERS FROM THE APPROPRIATE GOVERNMENTAL AUTHORITIES, OR (iv) OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 7 OF THE
WARRANT UNDER WHICH THESE SECURITIES WERE ISSUED, DIRECTLY OR INDIRECTLY.” 
 Said legend shall be removed by the Company, upon the
request of a holder, at such time as the restrictions on the transfer of the applicable security shall have terminated. In addition, in connection with the issuance of this Warrant, the holder specifically represents to the Company by acceptance of
this Warrant as follows: 
 (1) The holder is aware of the Company’s business affairs and financial condition, and has acquired
information about the Company sufficient to reach an informed and knowledgeable decision to acquire this Warrant. The holder is acquiring this Warrant for its own account for investment purposes only and not with a view to, or for the resale in
connection with, any “distribution” thereof in violation of the Act. 
 (2) The holder understands that this Warrant has not been
registered under the Act in reliance upon a specific exemption therefrom, which exemption depends upon, among other things, the bona fide nature of the holder’s investment intent as expressed herein. 

(3) The holder further understands that this Warrant must be held indefinitely unless subsequently registered under the Act and qualified
under any applicable state securities laws, or unless exemptions from registration and qualification are otherwise available. The holder is aware of the provisions of Rule 144, promulgated under the Act. 

(4) The holder is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Act. 

(b) Disposition of Warrant or Shares. With respect to any offer, sale or other disposition of this Warrant or any shares of Series
Preferred acquired pursuant to the exercise of this Warrant prior to registration of such Warrant or shares, the holder hereof agrees to give written notice to the Company prior thereto, describing briefly the manner thereof, together with a written
opinion of such holder’s counsel, or other evidence, if reasonably satisfactory to the Company, to the effect that such offer, sale or other disposition may be effected without registration or qualification (under the Act as then in effect or
any federal or state securities law then in effect) of this Warrant or such shares of Series Preferred or Common Stock and indicating whether or not under the Act certificates for this Warrant or such shares of Series Preferred to be sold or
otherwise disposed of require any restrictive legend as to applicable restrictions on transferability in order to ensure compliance with such law. Upon receiving such written notice and reasonably satisfactory opinion or other evidence, the Company,
as promptly as practicable but no later than fifteen (15) days after receipt of the written notice, shall notify such holder that such holder may sell or otherwise dispose of this Warrant or such shares of Series Preferred or Common Stock, all
in accordance with the terms of the notice delivered to the Company. If a determination has been made pursuant to this Section 7(b) that the opinion of counsel for the holder or other evidence is not reasonably satisfactory to the Company, the
Company shall so notify the holder promptly with details thereof after such 

  
 -6- 

 
determination has been made. Notwithstanding the foregoing, this Warrant or such shares of Series Preferred or Common Stock may, as to such federal laws, be offered, sold or otherwise disposed of
in accordance with Rule 144 or 144A under the Act, provided that the Company shall have been furnished with such information as the Company may reasonably request to provide a reasonable assurance that the provisions of Rule 144 or 144A have been
satisfied. Each certificate representing this Warrant or the shares of Series Preferred thus transferred (except a transfer pursuant to Rule 144 or 144A) shall bear a legend as to the applicable restrictions on transferability in order to ensure
compliance with such laws, unless in the aforesaid opinion of counsel for the holder, such legend is not required in order to ensure compliance with such laws. The Company may issue stop transfer instructions to its transfer agent in connection with
such restrictions. 
 (c) Applicability of Restrictions. Neither any restrictions of any legend described in this Warrant nor the
requirements of Section 7(b) above shall apply to any transfer of, or grant of a security interest in, this Warrant (or the Series Preferred or Common Stock obtainable upon exercise thereof) or any part hereof (i) to a partner of the
holder if the holder is a partnership or to a member of the holder if the holder is a limited liability company, (ii) to a partnership of which the holder is a partner or to a limited liability company of which the holder is a member,
(iii) to any affiliate of the holder if the holder is a corporation, (iv) notwithstanding the foregoing, to any corporation, company, limited liability company, limited partnership, partnership, or other person managed or sponsored by
Horizon Technology Finance Corporation (“HRZN”) or in which HRZN has an interest, (v) or to a lender to the holder or any of the foregoing; provided, however, in any such transfer, if applicable, the transferee shall on
the Company’s request agree in writing to be bound by the terms of this Warrant as if an original holder hereof. 
 (d) Market
Stand-Off Agreement. The holder of this Warrant (“Holder”) shall not sell, dispose of, transfer, make any short sale of, grant any option for the purchase of, or enter into any hedging or similar transaction with the same
economic effect as a sale, any Common Stock of the Company held by such Holder, for a period of time specified by the managing underwriter(s) (such period not to exceed one hundred eighty (180) days, except in order to comply with Financial
Industry Regulatory Authority (FINRA) Rule 2711 or a successor rule thereto) following the effective date of a registration statement of the Company filed under the Act. Holder agrees to execute and deliver such other agreements as may be reasonably
requested by the Company and/or the managing underwriter(s) which are consistent with the foregoing or which are necessary to give further effect thereto, provided that all officers and directors of the Company and all holders of at least one
percent (1%) of the Company’s voting securities enter into similar agreements. In order to enforce the foregoing covenant, the Company may impose stop-transfer instructions with respect to such Common Stock (or other securities) until the
end of such period. The underwriters of the Company’s stock are intended third party beneficiaries of this Section 7(d) and shall have the right, power and authority to enforce the provisions hereof as though they were a party hereto. 

8. Rights as Shareholders; Information. No holder of this Warrant, as such, shall be entitled to vote or receive dividends or be deemed
the holder of Series Preferred or any other securities of the Company which may at any time be issuable upon the exercise hereof for any purpose, nor shall anything contained herein be construed to confer upon the holder of this Warrant, as such,
any of the rights of a shareholder of the Company or any right to vote for the election of 

  
 -7- 

 
directors or upon any matter submitted to shareholders at any meeting thereof, or to receive notice of meetings, or to receive dividends or subscription rights or otherwise until this Warrant
shall have been exercised and the Shares purchasable upon the exercise hereof shall have become deliverable, as provided herein. Notwithstanding the foregoing, the Company will transmit to the holder of this Warrant such information, documents and
reports as are generally distributed to the holders of any class or series of the securities of the Company concurrently with the distribution thereof to the shareholders. 

9. Registration Rights. The Company grants registration rights to the holder of this Warrant for any Common Stock of the Company
obtained upon conversion of the Series Preferred, comparable to the registration rights granted to the investors in the Investor Rights Agreement, with the following exceptions and clarifications: 

(1) The holder will not have the right to demand registration, but can otherwise participate in any registration demanded by others. 

(2) The holder will be subject to the same provisions regarding indemnification as contained in the Registration Rights Agreement. 

(3) The registration rights are freely assignable by the holder of this Warrant in connection with a permitted transfer of this Warrant or the
Shares. 
 10. Additional Rights. 

10.1 Acquisition Transactions. The Company shall provide the holder of this Warrant with at least ten (10) days’ written
notice prior to closing thereof of the terms and conditions of any of the following transactions (to the extent the Company has notice thereof), each of which shall constitute an “Acquisition Transaction”: (i) the sale, lease,
exchange, conveyance or other disposition of all or substantially all of the Company’s property or business, or (ii) its merger into or consolidation with any other corporation (other than a wholly-owned subsidiary of the Company), or any
transaction (including a merger or other reorganization) or series of related transactions, in which more than 50% of the voting power of the Company is disposed of (other than the sale of the Company’s capital stock in a transaction or series
of transactions primarily for capital raising purposes). 
 10.2 Right to Convert Warrant into Stock: Net Issuance. 

(a) Right to Convert. In addition to and without limiting the rights of the holder under the terms of this Warrant, the holder shall
have the right to convert this Warrant or any portion thereof (the “Conversion Right”) into shares of Series Preferred as provided in this Section 10.2 at any time or from time to time during the term of this Warrant. Upon exercise of
the Conversion Right with respect to a particular number of shares subject to this Warrant (the “Converted Warrant Shares”), the Company shall deliver to the holder (without payment by the holder of any exercise price or any cash or other
consideration) that number of shares of fully paid and nonassessable Series Preferred as is determined according to the following formula: 

X = B - A 

  
 -8- 

			
		
	              Y 

Where: X =
		the number of shares of Series Preferred that shall be issued to holder
		
	             Y =		the fair market value of one share of Series Preferred
		
	             A =		the aggregate Warrant Price of the specified number of Converted Warrant Shares immediately prior to the exercise of the Conversion Right (i.e., the number of Converted Warrant Shares multiplied by the Warrant
Price)
		
	             B =		the aggregate fair market value of the specified number of Converted Warrant Shares (i.e., the number of Converted Warrant Shares multiplied by the fair market
value of one Converted Warrant Share)

 No fractional shares shall be issuable upon exercise of the Conversion Right, and, if the number of shares to
be issued determined in accordance with the foregoing formula is other than a whole number, the Company shall pay to the holder an amount in cash equal to the fair market value of the resulting fractional share on the Conversion Date (as hereinafter
defined). For purposes of Section 10 of this Warrant, shares issued pursuant to the Conversion Right shall be treated as if they were issued upon the exercise of this Warrant. 

(b) Method of Exercise. The Conversion Right may be exercised by the holder by the surrender of this Warrant at the principal office of
the Company together with a written statement (which may be in the form of Exhibit A-1 or Exhibit A-2 hereto) specifying that the holder thereby intends to exercise the Conversion Right and indicating the number of shares subject to this Warrant
which are being surrendered (referred to in Section 10.2(a) hereof as the Converted Warrant Shares) in exercise of the Conversion Right. Such conversion shall be effective upon receipt by the Company of this Warrant together with the aforesaid
written statement, or on such later date as is specified therein (the “Conversion Date”), and, at the election of the holder hereof, may be made contingent upon the closing of the sale of the Company’s Common Stock to the public in a
public offering pursuant to a Registration Statement under the Act (a “Public Offering”). Certificates for the shares issuable upon exercise of the Conversion Right and, if applicable, a new warrant evidencing the balance of the shares
remaining subject to this Warrant, shall be issued as of the Conversion Date and shall be delivered to the holder within thirty (30) days following the Conversion Date. 

(c) Determination of Fair Market Value. For purposes of this Section 10.2, “fair market value” of a share of Series
Preferred (or Common Stock if the Series Preferred has been automatically converted into Common Stock) as of a particular date (the “Determination Date”) shall mean: 

(i) If the Conversion Right is exercised in connection with and contingent upon a Public Offering, and if the Company’s Registration
Statement relating to such Public Offering (“Registration Statement”) has been declared effective by the Securities and Exchange Commission, then the initial “Price to Public”
specified in the final prospectus with respect to such offering. 

  
 -9- 

 (ii) If the Conversion Right is not exercised in connection with and contingent upon a Public
Offering, then as follows: 
 (A) If traded on a securities exchange, the fair market value of the Common Stock shall be deemed to be the
average of the closing prices of the Common Stock on such exchange over the five trading days immediately prior to the Determination Date, and the fair market value of the Series Preferred shall be deemed to be such fair market value of the Common
Stock multiplied by the number of shares of Common Stock into which each share of Series Preferred is then convertible; 
 (B) If traded on
the Nasdaq Stock Market or other over-the-counter system, the fair market value of the Common Stock shall be deemed to be the average of the closing prices of the Common Stock over the five trading days immediately prior to the Determination Date,
and the fair market value of the Series Preferred shall be deemed to be such fair market value of the Common Stock multiplied by the number of shares of Common Stock into which each share of Series Preferred is then convertible; and 

(C) If there is no public market for the Common Stock, then fair market value shall be determined by the Board of Directors of the Company in
good faith. 
 In making a determination under clauses (A) or (B) above, if on the Determination Date, five trading days had not passed since the
IPO, then the fair market value of the Common Stock shall be the average closing prices or closing bid prices, as applicable, for the shorter period beginning on and including the date of the IPO and ending on the trading day prior to the
Determination Date (or if such period includes only one trading day, the closing price or closing bid price, as applicable, for such trading day). If closing prices or closing bid prices are no longer reported by a securities exchange or other
trading system, the closing price or closing bid price shall be that which is reported by such securities exchange or other trading system at 4:00 p.m. New York City time on the applicable trading day. 

10.3 Exercise Prior to Expiration. To the extent this Warrant is not previously exercised as to all of the Shares subject hereto, and if
the fair market value of one share of the Series Preferred is greater than the Warrant Price then in effect, this Warrant shall be deemed automatically exercised pursuant to Section 10.2 above (even if not surrendered) immediately before its
expiration. For purposes of such automatic exercise, the fair market value of one share of the Series Preferred upon such expiration shall be determined pursuant to Section 10.2(c). To the extent this Warrant or any portion thereof is deemed
automatically exercised pursuant to this Section 10.3, the Company agrees to promptly notify the holder hereof of the number of Shares, if any, the holder hereof is to receive by reason of such automatic exercise. 

  
 -10- 

 11. Representations and Warranties. The Company represents and warrants to the holder of
this Warrant as follows: 
 (a) This Warrant has been duly authorized and executed by the Company and is a valid and binding obligation of
the Company enforceable in accordance with its terms, subject to laws of general application relating to bankruptcy, insolvency and the relief of debtors and the rules of law or principles at equity governing specific performance, injunctive relief
and other equitable remedies. 
 (b) The Shares have been duly authorized and reserved for issuance by the Company and, when issued in
accordance with the terms hereof, will be validly issued, fully paid and nonassessable and free from preemptive rights. 
 (c) The rights,
preferences, privileges and restrictions granted to or imposed upon the Series Preferred and the holders thereof are as set forth in the Charter, and on the Date of Grant, each share of the Series Preferred represented by this Warrant is convertible
into one share of Common Stock. 
 (d) The shares of Common Stock issuable upon conversion of the Shares have been duly authorized and
reserved for issuance by the Company and, when issued in accordance with the terms of the Charter will be validly issued, fully paid and nonassessable. 

(e) The execution and delivery of this Warrant are not, and the issuance of the Shares upon exercise of this Warrant in accordance with the
terms hereof will not be, inconsistent with the Company’s Charter or by-laws, do not and will not contravene any law, governmental rule or regulation, judgment or order applicable to the Company, and do not and will not conflict with or
contravene any provision of, or constitute a default under, any indenture, mortgage, contract or other instrument of which the Company is a party or by which it is bound or require the consent or approval of, the giving of notice to, the
registration or filing with or the taking of any action in respect of or by, any Federal, state or local government authority or agency or other person, except for the filing of notices pursuant to federal and state securities laws, which filings
will be effected by the time required thereby. 
 (f) There are no actions, suits, audits, investigations or proceedings pending or, to the
knowledge of the Company, threatened against the Company in any court or before any governmental commission, board or authority which, if adversely determined, could have a material adverse effect on the ability of the Company to perform its
obligations under this Warrant. 
 (g) The number of shares of Common Stock of the Company outstanding on the date hereof, on a fully diluted
basis (assuming the conversion of all outstanding convertible securities and the exercise of all outstanding options and warrants), does not exceed 35,000,000 shares. 

12. Modification and Waiver. This Warrant and any provision hereof may be changed, waived, discharged or terminated only by an
instrument in writing signed by the party against which enforcement of the same is sought. 
 13. Notices. Any notice, request,
communication or other document required or permitted to be given or delivered to the holder hereof or the Company shall be delivered, or shall be sent by certified or registered mail, postage prepaid, to each such holder at its address as shown on
the books of the Company or to the Company at the address indicated therefor on the signature page of this Warrant. 

  
 -11- 

 14. Binding Effect on Successors. This Warrant shall be binding upon any corporation
succeeding the Company by merger, consolidation or acquisition of all or substantially all of the Company’s assets, and all of the covenants and agreements of the Company shall inure to the benefit of the successors and assigns of the holder
hereof. 
 15. Lost Warrants or Stock Certificates. The Company covenants to the holder hereof that, upon receipt of evidence
reasonably satisfactory to the Company of the loss, theft, destruction or mutilation of this Warrant or any stock certificate and, in the case of any such loss, theft or destruction, upon receipt of an indemnity reasonably satisfactory to the
Company, or in the case of any such mutilation upon surrender and cancellation of such Warrant or stock certificate, the Company will make and deliver a new Warrant or stock certificate, of like tenor, in lieu of the lost, stolen, destroyed or
mutilated Warrant or stock certificate. 
 16. Descriptive Headings. The descriptive headings of the various Sections of this Warrant
are inserted for convenience only and do not constitute a part of this Warrant. The language in this Warrant shall be construed as to its fair meaning without regard to which party drafted this Warrant. 

17. Governing Law. This Warrant shall be construed and enforced in accordance with, and the rights of the parties shall be governed by,
the laws of the State of Delaware. 
 18. Survival of Representations, Warranties and Agreements. All representations and warranties
of the Company and the holder hereof contained herein shall survive the Date of Grant, the exercise or conversion of this Warrant (or any part hereof) or the termination or expiration of rights hereunder. All agreements of the Company and the holder
hereof contained herein shall survive indefinitely until, by their respective terms, they are no longer operative. 
 19. Remedies.
In case any one or more of the covenants and agreements contained in this Warrant shall have been breached, the holders hereof (in the case of a breach by the Company), or the Company (in the case of a breach by a holder), may proceed to protect and
enforce their or its rights either by suit in equity and/or by action at law, including, but not limited to, an action for damages as a result of any such breach and/or an action for specific performance of any such covenant or agreement contained
in this Warrant. 
 20. No Impairment of Rights. The Company will not, by amendment of its Charter or through any other means, avoid
or seek to avoid the observance or performance of any of the terms of this Warrant, but will at all times in good faith assist in the carrying out of all such terms and in the taking of all such action as may be necessary or appropriate in order to
protect the rights of the holder of this Warrant against impairment. 

  
 -12- 

 21. Severability. The invalidity or unenforceability of any provision of this Warrant in
any jurisdiction shall not affect the validity or enforceability of such provision in any other jurisdiction, or affect any other provision of this Warrant, which shall remain in full force and effect. 

22. Recovery of Litigation Costs. If any legal action or other proceeding is brought for the enforcement of this Warrant, or because of
an alleged dispute, breach, default, or misrepresentation in connection with any of the provisions of this Warrant, the successful or prevailing party or parties shall be entitled to recover reasonable attorneys’ fees and other costs incurred
in that action or proceeding, in addition to any other relief to which it or they may be entitled. 
 23. Entire Agreement
Modification. This Warrant constitutes the entire agreement between the parties pertaining to the subject matter contained in it and supersedes all prior and contemporaneous agreements, representations, and undertakings of the parties, whether
oral or written, with respect to such subject matter. 
 [Remainder of page intentionally blank. Signature page follows.] 

  
 -13- 

 The Company has caused this Warrant to be duly executed and delivered as of the Date of Grant
specified above. 
  

			
	INOTEK PHARMACEUTICALS CORPORATION
		
	By:		 /s/ James G. Ham, III

	Name:		James G. Ham, III
	Title:		CFO
	Address:		 131 Hartwell Avenue, 1st Floor

Lexington, MA 02421

 [SIGNATURE PAGE TO WARRANT (Loan A)] 

 EXHIBIT A-1 

NOTICE OF EXERCISE 
  

	To:	INOTEK PHARMACEUTICALS CORPORATION (the “Company”) 

 1. The undersigned hereby: 

 

	 	 ̈	elects to purchase                 shares of [Series Preferred Stock] [Common Stock] of the Company pursuant to the terms of the attached
Warrant, and tenders herewith payment of the purchase price of such shares in full, or 

  

	 	 ̈	elects to exercise its net issuance rights pursuant to Section 10.2 of the attached Warrant with respect to                 Shares of
[Series Preferred Stock] [Common Stock]. 

 2. Please issue a certificate or certificates
representing            shares in the name of the undersigned or in such other name or names as are specified below: 

 
  

(Name) 
  

 
  

 
 (Address) 

3. The undersigned represents that the aforesaid shares are being acquired for the account of the undersigned for investment and not with a
view to, or for resale in connection with, the distribution thereof and that the undersigned has no present intention of distributing or reselling such shares, all except as in compliance with applicable securities laws. 

 

	
	   

	(Signature)

  

                          
   
         (Date) 

 EXHIBIT A-2 

NOTICE OF EXERCISE 
  

	To:	INOTEK PHARMACEUTICALS CORPORATION (the “Company”) 

 1. Contingent upon and effective
immediately prior to the closing (the “Closing”) of the Company’s public offering contemplated by the Registration Statement on Form S    ,
filed                , 200    , the undersigned hereby: 

 ̈ elects to
purchase                     shares of [Series Preferred Stock] [Common Stock] of the Company (or such lesser number of shares as may be sold on
behalf of the undersigned at the Closing) pursuant to the terms of the attached Warrant, or 

 ̈ elects to exercise its net issuance rights pursuant to Section 10.2 of the attached
Warrant with respect to                    Shares of [Series Preferred Stock] [Common Stock]. 

2. Please deliver to the custodian for the selling shareholders a stock certificate representing
such                shares. 
 3. The undersigned has
instructed the custodian for the selling shareholders to deliver to the Company $                 or, if less, the net proceeds due the undersigned from the sale of
shares in the aforesaid public offering. If such net proceeds are less than the purchase price for such shares, the undersigned agrees to deliver the difference to the Company prior to the Closing. 

 

	
	   

	(Signature)

  

                          
   
         (Date)

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