Document:

Lease Agreements dated as of March 5, 2001 (Landhold, Inc.)

 EXHIBIT 10.44 
  
 STANDARD LEASE AGREEMENT (OFFICE) 
 BETWEEN 
 LANDHOLD, INC., A CALIFORNIA CORPORATION, 
 AS “LANDLORD” 
  
 AND 
  
 HEALTH NET, INC., A DELAWARE CORPORATION, 
 AS “TENANT” 
  
 MARCH 5, 2001 
  
 (11971 FOUNDATION PLACE, RANCHO CORDOVA) 

 OFFICE GROSS LEASE AGREEMENT 
 Basic Lease Information 
  
 Terms and Definitions. For the purpose of this Lease, the following capitalized terms shall have the following definitions: 
  

					
	Lease Date:	  	March 5, 2001
		
	Landlord:	  	 Landhold, Inc., a California corporation
 8413 Jackson Road, Suite B
 Sacramento, California 95826

		
	Tenant:	  	Health Net, Inc., a Delaware Corporation
		
	Tenant’s Notice Address:	  	 Health Net, Inc.
 P. O. Box 2470, Rancho
Cordova, CA 95741-2470
 Attn: Director of Real Estate

		
	Tenant’s Billing Address:	  	 Health Net, Inc.
 P. O. Box 2470, Rancho
Cordova, CA 95741-2470
 Attn: Director of Real Estate

		
	Tenant Contact:	  	 Director of Real Estate
 Phone Number: (916)
463-7742
 Fax Number: (916) 463-7747

		
	Project:	  	That office development commonly known as Gold Pointe Corporate Center, which currently consists of two office buildings, but shall eventually be comprised of five office
buildings.
		
	Building:	  	The three story building commonly known as 11971 Foundation Place, Rancho Cordova, California. The location of the Building is shown on the site plan attached as Exhibit
A.
		
	Tenant’s Proportionate Share:	  	98.10%, based on a Building rentable area of approximately 147,801 square feet.
		
	Premises:	  	The Premises referred to in this Lease consists of approximately 145,000 rentable square feet on the first, second and third floors of the Building, as shown on the floor plans
attached hereto as Exhibit G.
		
	Term:	  	The term shall be ten (10) years and six (6) months from the Commencement Date as defined in Section 4 below.
		
	Scheduled Lease Commencement Date:	  	July 15, 2002
		
	Business Hours:	  	The hours of 7:00 a.m. to 6:00 p. m, Monday through Friday, and 8:00 a.m. to 1:00 p.m. Saturday (excepting Federally recognized holidays).
			
	Base Rent:	  	Months 01-06:	  	Free of Rent and Operating Expenses.
	 	  	Months 07-30:	  	$1.83 per rentable square foot per month.
	 	  	Months 31-54:	  	$1.88 per rentable square foot per month.
	 	  	Months 55-78:	  	$1.93 per rentable square foot per month.
	 	  	Months 79-102:	  	$1.98 per rentable square foot per month.
	 	  	Months 103-126:	  	$2.03 per rentable square foot per month.
		
	Base Year:	  	2002 calendar year
		
	Lease Year:	  	The calendar year in which the Term commences and each succeeding calendar year thereafter.
		
	Use:	  	General office and any other lawful use approved in writing by Landlord, which shall not be unreasonably withheld, delayed or conditioned.
		
	Security Deposit:	  	Waived
		
	Broker for Landlord:	  	None

  

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	Broker for Tenant:	  	 Aguer Pipgras Associates
 655 University
Avenue, Suite 215
 Sacramento, California 95825-6747

  
 LIST OF EXHIBITS: 
  

			
	 A
	  	Site Plan
	 A-l
	  	Project Plans and Specs
	 B
	  	Lease Improvement Agreement
	 C
	  	First Amendment to Lease and Acknowledgment
	 D
	  	Rules and Regulations
	 E
	  	Janitorial Specifications
	 F
	  	Exclusions From Operating Expenses and Real Estate Taxes
	 G
	  	Floor Plans of Premises

  

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 STANDARD LEASE AGREEMENT 
 (OFFICE) 
  
 This Standard Lease Agreement (“Lease”) is made and entered into by the Landlord and Tenant referred to in the Basic Lease Information. The Basic Lease Information attached to this Lease as page 1 and page 2 is hereby
incorporated into this Lease by this reference. 
  

	1.	PREMISES 

  
 (a) This Lease shall be effective as between Landlord and Tenant as of the full execution and delivery hereof by both Landlord and Tenant. Landlord hereby
leases to Tenant and Tenant hereby leases from Landlord upon the terms and conditions contained herein the Premises, which are more particularly described in Exhibit A attached hereto and made a part hereof (the “Premises”),
including the tenant improvements (the “Tenant Improvements”) thereon presently existing or to be constructed in accordance with the “Lease Improvement Agreement” attached as Exhibit B, which is made a part
hereof by this reference. As hereinafter used in this Lease, the term “Building” shall refer to the entire structure in which the Premises are located, the term “Lot” shall refer to the Assessor’s tax parcel on
which the Building is situated, and the term “Project” shall collectively refer to the Lot, the Building, and the Project Common Areas. This Lease confers no rights either with regard to the subsurface of the land below the ground
level of the Building or with regard to airspace above the roof of the Building. 
  
 (b) Tenant acknowledges that, as of the Lease Date, Landlord has begun development on the Building, which construction is intended to be completed by the Scheduled Lease Commencement Date. Prior to the Lease Date,
Landlord and Tenant have agreed upon certain project plans (“Project Plans”), attached hereto as Exhibit A-1. Landlord agrees to construct the Building in compliance with the Project Plans and all applicable laws, statutes and
ordinances, and such construction shall be consistent with the Project Specifications, subject to events preventing such compliance beyond the reasonable control of Landlord (provided that Landlord has advised Tenant in writing of such
noncompliance, and the specific reasons (c) Tenant may, not later than the Commencement Date, at Tenant’s expense, have a licensed architect measure the Premises (using the Standard Method for Measuring Floor Area in Office Buildings, ANSI
Z65.1-1996, published by BOMA International (the “BOMA Standard”)) to determine the rentable area and usable area of the Premises. Based on such measurement, the Base Rent, and Tenant Improvement Allowance shall be proportionately
adjusted; provided, however, that in no event (i) will such measurement result in a Rent increase to Tenant of more than two percent (2%), or (ii) will the rentable area of the Premises be more than ten percent (10%) greater than the “Office
Area” (as that term is defined in the BOMA Standard) of the Premises (the difference, expressed as a percentage of the Office Area of the Premises, between the Premises’ rentable area and the Office Area of the Premises is hereinafter
referred to as the “Load Factor”). 
  

	2.	ACCEPTANCE OF PREMISES 

  
 Except as otherwise provided in this Lease, Tenant’s taking possession of the Premises shall constitute Tenant’s acknowledgment that, to Tenant’s actual
knowledge, the Premises are in good condition and that the Tenant Improvements are constructed in accordance with the Lease Improvement Agreement, and that Tenant agrees to accept the same in its condition existing as of the date of such entry and
subject to all applicable municipal, county, state and federal statutes, laws, ordinances, including zoning ordinances, and regulations governing and relating to the use, occupancy or possession of the Premises. Notwithstanding the foregoing, within
fifteen (15) days following the Commencement Date, Tenant shall deliver to Landlord a list of items (“Punch List Items”) that Tenant reasonably deems that Landlord complete or correct in order for the Premises to be reasonably
acceptable (which shall not include any items damaged by Tenant, its agents, employees, contractors and/or subcontractors). Within thirty (30) days following Landlord’s receipt of the Punch List Items, to the extent commercially possible,
Landlord shall complete and/or correct such items set forth on the Punch List Items using its good faith efforts and due diligence. No promise of Landlord to alter, remodel, repair or improve the Premises or the Building and no representation,
express or implied, respecting any matter or thing related to the Premises or Building or this Lease (including, without limitation, the condition of the Building or Premises) have been made to Tenant by Landlord, its agents or employees, other than
as set forth in the Lease Improvement Agreement and as otherwise provided in this Lease. Nothing in this Section 2 shall, however, relieve Landlord of its obligation to correct any latent defects in the Premises, Building or Project, or to construct
the Premises in compliance with all applicable laws. 
  

	3.	PROJECT COMMON AREAS 

  
 The term “Project Common Areas” shall refer to all areas and facilities outside the Premises and within the Project (including all appurtenant parking facilities) that are provided and designated by
Landlord from time to time for the general nonexclusive use of Landlord, Tenant, and of other lessees in the Project and their respective employees, suppliers, shippers, customers, and invitees. Landlord hereby grants to Tenant, during the term of
this Lease, the nonexclusive right to use, in common with others entitled to such use, the Project Common Areas as they exist from time to time, subject to any reasonable and nondiscriminatory rules, regulations, and restrictions governing the use
of the Project as from time to time made or amended by Landlord. Under no circumstances shall the right granted herein to use the Project Common Areas be deemed to include the right to store any property in the Project Common Areas. Provided that
Landlord, using its commercially reasonable efforts, does not unreasonably interfere with Tenant’s use of the Premises or the parking facilities, Landlord reserves the right at any time and from time to time, to: (i) make alterations in or
additions to the Project and to the Project Common Areas; (ii) close the Project Common Areas to whatever extent required in the opinion of Landlord’s counsel to prevent a dedication of any of the Project Common Areas or the accrual of any
rights of any person or of the public to the Project Common Areas; (iii) temporarily close any of the Project Common Areas for maintenance purposes; and (iv) promulgate reasonable and nondiscriminatory rules and regulations governing the use of the
Project Common Areas. 
  

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	4.	TERM AND POSSESSION 

  
 (a) Subject to and upon the terms and conditions set forth herein, the Term of this Lease shall be for the period specified in the Basic Lease
Information, commencing upon the earlier of the following dates (the “Commencement Date”): (i) the date on which the Premises are Substantially Complete (as defined below); (ii) the date on which the Premises would have been
Substantially Complete had there been no tenant Delays (as defined in Section 6.1 of the Lease Improvement Agreement); or (iii) the date upon which the Tenant takes possession of the Premises in order to conduct its business operations therein, with
the Landlord’s written consent, provided, however, that in no event shall Tenant be obligated to accept a Commencement Date prior to July 15, 2002. Within thirty (30) days after the Commencement Date, Landlord and Tenant shall execute an
amendment to this Lease (“First Amendment to Lease and Acknowledgment”) setting forth the Commencement Date and the expiration date of the term of the Lease, which shall be in the form attached hereto as Exhibit C. For purposes of
the foregoing, the Premises shall be deemed to be “Substantially Complete” when (i) Tenant is tendered direct access to the Premises with building services (sanitary sewer, public water, electrical, elevator, HVAC service and fire
suppression services operational) ready to be furnished to the Premises, and (ii) a certificate of occupancy (temporary or final) for the Premises has been issued by the appropriate governmental entity, and (iii) the identified construction to be
provided by Landlord, as set forth in the Lease Improvement Agreement has been completed, with the exception of the Punch List Items. Landlord shall provide Tenant with not less than sixty (60) days prior written notice of the anticipated date that
the Premises shall be Substantially Complete. Tenant shall be permitted sixty (60) days early occupancy prior to the Commencement Date to set up telecommunication equipment and panelized furnishings, to move in Tenant’s furniture, fixtures and
equipment, and to otherwise prepare the Premises for Tenant’s use and occupancy, provided Tenant does not interfere or impede Landlord in construction of tenant improvements, and provided further that evidence of insurance as hereinafter
required is delivered to Landlord prior to occupancy. Landlord shall Substantially Complete the Premises by the Scheduled Lease Commencement Date as set forth in the Basic Lease Information, plus extensions thereto equal to the durations of (i) any
delays beyond the reasonable control of Landlord, such as acts of God, fire, earthquake, acts of a public enemy, riot, insurrection, unavailability of materials, governmental restrictions on the sale of materials or supplies or on the transportation
of such materials or supplies, governmental delay in issuing permits, approvals, and inspections, strike or shortages directly affecting construction or transportation of materials or supplies, shortages of materials or labor resulting from
government controls, weather conditions, or any other cause or events beyond the reasonable control of Landlord, provided that Landlord has advised Tenant in writing of such causes or events, within a reasonable period of time after learning of the
same, and Landlord has used reasonable efforts to minimize the delay occasioned thereby (collectively, “Force Majeure Event”), or (ii) Tenant Delays caused by or attributable to the Tenant (“Tenant Delays”) (as
defined in Section 6.1 of the Lease Improvement Agreement). The parties agree that if Landlord is unable to Substantially Complete the Premises by the Scheduled Lease Commencement Date, plus any extension thereto pursuant to this Section, this Lease
shall not be void or voidable (except as expressly provided in this Section 4 below), nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom, and the expiration date of the Term of this Lease shall be extended for such
delay; but in such event, Tenant shall not be liable for any Rent until the day that is the first day of the seventh (7th) month following the Commencement Date; provided, however if such delays were caused or attributable to Tenant, Rent shall
commence as of the day that is the first day of the seventh (7th) month following the date that the Commencement Date would have occurred but for Tenant Delays. 
  

(b) If the Commencement Date has not occurred within thirty (30) days after the Scheduled Lease Commencement Date (the “Grace Period”)
(unless such delays are caused by Force Majeure Events), for any reason other than Tenant Delays, Landlord shall grant Tenant a period of free Rent (including Base Rent and all Operating Expenses), commencing upon the expiration of the Rent
abatement period provided in Section 5(b). This period of free Rent shall consist of one day for each day elapsing between the expiration of the Grace Period and the Commencement Date. 
  
 (c) If for any reason whatsoever, including but not limited to Force Majeure Events, but excluding Tenant Delays, the
Commencement Date does not occur within one hundred eighty (180) days after the Scheduled Lease Commencement Date, Tenant may, upon ten (10) days’ written notice to Landlord, terminate this Lease without incurring any liability to Landlord, if
the Commencement Date does not occur during such ten (l0)-day period. 
  

	5.	BASE RENT 

  
 (a) Tenant agrees to pay Landlord the Base Rent for the Premises, without prior notice, demand, deduction or offset (except as expressly set forth in this
Lease or under applicable law) in the manner and amounts set forth in this Section 5. Landlord agrees to accept payment of Base Rent pursuant to wire transfer from Tenant. The term “Rent” as used in this Lease shall mean Base Rent,
Tenant’s Proportionate Share of Operating Expenses, Excess Utilities Payments, and any other amounts owing from Tenant to Landlord pursuant to the provisions of this Lease. The Base Rent shall be payable in advance on or before the first day of
each month throughout the term of this Lease. Base Rent for any period during the term hereof which is for less than one month shall be a prorated portion of the monthly installment based upon a thirty (30)-day month.  
  
 (b) The Base Rent shall be increased during the Term of this Lease as follows: 
  

			
	 Months 01-06:
	  	Free of rent and operating expenses and utility charges.
	 Months 07-30:
	  	$1.83 per rentable square foot per month.
	 Months 31-54:
	  	$1.88 per rentable square foot per month.
	 Months 55-78:
	  	$1.93 per rentable square foot per month.
	 Months 79-102:
	  	$1.98 per rentable square foot per month.
	 Months 103-126:
	  	$2.03 per rentable square foot per month.

  

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 (c) If the amount of Rent or any other payments due under this Lease violates the terms of any
governmental restrictions on such Rent or payment, then the Rent or payment due during the period of such restrictions shall be the maximum amount allowable under those restrictions. 
  

	6.	SECURITY DEPOSIT 

  
 Waived. 
  

	7.	OPERATING EXPENSES 

  
 (a) For the purpose of this Section 7(a) and this Lease, the following terms are defined as follows: 
  

	 	(1)	“Base Year” shall mean the calendar year set forth in the Basic Lease Information; provided, however, that if the Commencement Date occurs later than December 31,
2002, for any reason other than Tenant Delays, the “Base Year” shall be the calendar year 2003. 

  

	 	(2)	“Tenant’s Proportionate Share” of the total rentable area of the Building as set forth as a percentage in the Basic Lease Information, however, Landlord and
Tenant acknowledge that if physical changes are made to the Premises or the Building or the configuration of any thereof, Landlord may at its discretion reasonably adjust Tenant’s Proportionate Share of the Building to reflect the change.
Landlord’s determination of Tenant’s Proportionate Share of the Building shall be conclusive so long as it is reasonably and consistently applied and does not otherwise violate the provisions of this Lease. 

  

	 	(3)	 “Operating Expenses” shall mean all reasonable and necessary costs and expenses paid or incurred by or on behalf of Landlord (whether directly or
through independent contractors) in connection with the operation, repair, replacement and maintenance of the Building and the Project, including the following costs by way of illustration, but not limitation: (i) salaries, wages, compensation,
benefits, pension or contributions and all medical, insurance and other fringe benefits paid to, for, or with respect to all persons, excluding management personnel (whether they be employees of Landlord, its managing agent or any independent
contractor) for their services in the operation (including security services for the Project, allocated in an equitable manner to the Building), maintenance, repair or cleaning of the Project or Building, and payroll taxes, worker’s
compensation, uniforms and dry cleaning costs for such persons; (ii) payments under service contracts with independent contractors for operating (including providing security services, if any), maintaining, repairing or cleaning the Project or
Building or any portion thereof or any fixtures or equipment therein; (iii) all costs for water, steam, sewer and other utility services to the Project or Building, including any taxes on any such utilities (but excluding electricity and natural
gas, as those expenses are addressed as Excess Utilities Payments pursuant to Section 7(a)(5) below); (iv) repairs and replacements which are appropriate to the continued operation of the Building as a first-class office building; (v) cost of lobby
decoration, painting and decoration of non-tenant areas; (vi) cost of landscaping in, on or about the Project or Building; (vii) cost of building and cleaning supplies and equipment, cost of replacements for tools and equipment used in the
operation, maintenance and repair of the Project or Building and charges for lobby and elevator telephone service for the Building; (viii) financial expenses incurred in connection with the operation of the Project or Building, such as insurance
costs, including, but not limited to, any premiums, deductibles and other costs of insurance, as Landlord may, in its reasonable discretion, from time to time carry (including, without limitation, liability insurance, fire and casualty insurance,
rental interruption insurance, flood and earthquake insurance, and any other insurance), attorneys’ fees and disbursements, auditing and other professional fees and expenses, association dues and any other ordinary and customary financial
expenses incurred in the ordinary course in connection with the operation of the Project and Building; (ix) fees payable to a property management company (which may be owned or controlled by Landlord or Landlord’s principals) for the property
and asset management of a first-class office building; (x) the cost of capital improvements made by Landlord in order (i) to conform to any changes enacted after the Commencement Date in laws, rules, regulations or requirements of any governmental
authority having jurisdiction, or of the board of fire underwriters or similar insurance body, provided that such expense, if a capital expenditure as determined by generally accepted accounting procedures, shall be amortized on a straight line
basis over such expenditure’s useful life, and only such amortized portion shall be included in Operating Expenses, not to exceed One Hundred Thousand and No/100ths Dollars ($100,000.00) in any given Lease Year (which limitation shall apply
only during the initial Term of this Lease), or (ii) to effect a labor saving, energy saving or other economy, which cost shall be included in Operating Expenses for the Lease Year in which such improvement was made not in excess of the savings
resulting from such expenditure; (xi) costs for accounting, legal and other professional services incurred in the operation of the Project and Building; (xii) rental payments made for equipment used in the operation and maintenance of the Project;
(xiii) the cost of governmental licenses and permits, or renewals thereof, necessary for the operation of the Project and/or 

  

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Building; (xiv) sales, use and excise taxes on goods and services; (xv) real property taxes, assessments and bonds (collectively, “Real Estate
Taxes”), which shall include, but not be limited to, any and all taxes, assessments, water and sewer charges and other similar governmental charges levied on or attributable to the Project, including the Building and the Lot, or their
operation, ordinary and extraordinary, substitute and additional, unforeseen as well as foreseen, present and future, of any kind and nature whatsoever, including without limitation, (i) real property taxes or assessments levied or assessed against
the Project, including the Building and the Lot, (ii) assessments or charges levied or assessed against the Project, including the Building and the Lot by any redevelopment agency, (iii) any tax measured by gross rentals received from the leasing of
the Premises, Building or Project, excluding any documentary transfer taxes, net income, franchise, capital stock, estate or inheritance taxes imposed by the state or federal government or their agencies, branches or departments; provided that if at
any time during the term any governmental entity levies, assesses or imposes on Landlord any (1) general or special, ad valorem or specific, excise, capital levy or other tax, assessment, levy or charge directly on the rent received under this Lease
or on the rent received under any other leases of space in the Building or the Project, or (2) any license fee, excise or franchise tax, assessment, levy or charge measured by or based, in whole or in part upon such rent, or (3) any transfer,
transaction, succession, gift, transit, or similar tax, assessment, levy or charge based directly or indirectly upon the transaction represented by this Lease or such other leases, or (4) any occupancy, use, per capita or other tax, assessment, levy
or charge based directly or indirectly upon the use or occupancy of the Premises or other premises within the Building or the Project, then any such taxes, assessments, levies and charges shall be deemed to be included in real property taxes and
assessments (real estate taxes and assessments shall also include the reasonable cost to Landlord of contesting the amount, validity, or applicability of any real estate taxes and assessments); (xvi) costs associated with the maintenance of the
Building management offices or related facilities in the Building, including the fair rental value of any space occupied for such purposes in the event the Landlord performs such management services itself, or the rental paid to Landlord for such
space by any management company in the event that Landlord employs a management company to provide such services (in no event, however, will such management office or related facility exceed 2,000 square feet); and (xvii) all other reasonable or
necessary expenses paid in connection with the operation, maintenance, repair, replacement and cleaning of the Project and Building, that pursuant to sound property management practices consistently applied would be considered an operating expense.
Please see Exhibit F for Operating Expense exclusions (in the event of any inconsistency between this Section 7(a)(3) and Exhibit F, the terms of Exhibit F shall control). 

  
 Any costs or expenses of the nature described above shall be included in
Operating Expenses for any Lease Year no more than once, notwithstanding that such cost or expenses may fall under more than one of the categories listed above. Operating Expenses shall not be reduced as a result of Tenant performing for itself any
of the services that Landlord provides for the Project or the tenants thereof. Landlord may use related or affiliated entities to provide service or furnish materials for the Project; provided the fees and charges of such related and affiliated
entities do not exceed the reasonable fees charged in the applicable industry for a project similar to the Project. 
  
 The Operating Expenses that vary with occupancy (“Varying Operating Expenses”) and that are attributable to any Lease Year (including
the Base Year) in which less than ninety-five percent (95.00%) of the rentable area of the Building is occupied by tenants will be adjusted by Landlord to the amount that Landlord reasonably believes they would have been if ninety-five percent
(95.00%) of the rentable area of the Building had been occupied. Additionally, Real Estate Taxes for the Base Year shall be adjusted to be based upon a fully completed and assessed Building, with full completion of all tenant improvements
constructed therein consistent with finishes generally utilized by similar first-class projects in the vicinity of the Building. 
  

	 	(4)	Tenant’s Proportionate Share of Operating Expenses shall be payable by Tenant to Landlord as follows: 

  

	 	(i)	Beginning with the Lease Year following the Base Year and for each Lease Year thereafter, Tenant shall pay Landlord an amount equal to Tenant’s Proportionate Share of the
Operating Expenses incurred by Landlord in the Lease Year which exceeds the total amount of Operating Expenses payable by Landlord for the Base Year. This excess is referred to as the “Excess Expenses.” 

  

	 	(ii)	 To provide for current payments of Excess Expenses, Tenant shall, at Landlord’s request, pay as additional rent during each Lease Year, an amount equal to
Tenant’s Proportionate Share of the Excess Expenses payable during such Lease Year, as estimated and modified by Landlord from time to time, but not in excess of once per Lease Year. Such payments shall be made in monthly installments,
commencing on the first day of the month following the month in 

  

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which Landlord notifies Tenant of the amount it is to pay hereunder and continuing until the first day of the month following the month in which Landlord
gives Tenant a new notice of estimated Excess Expenses. It is the intention hereunder to estimate from time to time the amount of the Excess Expenses for each Lease Year, including the Lease Year immediately following the Base Year, and
Tenant’s Proportionate Share thereof, and then to make an adjustment in the following year based on the actual Excess Expenses incurred for that Lease Year. 

  

	 	(iii)	On or before April 1 of each Lease Year after the first Lease Year (or as soon thereafter as is practical), Landlord shall deliver to Tenant a statement (“Expense
Statement”) setting forth Tenant’s Proportionate Share of the Excess Expenses and Excess Utilities Payments (as defined in Section 7(a)(5) below) for the preceding Lease Year; provided, however, that the failure of Landlord to supply
such statement shall not constitute a waiver of Landlord’s rights to collect for such Excess Expenses or Excess Utilities Payments, except, however, in the event that Landlord’s failure to provide such statement exceeds two hundred seventy
(270) days after the Lease Year in question, Landlord’s right to collect such Excess Expenses and Excess Utilities Payments shall terminate at such time. If Tenant’s Proportionate Share of the actual Excess Expenses or Excess Utilities
Payments for the previous Lease Year exceeds the total of the estimated monthly payments made by Tenant for such year, Tenant shall pay Landlord the amount of the deficiency within thirty (30) days of the receipt of the statement. If such total
exceeds Tenant’s Proportionate Share of the actual Excess Expenses or Excess Utilities Payments for such Lease Year, then Landlord shall credit against Tenant’s next ensuing monthly installment(s) of Base Rent and Excess Expense and Excess
Utilities Payments an amount equal to the difference until the credit is exhausted. If a credit is due from Landlord on the Expiration Date, Landlord shall pay Tenant the amount of the credit within thirty (30) days following the determination of
such amount. The obligations of Tenant and Landlord to make payments required under this Section 7 shall survive the Expiration Date. Tenant’s Proportionate Share of Excess Expenses and Excess Utilities Payments in any Lease Year having less
than three hundred sixty-five (365) days shall be appropriately prorated. 

  

	 	(iv)	For a period of nine (9) months after receipt of the Expense Statement, Tenant, or its representatives, shall be entitled, upon ten (10) days prior written notice and during normal
business hours, at the office of the Building’s property manager or such other place as Landlord shall reasonably designate, to inspect, copy and examine those books and records of Landlord relating to the determination of Excess Expenses and
Excess Utilities Payments for the immediately preceding Lease Year. Failure of Tenant to request such inspection within such nine (9) month period shall render such Expense Statement conclusive and binding on Tenant. Notwithstanding any contrary
provision of this Lease, the Base Year Operating Expenses shall be subject to audit at any time, without the aforementioned nine-month limitation or any other time limitation. If, after inspection and examination of such books and records, Tenant
disputes the amounts of the Excess Expenses or Excess Utilities Payments charged by Landlord, Tenant may, by written notice to Landlord, request an independent audit of such books and records. The independent audit of the books and records shall be
conducted by a certified public accountant, an independent property management company, or other reputable professional with the requisite experience regarding operating expenses (each, a “Qualified Auditor”) reasonably acceptable
to both Landlord and Tenant. If, within thirty (30) days after Landlord’s receipt of Tenant’s notice requesting an audit, Landlord and Tenant are unable to agree on the Qualified Auditor to conduct such audit, then the presiding judge of
the superior court may designate a Qualified Auditor not then employed by Landlord or Tenant to conduct such audit, The audit shall be limited to the determination of the amount of Excess Expenses and Excess Utilities Payments for the subject Lease
Year. If the audit discloses that the amount of Excess Expenses or Excess Utilities Payments billed to Tenant was incorrect, the appropriate party shall pay to the other party the deficiency or overpayment, as applicable. Tenant shall pay all costs
and expenses of the audit unless the audit shows that Landlord overstated Excess Expenses or Excess Utilities Payments for the subject Lease Year by more than five percent (5.00%), in which case Landlord shall pay all costs and expenses of the
audit. Tenant and the Qualified Auditor shall keep any information gained from such audit confidential and shall not disclose it to any other party (other than Tenant’s attorneys, accountants and other consultants and advisors), except as
necessary to enforce the terms of this Lease. The exercise by Tenant of the audit rights hereunder shall not relieve Tenant of its obligation to timely pay all sums due hereunder, including, without limitation, the disputed Excess Expenses or Excess
Utilities Payments. 

  

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	 	(v)	Multiple Buildings in Project. If Operating Expenses attributable to the Project as a whole (and not solely the Lot and Building), such as for example, security costs and Project
Common Area landscaping costs, will be allocated to the Building in the proportion that the rentable area of the Building bears in relation to the total rentable area of the Project (as such rentable area may vary from time to time) that benefits
from such cost. In no event will any expense (such as repair or replacement of a building) attributable solely to another building or parcel of land in the Project be included in Operating Expenses. 

  

	 	(vi)	Payment in Installments. All assessments and premiums which are not specifically charged to Tenant because of what Tenant has done, which can be paid by Landlord in installments,
shall be paid by Landlord in the maximum number of installments permitted by law and not included as Operating Expenses except in the year in which the assessment or premium installment is actually paid; provided, however, that if the prevailing
practice in comparable buildings is to pay such assessments or premiums on an earlier basis, and Landlord pays on such basis, such assessments or premiums shall be included in Operating Expenses as paid by Landlord. 

  

	 	(vii)	Line Item Detail. Each time Landlord provides Tenant with an actual and/or estimated statement of Operating Expenses or Excess Utilities Payments, such statement shall be itemized
on a line item by line item basis, showing the applicable expense for the applicable year and the year prior to the applicable year; such format and detail shall be reasonably consistent from year to year in order to facilitate Tenant’s review.

  

	 	(viii)	Reduction Due to Vacancy. In the event Tenant ceases to occupy a contiguous portion of the Premises constituting a full floor on any floor of the Premises for a period of more than
thirty (30) consecutive days, then upon Tenant giving Landlord written notice thereof, Tenant shall receive a credit against Tenant’s Proportionate Share of Operating Expenses equal to the charges, on a per square foot of rentable area basis,
not used by Tenant as a result of such vacancy during the period of such vacancy, but only to the extent of the actual reduction in Operating Expenses experienced by Landlord. 

  

	 	(ix)	Payment of Taxes and Insurance Premiums, Tenant shall not be required to pay its Proportionate Share of Real Estate Taxes or insurance premiums on the basis of estimates or in
monthly installments, Tenant shall only be required to pay such Proportionate Share of Real Estate Taxes or insurance premiums ten (10) days prior to the due date Landlord is required to pay such taxes or insurance premiums. Landlord shall bill
Tenant for Tenant’s Proportionate Share of Real Estate Taxes thirty (30) days before Landlord is required to make payments of such taxes to the appropriate taxing authorities. Landlord shall bill Tenant for Tenant’s Proportionate Share of
insurance premiums; thirty (30) days before Landlord is required to make payment of such insurance premiums to the appropriate insurer(s). 

  

	 	(x)	Proposition 8. If Landlord receives a reduction in Real Estate Taxes attributable to the Base Year as a result of commonly called Proposition 8 application, then Real Estate Taxes
for the Base Year and each Lease Year shall be calculated as if no Proposition 8 reduction in Real Estate Taxes were received. 

  

	 	(xi)	Service Agreements: If any portion of the Project Is covered by a service agreement at any time during the Base Year and to the extent the Project is not covered by such service
agreement during a subsequent Lease Year, Operating Expenses for the Base Year shall be deemed increased by such amount as Landlord would have incurred during the Base Year with respect to the items or matters covered by the subject or service
agreement, had such service agreement not been in effect at the time during the Base Year. 

  

	 	(xii)	Management Agreement. In the event that the property management agreement in effect during the Base Year changes in any subsequent year, and a service that was previously performed
pursuant to, and as part of, such property management agreement is thereafter excluded from the scope of such management agreement, then such cost shall either be excluded from Operating Expenses or the Base Year shall be grossed up to reflect such
cost of such performance. 

  

	 	(5)	 In addition to the Excess Expenses, Tenant shall pay Tenant’s Proportionate Share of any actual natural gas and electricity charges for the Building and Lot
(but excluding any other portions of the Project) which in any Lease Year exceed the sum of Two Dollars ($2.00) per rentable square foot of the Building (the “Energy Expense Stop”) (such excess over the Energy Expense Stop is
hereinafter referred to as the “Excess Utilities Payments”), Landlord may estimate such Excess Utilities Payments in the same manner 

  

 -8- 

	 	 
as Excess Expenses are estimated and billed under Section 7(a)(4)(ii) above (provided, however, that Tenant shall have no obligation to pay such Excess
Utilities Payments until Landlord has already paid an amount equal to the Energy Expense Stop for the Lease Year in question). In order to assure that Tenant gets the benefit of a full six (6) months without electrical or gas charges (as
contemplated by Section 5(b) above), the natural gas and electricity charges for the first six (6) months of the Term shall be treated as being “zero”. In calculating Tenant’s responsibility for Excess Utilities Payments, there shall
be excluded any charge for natural gas or electricity attributable to the use of the Building or Lot by other occupants beyond the Building Hours or at level of occupancy in excess of that of general office use. 

  

	8.	USE 

  
 Tenant shall use the Premises for the uses set forth in the Basic Lease Information, and shall not use the Premises for any other purposes. Tenant shall be solely responsible for obtaining any necessary governmental
approvals of such use that is of a non-office nature. Tenant shall not do, bring, or keep anything in or about the Premises that will cause a cancellation of any insurance covering the Premises. If the rate of any insurance carried by Landlord is
increased as a result of Tenant’s use for non-office purposes, Tenant shall pay to Landlord within thirty (30) days before the date Landlord is obligated to pay a premium on the insurance, or within thirty (30) days after Landlord delivers to
Tenant a certified statement from Landlord’s insurance carrier stating that the rate increase was caused solely by an activity of Tenant on the Premises as permitted in this Lease, whichever date is later, a sum equal to the difference between
the original premium and the increased premium. Landlord reserves the right to prescribe the weight and position of all safes, fixtures and heavy installations that Tenant desires to place in the Premises so as to distribute properly the weight, or
to require plans prepared by a qualified structural engineer for such heavy objects, which shall be prepared at Tenant’s sole cost and expense. 
  

	9.	COMPLIANCE WITH THE LAW 

  
 (a) Tenant shall not use the Premises or permit anything to be done in or about the Premises which will in any way conflict with any law, statute, zoning
restriction, ordinance or governmental law or rule, regulation, or requirement of any duly constituted public authorities now in force or which may hereafter be enacted or promulgated, or subject Landlord to any liability for injury to any person or
property by reason of any business operation being conducted in or about the Premises. Subject to Section 9(b) below, to the extent required due to Tenant’s specific use of the Premises, alterations of the Premises, or as a result of
Tenant’s application for permits or authorizations, as opposed to compliance required by office tenants in general, Tenant shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances, and governmental rules,
regulations, including, but not limited to, the Americans with Disabilities Act (“ADA”) of 1990 (42 U.S.C. § 12101 et seq.), any amendment thereto or regulations promulgated thereunder, or state or local ordinances or codes
enacted pursuant thereto; or requirements of any board or fire insurance underwriters or other similar bodies, now or hereafter constituted, relating to or affecting the condition, use, or occupancy of the Premises by Tenant, excluding structural
changes not related to or affected by Tenant’s improvements or acts. The final judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord be a party thereto or not, that Tenant has
violated any law, statute, ordinance, or governmental rule, regulation, or requirement, shall be conclusive of that fact as between Landlord and Tenant. 
  
 (b) Landlord represents and warrants that the Building, Premises and Project Common Area, as of the Commencement Date to the extent such were constructed
by or caused to be constructed by Landlord, are in compliance with all laws, statutes, ordinances and governmental rules, regulations including, but not limited to ADA, and all laws governing hazardous materials or hazardous substances, air quality
and other environmental regulations. The foregoing representation and warranty of Landlord does not (i) include any improvements constructed or caused to be constructed by any other tenant of the Project and/or Tenant, and/or (ii) affect the
Tenant’s obligations pursuant to Section 9(a) above and/or (iii) apply to any non-office use to which Tenant will put the Premises. In the event Landlord’s representation or warranty in this section is finally determined to be incorrect,
as Tenant’s sole remedy, Landlord shall be responsible for promptly taking actions to cause such compliance, at Landlord’s sole cost and expense. 
  

	10.	ALTERATIONS AND ADDITIONS 

  
 (a) Tenant shall not make or suffer to be made any non-structural alterations, additions, or improvements (collectively, “Alterations”)
to or of the Premises, or any part thereof, without first obtaining the written consent of Landlord, which shall not be unreasonably withheld or delayed; provided, however, if the Alterations would adversely affect the structure or safety of the
Building or its electrical, plumbing, HVAC, mechanical or safety systems, or if such Alterations would create an obligation on Landlord’s part to make modifications to the Building, and Tenant is not willing to pay the cost necessary to
remediate such problems, Landlord may withhold its consent in its sole and absolute discretion. Notwithstanding the foregoing, without the prior consent of Landlord, but with the prior notice to Landlord, Tenant shall be entitled to make Alterations
within the Premises, provided that (i) the cost of construction such Alterations does not exceed One Hundred Thousand and No/l00ths Dollars ($100,000.00) per project, and (ii) does not affect the plumbing, electrical, structural or mechanical
systems of the Building, and (iii) Tenant otherwise complies with the provisions of this Section. In no event shall carpeting, painting or other work of a similar decorative nature (and which does not require a building permit) require the consent
of, or notice to, the Landlord. All Alterations shall comply with all applicable laws, statutes and ordinances, which include, but are not limited to ADA. Any Alterations to or of said Premises, including, but not limited to, wall covering,
paneling, and built-in cabinet work, but excepting movable furniture and trade fixtures, shall on the expiration of the Term become a part of the realty and belong to Landlord, and shall be 

  

 -9- 

 
surrendered with the Premises. However, Landlord shall provide written notice to Tenant (concurrently with Landlord’s approval of such Alteration)
whether Tenant will be required to remove such Alteration. If Landlord so states in such written notice, Tenant, at its own cost shall remove such Alteration upon the expiration of the Term. Upon Landlord’s approval of the requested
Alterations, Tenant shall secure all necessary permits, if applicable. Before Landlord’s consent to such Alterations, Tenant shall submit detailed specifications, floor plans and necessary permits (if applicable) to Landlord for review. In no
event shall any Alterations affect the structure of the Building or its facade. As a condition to its consent, Landlord may request adequate assurance that all contractors who will perform such work have in force workman’s compensation and such
other employee and public liability insurance as Landlord deems reasonably necessary. In the event Landlord consents to the making of any Alterations to the Premises by Tenant, the same shall be made by Tenant at Tenant’s sole cost and expense,
completed to the reasonable satisfaction of Landlord, and the contractor or person selected by Tenant to make the same must first be approved in writing by Landlord which approval shall not be unreasonably withheld or delayed. If Tenant makes any
Alterations to the Premises as provided in this Section, the Alterations shall not be commenced until ten (10) business days after Landlord has received notice from Tenant stating the date the installation of the Alterations is to commence so that
Landlord can post and record an appropriate notice of non-responsibility. Tenant shall reimburse Landlord for any reasonable out-of-pocket expenses incurred by Landlord in connection with the Alterations made by Tenant, including any reasonable fees
charged by Landlord’s contractors or consultants to review plans and specifications prepared by Tenant, and the cost of updating the existing as-built plans of the Building to reflect the Alterations, not to exceed One Thousand and No/l00ths
Dollars ($1,000.00) in total per Alteration; Landlord must, at the time that Landlord consents to the Alteration, have provided Tenant with a binding estimate of such costs. Tenant shall indemnify, defend and hold the Landlord, the Building and the
Premises free and harmless from any liability, loss, damage, cost, attorneys’ fees and other expenses incurred on account of such construction, or claims by any person performing work or furnishing materials or supplies for Tenant or any
persons claiming under Tenant. 
  
 (b) Landlord agrees that,
subject to Tenant’s compliance with Section 10(a) above, Tenant shall be entitled to install a satellite/microwave dish upon the roof of the Building in a location reasonably acceptable to Landlord and Tenant; no rent or license fee shall be
charged. Tenant acknowledges that view aesthetics of the Building shall be considered in the placement of such dish. Tenant shall be responsible for the maintenance and repair of such dish and shall remove, at Tenant’s cost, such dish from the
roof of the Building upon the expiration or earlier termination of this Lease and shall repair any damage caused thereby and reseal any roof penetrations. 
  

	11.	REPAIRS AND MAINTENANCE: 

  
 (a) By taking possession of the Premises, Tenant shall be deemed to have accepted the Premises as being in good and sanitary order, condition and repair,
excepting the Punch List Items and latent defects in the construction done by Landlord, its agents, employees, contractors, and subcontractors. Except as provided in Section 11(c) (pursuant to which Landlord is to undertake various repair and
maintenance), Tenant shall, at Tenant’s sole cost and expense, maintain the Premises, in clean and good condition and repair, ordinary wear and tear and casualty excepted. Without limiting the generality of the foregoing, Tenant shall be solely
responsible for maintaining and repairing all fixtures, non-building standard electrical lighting (if identified as being non-building standard at the time that Landlord approves the Plans under the Lease Improvement Agreement), ceilings and floor
coverings, doors, and interior walls within the Premises to the extent the foregoing are nonstructural elements of the Building, using the same quality of materials as used in the original construction. In addition, Tenant shall be responsible for
all repairs made necessary by Tenant or Tenant’s invitees, Landlord acknowledges that Tenant shall have no obligation to repair or maintain any areas of the Project outside of the Premises, unless such repair or maintenance is required due to
acts of Tenant, its agents, employees, contractors and subcontractors and the cost thereof is not covered by insurance carried by Landlord or required to be carried by Landlord under this Lease. Excepting maintenance, repairs or replacements
required due to the negligence or willful misconduct of Landlord, its agents, employees, contractors and subcontractors, Tenant acknowledges that Landlord shall have no obligation to maintain, repair or replace any telecommunications or computer
cabling or wiring which is located in the Premises or which exclusively serves the Premises (collectively, “Cabling”), except in the event that such would be required due to Landlord’s negligent acts or omissions. Tenant shall, at
Tenant’s expense, contract with Pacific Bell or another reputable contractor to maintain the Cabling. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises except as specifically set forth in this
Lease. Under no circumstances shall Tenant make any repairs to the Building or to the mechanical, electrical or heating, ventilating or air conditioning systems of the Premises or the Building, unless such repairs are previously approved in writing
by Landlord. Tenant waives the provisions of Sections 1931(1), 1941 and 1942 of the California Civil Code, and any similar or successor law regarding Tenant’s right to make repairs and deduct expenses of such repairs from the Rent due under
this Lease, subject, however, to the terms of Section 11(d) below. In no event shall Tenant be responsible for repairs or replacements necessitated by ordinary wear and tear, damage by third party casualty or damage caused by Landlord or others
for which Tenant is not responsible, nor shall Tenant be responsible for the correction or repair of any latent defect in the Premises, or any condition, dilapidation or defect of which Landlord has actual knowledge prior to the Commencement Date.

  
 (b) Landlord shall operate the Building (and provide
maintenance, repairs and replacements pursuant to Section 11(c) below) to a standard or quality consistent with that of other first-class projects in the immediate geographical area and shall (i) provide janitorial service to the Premises on a five
(5)-day-a-week basis (excepting holidays described in the Basic Lease Information), consistent with the janitorial specification attached hereto as Exhibit E, (ii) provide nonexclusive, non-attended automatic passenger elevator service at all
times, (iii) replace Building standard lamps, starters and ballasts (all nonstandard lighting within the Premises shall be the responsibility of Tenant). 
  
 (c) Landlord shall be responsible for maintaining and repairing all structural portions and latent defects of the Building, at Landlord’s sole
expense (and not as part of Operating Expenses), and shall maintain the 

  

 -10- 

 
roof, side walls, and foundations of the Building in good, clean and safe condition and repair. Landlord shall be entitled to approve, in its sole
discretion, the sealing of any roof penetrations caused by Tenant Improvements. Landlord shall also maintain all landscaping, driveways, parking lots, fences, signs, sidewalks and the Project Common Areas. Landlord shall be responsible for
maintenance and repair of all washrooms, mechanical, electrical and common area telephone closets, windows, plate glass, exterior doors, plumbing, heating, electrical, air conditioning and ventilation and life safety systems, and elevators. Except
as otherwise provided in this Lease, Landlord shall have no liability to Tenant, nor shall Tenant’s obligations under this Lease be reduced or abated in any manner whatsoever by reason of any inconvenience, annoyance, interruption or injury to
business arising from Landlord making any repairs or changes which Landlord is required or permitted by this Lease or required by law to make in or to any portion of the Building or the Premises. Landlord shall use reasonable efforts to minimize any
interference with Tenant’s business at the Premises. If Tenant fails to maintain the Premises as required in Section 11(a), Landlord may give Tenant thirty (30) days’ written notice to do such acts as are reasonably required to so maintain
the Premises. If Tenant fails to promptly commence such work within such time period and diligently prosecute it to completion, then Landlord shall have the right to do such acts and expend such funds at the expense of Tenant as are reasonably
required to perform such work. Any amount so expended by Landlord shall be paid by Tenant promptly after demand with interest at the Prime Rate plus two percent (2%) per annum, from the date of such work, but not to exceed the maximum amount then
allowed by law. Landlord shall have no liability to Tenant for any damage, inconvenience, or interference with the use of the Premises by Tenant as the result of performing any such work. For the purpose of this Lease, the “Prime
Rate” shall mean the rate, or base rate, reported in the Money Rates column or section of The Wall Street Journal as being the base rate on corporate loans at large U.S. money center commercial banks (whether or not such rate has actually
been charged by any such bank) on the first date on which The Wall Street Journal is published in the month preceding the month in which the subject costs are incurred. 
  
 (d) If Landlord fails to provide repairs or maintenance as required under this Lease, and such failure interferes with
Tenant’s use of the Premises, and Tenant has notified Landlord of the necessity of such repairs or maintenance in writing, then Tenant may perform such repairs or maintenance at Landlord’s cost by taking whatever action is reasonably
necessary to do so, provided: 
  
 (1) Tenant
gives Landlord (and any mortgagee whose address has been provided to Tenant) notice of Tenant’s intent to take such action at least ten (10) business days prior to taking any such action, Landlord further fails or refuses to commence repairs
within three (3) business days after a second written notice to Landlord and such mortgagee (which notice cannot be effective until the lapse of the aforementioned ten (10) business day period) (if the nature of the required repair is such that
Landlord’s failure to act is reasonably likely to result in injury to Tenant’s employees or visitors, or damage to Tenant’s personal property, the aforementioned notice period shall be one (1) business day, and there shall be no
requirement that Tenant notify Landlord’s mortgagee); 
  
 (2) If such repairs or maintenance will affect the Building’s electrical or mechanical systems, or the structural integrity of the Building, Tenant shall use only those contractors used by Landlord in the
Building that work on the Building’s systems, equipment or structure (unless such contractors are unwilling or unable to perform such work, or the urgent nature of the required repair makes using those contractors impractical, in which events
Tenant may utilize the services of any other qualified contractor approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed). 
  
 If Landlord does not deliver a detailed written reasonable objection to Tenant within thirty (30) days after receipt of any invoice from
Tenant of the reasonable costs and expenses incurred by Tenant in so repairing or maintaining (such invoice to contain a reasonably particularized breakdown of the costs and expenses incurred by Tenant in connection therewith) then Tenant shall be
entitled to deduct from Rent next due the amount set forth in such invoice (to the extent not previously paid by Landlord). 
  

	12.	WASTE 

  
 Tenant shall not use the Premises in any manner that will constitute waste, nuisance, or unreasonable annoyance (which includes excessive noise and/or vibration) to owners or occupants of adjacent properties or to
other tenants of the Building. 
  

	13.	LIENS 

  
 Tenant shall keep the Premises and the Project free from any liens arising out of any work performed, materials furnished, or obligations incurred by Tenant. Landlord may, at its election, and upon ten (10) days’
notice to Tenant, remove any liens, in which case Tenant shall pay to Landlord the cost of removing the lien, including reasonable attorneys’ fees. Landlord shall have the right at all times to post on the Premises any notices permitted or
required by law for the protection of Landlord, the Premises, the Building or the Project from mechanics’ and materialmen’s liens. To the extent a lien arises out of any work performed, materials furnished, or obligations incurred by
Tenant, Tenant shall have thirty (30) days to remove such lien, or provide a bond to Landlord in an amount sufficient to satisfy the lien. 
  

	14.	UTILITIES AND SERVICES 

  
 (a) Landlord agrees to furnish to the Premises during the Business Hours (and during non-Business Hours, subject to the terms of this Section 14), subject
to the conditions and in accordance with the standards set forth in this Lease, adequate quantities of electric current for normal lighting and fractional horsepower office machines, water for lavatory and drinking purposes (hot and cold), heat and
air conditioning required in the comfortable use and occupation of the Premises, and elevator service by non-attended automatic elevators. Tenant 

  

 -11- 

 
acknowledges and agrees that Landlord may impose a reasonable charge for the use of any additional or unusual janitorial services required by Tenant’s
carelessness or the nature of Tenant’s business that is inconsistent with the Use permitted under this Lease. Landlord shall not be obligated to service, maintain, repair or replace any system or improvement in the Premises that has not been
installed by Landlord at Landlord’s expense, or which is a specialized improvement requiring additional or extraordinary maintenance or repair (by way of example only, if the standard premises in the Building contain fluorescent light fixtures,
Landlord’s obligation shall be limited to the replacement of fluorescent light tubes, irrespective of any incandescent fixtures that may have been installed in the Premises at Tenant’s expense). Landlord shall not be liable for, and
(except as provided in Section 14(b) below) Tenant shall not be entitled to any abatement or reduction of rent by reason of Landlord’s failure to furnish any of the foregoing when such failure is caused by accident, breakage, repairs,
strikes, lockouts or other labor disturbances or labor disputes of any character or for any other causes; provided, however, Landlord shall use its reasonable efforts to cause such services to be restored as soon as possible. Tenant hereby waives
the provisions of California Civil Code Section 1932(1) or any other applicable existing or future law, ordinance or governmental regulation permitting the termination of this Lease due to the interruption or failure of any services to be provided
under this Lease. 
  
 (b) If there shall be an interruption,
curtailment or suspension of the Building’s elevator, electricity or HVAC service or water supply (and no reasonably equivalent alternative service or supply is provided by Landlord) (each, a “Service
Interruption”), and if (i) such Service Interruption shall not have been caused, in whole or in part, by an act or omission or negligence of Tenant, or of Tenant’s agents, employees or contractors, (ii) such Service Interruption
does not arise as a result of a matter, event or condition affecting the general area in which the Building is located, such as rolling electrical blackouts, (iii) such Service Interruption shall have been caused, in whole or in part, by an act or
omission or negligence of Landlord, or of Landlord’s agents, employees or contractors, and (iv) Landlord shall have failed to cure such Service Interruption within five (5) business days after the occurrence thereof, Rent hereunder shall
thereafter be abated in the same proportion as the portion of the Premises affected by the Service Interruption bears to the entire Premises from the end of such five (5) business day period until such time as such services or utilities are restored
or Tenant begins using the Premises (or affected portion thereof) again, whichever shall first occur. 
  
 (c) Tenant acknowledges and agrees that Tenant’s use of the Premises during non-Business Hours imposes additional burden on the Project’s
janitorial services, fluorescent light tubes, HVAC, and the Project Common Areas. Accordingly, non-Business Hours use of services will be made available to Tenant through an access or override switch accessible to Tenant from the Premises and will
be billed as an after hours rent assessment (the “After Hours Charge”). After hours use will be metered and the After Hours Charge will be payable by Tenant to Landlord upon demand. The After Hours Charge is estimated
to be $3.50 per hour and subject to change due to increases in maintenance costs. The After Hours Charge shall be limited to amount of the reasonable out-of-pocket costs that Landlord can substantiate that Landlord has incurred as a direct result of
Tenant’s use of the Premises in excess of the Business Hours, and shall not include any costs of electricity or natural gas (except that, during the six month “free rent” period under Section 5(b) above, the After-Hours Charge shall
include electrical costs, and during such six month period the After Hours Charge shall, the Landlord currently estimates, be $20.00 per hour, for each HVAC unit used). Tenant shall be entitled to access to the Premises, Building and Project Common
Areas, twenty-four (24) hours a day, three hundred sixty-five (365) days a calendar year. 
  
 (d) Except as otherwise provided in the Lease Improvement Agreement, Tenant shall not, without the prior consent of Landlord, connect to the utility systems of the Building any apparatus, machinery or other equipment
except typical office machines and devices such as electric typewriters, word processors, mini and micro-computers and office-size photocopiers. Nor shall Tenant, without the prior written consent of Landlord, connect to any electrical circuit in
the Premises any apparatus or equipment with power requirements that exceed the designed electrical capacity of the Premises as described in the Lease Improvement Agreement; Landlord agrees, that in all events Tenant shall have the use of not fewer
than six (6) watts of electricity per rentable square foot in the Premises for Tenant’s equipment, at no additional charge. Tenant shall pay the cost of all utilities and services supplied to Tenant in connection with Tenant’s use of
additional office equipment approved by Landlord hereunder. Notwithstanding Landlord’s consent to such excess loading of circuits, Tenant shall pay the cost of any additional or above-standard capacity electrical circuits necessitated by such
excess loading circuits and the installation thereof. 
  
 (e) All
sums payable hereunder by Tenant for additional services or for excess utility usage shall be payable within thirty (30) days after written request from Landlord, including reasonable supporting documentation, except that Landlord may require Tenant
to pay monthly for the estimated cost of Tenant’s excess utility usage if such usage occurs on a regular basis, and such estimated amounts shall be payable in advance on the first day of each month. 
  
 (f) [Intentionally omitted] 
  
 (g) Tenant may elect to hire its own cleaning and janitorial service, upon
not less than thirty (30) days notice to Landlord. If Tenant makes such an election, Tenant shall receive a reduction in Base Rent equal to the cost that Landlord actually incurred in the Base Year in providing such janitorial service. 

 
 (h) Landlord shall provide commercially reasonable levels of security
service for the Project, the cost of which shall be included in Operating Expenses. 
  
 (i) Landlord shall cause the Building’s windows to be washed, inside and out, as often as commercially reasonable, but in all events no less frequently than twice per calendar year; the cost of such window
washing shall be included in Operating Expenses. 
  

 -12- 

	15.	ASSIGNMENT AND SUBLETTING 

  
 (a) Tenant shall not, without the prior written consent of Landlord, which shall not be unreasonably withheld or delayed as provided in this Section 15:
(a) assign, mortgage, pledge, encumber or otherwise transfer this Lease, the term or estate hereby granted, or any interest hereunder; (b) permit the Premises or any part thereof to be utilized by anyone other than Tenant (whether as concessionaire,
franchisee, licensee, permittee or otherwise); or (c) except as hereinafter provided, sublet or offer or advertise for subletting the Premises or any part thereof. Any assignment, mortgage, pledge, encumbrance, transfer or sublease without
Landlord’s consent shall be voidable and, at Landlord’s election, shall constitute a default. 
  
 Notwithstanding the foregoing and Subsections (b) and (c) below, Tenant may assign this Lease or sublet the Premises or a portion thereof, without Landlord’s consent, but with prior written notice, to any
corporation, partnership, individual or other entity which controls, is controlled by or is under common control with Tenant; or to any corporation, partnership, individual or other entity, resulting from the merger or consolidation with Tenant; or
to any person or entity which acquires all of the assets of Tenant’s business going concern, provided that (i) the assignee or subtenant assumes, in full, the obligations of Tenant under this Lease (or, in the case of a sublease, the
non-monetary obligations relevant to the portion of the Premises being subleased), (ii) Tenant remains fully liable under this Lease, (iii) the use of the Lease by such transferee conforms with the requirements of this Lease, and (iv) if Tenant is
no longer a viable operating business, the proposed transferee shall have a net worth which is comparable to that of Tenant as of the Lease Date. Provided that Tenant is a corporation, and (i) the stock of Tenant is traded on a national exchange,
the transfer of stock in Tenant shall not be considered an assignment, sublease or transfer under the Lease, or (ii) the stock of Tenant is not traded on a national exchange, the collective transfer of fifty percent (50.00%) or less of such stock
shall not be considered an assignment, sublease or transfer under this Lease. 
  
 (b) If at any time or from time to time during the Term of this Lease, Tenant desires to assign this Lease with respect to, or to sublet, all or any part of the Premises, then at least twenty (20) days prior to the
date when Tenant desires the assignment or subletting to be effective (the “Transfer Date”), Tenant shall give Landlord a notice (the “Transfer Notice”) which shall set forth the name,
address and business of the proposed assignee or subtenant, information (including financial statements and references) concerning the character of the proposed assignee or subtenant, in the case of a proposed sublease, a detailed description of the
space proposed to be sublet, which must be a single, self-contained unit (the “Space”), any rights of the proposed assignee or subtenant to use Tenant’s improvements and the like, the Transfer Date, and the fixed
rent and/or other consideration and all other material terms and conditions of the proposed assignment or subletting, all in such detail as Landlord may reasonably require, if Landlord promptly (not later than ten (10) business days after receipt of
the Transfer Notice) requests additional detail, the Transfer Notice shall not be deemed to have been received until Landlord receives such additional detail. If this Lease or any interest in this Lease is sold, assigned or transferred by Tenant, or
Tenant subleases any part of the Premises, without Landlord’s consent, Landlord may, cumulative of any other right or remedy available to Landlord, elect to terminate this Lease (as it affects the portion of the Premises sought to be sublet or
assigned) as of the effective date of the proposed transfer. Landlord’s acceptance of any name for listing on the Building directory will not be deemed, not will it substitute for, Landlord’s consent, as required by this Lease, to any
sublease, assignment or other occupancy of the Premises. 
  
 (c)
Landlord shall be permitted to consider any reasonable factor in determining whether or not to withhold its consent to a proposed assignment or sublease and Landlord shall make such determination within twenty (20) days following Landlord’s
receipt of the Transfer Notice. The failure of Landlord to deliver written notice of such determination within such time period shall be deemed Landlord’s disapproval thereof. Without limiting the other instances in which it may be reasonable
for Landlord to withhold its consent to an assignment or sublease, it shall be reasonable for Landlord to withhold its consent if Landlord establishes that any of the following conditions are not satisfied: 
  
 (1) The proposed use by the transferee shall (i) comply with
Tenant’s permitted use, (ii) not materially increase the likelihood of damage or destruction, (iii) not materially increase the density of occupancy of the Premises or increase the amount of pedestrian and other traffic through the Building
beyond the limits for which the Building was designed, (iv) not be likely to cause an increase in insurance premiums for insurance policies applicable to the Building, unless paid for by Tenant or the transferee, (v) not require new tenant
improvements incompatible with then-existing Building systems and components, unless paid for by Tenant or the transferee, (vi) unless paid by Tenant or the transferee, not require Landlord to make material modifications to the Building outside of
the Premises (in order, for example, to comply with laws such as the ADA), and (viii) not otherwise have or cause a material adverse impact on the Premises, the Building, the Project, or Landlord’s interest therein 
  
 (2) The proposed transferee shall not be a foreign
government entity. 
  
 (3) Any ground lessor or
mortgagee whose consent to such transfer is required fails to consent thereto, notwithstanding Landlord’s good faith and diligent efforts to obtain such consent. 
  
 (d) Provided Landlord has consented to such assignment or subletting, Tenant shall be entitled to enter into such assignment
or sublease with the third party identified in the Transfer Notice subject to the following conditions: 
  
 (1) At the time of the transfer, no event of monetary default or monetary material default under this Lease (following the giving of
notice and passage of the applicable cure period under Section 24) shall have occurred and be continuing; 
  

 -13- 

 (2) The assignment or sublease shall be on the same terms substantially set forth in the
Transfer Notice given to Landlord; 
  
 (3) No
assignment or sublease shall be valid and no assignee or sublessee shall take possession until an executed counterpart of the assignment or sublease has been delivered to Landlord; 
  
 (4) No assignee or sublessee shall have a right further to assign or sublet without Landlord’s consent
thereto in each instance, which consent in the case of a future assignment should not be unreasonably withheld or delayed; 
  
 (5) Any assignee shall have assumed in writing the obligations of Tenant under this Lease; 
  
 (6) Any subtenant shall have agreed in writing to comply
with all applicable terms and conditions of this Lease with respect to the Space; 
  
 (7) In the event Tenant sublets the entire Premises or any part thereof, and where the Landlord’s consent is otherwise required,
Tenant shall deliver to Landlord fifty percent (50.00%) of any excess rent within thirty (30) days of Tenant’s receipt thereof pursuant to such subletting. As used herein, “excess rent” shall mean any sums or
economic consideration per square foot of the Premises received by Tenant pursuant to such subletting in excess of the amount of the rent per square foot of the Premises payable by Tenant under this Lease applicable to the part or parts of the
Premises so sublet; provided, however, that no excess payment shall be payable until Tenant shall have recovered therefrom all of the costs incurred by Tenant for brokerage commissions, tenant improvement work approved by Landlord, reasonable rent
concessions, reasonable attorneys fees, and reasonable marketing fees, in conjunction with such sublease; and 
  
 (8) In the event Tenant assigns this Lease, and where the Landlord’s consent is otherwise required, Tenant shall deliver to Landlord
fifty percent (50.00%) of any excess payment within thirty (30) days of Tenant’s receipt thereof pursuant to such assignment. As used herein, “excess payment” shall mean the amount of payment received for such
assignment of this Lease in excess of the rent payable by Tenant under this Lease; provided, however, that no excess payment shall be payable until Tenant shall have recovered therefrom all of the costs incurred by Tenant for brokerage commissions,
tenant improvement work approved by Landlord, rent concessions, reasonable attorneys fees, and reasonable marketing fees, in conjunction with such assignment. 
  

(e) No subletting or assignment shall release Tenant of Tenant’s obligations under this Lease or alter the liability of Tenant to pay the rent and
to perform all other obligations to be performed by Tenant hereunder. The acceptance of rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to one assignment or subletting shall not
be deemed consent to any subsequent assignment or subletting. In the event of default by an assignee or subtenant of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant
without the necessity of exhausting remedies against such assignee, subtenant or successor. Landlord may consent to subsequent assignments of the Lease or sublettings or amendments or modifications to the Lease with assignees of Tenant, after
notifying Tenant, or any successor of Tenant, and after obtaining its or their consent thereto and any such actions shall not relieve Tenant of liability under this Lease. 
  
 (f) If Tenant assigns the Lease or sublets the Premises or requests the consent of Landlord to any assignment or subletting,
then Tenant shall, upon demand, pay Landlord an administrative fee not to exceed Five Hundred and No/100ths Dollars ($500.00). 
  
 (g) Tenant may require, as part of its Transfer Notice, that a transferee receive a recognition agreement (the “Recognition Agreement”)
from Landlord which provides that in the event this Lease is terminated, Landlord shall recognize the transferee (and such transferee shall be bound to and recognize Landlord), provided that Landlord shall only execute a Recognition Agreement with
such transferee, under the following conditions (which conditions must be reflected in the Recognition Agreement): (i) such transfer is made upon the same terms and conditions set forth in this Lease, subject to equitable modifications based on the
number of rentable square feet contained in the Space; provided, however, the economic terms of such transfer may be more favorable to Landlord than those set forth in this Lease, (ii) the Space contains only full floors in the Building, (iii) all
Space is contiguous, (iv) the transferee is, as of the date this Lease is terminated, a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under the subject transfer (it being agreed that it
would be reasonable for Landlord to deny a Recognition Agreement to any transferee whose net worth is less than the product of $20,000,000 times the number of floors the transferee is leasing, but such specific minimum net worth requirement shall
not, however, be imposed on transferees not requesting a Recognition Agreement), (v) Landlord shall not be liable for any act or omission of Tenant, (vi) Landlord shall not be subject to any offsets or defenses which the transferee might have as to
Tenant or to any claims for damages against Tenant, (vii) Landlord shall not be required or obligated to credit the transferee with any rent or additional rent paid by the transferee to Tenant, (viii) Landlord shall not be bound by any terms or
conditions of the transfer which are inconsistent with the terms and conditions of this Lease, (ix) Landlord shall be responsible for performance of only those covenants and obligations of Tenant pursuant to the transfer accruing after the
termination of this Lease, (x) the transferee shall make full and complete attornment to Landlord, as lessor, pursuant to a written agreement executed by Landlord and the transferee, so as to establish direct privity of contract between Landlord and
the transferee with the same force and effect as though the transfer was originally made directly between Landlord and the transferee, (xi) the transferee benefiting from the Recognition Agreement must agree to sign a commercially reasonable
subordination, non-disturbance and attornment agreement (“SNDA”) in favor of any Superior Lienor (as defined in Section 31(d) below), which SNDA shall require the transferee to be bound to recognize the Superior Lienor
and any successor thereto, and (xii) Tenant shall remain fully liable under this Lease, as provided in Sections 15(a)(ii) and 15(e) above. 

  

 -14- 

 
Upon Landlord’s written request given any time after the termination of this Lease, the transferee shall execute a lease for the space subject to the
applicable transfer upon the same terms and conditions as set forth in the Recognition Agreement. Tenant agrees that Landlord may consider, in exercising its reasonable discretion under Section 15(a) above whether or not to consent to a given
transfer, the Tenant’s request for a Recognition Agreement under this Section 15(g). If it is reasonable do so, Landlord may reject the transfer on the grounds that the proposed transferee does not have sufficient creditworthiness to be
entitled to a Recognition Agreement, in which event Tenant shall have the right to amend its Transfer Notice to delete the request for a Recognition Agreement. 
  

(h) Notwithstanding anything to the contrary in this Lease, Tenant shall not be deemed to have waived any of its rights under California Civil Code
Section 1995.310. 
  
 (i) Tenant may allow any person or company
which is a client or customer of Tenant or which is providing service to Tenant or one of Tenant’s clients to occupy certain portions of the Premises (not to exceed, at any one time, a total of 20,000 rentable square feet), without such
occupancy being deemed an assignment or subleasing as long as no new demising walls are constructed to accomplish such occupancy and as long as such relationship was not created as a subterfuge to avoid the obligations set forth in this Section 15.

  

	16.	INDEMNITY 

  
 (a) Subject to the provisions of Section 18(e) below and to the extent not funded and paid to Landlord by any insurance maintained by Tenant, Tenant shall
indemnify, defend and hold harmless Landlord against and from any and all claims, damages, liabilities, and expenses (including reasonable attorneys’ fees) to the extent arising from Tenant’s use of the Premises for the conduct of its
business or from any activity, work or other thing done, permitted or suffered by the Tenant in or about the Building, and shall further indemnify, defend and hold harmless Landlord against and from any and all claims to the extent arising from any
breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, or from any act or negligence of the Tenant, or any officer, agent, employee, guest or invitee of Tenant, and from all and
against all reasonable cost, attorney’s fees, expenses and liabilities incurred in or about any such claim or any action or proceeding brought thereon, and, if any case, action or proceeding be brought against Landlord by reason of any such
claim, Tenant upon notice from Landlord shall defend the same at Tenant’s expense by counsel selected by Tenant and approved in writing by Landlord such approval not to be unreasonably withheld or delayed. Notwithstanding the preceding
sentence, such indemnification by Tenant and such assumption and waiver of claims shall not include damage or injury to the extent caused by the negligence or willful misconduct of Landlord, its agents, employees or contractors or which is covered
by insurance carried by Landlord or required to be carried by Landlord under this Lease. Subject to Section 18(e) below and to the extent not funded and paid to Tenant by any insurance maintained by Landlord or Tenant, Landlord shall indemnify,
defend and hold harmless Tenant against and from any and all claims, damages, liabilities, and expenses (including reasonable attorneys’ fees) to the extent arising from any breach or default in the performance of any obligation on
Landlord’s part to be performed under the terms of this Lease, or from any act or negligence of Landlord, or any officer, agent, employee, guest or invitee of Landlord, and from and against all reasonable costs, attorneys’ fees, expenses
and liabilities incurred in or about any such claim or any action or proceeding brought thereon, and, if any case, action or proceeding be brought against Tenant by reason of any such claim, Landlord upon notice from Tenant, shall defend same at
Landlord’s expense by counsel selected by Landlord and approved in writing by Tenant, such approval not to be unreasonably withheld or delayed. Notwithstanding any other provision of this Lease to the contrary, Landlord shall not be responsible
for any damages relating to Tenant’s loss of business resulting from an event requiring indemnification pursuant to this Section. 
  
 (b) Neither Landlord nor any of its Affiliates shall be liable for and there shall be no abatement of rent for (i) any damage to Tenant’s property
stored with Affiliates of Landlord, (ii) loss of or damage to any property by theft or any other wrongful or illegal act, or (iii) any injury or damage to persons or property resulting from fire, explosion, wind, earthquake, falling plaster, steam,
gas, electricity, flood, water or rain which may leak from any part of the Building or the Project or from the pipes, appliances, appurtenances or plumbing works therein or from the roof, street or sub-surface or from any other place or resulting
from dampness or any other cause whatsoever or from the acts or omissions of other tenants, occupants or other visitors to the Building or the Project or from any other cause whatsoever, or (iv) any diminution or shutting off of light, air or view
by any structure which may be erected on lands adjacent to the Building, whether within or outside of the Property. Tenant and Landlord agree that in no case shall the other ever be responsible or liable on any theory for any injury to such other
party’s business, loss of profits, loss of income or any other form of consequential damage. Tenant shall give prompt notice to Landlord in the event of (a) the occurrence of a fire or accident in the Premises or in the Building, or (b) the
discovery of any defect therein or in the fixtures or equipment thereof. 
  

	17.	DAMAGE TO PREMISES OR BUILDING 

  
 All injury to the Premises or the Building caused by moving the property of Tenant or its employees, agents, guests or invitees into, in or out of the Building and all
breakage done by Tenant or the agents, servants, employees, and visitors of Tenant shall be repaired as determined by the Landlord at the expense of the Tenant (except to the extent paid by insurance carried by, or required to be carried by
Landlord). 
  

	18.	TENANT’S INSURANCE 

  
 (a) All insurance required to be carried by Tenant hereunder shall be issued by responsible insurance companies which are rated by Best Insurance Reports
as A-VII or better and reasonably acceptable to Landlord and Landlord’s lender and licensed or authorized to do business in the State of California. Each policy shall include Landlord, and at Landlord’s request any mortgagee of Landlord,
as an additional insured (but only as to the liability 

  

 -15- 

 
policy carried by Tenant), as their respective interests may appear. Each policy shall contain (i) a separation of insureds condition, (ii) a provision that
such policy and the coverage evidenced thereby shall, as to any loss resulting from Tenant’s negligent acts, be primary and non-contributing with respect to any policies carried by Landlord and that any coverage carried by Landlord shall be
excess insurance for Landlord’s interest only, and (iii) a waiver by the insurer of any right of subrogation against Landlord, its agents, employees and representatives, which arises or might arise by reason of any payment under such policy or
by reason of any act or omission of Landlord, its agents, employees or representatives (but only as to the property policy). A copy of each certificate of the insurer evidencing the existence and amount of each insurance policy required hereunder
shall be delivered to Landlord before the date Tenant is given possession of the Premises, and annually thereafter, within thirty (30) days after any demand by Landlord therefor. No such policy shall be cancelable, materially changed or reduced in
coverage except after endeavoring to provide thirty (30) days’ written notice to Landlord (and not less than ten (10) days, in the case of nonpayment of premiums). Tenant agrees that if Tenant does not take out and maintain such insurance
following a written notice from Landlord and passage of the applicable cure period under Section 24, Landlord may (but shall not be required to) procure said insurance on Tenant’s behalf and charge the Tenant the premiums, which shall be
payable upon demand. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by the Tenant, provided such blanket policies expressly afford coverage to the Premises, Landlord, Landlord’s mortgagee
and Tenant as required by this Lease. 
  
 (b) Beginning on the
date Tenant is given access to the Premises for any purpose and continuing until expiration of the term of this Lease, Tenant shall procure, pay for and maintain in effect policies of property insurance covering (i) any alterations, additions or
improvements as may be made and funded by Tenant pursuant to the provisions of Section 10 hereof, and (ii) trade fixtures, merchandise and other personal property from time to time, in, on or about the Premises, in an amount not less than one
hundred percent (100%) of their actual replacement cost from time to time, providing protection against all risks of physical loss or damage. Upon termination of this Lease following a casualty as set forth herein, the proceeds shall be paid to
Tenant. 
  
 (c) Beginning on the date Tenant is given access to
the Premises for any purpose and continuing until expiration of the Term of the Lease, Tenant shall procure, pay for and maintain in effect workers’ compensation and employer’s liability insurance. In addition, Tenant shall carry
commercial general liability insurance including coverage for personal injury and contractual liability with not less than Two Million and No/100ths Dollars ($2,000,000.00) per occurrence combined single limit, and a Five Million and No/l00ths
Dollars ($5,000,000.00) aggregate limit, for bodily injury, personal injury or property damage liability. 
  
 (d) [Intentionally omitted] 
  
 (e) 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 of its property or the property of others under its control, to the extent that such loss or damage is insured against and payment is made under any “all risk” or “special
form” insurance policy which either may have in force at the time of the loss or damage. Tenant and Landlord shall, upon obtaining the policies of insurance required under this Lease, give notice to its insurance carrier or carriers that the
foregoing mutual waiver of subrogation as contained in this Lease. 
  
 (f) During the term of this Lease, Landlord shall maintain the following policies of insurance with insurers of recognized responsibility, licensed to do business in the State of California, rated by Best Insurance Reports as A-: VII or
better: (i) commercial general liability of Two Million and No/100ths Dollars ($2,000,000.00) per occurrence combined single limit, and Five Million and No/100ths Dollars ($5,000,000.00) aggregate limit, for bodily injury, personal injury and
property damage liability, (ii) workers’ compensation insurance, in accordance with applicable law, and employee’s liability insurance and bodily injury by accident of One Million and No/100ths Dollars ($1,000,000.00) per accident, and
bodily injury by disease One Million and No/100ths Dollars ($1,000,000.00) policy limit, and (iii) property liability insurance, on “all risk” or “special form” basis, insuring the Building for the full replacement costs thereof.
Landlord shall be responsible for insuring the Tenant Improvements funded and installed by Landlord pursuant to the provisions of the Lease Improvement Agreement. 
  
 (g) Provided that Tenant complies with the provisions of Section 18(a), Tenant shall have the right to self-insure the
requirements of this Section 18, provided Tenant, along with any corporate parent, subsidiary or affiliate thereof, maintains a minimum net worth of $400 million as shown in the latest annual financial report for Tenant. Tenant shall provide
Landlord with thirty (30) days prior written notice of such election to self-insure. 
  

	19.	AD VALOREM TAXES 

  
 Tenant shall pay, or cause to be paid, before delinquency, any and all taxes levied or assessed and which become payable during the term hereof upon all Tenant’s leasehold improvements (if not part of the
improvements constructed pursuant to the Leasehold Improvement Agreement), equipment, furniture, fixtures, and personal property located in the Premises, except that which has been paid for by Landlord and is the standard of the Building. In the
event any or all of the Tenant’s leasehold improvements (if not part of the improvements constructed pursuant to the Leasehold Improvement Agreement), equipment, furniture, fixtures, and personal property shall be assessed and taxed with the
Building, Tenant shall pay to Landlord its share of such taxes within thirty (30) days after delivery to Tenant by Landlord of a statement in writing setting forth the amount of such taxes applicable to Tenant’s property with supporting
documentation. 
  

 -16- 

	20.	WAIVER 

  
 No delay or omission in the exercise of any right or remedy of Landlord or Tenant on any default by Tenant or Landlord shall impair such a right or remedy or be construed as a waiver. The subsequent acceptance of Rent
by Landlord after breach by Tenant of any covenant or term of this Lease shall not be deemed a waiver of such breach, other than a waiver of timely payment for the particular Rent involved, and shall not prevent Landlord from maintaining an unlawful
detainer or other action based on such breach. No act or conduct of Landlord, including without limitation the acceptance of the keys to the Premises, shall constitute an acceptance of the surrender of the Premises by Tenant before the expiration of
the term. Prior to the scheduled expiration of the term of the Lease, only a notice from Landlord to Tenant shall constitute acceptance of the surrender of the Premises and accomplish an early termination of this Lease Landlord’s consent to or
approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. Any waiver by Landlord or Tenant of any default
must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Lease. The review, approval, or inspection by Landlord of any item to be reviewed, approved, or inspected by Landlord under the
terms of this Lease shall not constitute the assumption of any responsibility by Landlord for the accuracy or sufficiency of any such item or the quality or suitability of such item for its intended use. 
  

	21.	ENTRY BY LANDLORD 

  
 Landlord reserves, and shall at any and all reasonable times with reasonable notice have the right to enter the Premises to inspect the same, to supply any service to be provided by Landlord to Tenant hereunder, to
show the Premises to prospective purchasers or tenants (with regard to prospective tenants, such entrance shall not occur earlier than one hundred eighty (180) days prior to the expiration of the Term), to post notices of non-responsibility, and to
maintain and repair the Premises and any portion of the Building that Landlord may deem necessary or desirable, without abatement of Rent, and may for that purpose erect scaffolding and other necessary structures, where reasonably required by the
character of the work to be performed, always providing that the entrance to the Premises shall not be blocked thereby and further providing that the business of the Tenant shall not be interfered with unreasonably. For each of the aforesaid
purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, safes, files, and other areas designated as secure by Tenant, and Landlord shall have
the right to use any and all means which Landlord may deem proper to open said doors in the event of an emergency (as determined by Landlord or its employees or representatives acting in good faith), in order to obtain entry to the Premises without
liability to Landlord. Any entry to the Premises obtained by Landlord by any of said means or otherwise shall not under any circumstances be construed or be deemed to be a forcible or unlawful entry into, or a detainer of the Premises, or an
eviction of Tenant from the Premises or any portion thereof. 
  

	22.	CASUALTY DAMAGE 

  
 (a) During the Term hereof, if the Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give prompt written notice
thereof to Landlord. In case the Building shall be so damaged by fire or other casualty that substantial alteration or reconstruction of the Building shall be required (whether or not the Premises shall have been damaged by such fire or other
casualty), (i) if such damage cannot be repaired within two hundred seventy (270) days thereafter, as reasonably determined by Landlord, (ii) if any mortgagee under a mortgage or deed of trust covering the Building requires that the insurance
proceeds payable as a result of said fire or other casualty be used to retire or reduce such mortgage debt, or (iii) if such damage is not covered by insurance carried by Landlord or required to be carried by Landlord under this Lease, Landlord may,
at its option, terminate this Lease and the term and estate hereby granted by notifying Tenant in writing of such termination within fifty (50) days after the date of such damage, in which event the Rent shall be abated as of the date of such
damage. If Landlord elects to repair the Premises and/or the Building, Landlord shall within sixty (60) days after the date of such damage commence to repair and restore the Building and shall proceed with reasonable diligence to restore the
Building (except that Landlord shall not be responsible for delays outside its control) to substantially the same condition in which it was immediately prior to the happening of the casualty, except that Landlord shall not be required to rebuild,
repair or replace any part of Tenant’s furniture and furnishings or fixtures and equipment removable by Tenant under the provisions of this Lease, but such work shall not exceed the scope of the work done by Landlord in originally constructing
the Building. Tenant shall not be entitled to any compensation or damages from Landlord, and Landlord shall not be liable, for any loss of the use of the whole or any part of the Premises, the Building, Tenant’s personal property, or any
inconvenience or annoyance occasioned by such loss of use, damage, repair, reconstruction or restoration, except that, Landlord shall allow Tenant a diminution of Rent during the time and to the extent the Premises are unfit or unavailable for
occupancy. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or to the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. Tenant hereby specifically
waives any and all rights it may have under any law, statute, ordinance or regulation to terminate the Lease by reason of casualty or damage to the Premises or Building, and the parties hereto specifically agree that the Lease shall not
automatically terminate by law upon destruction of the Premises. Except as otherwise provided in this Section 22, Tenant hereby waives the provisions of Sections 1932(2), 1933(4), 1941 and 1942 of the California Civil Code. 
  
 (b) In the event that Landlord elects to repair any damage to the Premises
and/or Building (if such damage prevents Tenant from using the Premises pursuant to this Lease), Landlord shall deliver written notice to Tenant indicating Landlord’s good faith estimate of the number of days required to repair such damage
within fifty (50) days following the date of such damage. If Landlord’s estimate is in excess of two hundred seventy (270) days, for a period of thirty (30) days following receipt of such notice, Tenant shall have the right, by delivery of
written notice to Landlord, to terminate this Lease, which termination shall be effective upon delivery of such notice to 

  

 -17- 

 
Tenant by Landlord. The failure of Tenant to provide such written notice within such time period, shall be deemed a waiver of Tenant’s right to
terminate this Lease pursuant to the preceding sentence. 
  

	23.	CONDEMNATION 

  
 (a) If the whole of the Building or Premises should be condemned, this Lease shall terminate as of the date when physical possession of the Building or
the Premises is taken by the condemning authority. If less than substantially the whole of the Building or the Premises is thus taken or sold, this Lease shall be unaffected by such taking, provided that (i) Tenant shall have the right to terminate
this Lease by written notice to Landlord given within ninety (90) days after the date of such taking if twenty percent (20%) or more of the Premises is taken and the remaining area of the Premises is not reasonably sufficient for Tenant to continue
operation of its business, and (ii) Landlord (whether or not the Premises are affected thereby) may terminate this Lease by giving written notice thereof to Tenant within sixty (60) days after the date of such taking, in which event this Lease shall
terminate as of the date when physical possession of such portion of the Building or Premises is taken by the condemning authority. If, upon any such condemnation of less than substantially the whole of the Building or the Premises, this Lease shall
not be thus terminated, the Rent payable hereunder shall be diminished by an amount representing that part of the Rent as shall properly be allocable to the portion of the Premises which was so condemned, and Landlord shall, at Landlord’s sole
expense, restore and reconstruct the remainder of the Building and the Premises to substantially their former condition to the extent that the same, in Landlord’s reasonable judgment, may be feasible, but such work shall not exceed the scope of
the work done in originally constructing the Building, nor shall Landlord in any event be required to spend for such work an amount in excess of the amount received by Landlord as compensation awarded upon a taking of any part or all of the Building
or the Premises. Subject to the rights of any mortgagee under a mortgage or deed of trust covering the Building, Landlord shall be entitled to and shall receive the total amount of any award made with respect to condemnation of the Premises or
Building, regardless of whether the award is based on a single award or a separate award as between the respective parties, and to the extent that any such award or awards shall be made to Tenant or to any person claiming through or under Tenant,
Tenant hereby irrevocably assigns to Landlord all of its rights, title and interest in and to any such awards. No portion of any such award or awards shall be allocated to or paid to Tenant for any so-called bonus or excess value of this Lease by
reason of the relationship between the rental payable under this Lease and what may at the time be a fair market rental for the Premises, nor for Tenant’s unamortized costs of leasehold improvements. The foregoing notwithstanding, and if Tenant
be not in default for any reason, Landlord shall turn over to Tenant, promptly after receipt thereof by Landlord, that portion of any such award received by Landlord hereunder which is attributable to Tenant’s fixtures and equipment which are
condemned as part of the property taken but which Tenant would otherwise be entitled to remove, and the appraisal of the condemning authority with respect to the amount of any such award allocable to such items shall be conclusive. The foregoing
shall not, however, be deemed to restrict Tenant’s right to pursue a separate award specifically for its relocation expenses or the taking of Tenant’s personal property or trade fixtures so long as such separate award does not diminish any
award otherwise due Landlord as a result of such condemnation or taking. Tenant hereby specifically waives any and all rights it may have under any law, statute, ordinance or regulation (including, without limitation, Sections 1265.120 and 1265.130
of the California Code of Civil Procedure), to terminate or petition to terminate this Lease upon partial condemnation of the Premises or Building, and the parties hereto specifically agree that this Lease shall not automatically terminate upon
condemnation. 
  
 (b) Landlord may, without any obligation or
liability to Tenant and without affecting the validity and existence of this Lease other than as hereafter expressly provided, agree to sell and/or convey to the condemnor the Premises or portion thereof sought by the condemnor, without first
requiring that any action or proceeding be instituted, or if such action or proceeding shall have been instituted, without first requiring any trial or hearing thereof (and Landlord is expressly empowered to stipulate to judgment therein), free from
this Lease and the rights of Tenant hereunder. 
  
 (c) If all or
any portion of the Premises is condemned or otherwise taken for a period (i) of less than one hundred twenty (120) days, this Lease shall remain in full force and effect and Tenant shall continue to perform all terms and covenants of this Lease;
provided, however, Rent shall abate during such limited period in proportion to the portion of the Premises that is rendered unusable as a result of such condemnation or other taking, or (ii) of one hundred twenty (120) days or more, Tenant shall
have the right to terminate this Lease by providing written notice of such election within thirty (30) days of such condemnation, in which case Rent shall be abated as of the date of such condemnation. 
  
 (d) The words “condemnation” or “condemned” as used
herein shall mean the taking for any public or quasi-public use under any governmental law, ordinance, or regulation, or the exercise of, or the intent to exercise, the power of eminent domain, expressed in writing, as well as the filing of any
action or proceeding for such purpose, by any person, entity, body, agency, or authority having the right or power of eminent domain, and shall include a voluntary sale by Landlord to any such person, entity, body agency or authority, either under
threat of condemnation expressed in writing or while condemnation proceedings are pending, and shall occur in point of time upon the actual physical taking of possession pursuant to the exercise of said power of eminent domain. 
  

	24.	TENANT’S DEFAULT 

  
 The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant: 
  
 (a) The abandonment of the Premises by Tenant (failure to occupy and operate
the Premises for ten (10) days or more shall be deemed an abandonment), unless Tenant continues to pay all Rent and other expenses as and when due. 
  

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 (b) The failure by Tenant to make any payment of Rent or any other payment required to be made by Tenant
hereunder as and when due, which such failure shall continue for a period of five business days following Tenant’s receipt of written demand from Landlord. 
  

(c) Tenant’s failure to observe or perform any of the covenants, conditions, or provisions of this Lease to be observed or performed by Tenant,
other than as described in subparagraph (b) above, where such failure shall continue for a period of fifteen (15) days after written notice thereof by Landlord to Tenant; provided, however, that if the nature of Tenant’s default is such that
more than fifteen (15) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said fifteen (15) day period and thereafter diligently prosecutes such cure to completion;
provided that such cure shall not be in excess of ninety (90) days. 
  
 (d) The making by Tenant of any general assignment or general arrangement for the benefit of creditors, or the appointment of a trustee or a receiver to take possession of substantially all of Tenant’s assets located at the Premises or
of Tenant’s interest in this Lease, where possession is not restored to Tenant within sixty (60) days, or the attachment, execution, or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease, where such seizure is not discharged in sixty (60) days. 
  
 (e) The filing of any voluntary petition in bankruptcy by Tenant, or the filing of any involuntary petition by Tenant’s creditors, which involuntary petition remains undischarged for a period of sixty (60) days.
In the event that under applicable law the trustee in bankruptcy or Tenant has the right to affirm this Lease and perform the obligations of Tenant hereunder, such trustee or Tenant shall, in such time period as may be permitted by the bankruptcy
court having jurisdiction, cure all defaults of Tenant hereunder outstanding as of the date of the affirmance of this Lease, and provide to Landlord such adequate assurances as may be necessary to ensure Landlord of the continued performance of
Tenant’s obligation under this Lease. 
  
 (f) Without the
prior written consent of Landlord, which shall not be unreasonably withheld or delayed, selling, leasing, assigning, encumbering, hypothecating, transferring, or otherwise disposing of all or substantially all of the Tenant’s assets.

  
 (g) If Tenant is a partnership or consists of more than one
(1) person or entity, if any partner of the partnership or other person or entity is involved in any of the acts or events described in Sections (d) or (e) above. 
  

	25.	REMEDIES FOR TENANT’S DEFAULT 

  
 In the event of Tenant’s default, Landlord may: 
  
 (a) Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately
surrender possession of the Premises to Landlord. In such event, Landlord shall be entitled to recover from Tenant: 
  
 (1) the worth at the time of the award of any unpaid rent which had been earned at the time of such termination; plus 
  
 (2) the worth at the time of the award of the amount by
which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss which Tenant proves could have been reasonably avoided; plus 
  
 (3) the worth at the time of the award of the amount by
which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss which Tenant proves could be reasonably avoided; plus 
  
 (4) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of things would be likely to result therefrom (including, without limitation, the cost of recovering possession of the Premises, expenses of reletting including necessary renovation and
alteration of the Premises, reasonable attorneys’ fees, and real estate commissions actually paid and that portion of the leasing commission paid by Landlord and applicable to the unexpired portion of this Lease); plus 
  
 (5) such other amounts in addition to or in lieu of the
foregoing as may be permitted from time to time by applicable California law. 
  
 As used in Subsections (1) and (2) above, the “worth at the time of the award” shall be computed by allowing interest at the lesser of ten percent (10%) per annum, or the maximum rate permitted by law per annum. As used in
Subsection (3) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  
 (b) Continue this Lease in full force and effect, and the Lease will continue
in effect, as long as Landlord does not terminate Tenant’s right to possession, and Landlord shall have the right to collect Rent when due consistent with California Civil Code Section 1951.4. During the period Tenant is in default, Landlord
may enter the Premises and relet them, or any part of them, to third parties for Tenant’s account. Tenant shall be liable immediately to Landlord for all costs Landlord reasonably incurs in reletting the Premises, including, without limitation,
brokers’ commissions, expenses of remodeling the Premises required by the reletting, and like costs. Reletting can be for a period shorter or longer than the remaining term of this Lease. Tenant shall pay to Landlord 

  

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the Rent due under this Lease on the dates the Rent is due, less the rent Landlord receives from any reletting. In no event shall Tenant be entitled to any
excess rent received by Landlord. No act by Landlord allowed by this paragraph shall terminate this Lease unless Landlord notifies Tenant in writing that Landlord elects to terminate this Lease. After Tenant’s default and for as long as
Landlord does not terminate Tenant’s right to possession of the Premises, if Tenant obtains Landlord’s consent, Tenant shall have the right to assign or sublet its interest in this Lease, but Tenant shall not be released from liability.

  
 (c) Cause a receiver to be appointed to collect Rent. Neither
the filing of a petition for the appointment of a receiver nor the appointment itself shall constitute an election by Landlord to terminate the Lease. 
  
 (d) Cure the default at Tenant’s cost. If Landlord at any time, by reason of Tenant’s default, reasonably pays any sum or does any act that
requires the payment of any sum, the sum paid by Landlord shall be due immediately from Tenant to Landlord at the time the sum is paid, and if paid at a later date shall bear interest at the lesser of ten percent (10%) per annum, or the maximum rate
an individual is permitted by law to charge from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant. The sum, together with interest on it, shall be additional Rent. 
  
 The foregoing remedies are not exclusive; they are cumulative, in addition to any remedies
now or later allowed by law, to any equitable remedies Landlord may have, and to any remedies Landlord may have under bankruptcy laws or laws affecting creditors’ rights generally. The waiver by Landlord of any breach of any term, covenant or
condition of this Lease shall not be deemed a waiver of such term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition. Acceptance of Rent by Landlord subsequent to any breach hereof shall not be
deemed a waiver of any proceeding breach other than a failure to pay the particular Rent so accepted, regardless of Landlord’s knowledge of any breach at the time of such acceptance of Rent. Landlord shall not be deemed to have waived any term,
covenant or condition unless Landlord gives Tenant written notice of such waiver. 
  

	26.	SURRENDER OF PREMISES 

  
 On expiration of this Lease or within five (5) days after the earlier termination of the Term, Tenant shall surrender to Landlord the Premises in good condition (except
for ordinary wear and tear, repair and maintenance which is the obligation of Landlord, and destruction to the Premises covered by Section 22). Tenant shall remove all its personal property within the above-stated time. Tenant shall perform all
restoration made necessary by the removal of any alterations or Tenant’s personal property within the time periods stated in this paragraph. 
  
 Landlord may elect to retain or dispose of in any manner any alterations or any of Tenant’s personal property that Tenant does not remove from the Premises on
expiration or termination of the term as allowed or required by this Lease by giving at least ten (10) days’ notice to Tenant. Title to any such alterations or any of Tenant’s personal property that Landlord elects to retain or dispose of
on expiration of the ten (10)-day period shall vest in Landlord. Tenant waives all claims against Landlord for any damage to Tenant resulting from Landlord’s retention or disposition of any such alterations or any of Tenant’s personal
property. Tenant shall be liable to Landlord for Landlord’s costs for storing, removing, and disposing of any alterations or any of Tenant’s personal property. If Tenant fails to surrender the Premises to Landlord on expiration or five (5)
days after termination of the term as required by this paragraph, Tenant shall indemnify and hold Landlord harmless from all claims, liability and damages resulting from Tenant’s failure to surrender the Premises, including, without limitation,
claims made by a succeeding tenant resulting from Tenant’s failure to surrender the Premises. 
  

	27.	SUBSTITUTION 

  
 Intentionally Deleted. 
  

	28.	PARKING 

  
 Tenant shall have the right to park in the Project’s parking facilities in common with other tenants of the Building and or Project upon terms and conditions as may from time to time be established by Landlord.
In this regard, during the Term of the Lease, Tenant shall be entitled to the nonexclusive use of not less than four (4) parking spaces for every one thousand (1,000) rentable square feet within the Premises at no cost to Tenant or Tenant’s
employees or visitors. If Tenant and Tenant’s employees and visitors consistently use more parking stalls than allotted to Tenant under this Lease, and as a result other occupants of the Building consistently do not have a sufficient parking
spaces available to them, Landlord shall have the right to thereafter take commercially reasonable measures, (such as issuing parking permits, and towing vehicles) in order to ensure that Tenant and the other Building occupants do not use more
spaces than allotted to them under their respective leases. Not more than thirty-five percent (35%) of the parking spaces shall be compact-sized, with the balance being full-sized. The parking layout shall include an adequate area reserved for
car-pool parking. If Landlord grants reserved parking rights to any occupant of the Building, such occupant’s percentage of such reserved parking stalls shall not exceed such occupant’s proportionate share of the rentable area of the
Building, and Tenant shall be entitled to that percentage of the total reserved parking stalls equal to Tenant’s Proportionate Share of the rentable area of the Building. Landlord shall use best efforts to ensure that the Tenant’s rights
to the parking area are not infringed upon by others. Landlord shall ensure, at Landlord’s sole expense, that the exterior light levels satisfy all laws and prudent safety standards; Landlord shall, prior to completion of construction, provide
the results of an exterior lighting survey to Tenant. Landlord shall not be liable for any claims, losses, damages, expenses or demands with respect to injury or damage to the vehicles of Tenant or Tenant’s customers or employees that park in
the parking areas of the Project, except for such loss or damage as may be caused by Landlord’s gross negligence or willful misconduct. If Tenant leases 

  

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additional space in the Building or Project, Tenant’s reserved and non-exclusive parking rights shall be increased on a proportionate basis. 

 

	29.	ESTOPPEL CERTIFICATE 

  
 (a) Tenant shall at any time and from time to time upon not less than fifteen (15) days’ prior written notice from Landlord execute, acknowledge, and
deliver to Landlord a statement in writing, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as modified is in full force and effect)
and the date to which the Rental and other charges are paid in advance, if any; (b) certifying that the Premises have been accepted by Tenant; (c) confirming the Commencement Date and the expiration date of this Lease; (d) acknowledging that there
are not, to Tenant’s knowledge, any uncured defaults on the part of the Landlord hereunder, or specifying such defaults, if any are claimed, and (e) such other matters reasonably requested by Landlord. Any such statement may be relied upon by a
prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. 
  
 (b) Landlord shall at any time and from time to time upon not less than fifteen (15) days’ prior written notice from Tenant execute, acknowledge, and
deliver to Tenant a statement in writing, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as modified is in full force and effect) and
the date to which the Rental and other charges are paid in advance, if any; (b) confirming the Commencement Date and the expiration date of this Lease; (c) acknowledging that there are not, to Landlord’s knowledge, any uncured defaults on the
part of the Tenant hereunder, or specifying such defaults, if any are claimed, and (d) such other matters reasonably requested by Tenant. Any such statement may be relied upon by a prospective transferee of Tenant’s interest in this
Lease. 
  

	30.	SALE OF PREMISES 

  
 In the event of any sale of the Project, Landlord shall be and hereby is entirely freed and relieved of all further liability under any and all of its covenants and obligations contained in or derived from this Lease
and accruing after such sale, and the purchaser, at such sale or any subsequent sale of the Premises, shall be deemed, without any further agreement between the parties or their successors in interest or between the parties and any such purchaser,
to have assumed and agreed to carry out any and all of the covenants and obligations of Landlord under this Lease. If any Security Deposit or prepaid Rent has been paid by Tenant, Landlord will transfer’ the Security Deposit and prepaid Rent to
Landlord’s successor and upon such transfer, Landlord shall be relieved of any and all further liability with respect thereto. 
  

	31.	SUBORDINATION, ATTORNMENT 

  
 (a) This Lease is and shall be subordinate to any encumbrance now of record or recorded after the date of this Lease affecting the Building, other
improvements, and land of which the Premises are a part. Such subordination is effective without any further act of Tenant. If any mortgagee, trustee, or ground lessor shall elect to have this Lease and any options granted hereby prior to the lien
of its mortgage, deed of trust, or ground lease, and shall give written notice thereof to Tenant, this Lease and such options shall be deemed prior to such mortgage, deed of trust, or ground lease, whether this Lease or such options are deeded prior
or subsequent to the date of said mortgage, deed of trust, or ground lease, or the date of recording thereof. 
  
 (b) In the event any proceedings are brought for foreclosure, or in the event of a sale or exchange of the real property on which the Building is located,
or in the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant shall attorn to the purchaser upon any such foreclosure and sale and recognize such purchaser as the Landlord
under this Lease. 
  
 (c) Tenant agrees to execute any documents
reasonably required to effectuate an attornment or to make this Lease or any options granted herein prior to the lien of any mortgage, deed of trust, or ground lease, as the case may be, provided the rights of Tenant are not diminished or adversely
affected as a result thereof. 
  
 (d) Landlord agrees that
Tenant’s obligations to subordinate under this Section 31 to any existing and future ground lease, mortgage, or deed of trust (each, an “Encumbrance”) shall be conditioned upon Tenant’s receipt of a non-disturbance
agreement from the party requiring such subordination (which party is referred to for the purposes of this Section as the “Superior Lienor”). Such non-disturbance agreement shall be in recordable form, and shall provide, at a
minimum, that (i) Tenant’s possession of the Premises shall not be interfered with following a foreclosure, or other termination of the Encumbrance, provided Tenant is not in default beyond any applicable cure periods, (ii) there shall be no
diminution in Tenant’s rights under this Lease as a result of a foreclosure or other termination of the Encumbrance, and (iii) the Superior Lienor or any other party acquiring Landlord’s interest in this Lease shall perform all of
Landlord’s future obligations hereunder, and (iv) Landlord’s obligation with respect to such a non-disturbance agreement shall be limited to obtaining the non-disturbance agreement in such form as the Superior Lienor generally provides in
connection with its standard commercial loans, however, Tenant shall have the right to negotiate, and Landlord shall use its good faith efforts and due diligence in assisting Tenant in the negotiation of, revisions to that non-disturbance directly
with the Superior Lienor, Tenant agrees to use its good faith efforts to reach agreement with the Superior Lienor upon acceptable terms and conditions of a non-disturbance agreement. 
  
 (e) Tenant’s obligation to pay Rent under this Lease to Superior Lienor is conditioned upon Tenant’s receipt of a
nondisturbance agreement, satisfying the requirements of Section 31 (d), from any Superior Lienor whose Encumbrance is superior to this Lease as of the Commencement Date. 
  

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	32.	AUTHORITY OF TENANT 

  
 If Tenant is a corporation, each individual executing this Lease on behalf of said corporation represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of said corporation, and
that this Lease is binding upon said corporation in accordance with its terms. 
  

	33.	BROKER 

  
 (a) Landlord and Tenant each warrants that it has had no dealings with any real estate broker or agents in connection with the negotiation of this Lease
except for the broker or brokers listed in the Basic Lease Information of this Lease (“Broker”), and it knows of no other real estate broker or agent who is entitled to a commission in connection with the Lease. Landlord agrees to
pay any commission to which its Broker is entitled in connection with this Lease. Tenant agrees to indemnify and defend Landlord and hold Landlord harmless from any claims for brokerage commissions arising out of any discussion allegedly had by
Tenant with any broker other than Broker. 
  
 (b) Landlord shall
pay Tenant’s Broker a commission per a separate commission agreement. 
  

	34.	HOLDING OVER 

  
 Upon termination of the Lease or expiration of the Term hereof, if Tenant retains possession of the Premises without Landlord’s written consent first had and obtained, then Tenant’s possession shall be
deemed a month-to-month tenancy upon all of the terms and conditions contained in this Lease, except the Base Rent portion of the Rent which shall be increased to one hundred twenty-five percent (125%) of the amount of the Base Rent portion of the
Rent at the expiration or earlier termination of the Lease, as the case may be. Rent, as adjusted pursuant to this Section, shall be payable in advance on or before the first day of each month. If either party desires to terminate such
month-to-month tenancy, it shall give the other party not less than thirty (30) days’ advance written notice of the date of termination. 
  

	35.	RULES AND REGULATIONS 

  
 Tenant shall faithfully observe and comply with the reasonable, nondiscriminatory rules and regulations that Landlord shall from time to time promulgate. Landlord
reserves the right from time to time to make all reasonable nondiscriminatory modifications to said rules. The additions and modifications to those rules shall be binding upon Tenant upon delivery of a copy to them to Tenant (a copy of the present
Rules and Regulations is attached hereto as Exhibit D). Landlord shall use its reasonable efforts to enforce compliance with such rules in a uniform manner, but shall not be responsible to Tenant for the nonperformance of any of said rules by
other tenants or occupants. In the event of any inconsistency between such rules and regulations and this Lease, the terms of this Lease shall govern. Any consent required to be obtained by Tenant pursuant to the rules and regulations Shall not be
unreasonably withheld or delayed. 
  

	36.	OTHER RIGHTS RESERVED BY LANDLORD 

  
 In addition to any other rights contained in this Lease, Landlord retains and shall have the rights set forth below, exercisable without notice and without liability to
Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for setoff or abatement of Rent: to
install, affix and maintain any and all signs on the exterior and interior of the Building, except as limited by Section 37(p) below; to reduce, increase, enclose or otherwise change at any time and from time to time the size, number, location,
layout and nature of the Project Common Area and facilities and other tenancies and premises in the Project and to create additional rentable areas through use or enclosure of Project Common Area, provided that such changes do not materially affect
Tenant’s business, and parking layout, location and nature of parking spaces available, and the access to the Premises and visibility of Tenant’s signage is not impaired. 
  

	37.	GENERAL PROVISIONS 

  
 (a) Plats and Riders. Clauses, plats, and riders, if any, signed by the Landlord and Tenant and endorsed on or affixed to this Lease are a part
hereof. 
  
 (b) Consents. Except as provided in this Lease,
whenever this Lease requires the consent or approval of Landlord, Landlord agrees that such consent or approval shall not be unreasonably withheld or delayed. 
  

(c) Joint Obligation. If there be more than one Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. 
  
 (d) Marginal Headings. The marginal headings and titles to the
paragraphs of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
  
 (e) Time. Time is of the essence in this Lease and with respect to each and all of its provisions in which performance is a factor. 
  
 (f) Quiet Possession. Upon Tenant paying the Rent reserved hereunder,
and observing and performing all of the covenants, conditions, and provisions on Tenant’s part to be observed, and performed 

  

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hereunder, Tenant shall have quiet possession of the Premises for the entire term hereof, subject to all the provisions of this Lease. 
  
 (g) Prior Agreements. This Lease contains all of the agreements of the
parties hereto with respect to any matter covered or mentioned in this Lease, and no prior agreements or understanding pertaining to any such matters shall be effective for any purpose. No provision of this Lease may be amended or added to except by
an agreement in writing signed by the parties hereto or their respective successors in interest. This Lease shall not be effective or binding on any party until fully executed by both parties hereto. 
  
 (h) Force Majeure. Except as provided in this Lease, in the event
Landlord or Tenant, is delayed, interrupted or prevented from performing any of its obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, failure of utility service provider to provide such utility
service, government regulation or restriction, governmental delay in issuing permits, approvals and inspections, weather which causes delay of construction, strike, labor dispute, unavailability of materials or any other cause outside the reasonable
control of such party (excepting, however, such party’s financial inability), then the time for performance of the affected obligations of such party shall be extended for a period equivalent to the period of such delay, interruption or
prevention (but in no event shall the time for performance of any obligation for payment of money be extended pursuant to this provision). 
  
 (i) Jury Trial. The parties hereto shall, and they hereby do, waive trial by jury in any action, proceeding, or counterclaim brought by either of
the parties hereto against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage.

  
 (j) Limitation on Liability. In consideration of the
benefits accruing hereunder, Tenant and all successors and assigns covenant and agree that, in the event of any actual or alleged failure, breach or default hereunder by Landlord (except for a default under the Lease Improvement Agreement prior to
the Commencement Date (1) Tenant’s sole and exclusive recourse shall be against Landlord’s interest in the Project. Tenant shall not have any right to satisfy any judgment which it may have against Landlord from any other assets of
Landlord; (2) no partner, stockholder, director, officer, employee, beneficiary or trustee (collectively, “Partner”) of Landlord shall be sued or named as a party in any suit or action (except as may be necessary to secure
jurisdiction over Landlord); (3) no service of process shall be made against any Partner of Landlord (except as may be necessary to secure jurisdiction over Landlord); (4) no Partner of Landlord shall be required to answer or otherwise plead to any
service of process; (5) no judgment will be taken against any Partner of Landlord; (6) any judgment taken against any Partner of Landlord may be vacated and set aside at any time nunc pro tune; (7) no writ of execution will ever be levied against
the assets of any Partner of Landlord; and (8) these covenants and agreements are enforceable both by Landlord and also by any Partner of Landlord. 
  
 (k) Limitation on Liability. The obligations of Tenant under this Lease do not constitute personal obligations of the individual officers and
employees of Tenant. 
  
 (l) [Intentionally omitted] 

 
 (m) No Construction Against Drafter. The provisions of this Lease
shall be construed in accordance with the fair meaning of the language used and shall not be strictly construed against either party. 
  
 (n) Separability. Any provisions of this Lease which shall prove to be invalid, void, and illegal shall in no way affect, impair, or invalidate any
other provision hereof, and such other provisions shall remain in full force and effect. 
  
 (o) Choice of Law. This Lease shall be governed by the laws of the State in which the Premises are located. 
  
 (p) Signage. 
  

	 	(i)	If Landlord should install a monument (the “Monument”) (it being agreed that Landlord has no obligation to do so) on the Lot in accordance with the covenants,
conditions and restrictions encumbering the Project, such Monument may be used for Tenant and Building identification, and Tenant shall (subject to clause (iii) below) have the exclusive right to install its identification signage. Tenant shall be
responsible for all costs associated with the installation and maintenance of such signage. Upon the termination of this Lease, the Monument signage shall be removed by Landlord, at Tenant’s expense. 

  

	 	(ii)	Tenant shall be entitled, on an exclusive basis (subject to clause (iii) below), to Building parapet signage (“Building Signage”) to be located at a location
acceptable to Landlord and Tenant. The size, style, material and attachment of such exterior signage shall be subject to the reasonable approval of Landlord and Tenant and such exterior signage shall comply with all applicable laws, statutes and
ordinances, and the conditions, covenants and restrictions encumbering the Project (collectively, the “Sign Ordinances”). The Building signage shall be as large as such Sign Ordinances allow. Tenant shall be responsible for all
costs associated with the installation and maintenance of such signage. Upon the termination of this Lease, the Building Signage shall be removed by Landlord, at Tenant’s expense. 

  

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	 	(iii)	If Tenant exercises its contraction right pursuant to Section 39(d) below: (i) Tenant’s right to Monument signage and Building Signage shall, after the effective date of the
contraction, no longer be exclusive, and (ii) Landlord shall have the right to install other signs on the Building, but Landlord will not permit any Competitor (as defined below) to place a sign on the Building or Monument. As used in this Section
39(p), a “Competitor” shall be any company that is commonly known to directly compete with Tenant’s health maintenance organization and health insurance businesses. 

  
 (q) Project Name. Tenant may use the name of the Project in which the
Premises are located in all Tenant’s advertising in connection with Tenant’s business at the Premises and for no other purpose, except with Landlord’s consent. 
  
 (r) Late Charges. Tenant acknowledges that late payment by Tenant to Landlord of Rent will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Such costs include, without limitation, processing charges, accounting charges, and late charges that may be imposed on Landlord
by the terms of any encumbrance and note secured by any encumbrance covering the Premises. Therefore, if any delinquent installment of Rent or other sums due from Tenant is not received by Landlord on or before the fifth day of each calendar month
Tenant shall pay to Landlord an additional sum equal to six percent (6.00%) of such overdue amount as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the administrative and other costs that
Landlord will incur by reason of late payment by Tenant. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue amount, nor prevent Landlord from exercising any of the other rights and
remedies available to Landlord. 
  
 (s) Interest.
Notwithstanding any other provisions of this Lease, any installment of Rent or other amounts due under this Lease not paid to Landlord when due shall bear interest from the date due or from the date of expenditure by Landlord for the account of
Tenant, until the same have been fully paid, at the lessor often percent (10%) per annum or the maximum rate permitted under applicable law (the “Interest Rate”). The payment of such interest shall not constitute a waiver of any
default by Tenant hereunder. Any sum owing from Landlord to Tenant under this Lease shall bear interest from the date due at the Interest Rate. 
  
 (t) Attorneys’ Fees. If Tenant or Landlord shall be in breach or default under this Lease, such party (the “Defaulting Party”) shall
reimburse the other party (the “Non-Defaulting Party”) upon demand for any costs or expenses that the Non-Defaulting Party incurs in connection with any breach or default of the Defaulting Party under this Lease. Such costs shall
include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to
the party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing party in such action shall pay such attorneys’ fees and costs. 
  
 (u) Modification. This Lease and all exhibits attached hereto contain the entire agreement between the parties
relating to the rights herein granted and the obligations herein assumed. Any oral representations or modifications concerning this Lease shall be of no force or effect, excepting a subsequent modification in writing signed by the party to be
charged. 
  
 (v) Successors and Assigns. Subject to the
provisions of Section 15, this Lease and each of its covenants and conditions shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, legal representatives, successors and
assigns. 
  
 (w) Waiver of California Code Sections.
Notwithstanding any other provision of this Lease and in addition to any waivers which may be contained in this Lease, Tenant waives the provisions of Civil Code Section 1932(2) and 1933(4) with respect to the destruction of the Premises; Civil Code
Sections 1932(1), 1941 and 1942 with respect to Landlord’s repair duties and Tenant’s right of repair; and Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in the event
of a partial taking of the Premises for public or quasi-public use by statute, by right of imminent domain, or by purchase in lieu of imminent domain; and any right of redemption or reinstatement of Tenant under any present of future case law or
statutory provision (including Code of Civil Procedure Section 473, 1174(c) and 1179 and Civil Code Section 3275) in the event Tenant is dispossessed from the premises for any reason. This waiver applies to future statutes enacted in addition or in
substitution to the statue specified herein, and this waiver shall apply even though Tenant may be the subject of a voluntary or involuntary petition in bankruptcy. 
  
 (x) Government Energy or Utility Controls. In the event of imposition of federal, state or local governmental
controls, regulations or restrictions on the use or consumption of energy or other utilities during the term, both Landlord and Tenant shall be bound thereby. 
  

(y) Accord and Satisfaction; Allocation of Payments. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent provided for
in this Lease shall be deemed to be other than account of the earliest due Rent, nor shall any endorsement or statement on any check or letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept
such check or payment without prejudice to Landlord’s right to recover the balance of the Rent or pursue any other remedy provided for in this Lease. In connection with the foregoing, Landlord shall have the absolute right in its sole
discretion to apply any payment received from Tenant to any account or other payment of Tenant which is then due or delinquent. 
  
 (z) Furnishing Financial Statements. In order to induce Landlord to enter into this Lease, and at any time during the Term, Tenant agrees that it
shall furnish to Landlord within 15 days, upon Landlord’s written request, with annual financial statements reflecting Tenant’s current financial condition, Tenant represents and 

  

 -24- 

 
warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with the Lease are true, correct and complete
in all respects as of the date of delivery. 
  
 (aa)
Recording. Tenant shall not record this Lease or a memorandum thereof, or any other reference to this Lease, without the prior written consent of Landlord. Either party, upon the request of the other, shall execute and acknowledge a
“short form” memorandum of this Lease for recording purposes. 
  
 (bb) Execution of Lease, No Options. The submission of this Lease to Tenant shall be for examination purposes only, and does not and shall not constitute a reservation of or option for Tenant to Lease, or otherwise created any
interest of Tenant in the Premises or any other Premises within the Building. Execution of this Lease by Tenant and its return to Landlord shall not be binding on Landlord notwithstanding any time interval, until Landlord has in fact signed and
delivered this Lease to Tenant. 
  

	38.	NOTICES 

  
 All notices and demands required to be sent to the Landlord or Tenant under the terms of this Lease shall be personally delivered or sent by certified or registered mail, postage prepaid or by overnight courier (i.e.,
Federal Express), to the addresses indicated in the Basic Lease Information, or to such other addresses as the parties may from time to time designate by notice pursuant to this paragraph. In addition, Notices to Tenant shall also be sent to the
building premises. Notices shall be deemed received upon the earlier of (i) if personally delivered, the date of delivery to the address of the person to receive such notice (ii) if mailed, two (2) days following the date of posting by the U.S.
Postal Service, and (iii) if by overnight courier, on the business day following the deposit of such notice with such courier. 
  

	39.	ADDENDA/ADDITIONAL PROVISIONS 

  
 (a) Telecommunications Carrier’s Access. 
  
 (1) Tenant’s right to select and utilize a telecommunications and data carrier (the “Carrier”) shall be conditioned
on the execution by such Carrier of a mutually acceptable license agreement, such license agreement must be commercially reasonable, pursuant to which Landlord shall grant to the Carrier a license (which shall be coextensive with the rights and
privileges granted to Tenant under this Lease) to install, operate, maintain, repair, replace, and remove cable and related equipment within the Premises and the Building’s main telephone/electrical closet and vertical and horizontal pathways
within the Building but outside of the Premises that are necessary to provide telecommunications and data services to Tenant at the Premises. 
  
 (2) The license contemplated herein to be granted to the Carrier shall permit the Carrier to provide services only to Tenant and not to
any other tenants or occupants of the Building and shall require all of the Carrier’s equipment (other than connecting wiring) to be located in the Tenant’s Premises. The License shall not grant an exclusive right to Tenant or to the
Carrier. Landlord reserves the right, at its sole discretion, to grant, renew, or extend licenses to other telecommunications and data carriers for the purposes of locating telecommunications equipment in the Building which may serve Tenant or other
tenants in the Building. 
  
 (3) Except to the
extent expressly set forth herein, nothing herein shall grant to the Carrier any greater rights or privileges than Tenant is granted pursuant to the terms of this Lease or diminish Tenant’s obligations or Landlord’s rights hereunder.

  
 (4) Tenant shall be responsible for ensuring
that the Carrier complies with the terms and conditions or the license agreement relating to the use of the Premises or the making of any physical Alterations imposed upon Tenant under this Lease to the extent the Carrier operates or maintains any
equipment or delivers any services in the Premises. Any failure by the Carrier to observe and comply with such terms, conditions, agreement, and covenants on behalf of Tenant, to the extent the Carrier operates or maintains any equipment or delivers
any services in the Premises or the Licensed Areas, shall be a default under the Lease (following the giving of written notice and the passage of the applicable cure period under Section 24). 
  
 (b) Option(s) to Renew. 
  
 Tenant shall, provided this Lease is in full force and effect and Tenant is not then in
monetary or nonmonetary material default under any of the terms and conditions of this Lease (following the giving of written notice and passage of the applicable cure period under Section 24), have three (3) successive option(s) to renew this Lease
for a term of five (5) year(s) each, for the Premises in “as is” condition and on the same terms and conditions set forth in this Lease, except as modified by the terms, covenants and conditions set forth below: 
  
 (1) If Tenant elects to exercise such option, then Tenant
shall provide Landlord with written notice no earlier than the date which is three hundred sixty-five (365) days prior to the expiration of the then current term of this Lease, but no later than 5:00 p.m. (Pacific Standard Time) on the date which is
two hundred seventy (270) days prior to the expiration of the then current term of this Lease. If Tenant fails to provide such notice, Tenant shall have no further or additional right to extend or renew the term of this Lease. 
  
 (2) The Base Rent in effect at the expiration of the then
current term of this Lease shall be adjusted to reflect the current fair market rental for comparable space in the Building or Project and in other similar buildings in the same rental market as of the date the renewal term is to commence, taking
into account the specific provisions of this Lease which will remain constant, and the Building amenities, location, identity, quality, age, 

  

 -25- 

 
conditions, term of lease, tenant improvements, services provided, and other pertinent items. The “Base Year” shall be the calendar year in which
the commencement of the renewal term occurs. 
  
 (3) Landlord shall advise Tenant of the new Base Rent for the Premises for the applicable renewal term which will be based on Landlord’s determination of fair market rental value no later than fifteen (15) days after receipt of notice
of Tenant’s exercise of its option to renew. Tenant shall have forty-five (45) days after receipt of such notification from Landlord to accept the new Base Rent, terms and conditions. 
  
 If Landlord and Tenant are unable to agree upon the fair market rental value for Base Rent
for the Extension Term within such forty-five (45) day period, then within fifteen (15) days after the expiration of the forty-five (45) day period, each party, by giving notice to the other party, shall appoint a commercial real estate broker who
is active in the greater Sacramento office market, with at least ten (10) years of experience. “Fair Market Rental Value” shall mean the monthly amount per rentable square foot in the Premises that a willing, non-equity new tenant would
pay and a willing landlord would accept at arm’s length for space in a comparable building or buildings, with comparable tenant improvements, in a comparable location, giving appropriate consideration to then-current monthly rental rates per
rentable square foot, the presence or absence of rent escalation clauses such as operating expense and tax pass-throughs, length of lease term, size and location of premises being leased and other generally applicable terms and conditions of tenancy
for a similar building or buildings. If the two (2) brokers are unable to agree on the Fair Market Rental Value for the Extension Term within twenty (20) days, they shall select a third broker meeting the qualifications stated in this Section within
five (5) days after the last day the two (2) brokers are given to set the Fair Market Rental Value for the Extension Term, The third broker, however selected, shall be a person who has not previously acted in any capacity for either party. Within
twenty (20) days after the selection of the third broker, a majority of the brokers shall set the Fair Market Rental Value for the Extension Term. If a majority of the brokers is unable to set the Fair Market Rental Value within the twenty (20) day
period, the two (2) closest Fair Market Rental Values shall be added together and their total divided by two (2). The resulting quotient shall be the Fair Market Rental Value and Tenant shall pay to Landlord said Fair Market Rental Value for the
Extension Term. Each party shall be responsible for the costs, charges and fees of the broker appointed by that party plus one-half of the cost of the third broker. 
  
 (4) Any exercise by Tenant of any option to renew under this Paragraph shall be irrevocable. If requested by
Landlord, Tenant agrees to execute a lease amendment reflecting the foregoing terms and conditions, prior to the commencement of the renewal term. The option(s) to renew granted under this Paragraph is/are not transferable, except to an assignee of
Tenant’s entire interest in this Lease in accordance with the terms of Section 15 of this Lease. 
  
 (5) If more than one renewal option is provided above, the exercise of each renewal option shall be contingent upon Tenant exercising the
prior renewal option. Only one renewal option may be exercised at a time. As each renewal option provided for above is exercised, the number of renewal options remaining to be exercised is reduced by one and upon exercise of the last remaining
renewal option Tenant shall have no further right to extend the term of this Lease. 
  
 (c) Expansion Option. 
  
 Within the first
twelve (12) months following the Commencement Date, provided Tenant is not then in default if its monetary or nonmonetary, material obligations under this Lease, Tenant shall have the prior right of refusal to lease up to approximately 60,000
square feet or more, if available, within Gold Pointe Corporate Center Buildings D or E. Upon notification by Landlord in writing of the availability of space and the terms and conditions on which Landlord is willing to lease such additional space
to Tenant, Tenant shall have ten (10) business days to notify Landlord in writing of Tenant’s desire to exercise Tenant’s prior right of refusal on the terms and conditions offered (the terms offered by Landlord must be at least as
favorable to Tenant as (i) those terms offered by Landlord to the market in general, and (ii) those terms offered by bona fide third parties that Landlord wishes to accept). In the event Tenant fails to give Landlord notice of Tenant’s election
to lease such additional space within such time period, Tenant shall have no further right, title or interest in such additional space and this prior right of refusal shall terminate. If, on the other hand, Tenant exercises its prior right of
refusal in the manner prescribed, Tenant and Landlord shall consummate a lease respecting such space without delay in accordance with the terms and conditions set forth in Landlord’s notice. Such additional space shall be leased to Tenant on an
“as is” basis and Landlord shall have no obligation to improve such additional space or grant Tenant any improvement allowance thereon. Notwithstanding anything to the contrary herein contained, Tenant’s right to the expansion
premises shall be conditioned upon the following: (i) at the time Tenant agrees to accept the expansion premises and at the time of the commencement of the term for the expansion premises. Tenant (or an affiliate of Tenant) shall be in possession of
and occupying the primary premises for the conduct of its business therein and the same shall not be occupied by any assignee, subtenant or licensee and, provided further, that the option for additional space shall be applicable hereunder only if
the expansion premises will actually be occupied by Tenant (or an affiliate of Tenant) and (ii) the agreement of acceptance shall constitute a representation by Tenant to Landlord, effective as of the date of the agreement of acceptance and as of
the date of commencement of the lease for the expansion premises, that Tenant does not intend to assign the lease for the expansion premises, in whole or in part or sublet all or any portion of the Premises, the election to expand being for the
purpose of utilizing the expansion premises for Tenant’s purposes in the conduct of Tenant’s business (or the business of an affiliate of Tenant) therein. Tenant’s options to renew and contract shall continue in full force and effect
notwithstanding Tenant’s failure to exercise is prior right of refusal. 
  

 -26- 

 (d) Contraction Option. 
  
 Provided that Tenant is not then in default of its monetary or nonmonetary, material obligations under this Lease, Tenant shall have the
option to contract up to thirty-five thousand (35,000) square feet of rentable area of the Premises at any point during their initial lease term provided the following conditions are met: (i) Tenant shall give Landlord at least two hundred seventy
(270) days prior written notice of its intent to exercise such contraction option; (ii) Such contraction space shall be in a mutually agreeable location in the Building, but in any event shall be in a location having a prominent lobby entrance;
(iii) Tenant shall, no later than six (6) months prior to the effective date of the contraction, pay a lump sum lease termination fee to equal the sum of the unamortized tenant improvements, free rent, and brokerage commissions equal to the
proportionate share of such contraction space, as well as reasonable costs to demise the subject space (amortized over months 7 through 126 of the initial term of this Lease). Such interest rate to be utilized for the amortization calculations shall
be nine percent (9%) per annum, except for the Additional Allowance (as defined in Section 4.2 of the Lease Improvement Agreement), which shall be amortized at ten percent (10%) per annum); (iv) Tenant shall deliver the contraction space to Landlord
in the same condition as received at lease commencement, normal wear and tear excepted, and in clean and sanitary condition; and (v) all Rent obligations of Tenant under this Lease for such contraction space are paid through the date of contraction.
Landlord shall cause the contraction space to be separately metered for electricity following the effective date of such contraction, and Tenant shall thereafter have no responsibility for such electricity costs. 
  
 Notwithstanding the foregoing, Tenant shall still be obligated for reconciliation of
Operating Expenses and Excess Utilities Payments under this Lease for the for the contraction space until such contraction was effective. 
  
 Tenant agrees that, should the contraction result in the addition of extra corridors or other nonleasable areas, the Load Factor (as defined in Section 1(b) above) may be
increased, it being the parties’ intention that the Tenant’s exercise of the contraction option shall not result in a reduction in the area of the Building on which Landlord may collect Rent. If the contraction space is connected to
Tenant’s security system, Tenant shall, at Tenant’s option, either remove that system from the contraction space or make whatever changes to the system are necessary to permit its use by the next occupant of the contraction space (in no
event, however, shall Tenant have any liability to Landlord or any occupant of the contraction space by reason of failure of such security system). 
  
 (e) Conduit. Landlord shall install, at Landlord’s expense, four (4) conduits to accommodate fiber optic cable and other wiring connecting Building C
to Building D, and Building C to Building A (12033 Foundation Place) not later than the Substantial Completion of the Base Building Work under the Lease Improvement Agreement. The specifications for such conduit shall be subject to Tenant’s
prior approval (which shall not be unreasonably withheld, delayed or conditioned), and shall require, at minimum, that the conduit (x) be at least four (4) inches in diameter, and (y) comply with the minimum requirement then in effect for Pacific
Bell to install fiber optic cable. Landlord shall prepare for Tenant’s approval (which shall not be unreasonably withheld, delayed or conditioned) an easement agreement respecting the conduit, and shall cause the same to be recorded against the
Lot and other parcels which such conduit crosses, not later than the Commencement Date. 
  
 (f) Generator. Landlord shall permit Tenant to install and maintain, at Tenant’s expense, a back-up generator (and an associated fuel tank) for the Building, at a location (outside of the Building) mutually
acceptable to Landlord and Tenant. Any such generator shall be subject to the requirements imposed on Alterations pursuant to Section 10 of this Lease (including, but not limited to, the requirements that Landlord approve the plans and that Tenant
obtain all applicable governmental permits). 
  
 IN WITNESS
WHEREOF, this Lease is executed on the date and year first above written. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	 LANDHOLD, INC., a California corporation
	 	 	 	 HEALTH NET, INC., a Delaware corporation

					
	By:	 	/s/    LINDA STANLEY        	 	 	 	By:	 	/s/    MICHAEL RADFORD        
	 	 	
	 	 	 	 	 	

	 	 	Linda Stanley	 	 	 	 Name:
	 	Michael Radford
	Title:	 	President	 	 	 	Title:	 	Vice President

  

 -27- 

 STANDARD LEASE AGREEMENT (OFFICE) 
 BETWEEN 
 LANDHOLD, INC., A CALIFORNIA CORPORATION, 
 AS “LANDLORD” 
  
 AND 
  
 HEALTH NET, INC., A DELAWARE CORPORATION, 
 AS “TENANT”

  
 MARCH 5, 2001 
  
 (11931 FOUNDATION PLACE, RANCHO CORDOVA) 
  

 OFFICE GROSS LEASE AGREEMENT 
 Basic Lease Information 
  
 Terms and Definitions. For the purpose of this Lease, the following capitalized terms shall have the following definitions: 
  

					
		
	 Lease Date:
	  	March 5, 2001
		
	 Landlord:
	  	 Landhold, Inc., a California corporation
 8413 Jackson Road, Suite B
 Sacramento, California 95826

		
	 Tenant:
	  	Health Net, Inc., a Delaware Corporation
		
	 Tenant’s Notice Address:
	  	 Health Net, Inc.
 P. 0. Box 2470, Rancho
Cordova, CA 95741-2470
 Attn: Director of Real Estate

		
	 Tenant’s Billing Address:
	  	 Health Net, Inc.
 P. O. Box 2470, Rancho
Cordova, CA 95741-2470
 Attn: Director of Real Estate

		
	 Tenant Contact:
	  	 Director of Real Estate
 Phone Number:
(916) 463-7742
 Fax Number: (916) 463-7747

		
	 Project:
	  	That office development commonly known as Gold Pointe Corporate Center, which currently consists of two office buildings, but shall eventually be comprised of five office
buildings.
		
	 Building:
	  	The two story building commonly known as 11931 Foundation Place, Rancho Cordova, California. The location of the Building is shown on the site plan attached as Exhibit
A.
		
	Tenant’s Proportionate Share:	  	47.35%, based on a Building rentable area of approximately 63,355 square feet.
		
	 Premises:
	  	The Premises referred to in this Lease consists of approximately 30,000 rentable square feet on the second floor of the Building, as shown on the floor plans attached hereto as
Exhibit G.
		
	 Term:
	  	The term shall be ten (10) years and six (6) months from the Commencement Date as defined in Section 4 below.
		
	 Scheduled Lease
 Commencement Date:
	  	July 15, 2002
		
	 Business Hours:
	  	The hours of 7:00 a.m. to 6:00 p. m, Monday through Friday, and 8:00 a.m. to 1:00 p.m. Saturday (excepting Federally recognized holidays).
			
	 Base Rent:
	  	Months 01-06:	  	Free of Rent and Operating Expenses.
			
	 	  	Months 07-30:	  	$1.83 per rentable square foot per month.
			
	 	  	Months 31-54:	  	$1.88 per rentable square foot per month.
			
	 	  	Months 55-78:	  	$1.93 per rentable square foot per month.
			
	 	  	Months 79-102:	  	$1.98 per rentable square foot per month.
			
	 	  	Months 103-126:	  	$2.03 per rentable square foot per month.
		
	 Base Year:
	  	2002 calendar year
		
	 Lease Year:
	  	The calendar year in which the Term commences and each succeeding calendar year thereafter.
		
	 Use:
	  	General office and any other lawful use approved in writing by Landlord, which shall not be unreasonably withheld, delayed or conditioned.
		
	 Security Deposit:
	  	Waived
		
	 Broker for Landlord:
	  	None

  

 -1- 

			
	 Broker for Tenant:
	  	 Aguer Pipgras Associates
 655 University Avenue, Suite
215
 Sacramento, California 95825-6747

  

			
	 LIST OF EXHIBITS:

	  	 
	 A
	  	Site Plan
	 A-l
	  	Project Plans and Specs
	 B
	  	Lease Improvement Agreement
	 C
	  	First Amendment to Lease and Acknowledgment
	 D
	  	Rules and Regulations
	 E
	  	Janitorial Specifications
	 F
	  	Exclusions From Operating Expenses and Real Estate Taxes
	 G
	  	Floor Plans of Premises

  

 -2- 

 STANDARD LEASE AGREEMENT 
 (OFFICE) 
  
 This Standard Lease Agreement (“Lease”) is made and entered into by the Landlord and Tenant referred to in the Basic Lease Information. The Basic Lease Information attached to this Lease as page 1 and page 2 is hereby
incorporated into this Lease by this reference. 
  

	1.	PREMISES 

  
 (a) This Lease shall be effective as between Landlord and Tenant as of the full execution and delivery hereof by both Landlord and Tenant. Landlord hereby
leases to Tenant and Tenant hereby leases from Landlord upon the terms and conditions contained herein the Premises, which are more particularly described in Exhibit A attached hereto and made a part hereof (the “Premises”),
including the tenant improvements (the “Tenant Improvements”) thereon presently existing or to be constructed in accordance with the “Lease Improvement Agreement” attached as Exhibit B, which is made a part
hereof by this reference. As hereinafter used in this Lease, the term “Building” shall refer to the entire structure in which the Premises are located, the term “Lot” shall refer to the Assessor’s tax parcel on
which the Building is situated, and the term “Project” shall collectively refer to the Lot, the Building, and the Project Common Areas. This Lease confers no rights either with regard to the subsurface of the land below the ground
level of the Building or with regard to airspace above the roof of the Building. 
  
 (b) Tenant acknowledges that, as of the Lease Date, Landlord has begun development on the Building, which construction is intended to be completed by the Scheduled Lease Commencement Date. Prior to the Lease Date,
Landlord and Tenant have agreed upon certain project plans (“Project Plans”), attached hereto as Exhibit A-l. Landlord agrees to construct the Building in compliance with the Project Plans and all applicable laws, statutes and
ordinances, and such construction shall be consistent with the Project Specifications, subject to events preventing such compliance beyond the reasonable control of Landlord (provided that Landlord has advised Tenant in writing of such
noncompliance, and the specific reasons (c) Tenant may, not later than the Commencement Date, at Tenant’s expense, have a licensed architect measure the Premises (using the Standard Method for Measuring Floor Area in Office Buildings, ANSI
Z65.1-1996, published by BOMA International (the “BOMA Standard”)) to determine the rentable area and usable area of the Premises. Based on such measurement, the Base Rent, and Tenant Improvement Allowance shall be proportionately
adjusted; provided, however, that in no event (i) will such measurement result in a Rent increase to Tenant of more than two percent (2%), or (ii) will the rentable area of the Premises be more than twelve percent (12%) greater than the
“Office Area” (as that term is defined in the BOMA Standard) of the Premises (the difference, expressed as a percentage of the Office Area of the Premises, between the Premises’ rentable area and the Office Area of the Premises
is hereinafter referred to as the “Load Factor”). 
  

	2.	ACCEPTANCE OF PREMISES 

  
 Except as otherwise provided in this Lease, Tenant’s taking possession of the Premises shall constitute Tenant’s acknowledgment that, to Tenant’s actual
knowledge, the Premises are in good condition and that the Tenant Improvements are constructed in accordance with the Lease Improvement Agreement, and that Tenant agrees to accept the same in its condition existing as of the date of such entry and
subject to all applicable municipal, county, state and federal statutes, laws, ordinances, including zoning ordinances, and regulations governing and relating to the use, occupancy or possession of the Premises. Notwithstanding the foregoing, within
fifteen (15) days following the Commencement Date, Tenant shall deliver to Landlord a list of items (“Punch List Items”) that Tenant reasonably deems that Landlord complete or correct in order for the Premises to be reasonably
acceptable (which shall not include any items damaged by Tenant, its agents, employees, contractors and/or subcontractors). Within thirty (30) days following Landlord’s receipt of the Punch List Items, to the extent commercially possible,
Landlord shall complete and/or correct such items set forth on the Punch List Items using its good faith efforts and due diligence. No promise of Landlord to alter, remodel, repair or improve the Premises or the Building and no representation,
express or implied, respecting any matter or thing related to the Premises or Building or this Lease (including, without limitation, the condition of the Building or Premises) have been made to Tenant by Landlord, its agents or employees, other than
as set forth in the Lease Improvement Agreement and as otherwise provided in this Lease. Nothing in this Section 2 shall, however, relieve Landlord of its obligation to correct any latent defects in the Premises, Building or Project, or to construct
the Premises in compliance with all applicable laws. 
  

	3.	PROJECT COMMON AREAS 

  
 The term “Project Common Areas” shall refer to all areas and facilities outside the Premises and within the Project (including all appurtenant parking facilities) that are provided and designated by
Landlord from time to time for the general nonexclusive use of Landlord, Tenant, and of other lessees in the Project and their respective employees, suppliers, shippers, customers, and invitees. Landlord hereby grants to Tenant, during the term of
this Lease, the nonexclusive right to use, in common with others entitled to such use, the Project Common Areas as they exist from time to time, subject to any reasonable and nondiscriminatory rules, regulations, and restrictions governing the use
of the Project as from time to time made or amended by Landlord. Under no circumstances shall the right granted herein to use the Project Common Areas be deemed to include the right to store any property in the Project Common Areas. Provided that
Landlord, using its commercially reasonable efforts, does not unreasonably interfere with Tenant’s use of the Premises or the parking facilities, Landlord reserves the right at any time and from time to time, to: (i) make alterations in or
additions to the Project and to the Project Common Areas; (ii) close the Project Common Areas to whatever extent required in the opinion of Landlord’s counsel to prevent a dedication of any of the Project Common Areas or the accrual of any
rights of any person or of the public to the Project Common Areas; (iii) temporarily close any of the Project Common Areas for maintenance purposes; and (iv) promulgate reasonable and nondiscriminatory rules and regulations governing the use of the
Project Common Areas. 
  

 -3- 

	4.	TERM AND POSSESSION 

  
 (a) Subject to and upon the terms and conditions set forth herein, the Term of this Lease shall be for the period specified in the Basic Lease
Information, commencing upon the earlier of the following dates (the “ Commencement Date”): (i) the date on which the Premises are Substantially Complete (as defined below); (ii) the date on which the Premises would have been
Substantially Complete had there been no Tenant Delays (as defined in Section 6.1 of the Lease Improvement Agreement); or (iii) the date upon which the Tenant takes possession of the Premises in order to conduct its business operations therein, with
the Landlord’s written consent, provided, however, that in no event shall Tenant be obligated to accept a Commencement Date prior to July 15,2002. Within thirty (30) days after the Commencement Date, Landlord and Tenant shall execute an
amendment to this Lease (“First Amendment to Lease and Acknowledgment”) setting forth the Commencement Date and the expiration date of the term of the Lease, which shall be in the form attached hereto as Exhibit C. For purposes of
the foregoing, the Premises shall be deemed to be “Substantially Complete” when (i) Tenant is tendered direct access to the Premises with building services (sanitary sewer, public water, electrical, elevator, HVAC service and fire
suppression services operational) ready to be furnished to the Premises, and (ii) a certificate of occupancy (temporary or final) for the Premises has been issued by the appropriate governmental entity, and (iii) the identified construction to be
provided by Landlord, as set forth in the Lease Improvement Agreement has been completed, with the exception of the Punch List Items. Landlord shall provide Tenant with not less than sixty (60) days prior written notice of the anticipated date that
the Premises shall be Substantially Complete. Tenant shall be permitted sixty (60) days early occupancy prior to the Commencement Date to set up telecommunication equipment and panelized furnishings, to move in Tenant’s furniture, fixtures and
equipment, and to otherwise prepare the Premises for Tenant’s use and occupancy, provided Tenant does not interfere or impede Landlord in construction of tenant improvements, and provided further that evidence of insurance as hereinafter
required is delivered to Landlord prior to occupancy. Landlord shall Substantially Complete the Premises by the Scheduled Lease Commencement Date as set forth in the Basic Lease Information, plus extensions thereto equal to the durations of (i) any
delays beyond the reasonable control of Landlord, such as acts of God, fire, earthquake, acts of a public enemy, riot, insurrection, unavailability of materials, governmental restrictions on the sale of materials or supplies or on the transportation
of such materials or supplies, governmental delay in issuing permits, approvals, and inspections, strike or shortages directly affecting construction or transportation of materials or supplies, shortages of materials or labor resulting from
government controls, weather conditions, or any other cause or events beyond the reasonable control of Landlord, provided that Landlord has advised Tenant in writing of such causes or events, within a reasonable period of time after learning of the
same, and Landlord has used reasonable efforts to minimize the delay occasioned thereby (collectively, “Force Majeure Event”), or (ii) Tenant Delays caused by or attributable to the Tenant (“Tenant Delays”) (as
defined in Section 6.1 of the Lease Improvement Agreement). The parties agree that if Landlord is unable to Substantially Complete the Premises by the Scheduled Lease Commencement Date, plus any extension thereto pursuant to this Section, this Lease
shall not be void or voidable (except as expressly provided in this Section 4 below), nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom, and the expiration date of the Term of this Lease shall be extended for such
delay; but in such event, Tenant shall not be liable for any Rent until the day that is the first day of the seventh (7th) month following the Commencement Date; provided, however if such delays were caused or attributable to Tenant, Rent shall
commence as of the day that is the first day of the seventh (7th) month following the date that the Commencement Date would have occurred but for Tenant Delays. 
  

(b) If the Commencement Date has not occurred within thirty (30) days after the Scheduled Lease Commencement Date (the “Grace Period”)
(unless such delays are caused by Force Majeure Events), for any reason other than Tenant Delays, Landlord shall grant Tenant a period of free Rent (including Base Rent and all Operating Expenses), commencing upon the expiration of the Rent
abatement period provided in Section 5(b). This period of free Rent shall consist of one day for each day elapsing between the expiration of the Grace Period and the Commencement Date. 
  
 (c) If for any reason whatsoever, including but not limited to Force Majeure Events, but excluding Tenant Delays, the
Commencement Date does not occur within one hundred eighty (180) days after the Scheduled Lease Commencement Date, Tenant may, upon ten (10) days’ written notice to Landlord, terminate this Lease without incurring any liability to Landlord, if
the Commencement Date does not occur during such ten (10)-day period. 
  

	5.	BASE RENT 

  
 (a) Tenant agrees to pay Landlord the Base Rent for the Premises, without prior notice, demand, deduction or offset (except as expressly set forth in this
Lease or under applicable law) in the manner and amounts set forth in this Section 5. Landlord agrees to accept payment of Base Rent pursuant to wire transfer from Tenant. The term “Rent” as used in this Lease shall mean Base Rent,
Tenant’s Proportionate Share of Operating Expenses, Excess Utilities Payments, and any other amounts owing from Tenant to Landlord pursuant to the provisions of this Lease. The Base Rent shall be payable in advance on or before the first day of
each month throughout the term of this Lease. Base Rent for any period during the term hereof which is for less than one month shall be a prorated portion of the monthly installment based upon a thirty (30)-day month. 
  
 (b) The Base Rent shall be increased during the Term of this Lease as
follows: 
  

			
	 Months 01-06:
	  	Free of rent and operating expenses and utility charges.
	 Months 07-30:
	  	$1.83 per rentable square foot per month.
	 Months 31-54:
	  	$1.88 per rentable square foot per month.
	 Months 55-78:
	  	$1.93 per rentable square foot per month.
	 Months 79-102:
	  	$1.98 per rentable square foot per month.
	 Months 103-126:
	  	$2.03 per rentable square foot per month.

  

 -4- 

 (c) If the amount of Rent or any other payments due under this Lease violates the terms of any
governmental restrictions on such Rent or payment, then the Rent or payment due during the period of such restrictions shall be the maximum amount allowable under those restrictions. 
  

	6.	SECURITY DEPOSIT 

  
       Waived. 
  

	7.	OPERATING EXPENSES 

  
 (a) For the purpose of this Section 7(a) and this Lease, the following terms are defined as follows: 
  

	 	(1)	“Base Year” shall mean the calendar year set forth in the Basic Lease Information; provided, however, that if the Commencement Date occurs later than December 31,
2002, for any reason other than Tenant Delays, the “Base Year” shall be the calendar year 2003. 

  

	 	(2)	“Tenant’s Proportionate Share” of the total rentable area of the Building as set forth as a percentage in the Basic Lease Information, however, Landlord and
Tenant acknowledge that if physical changes are made to the Premises or the Building or the configuration of any thereof, Landlord may at its discretion reasonably adjust Tenant’s Proportionate Share of the Building to reflect the change.
Landlord’s determination of Tenant’s Proportionate Share of the Building shall be conclusive so long as it is reasonably and consistently applied and does not otherwise violate the provisions of this Lease. 

  

	 	(3)	 “Operating Expenses” shall mean all reasonable and necessary costs and expenses paid or incurred by or on behalf of Landlord (whether directly or
through independent contractors) in connection with the operation, repair, replacement and maintenance of the Building and the Project, including the following costs by way of illustration, but not limitation: (i) salaries, wages, compensation,
benefits, pension or contributions and all medical, insurance and other fringe benefits paid to, for, or with respect to all persons, excluding management personnel (whether they be employees of Landlord, its managing agent or any independent
contractor) for their services in the operation (including security services for the Project, allocated in an equitable manner to the Building), maintenance, repair or cleaning of the Project or Building, and payroll taxes, worker’s
compensation, uniforms and dry cleaning costs for such persons; (ii) payments under service contracts with independent contractors for operating (including providing security services, if any), maintaining, repairing or cleaning the Project or
Building or any portion thereof or any fixtures or equipment therein; (iii) all costs for water, steam, sewer and other utility services to the Project or Building, including any taxes on any such utilities (but excluding electricity and natural
gas, as those expenses are addressed as Excess Utilities Payments pursuant to Section 7(a)(5) below); (iv) repairs and replacements which are appropriate to the continued operation of the Building as a first-class office building; (v) cost of lobby
decoration, painting and decoration of non-tenant areas; (vi) cost of landscaping in, on or about the Project or Building; (vii) cost of building and cleaning supplies and equipment, cost of replacements for tools and equipment used in the
operation, maintenance and repair of the Project or Building and charges for lobby and elevator telephone service for the Building; (viii) financial expenses incurred in connection with the operation of the Project or Building, such as insurance
costs, including, but not limited to, any premiums, deductibles and other costs of insurance, as Landlord may, in its reasonable discretion, from time to time carry (including, without limitation, liability insurance, fire and casualty insurance,
rental interruption insurance, flood and earthquake insurance, and any other insurance), attorneys’ fees and disbursements, auditing and other professional fees and expenses, association dues and any other ordinary and customary financial
expenses incurred in the ordinary course in connection with the operation of the Project and Building; (ix) fees payable to a property management company (which may be owned or controlled by Landlord or Landlord’s principals) for the property
and asset management of a first-class office building; (x) the cost of capital improvements made by Landlord in order (i) to conform to any changes enacted after the Commencement Date in laws, rules, regulations or requirements of any governmental
authority having jurisdiction, or of the board of fire underwriters or similar insurance body, provided that such expense, if a capital expenditure as determined by generally accepted accounting procedures, shall be amortized on a straight line
basis over such expenditure’s useful life, and only such amortized portion shall be included in Operating Expenses, not to exceed One Hundred Thousand and No/l00ths Dollars ($100,000.00) in any given Lease Year (which limitation shall apply
only during the initial Term of this Lease), or (ii) to effect a labor saving, energy saving or other economy, which cost shall be included in Operating Expenses for the Lease Year in which such improvement was made not in excess of the savings
resulting from such expenditure; (xi) costs for accounting, legal and other professional services incurred in the operation of the Project and Building; (xii) rental payments made for equipment used in the operation and maintenance of the Project;
(xiii) the cost of governmental licenses and permits, or renewals thereof, necessary for the operation of the Project and/or 

  

 -5- 

	 	 
Building; (xiv) sales, use and excise taxes on goods and services; (xv) real property taxes, assessments and bonds (collectively, “Real Estate
Taxes”), which shall include, but not be limited to, any and all taxes, assessments, water and sewer charges and other similar governmental charges levied on or attributable to the Project, including the Building and the Lot, or their
operation, ordinary and extraordinary, substitute and additional, unforeseen as well as foreseen, present and future, of any kind and nature whatsoever, including without limitation, (i) real property taxes or assessments levied or assessed against
the Project, including the Building and the Lot, (ii) assessments or charges levied or assessed against the Project, including the Building and the Lot by any redevelopment agency, (iii) any tax measured by gross rentals received from the leasing of
the Premises, Building or Project, excluding any documentary transfer taxes, net income, franchise, capital stock, estate or inheritance taxes imposed by the state or federal government or their agencies, branches or departments; provided that if at
any time during the term any governmental entity levies, assesses or imposes on Landlord any (1) general or special, ad valorem or specific, excise, capital levy or other tax, assessment, levy or charge directly on the rent received under this Lease
or on the rent received under any other leases of space in the Building or the Project, or (2) any license fee, excise or franchise tax, assessment, levy or charge measured by or based, in whole or in part upon such rent, or (3) any transfer,
transaction, succession, gift, transit, or similar tax, assessment, levy or charge based directly or indirectly upon the transaction represented by this Lease or such other leases, or (4) any occupancy, use, per capita or other tax, assessment, levy
or charge based directly or indirectly upon the use or occupancy of the Premises or other premises within the Building or the Project, then any such taxes, assessments, levies and charges shall be deemed to be included in real property taxes and
assessments (real estate taxes and assessments shall also include the reasonable cost to Landlord of contesting the amount, validity, or applicability of any real estate taxes and assessments); (xvi) costs associated with the maintenance of the
Building management offices or related facilities in the Building, including the fair rental value of any space occupied for such purposes in the event the Landlord performs such management services itself, or the rental paid to Landlord for such
space by any management company in the event that Landlord employs a management company to provide such services (in no event, however, will such management office or related facility exceed 2,000 square feet); and (xvii) all other reasonable or
necessary expenses paid in connection with the operation, maintenance, repair, replacement and cleaning of the Project and Building, that pursuant to sound property management practices consistently applied would be considered an operating expense.
Please see Exhibit F for Operating Expense exclusions (in the event of any inconsistency between this Section 7(a)(3) and Exhibit F, the terms of Exhibit F shall control). 

  
 Any costs or expenses of the nature described above shall be included in
Operating Expenses for any Lease Year no more than once, notwithstanding that such cost or expenses may fall under more than one of the categories listed above. Operating Expenses shall not be reduced as a result of Tenant performing for itself any
of the services that Landlord provides for the Project or the tenants thereof. Landlord may use related or affiliated entities to provide service or furnish materials for the Project; provided the fees and charges of such related and affiliated
entities do not exceed the reasonable fees charged in the applicable industry for a project similar to the Project. 
  
 The Operating Expenses that vary with occupancy (“Varying Operating Expenses”) and that are attributable to any Lease Year (including
the Base Year) in which less than ninety-five percent (95.00%) of the rentable area of the Building is occupied by tenants will be adjusted by Landlord to the amount that Landlord reasonably believes they would have been if ninety-five percent
(95.00%) of the rentable area of the Building had been occupied. Additionally, Real Estate Taxes for the Base Year shall be adjusted to be based upon a fully completed and assessed Building, with full completion of all tenant improvements
constructed therein consistent with finishes generally utilized by similar first-class projects in the vicinity of the Building. 
  

	 	(4)	Tenant’s Proportionate Share of Operating Expenses shall be payable by Tenant to Landlord as follows: 

  

	 	(i)	Beginning with the Lease Year following the Base Year and for each Lease Year thereafter, Tenant shall pay Landlord an amount equal to Tenant’s Proportionate Share of the
Operating Expenses incurred by Landlord in the Lease Year which exceeds the total amount of Operating Expenses payable by Landlord for the Base Year. This excess is referred to as the “Excess Expenses.” 

  

	 	(ii)	 To provide for current payments of Excess Expenses, Tenant shall, at Landlord’s request, pay as additional rent during each Lease Year, an amount equal to
Tenant’s Proportionate Share of the Excess Expenses payable during such Lease Year, as estimated and modified by Landlord from time to time, but not in excess of once per Lease Year. Such payments shall be made in monthly installments,
commencing on the first day of the month following the month in 

  

 -6- 

	 	 
which Landlord notifies Tenant of the amount it is to pay hereunder and continuing until the first day of the month following the month in which Landlord
gives Tenant a new notice of estimated Excess Expenses. It is the intention hereunder to estimate from time to time the amount of the Excess Expenses for each Lease Year, including the Lease Year immediately following the Base Year, and
Tenant’s Proportionate Share thereof, and then to make an adjustment in the following year based on the actual Excess Expenses incurred for that Lease Year. 

  

	 	(iii)	On or before April 1 of each Lease Year after the first Lease Year (or as soon thereafter as is practical), Landlord shall deliver to Tenant a statement (“Expense
Statement”) setting forth Tenant’s Proportionate Share of the Excess Expenses and Excess Utilities Payments (as defined in Section 7(a)(5) below) for the preceding Lease Year; provided, however, that the failure of Landlord to supply
such statement shall not constitute a waiver of Landlord’s rights to collect for such Excess Expenses or Excess Utilities Payments, except, however, in the event that Landlord’s failure to provide such statement exceeds two hundred seventy
(270) days after the Lease Year in question, Landlord’s right to collect such Excess Expenses and Excess Utilities Payments shall terminate at such time. If Tenant’s Proportionate Share of the actual Excess Expenses or Excess Utilities
Payments for the previous Lease Year exceeds the total of the estimated monthly payments made by Tenant for such year, Tenant shall pay Landlord the amount of the deficiency within thirty (30) days of the receipt of the statement. If such total
exceeds Tenant’s Proportionate Share of the actual Excess Expenses or Excess Utilities Payments for such Lease Year, then Landlord shall credit against Tenant’s next ensuing monthly installment(s) of Base Rent and Excess Expense and Excess
Utilities Payments an amount equal to the difference until the credit is exhausted. If a credit is due from Landlord on the Expiration Date, Landlord shall pay Tenant the amount of the credit within thirty (30) days following the determination of
such amount. The obligations of Tenant and Landlord to make payments required under this Section 7 shall survive the Expiration Date. Tenant’s Proportionate Share of Excess Expenses and Excess Utilities Payments in any Lease Year having less
than three hundred sixty-five (365) days shall be appropriately prorated. 

  

	 	(iv)	For a period of nine (9) months after receipt of the Expense Statement, Tenant, or its representatives, shall be entitled, upon ten (10) days prior written notice and during normal
business hours, at the office of the Building’s property manager or such other place as Landlord shall reasonably designate, to inspect, copy and examine those books and records of Landlord relating to the determination of Excess Expenses and
Excess Utilities Payments for the immediately preceding Lease Year. Failure of Tenant to request such inspection within such nine (9) month period shall render such Expense Statement conclusive and binding on Tenant. Notwithstanding any contrary
provision of this Lease, the Base Year Operating Expenses shall be subject to audit at any time, without the aforementioned nine-month limitation or any other time limitation. If, after inspection and examination of such books and records, Tenant
disputes the amounts of the Excess Expenses or Excess Utilities Payments charged by Landlord, Tenant may, by written notice to Landlord, request an independent audit of such books and records. The independent audit of the books and records shall be
conducted by a certified public accountant, an independent property management company, or other reputable professional with the requisite experience regarding operating expenses (each, a “Qualified Auditor”) reasonably acceptable
to both Landlord and Tenant. If, within thirty (30) days after Landlord’s receipt of Tenant’s notice requesting an audit, Landlord and Tenant are unable to agree on the Qualified Auditor to conduct such audit, then the presiding judge of
the superior court may designate a Qualified Auditor not then employed by Landlord or Tenant to conduct such audit. The audit shall be limited to the determination of the amount of Excess Expenses and Excess Utilities Payments for the subject Lease
Year. If the audit discloses that the amount of Excess Expenses or Excess Utilities Payments billed to Tenant was incorrect, the appropriate party shall pay to the other party the deficiency or overpayment, as applicable. Tenant shall pay all costs
and expenses of the audit unless the audit shows that Landlord overstated Excess Expenses or Excess Utilities Payments for the subject Lease Year by more than five percent (5.00%), in which case Landlord shall pay all costs and expenses of the
audit. Tenant and the Qualified Auditor shall keep any information gained from such audit confidential and shall not disclose it to any other party (other than Tenant’s attorneys, accountants and other consultants and advisors), except as
necessary to enforce the terms of this Lease. The exercise by Tenant of the audit rights hereunder shall not relieve Tenant of its obligation to timely pay all sums due hereunder, including, without limitation, the disputed Excess Expenses or Excess
Utilities Payments. 

  

 -7- 

	 	(v)	Multiple Buildings in Project. If Operating Expenses attributable to the Project as a whole (and not solely the Lot and Building), such as for example, security costs and Project
Common Area landscaping costs, will be allocated to the Building in the proportion that the rentable area of the Building bears in relation to the total rentable area of the Project (as such rentable area may vary from time to time) that benefits
from such cost. In no event will any expense (such as repair or replacement of a building) attributable solely to another building or parcel of land in the Project be included in Operating Expenses. 

  

	 	(vi)	Payment in Installments. All assessments and premiums which are not specifically charged to Tenant because of what Tenant has done, which can be paid by Landlord in installments,
shall be paid by Landlord in the maximum number of installments permitted by law and not included as Operating Expenses except in the year in which the assessment or premium installment is actually paid; provided, however, that if the prevailing
practice in comparable buildings is to pay such assessments or premiums on an earlier basis, and Landlord pays on such basis, such assessments or premiums shall be included in Operating Expenses as paid by Landlord. 

  

	 	(vii)	Line Item Detail. Each time Landlord provides Tenant with an actual and/or estimated statement of Operating Expenses or Excess Utilities Payments, such statement shall be itemized
on a line item by line item basis, showing the applicable expense for the applicable year and the year prior to the applicable year; such format and detail shall be reasonably consistent from year to year in order to facilitate Tenant’s review.

  

	 	(viii)	Reduction Due to Vacancy. In the event Tenant ceases to occupy a contiguous portion of the Premises constituting a full floor on any floor of the Premises for a period of more than
thirty (30) consecutive days, then upon Tenant giving Landlord written notice thereof, Tenant shall receive a credit against Tenant’s Proportionate Share of Operating Expenses equal to the charges, on a per square foot of rentable area basis,
not used by Tenant as a result of such vacancy during the period of such vacancy, but only to the extent of the actual reduction in Operating Expenses experienced by Landlord. 

  

	 	(ix)	Payment of Taxes and Insurance Premiums. Tenant shall not be required to pay its Proportionate Share of Real Estate Taxes or insurance premiums on the basis of estimates or in
monthly installments. Tenant shall only be required to pay such Proportionate Share of Real Estate Taxes or insurance premiums ten (10) days prior to the due date Landlord is required to pay such taxes or insurance premiums. Landlord shall bill
Tenant for Tenant’s Proportionate Share of Real Estate Taxes thirty (30) days before Landlord is required to make payments of such taxes to the appropriate taxing authorities. Landlord shall bill Tenant for Tenant’s Proportionate Share of
insurance premiums thirty (30) days before Landlord is required to make payment of such insurance premiums to the appropriate insurer(s). 

  

	 	(x)	Proposition 8. If Landlord receives a reduction in Real Estate Taxes attributable to the Base Year as a result of commonly called Proposition 8 application, then Real Estate Taxes
for the Base Year and each Lease Year shall be calculated as if no Proposition 8 reduction in Real Estate Taxes were received. 

  

	 	(xi)	Service Agreements: If any portion of the Project is covered by a service agreement at any time during the Base Year and to the extent the Project is not covered by such service
agreement during a subsequent Lease Year, Operating Expenses for the Base Year shall be deemed increased by such amount as Landlord would have incurred during the Base Year with respect to the items or matters covered by the subject or service
agreement, had such service agreement not been in effect at the time during the Base Year. 

  

	 	(xii)	Management Agreement. In the event that the property management agreement in effect during the Base Year changes in any subsequent year, and a service that was previously performed
pursuant to, and as part of, such property management agreement is thereafter excluded from the scope of such management agreement, then such cost shall either be excluded from Operating Expenses or the Base Year shall be grossed up to reflect such
cost of such performance. 

  

	 	(5)	 In addition to the Excess Expenses, Tenant shall pay Tenant’s Proportionate Share of any actual natural gas and electricity charges for the Building and Lot
(but excluding any other portions of the Project) which in any Lease Year exceed the sum of Two Dollars ($2.00) per rentable square foot of the Building (the “Energy Expense Stop”) (such excess over the Energy Expense Stop is
hereinafter referred to as the “Excess Utilities Payments”). Landlord may estimate such Excess Utilities Payments in the same manner 

  

 -8- 

	 	 
as Excess Expenses are estimated and billed under Section 7(a)(4)(ii) above (provided, however, that Tenant shall have no obligation to pay such Excess
Utilities Payments until Landlord has already paid an amount equal to the Energy Expense Stop for the Lease Year in question). In order to assure that Tenant gets the benefit of a full six (6) months without electrical or gas charges (as
contemplated by Section 5(b) above), the natural gas and electricity charges for the first six (6) months of the Term shall be treated as being “zero”. In calculating Tenant’s responsibility for Excess Utilities Payments, there shall
be excluded any charge for natural gas or electricity attributable to the use of the Building or Lot by other occupants beyond the Building Hours or at level of occupancy in excess of that of general office use. 

  

	8.	USE 

  
 Tenant shall use the Premises for the uses set forth in the Basic Lease Information, and shall not use the Premises for any other purposes. Tenant shall be solely responsible for obtaining any necessary governmental
approvals of such use that is of a non-office nature. Tenant shall not do, bring, or keep anything in or about the Premises that will cause a cancellation of any insurance covering the Premises. If the rate of any insurance carried by Landlord is
increased as a result of Tenant’s use for non-office purposes, Tenant shall pay to Landlord within thirty (30) days before the date Landlord is obligated to pay a premium on the insurance, or within thirty (30) days after Landlord delivers to
Tenant a certified statement from Landlord’s insurance carrier stating that the rate increase was caused solely by an activity of Tenant on the Premises as permitted in this Lease, whichever date is later, a sum equal to the difference between
the original premium and the increased premium. Landlord reserves the right to prescribe the weight and position of all safes, fixtures and heavy installations that Tenant desires to place in the Premises so as to distribute properly the weight, or
to require plans prepared by a qualified structural engineer for such heavy objects, which shall be prepared at Tenant’s sole cost and expense. 
  

	9.	COMPLIANCE WITH THE LAW 

  
 (a) Tenant shall not use the Premises or permit anything to be done in or about the Premises which will in any way conflict with any law, statute, zoning
restriction, ordinance or governmental law or rule, regulation, or requirement of any duly constituted public authorities now in force or which may hereafter be enacted or promulgated, or subject Landlord to any liability for injury to any person or
property by reason of any business operation being conducted in or about the Premises. Subject to Section 9(b) below, to the extent required due to Tenant’s specific use of the Premises, alterations of the Premises, or as a result of
Tenant’s application for permits or authorizations, as opposed to compliance required by office tenants in general. Tenant shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances, and governmental rules,
regulations, including, but not limited to, the Americans with Disabilities Act (“ADA”) of 1990 (42 U.S.C. § 12101 et seq.), any amendment thereto or regulations promulgated thereunder, or state or local ordinances or codes
enacted pursuant thereto; or requirements of any board or fire insurance underwriters or other similar bodies, now or hereafter constituted, relating to or affecting the condition, use, or occupancy of the Premises by Tenant, excluding structural
changes not related to or affected by Tenant’s improvements or acts. The final judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord be a party thereto or not, that Tenant has
violated any law, statute, ordinance, or governmental rule, regulation, or requirement, shall be conclusive of that fact as between Landlord and Tenant. 
  
 (b) Landlord represents and warrants that the Building, Premises and Project Common Area, as of the Commencement Date to the extent such were constructed
by or caused to be constructed by Landlord, are in compliance with all laws, statutes, ordinances and governmental rules, regulations including, but not limited to ADA, and all laws governing hazardous materials or hazardous substances, air quality
and other environmental regulations. The foregoing representation and warranty of Landlord does not (i) include any improvements constructed or caused to be constructed by any other tenant of the Project and/or Tenant, and/or (ii) affect the
Tenant’s obligations pursuant to Section 9(a) above and/or (iii) apply to any non-office use to which Tenant will put the Premises. In the event Landlord’s representation or warranty in this section is finally determined to be incorrect,
as Tenant’s sole remedy, Landlord shall be responsible for promptly taking actions to cause such compliance, at Landlord’s sole cost and expense. 
  

	10.	ALTERATIONS AND ADDITIONS 

  
 (a) Tenant shall not make or suffer to be made any non-structural alterations, additions, or improvements (collectively, “Alterations”)
to or of the Premises, or any part thereof, without first obtaining the written consent of Landlord, which shall not be unreasonably withheld or delayed; provided, however, if the Alterations would adversely affect the structure or safety of the
Building or its electrical, plumbing, HVAC, mechanical or safety systems, or if such Alterations would create an obligation on Landlord’s part to make modifications to the Building, and Tenant is not willing to pay the cost necessary to
remediate such problems, Landlord may withhold its consent in its sole and absolute discretion. Notwithstanding the foregoing, without the prior consent of Landlord, but with the prior notice to Landlord, Tenant shall be entitled to make Alterations
within the Premises, provided that (i) the cost of construction such Alterations does not exceed One Hundred Thousand and No/l00ths Dollars ($100,000.00) per project, and (ii) does not affect the plumbing, electrical, structural or mechanical
systems of the Building, and (iii) Tenant otherwise complies with the provisions of this Section. In no event shall carpeting, painting or other work of a similar decorative nature (and which does not require a building permit) require the consent
of, or notice to, the Landlord. All Alterations shall comply with all applicable laws, statutes and ordinances, which include, but are not limited to ADA. Any Alterations to or of said Premises, including, but not limited to, wall covering,
paneling, and built-in cabinet work, but excepting movable furniture and trade fixtures, shall on the expiration of the Term become a part of the realty and belong to Landlord, and shall be 

  

 -9- 

 
surrendered with the Premises. However, Landlord shall provide written notice to Tenant (concurrently with Landlord’s approval of such Alteration)
whether Tenant will be required to remove such Alteration. If Landlord so states in such written notice, Tenant, at its own cost shall remove such Alteration upon the expiration of the Term. Upon Landlord’s approval of the requested
Alterations, Tenant shall secure all necessary permits, if applicable. Before Landlord’s consent to such Alterations, Tenant shall submit detailed specifications, floor plans and necessary permits (if applicable) to Landlord for review. In no
event shall any Alterations affect the structure of the Building or its facade. As a condition to its consent, Landlord may request adequate assurance that all contractors who will perform such work have in force workman’s compensation and such
other employee and public liability insurance as Landlord deems reasonably necessary. In the event Landlord consents to the making of any Alterations to the Premises by Tenant, the same shall be made by Tenant at Tenant’s sole cost and expense,
completed to the reasonable satisfaction of Landlord, and the contractor or person selected by Tenant to make the same must first be approved in writing by Landlord which approval shall not be unreasonably withheld or delayed. If Tenant makes any
Alterations to the Premises as provided in this Section, the Alterations shall not be commenced until ten (10) business days after Landlord has received notice from Tenant stating the date the installation of the Alterations is to commence so that
Landlord can post and record an appropriate notice of non-responsibility. Tenant shall reimburse Landlord for any reasonable out-of-pocket expenses incurred by Landlord in connection with the Alterations made by Tenant, including any reasonable fees
charged by Landlord’s contractors or consultants to review plans and specifications prepared by Tenant, and the cost of updating the existing as-built plans of the Building to reflect the Alterations, not to exceed One Thousand and No/100ths
Dollars ($1,000.00) in total per Alteration; Landlord must, at the time that Landlord consents to the Alteration, have provided Tenant with a binding estimate of such costs. Tenant shall indemnify, defend and hold the Landlord, the Building and the
Premises free and harmless from any liability, loss, damage, cost, attorneys’ fees and other expenses incurred on account of such construction, or claims by any person performing work or furnishing materials or supplies for Tenant or any
persons claiming under Tenant. 
  
 (b) Landlord agrees that,
subject to Tenant’s compliance with Section 10(a) above, Tenant shall be entitled to install a satellite/microwave dish upon the roof of the Building in a location reasonably acceptable to Landlord and Tenant; no rent or license fee shall be
charged. Tenant acknowledges that view aesthetics of the Building shall be considered in the placement of such dish. Tenant shall be responsible for the maintenance and repair of such dish and shall remove, at Tenant’s cost, such dish from the
roof of the Building upon the expiration or earlier termination of this Lease and shall repair any damage caused thereby and reseal any roof penetrations. 
  

	11.	REPAIRS AND MAINTENANCE: 

  
 (a) By taking possession of the Premises, Tenant shall be deemed to have accepted the Premises as being in good and sanitary order, condition and repair,
excepting the Punch List Items and latent defects in the construction done by Landlord, its agents, employees, contractors, and subcontractors. Except as provided in Section 11(c) (pursuant to which Landlord is to undertake various repair and
maintenance), Tenant shall, at Tenant’s sole cost and expense, maintain the Premises, in clean and good condition and repair, ordinary wear and tear and casualty excepted. Without limiting the generality of the foregoing, Tenant shall be solely
responsible for maintaining and repairing all fixtures, non-building standard electrical lighting (if identified as being non-building standard at the time that Landlord approves the Plans under the Lease Improvement Agreement), ceilings and floor
coverings, doors, and interior walls within the Premises to the extent the foregoing are nonstructural elements of the Building, using the same quality of materials as used in the original construction. In addition, Tenant shall be responsible for
all repairs made necessary by Tenant or Tenant’s invitees. Landlord acknowledges that Tenant shall have no obligation to repair or maintain any areas of the Project outside of the Premises, unless such repair or maintenance is required due to
acts of Tenant, its agents, employees, contractors and subcontractors and the cost thereof is not covered by insurance carried by Landlord or required to be carried by Landlord under this Lease. Excepting maintenance, repairs or replacements
required due to the negligence or willful misconduct of Landlord, its agents, employees, contractors and subcontractors, Tenant acknowledges that Landlord shall have no obligation to maintain, repair or replace any telecommunications or computer
cabling or wiring which is located in the Premises or which exclusively serves the Premises (collectively, “Cabling”), except in the event that such would be required due to Landlord’s negligent acts or omissions. Tenant shall,
at Tenant’s expense, contract with Pacific Bell or another reputable contractor to maintain the Cabling. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises except as specifically set forth in
this Lease. Under no circumstances shall Tenant make any repairs to the Building or to the mechanical, electrical or heating, ventilating or air conditioning systems of the Premises or the Building, unless such repairs are previously approved in
writing by Landlord. Tenant waives the provisions of Sections 1931(1), 1941 and 1942 of the California Civil Code, and any similar or successor law regarding Tenant’s right to make repairs and deduct expenses of such repairs from the Rent due
under this Lease, subject, however, to the terms of Section 11(d) below. In no event shall Tenant be responsible for repairs or replacements necessitated by ordinary wear and tear, damage by third party casualty or damage caused by Landlord or
others for which Tenant is not responsible, nor shall Tenant be responsible for the correction or repair of any latent defect in the Premises, or any condition, dilapidation or defect of which Landlord has actual knowledge prior to the Commencement
Date. 
  
 (b) Landlord shall operate the Building (and provide
maintenance, repairs and replacements pursuant to Section 11(c) below) to a standard or quality consistent with that of other first-class projects in the immediate geographical area and shall (i) provide janitorial service to the Premises on a five
(5)-day-a-week basis (excepting holidays described in the Basic Lease Information), consistent with the janitorial specification attached hereto as Exhibit E, (ii) provide nonexclusive, non-attended automatic passenger elevator service at all
times, (iii) replace Building standard lamps, starters and ballasts (all nonstandard lighting within the Premises shall be the responsibility of Tenant). 
  
 (c) Landlord shall be responsible for maintaining and repairing all structural portions and latent defects of the Building, at Landlord’s sole
expense (and not as part of Operating Expenses), and shall maintain the 

  

 -10- 

 
roof, side walls, and foundations of the Building in good, clean and safe condition and repair. Landlord shall be entitled to approve, in its sole
discretion, the sealing of any roof penetrations caused by Tenant Improvements. Landlord shall also maintain all landscaping, driveways, parking lots, fences, signs, sidewalks and the Project Common Areas. Landlord shall be responsible for
maintenance and repair of all washrooms, mechanical, electrical and common area telephone closets, windows, plate glass, exterior doors, plumbing, heating, electrical, air conditioning and ventilation and life safety systems, and elevators. Except
as otherwise provided in this Lease, Landlord shall have no liability to Tenant, nor shall Tenant’s obligations under this Lease be reduced or abated in any manner whatsoever by reason of any inconvenience, annoyance, interruption or injury to
business arising from Landlord making any repairs or changes which Landlord is required or permitted by this Lease or required by law to make in or to any portion of the Building or the Premises. Landlord shall use reasonable efforts to minimize any
interference with Tenant’s business at the Premises. If Tenant fails to maintain the Premises as required in Section 11(a), Landlord may give Tenant thirty (30) days’ written notice to do such acts as are reasonably required to so maintain
the Premises. If Tenant fails to promptly commence such work within such time period and diligently prosecute it to completion, then Landlord shall have the right to do such acts and expend such funds at the expense of Tenant as are reasonably
required to perform such work. Any amount so expended by Landlord shall be paid by Tenant promptly after demand with interest at the Prime Rate plus two percent (2%) per annum, from the date of such work, but not to exceed the maximum amount then
allowed by law. Landlord shall have no liability to Tenant for any damage, inconvenience, or interference with the use of the Premises by Tenant as the result of performing any such work. For the purpose of this Lease, the “Prime
Rate” shall mean the rate, or base rate, reported in the Money Rates column or section of The Wall Street Journal as being the base rate on corporate loans at large U.S. money center commercial banks (whether or not such rate has actually
been charged by any such bank) on the first date on which The Wall Street Journal is published in the month preceding the month in which the subject costs are incurred. 
  
 (d) If Landlord fails to provide repairs or maintenance as required under this Lease, and such failure interferes with
Tenant’s use of the Premises, and Tenant has notified Landlord of the necessity of such repairs or maintenance in writing, then Tenant may perform such repairs or maintenance at Landlord’s cost by taking whatever action is reasonably
necessary to do so, provided: 
  
 (1) Tenant
gives Landlord (and any mortgagee whose address has been provided to Tenant) notice of Tenant’s intent to take such action at least ten (10) business days prior to taking any such action, Landlord further fails or refuses to commence repairs
within three (3) business days after a second written notice to Landlord and such mortgagee (which notice cannot be effective until the lapse of the aforementioned ten (10) business day period) (if the nature of the required repair is such that
Landlord’s failure to act is reasonably likely to result in injury to Tenant’s employees or visitors, or damage to Tenant’s personal property, the aforementioned notice period shall be one (1) business day, and there shall be no
requirement that Tenant notify Landlord’s mortgagee); 
  
 (2) If such repairs or maintenance will affect the Building’s electrical or mechanical systems, or the structural integrity of the Building, Tenant shall use only those contractors used by Landlord in the
Building that work on the Building’s systems, equipment or structure (unless such contractors are unwilling or unable to perform such work, or the urgent nature of the required repair makes using those contractors impractical, in which events
Tenant may utilize the services of any other qualified contractor approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed). 
  
 If Landlord does not deliver a detailed written reasonable objection to Tenant within thirty (30) days after receipt of any invoice from
Tenant of the reasonable costs and expenses incurred by Tenant in so repairing or maintaining (such invoice to contain a reasonably particularized breakdown of the costs and expenses incurred by Tenant in connection therewith) then Tenant shall be
entitled to deduct from Rent next due the amount set forth in such invoice (to the extent not previously paid by Landlord). 
  

	12.	WASTE 

  
 Tenant shall not use the Premises in any manner that will constitute waste, nuisance, or unreasonable annoyance (which includes excessive noise and/or vibration) to owners or occupants of adjacent properties or to
other tenants of the Building. 
  

	13.	LIENS 

  
 Tenant shall keep the Premises and the Project free from any liens arising out of any work performed, materials furnished, or obligations incurred by Tenant. Landlord may, at its election, and upon ten (10) days’
notice to Tenant, remove any liens, in which case Tenant shall pay to Landlord the cost of removing the lien, including reasonable attorneys’ fees. Landlord shall have the right at all times to post on the Premises any notices permitted or
required by law for the protection of Landlord, the Premises, the Building or the Project from mechanics’ and materialmen’s liens. To the extent a lien arises out of any work performed, materials furnished, or obligations incurred by
Tenant, Tenant shall have thirty (30) days to remove such lien, or provide a bond to Landlord in an amount sufficient to satisfy the lien. 
  

	14.	UTILITIES AND SERVICES 

  
 (a) Landlord agrees to furnish to the Premises during the Business Hours (and during non-Business Hours, subject to the terms of this Section 14), subject
to the conditions and in accordance with the standards set forth in this Lease, adequate quantities of electric current for normal lighting and fractional horsepower office machines, water for lavatory and drinking purposes (hot and cold), heat and
air conditioning required in the comfortable use and occupation of the Premises, and elevator service by non-attended automatic elevators. Tenant 

  

 -11- 

 
acknowledges and agrees that Landlord may impose a reasonable charge for the use of any additional or unusual janitorial services required by Tenant’s
carelessness or the nature of Tenant’s business that is inconsistent with the Use permitted under this Lease. Landlord shall not be obligated to service, maintain, repair or replace any system or improvement in the Premises that has not been
installed by Landlord at Landlord’s expense, or which is a specialized improvement requiring additional or extraordinary maintenance or repair (by way of example only, if the standard premises in the Building contain fluorescent light fixtures,
Landlord’s obligation shall be limited to the replacement of fluorescent light tubes, irrespective of any incandescent fixtures that may have been installed in the Premises at Tenant’s expense). Landlord shall not be liable for, and
(except as provided in Section 14(b) below) Tenant shall not be entitled to any abatement or reduction of rent by reason of Landlord’s failure to furnish any of the foregoing when such failure is caused by accident, breakage, repairs,
strikes, lockouts or other labor disturbances or labor disputes of any character or for any other causes; provided, however, Landlord shall use its reasonable efforts to cause such services to be restored as soon as possible. Tenant hereby waives
the provisions of California Civil Code Section 1932(1) or any other applicable existing or future law, ordinance or governmental regulation permitting the termination of this Lease due to the interruption or failure of any services to be provided
under this Lease. 
  
 (b) If there shall be an interruption,
curtailment or suspension of the Building’s elevator, electricity or HVAC service or water supply (and no reasonably equivalent alternative service or supply is provided by Landlord) (each, a “Service Interruption”), and if (i)
such Service Interruption shall not have been caused, in whole or in part, by an act or omission or negligence of Tenant, or of Tenant’s agents, employees or contractors, (ii) such Service Interruption does not arise as a result of a matter,
event or condition affecting the general area in which the Building is located, such as rolling electrical blackouts, (iii) such Service Interruption shall have been caused, in whole or in part, by an act or omission or negligence of Landlord, or of
Landlord’s agents, employees or contractors, and (iv) Landlord shall have failed to cure such Service Interruption within five (5) business days after the occurrence thereof, Rent hereunder shall thereafter be abated in the same proportion as
the portion of the Premises affected by the Service Interruption bears to the entire Premises from the end of such five (5) business day period until such time as such services or utilities are restored or Tenant begins using the Premises (or
affected portion thereof) again, whichever shall first occur. 
  
 (c) Tenant acknowledges and agrees that Tenant’s use of the Premises during non-Business Hours imposes additional burden on the Project’s janitorial services, fluorescent light tubes, HVAC, and the Project Common Areas.
Accordingly, non-Business Hours use of services will be made available to Tenant through an access or override switch accessible to Tenant from the Premises and will be billed as an after hours rent assessment (the “After Hours
Charge”). After hours use will be metered and the After Hours Charge will be payable by Tenant to Landlord upon demand. The After Hours Charge is estimated to be $3.50 per hour and subject to change due to increases in maintenance costs.
The After Hours Charge shall be limited to amount of the reasonable out-of-pocket costs that Landlord can substantiate that Landlord has incurred as a direct result of Tenant’s use of the Premises in excess of the Business Hours, and shall not
include any costs of electricity or natural gas (except that, during the six month “free rent” period under Section 5(b) above, the After-Hours Charge shall include electrical costs, and during such six month period the After Hours Charge
shall, the Landlord currently estimates, be $20.00 per hour, for each HVAC unit used). Tenant shall be entitled to access to the Premises, Building and Project Common Areas, twenty-four (24) hours a day, three hundred sixty-five (365) days a
calendar year. 
  
 (d) Except as otherwise provided in the Lease
Improvement Agreement, Tenant shall not, without the prior consent of Landlord, connect to the utility systems of the Building any apparatus, machinery or other equipment except typical office machines and devices such as electric typewriters, word
processors, mini and micro computers and office-size photocopiers. Nor shall Tenant, without the prior written consent of Landlord, connect to any electrical circuit in the Premises any apparatus or equipment with power requirements that exceed the
designed electrical capacity of the Premises as described in the Lease Improvement Agreement; Landlord agrees, that in all events Tenant shall have the use of not fewer than six (6) watts of electricity per rentable square foot in the Premises for
Tenant’s equipment, at no additional charge. Tenant shall pay the cost of all utilities and services supplied to Tenant in connection with Tenant’s use of additional office equipment approved by Landlord hereunder. Notwithstanding
Landlord’s consent to such excess loading of circuits, Tenant shall pay the cost of any additional or above-standard capacity electrical circuits necessitated by such excess loading circuits and the installation thereof. 
  
 (e) All sums payable hereunder by Tenant for additional services or for
excess utility usage shall be payable within thirty (30) days after written request from Landlord, including reasonable supporting documentation, except that Landlord may require Tenant to pay monthly for the estimated cost of Tenant’s excess
utility usage if such usage occurs on a regular basis, and such estimated amounts shall be payable in advance on the first day of each month. 
  
 (f) [Intentionally omitted] 
  
 (g) Tenant may elect to hire its own cleaning and janitorial service, upon not less than thirty (30) days notice to Landlord. If Tenant makes such an
election, Tenant shall receive a reduction in Base Rent equal to the cost that Landlord actually incurred in the Base Year in providing such janitorial service. 
  

(h) Landlord shall provide commercially reasonable levels of security service for the Project, the cost of which shall be included in Operating
Expenses. 
  
 (i) Landlord shall cause the Building’s windows
to be washed, inside and out, as often as commercially reasonable, but in all events no less frequently than twice per calendar year; the cost of such window washing shall be included in Operating Expenses. 
  

 -12- 

	15.	ASSIGNMENT AND SUBLETTING 

  
 (a) Tenant shall not, without the prior written consent of Landlord, which shall not be unreasonably withheld or delayed as provided in this Section 15:
(a) assign, mortgage, pledge, encumber or otherwise transfer this Lease, the term or estate hereby granted, or any interest hereunder; (b) permit the Premises or any part thereof to be utilized by anyone other than Tenant (whether as concessionaire,
franchisee, licensee, permittee or otherwise); or (c) except as hereinafter provided, sublet or offer or advertise for subletting the Premises or any part thereof. Any assignment, mortgage, pledge, encumbrance, transfer or sublease without
Landlord’s consent shall be voidable and, at Landlord’s election, shall constitute a default. 
  
 Notwithstanding the foregoing and Subsections (b) and (c) below, Tenant may assign this Lease or sublet the Premises or a portion thereof, without Landlord’s consent, but with prior written notice, to any
corporation, partnership, individual or other entity which controls, is controlled by or is under common control with Tenant; or to any corporation, partnership, individual or other entity, resulting from the merger or consolidation with Tenant; or
to any person or entity which acquires all of the assets of Tenant’s business going concern, provided that (i) the assignee or subtenant assumes, in full, the obligations of Tenant under this Lease (or, in the case of a sublease, the
non-monetary obligations relevant to the portion of the Premises being subleased), (ii) Tenant remains fully liable under this Lease, (iii) the use of the Lease by such transferee conforms with the requirements of this Lease, and (iv) if Tenant is
no longer a viable operating business, the proposed transferee shall have a net worth which is comparable to that of Tenant as of the Lease Date. Provided that Tenant is a corporation, and (i) the stock of Tenant is traded on a national exchange,
the transfer of stock in Tenant shall not be considered an assignment, sublease or transfer under the Lease, or (ii) the stock of Tenant is not traded on a national exchange, the collective transfer of fifty percent (50.00%) or less of such stock
shall not be considered an assignment, sublease or transfer under this Lease. 
  
 (b) If at any time or from time to time during the Term of this Lease, Tenant desires to assign this Lease with respect to, or to sublet, all or any part of the Premises, then at least twenty (20) days prior to the
date when Tenant desires the assignment or subletting to be effective (the “Transfer Date”), Tenant shall give Landlord a notice (the “Transfer Notice”) which shall set forth the name, address and business of the
proposed assignee or subtenant, information (including financial statements and references) concerning the character of the proposed assignee or subtenant, in the case of a proposed sublease, a detailed description of the space proposed to be
sublet, which must be a single, self-contained unit (the “Space”), any rights of the proposed assignee or subtenant to use Tenant’s improvements and the like, the Transfer Date, and the fixed rent and/or other consideration and
all other material terms and conditions of the proposed assignment or subletting, all in such detail as Landlord may reasonably require, if Landlord promptly (not later than ten (10) business days after receipt of the Transfer Notice) requests
additional detail, the Transfer Notice shall not be deemed to have been received until Landlord receives such additional detail. If this Lease or any interest in this Lease is sold, assigned or transferred by Tenant, or Tenant subleases any part of
the Premises, without Landlord’s consent, Landlord may, cumulative of any other right or remedy available to Landlord, elect to terminate this Lease (as it affects the portion of the Premises sought to be sublet or assigned) as of the effective
date of the proposed transfer. Landlord’s acceptance of any name for listing on the Building directory will not be deemed, not will it substitute for, Landlord’s consent, as required by this Lease, to any sublease, assignment or other
occupancy of the Premises. 
  
 (c) Landlord shall be permitted to
consider any reasonable factor in determining whether or not to withhold its consent to a proposed assignment or sublease and Landlord shall make such determination within twenty (20) days following Landlord’s receipt of the Transfer Notice.
The failure of Landlord to deliver written notice of such determination within such time period shall be deemed Landlord’s disapproval thereof. Without limiting the other instances in which it may be reasonable for Landlord to withhold its
consent to an assignment or sublease, it shall be reasonable for Landlord to withhold its consent if Landlord establishes that any of the following conditions are not satisfied: 
  
 (1) The proposed use by the transferee shall (i) comply with Tenant’s permitted use, (ii) not
materially increase the likelihood of damage or destruction, (iii) not materially increase the density of occupancy of the Premises or increase the amount of pedestrian and other traffic through the Building beyond the limits for which the Building
was designed, (iv) not be likely to cause an increase in insurance premiums for insurance policies applicable to the Building, unless paid for by Tenant or the transferee, (v) not require new tenant improvements incompatible with then-existing
Building systems and components, unless paid for by Tenant or the transferee, (vi) unless paid by Tenant or the transferee, not require Landlord to make material modifications to the Building outside of the Premises (in order, for example, to comply
with laws such as the ADA), and (viii) not otherwise have or cause a material adverse impact on the Premises, the Building, the Project, or Landlord’s interest therein 
  
 (2) The proposed transferee shall not be a foreign government entity, 
  
 (3) Any ground lessor or mortgagee whose consent to such
transfer is required fails to consent thereto, notwithstanding Landlord’s good faith and diligent efforts to obtain such consent. 
  
 (d) Provided Landlord has consented to such assignment or subletting, Tenant shall be entitled to enter into such assignment or sublease with the third
party identified in the Transfer Notice subject to the following conditions: 
  
 (1) At the time of the transfer, no event of monetary default or monetary material default under this Lease (following the giving of notice and passage of the applicable cure period under Section 24) shall have
occurred and be continuing; 
  

 -13- 

 (2) The assignment or sublease shall be on the same terms substantially set forth in the
Transfer Notice given to Landlord; 
  
 (3) No
assignment or sublease shall be valid and no assignee or sublessee shall take possession until an executed counterpart of the assignment or sublease has been delivered to Landlord; 
  
 (4) No assignee or sublessee shall have a right further to assign or sublet without Landlord’s consent
thereto in each instance, which consent in the case of a future assignment should not be unreasonably withheld or delayed; 
  
 (5) Any assignee shall have assumed in writing the obligations of Tenant under this Lease; 
  
 (6) Any subtenant shall have agreed in writing to comply
with all applicable terms and conditions of this Lease with respect to the Space; 
  
 (7) In the event Tenant sublets the entire Premises or any part thereof, and where the Landlord’s consent is otherwise required,
Tenant shall deliver to Landlord fifty percent (50.00%) of any excess rent within thirty (30) days of Tenant’s receipt thereof pursuant to such subletting. As used herein, “excess rent” shall mean any sums or economic
consideration per square foot of the Premises received by Tenant pursuant to such subletting in excess of the amount of the rent per square foot of the Premises payable by Tenant under this Lease applicable to the part or parts of the Premises so
sublet; provided, however, that no excess payment shall be payable until Tenant shall have recovered therefrom all of the costs incurred by Tenant for brokerage commissions, tenant improvement work approved by Landlord, reasonable rent concessions,
reasonable attorneys fees, and reasonable marketing fees, in conjunction with such sublease; and 
  
 (8) In the event Tenant assigns this Lease, and where the Landlord’s consent is otherwise required, Tenant shall deliver to Landlord
fifty percent (50.00%) of any excess payment within thirty (30) days of Tenant’s receipt thereof pursuant to such assignment. As used herein, “excess payment” shall mean the amount of payment received for such assignment of
this Lease in excess of the rent payable by Tenant under this Lease; provided, however, that no excess payment shall be payable until Tenant shall have recovered therefrom all of the costs incurred by Tenant for brokerage commissions, tenant
improvement work approved by Landlord, rent concessions, reasonable attorneys fees, and reasonable marketing fees, in conjunction with such assignment. 
  
 (e) No subletting or assignment shall release Tenant of Tenant’s obligations under this Lease or alter the liability of Tenant to pay the rent and to
perform all other obligations to be performed by Tenant hereunder. The acceptance of rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to one assignment or subletting shall not be
deemed consent to any subsequent assignment or subletting. In the event of default by an assignee or subtenant of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without
the necessity of exhausting remedies against such assignee, subtenant or successor. Landlord may consent to subsequent assignments of the Lease or sublettings or amendments or modifications to the Lease with assignees of Tenant, after notifying
Tenant, or any successor of Tenant, and after obtaining its or their consent thereto and any such actions shall not relieve Tenant of liability under this Lease. 
  
 (f) If Tenant assigns the Lease or sublets the Premises or requests the consent of Landlord to any assignment or subletting,
then Tenant shall, upon demand, pay Landlord an administrative fee not to exceed Five Hundred and No/100ths Dollars ($500.00). 
  
 (g) Tenant may require, as part of its Transfer Notice, that a transferee receive a recognition agreement (the “Recognition Agreement”)
from Landlord which provides that in the event this Lease is terminated, Landlord shall recognize the transferee (and such transferee shall be bound to and recognize Landlord), provided that Landlord shall only execute a Recognition Agreement with
such transferee, under the following conditions (which conditions must be reflected in the Recognition Agreement): (i) such transfer is made upon the same terms and conditions set forth in this Lease, subject to equitable modifications based on the
number of rentable square feet contained in the Space; provided, however, the economic terms of such transfer may be more favorable to Landlord than those set forth in this Lease, (ii) the Space contains only full floors in the Building, (iii) all
Space is contiguous, (iv) the transferee is, as of the date this Lease is terminated, a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under the subject transfer (it being agreed that it
would be reasonable for Landlord to deny a Recognition Agreement to any transferee whose net worth is less than the product of $20,000,000 times the number of floors the transferee is leasing, but such specific minimum net worth requirement shall
not, however, be imposed on transferees not requesting a Recognition Agreement), (v) Landlord shall not be liable for any act or omission of Tenant, (vi) Landlord shall not be subject to any offsets or defenses which the transferee might have as to
Tenant or to any claims for damages against Tenant, (vii) Landlord shall not be required or obligated to credit the transferee with any rent or additional rent paid by the transferee to Tenant, (viii) Landlord shall not be bound by any terms or
conditions of the transfer which are inconsistent with the terms and conditions of this Lease, (ix) Landlord shall be responsible for performance of only those covenants and obligations of Tenant pursuant to the transfer accruing after the
termination of this Lease, (x) the transferee shall make full and complete attornment to Landlord, as lessor, pursuant to a written agreement executed by Landlord and the transferee, so as to establish direct privity of contract between Landlord and
the transferee with the same force and effect as though the transfer was originally made directly between Landlord and the transferee, (xi) the transferee benefiting from the Recognition Agreement must agree to sign a commercially reasonable
subordination, non-disturbance and attornment agreement (“SNDA”) in favor of any Superior Lienor (as defined in Section 31(d) below), which SNDA shall require the transferee to be bound to recognize the Superior Lienor and any
successor thereto, and (xii) Tenant shall remain fully liable under this Lease, as provided in Sections 15(a)(ii) and 15(e) above. 

  

 -14- 

 
Upon Landlord’s written request given any time after the termination of this Lease, the transferee shall execute a lease for the space subject to the
applicable transfer upon the same terms and conditions as set forth in the Recognition Agreement. Tenant agrees that Landlord may consider, in exercising its reasonable discretion under Section 15(a) above whether or not to consent to a given
transfer, the Tenant’s request for a Recognition Agreement under this Section 15(g). If it is reasonable do so, Landlord may reject the transfer on the grounds that the proposed transferee does not have sufficient creditworthiness to be
entitled to a Recognition Agreement, in which event Tenant shall have the right to amend its Transfer Notice to delete the request for a Recognition Agreement. 
  

(h) Notwithstanding anything to the contrary in this Lease, Tenant shall not be deemed to have waived any of its rights under California Civil Code
Section 1995.310. 
  
 (i) Tenant may allow any person or company
which is a client or customer of Tenant or which is providing service to Tenant or one of Tenant’s clients to occupy certain portions of the Premises (not to exceed, at any one time, a total of 20,000 rentable square feet), without such
occupancy being deemed an assignment or subleasing as long as no new demising walls are constructed to accomplish such occupancy and as long as such relationship was not created as a subterfuge to avoid the obligations set forth in this Section 15.

  

	16.	INDEMNITY 

  
 (a) Subject to the provisions of Section 18(e) below and to the extent not funded and paid to Landlord by any insurance maintained by Tenant, Tenant shall
indemnify, defend and hold harmless Landlord against and from any and all claims, damages, liabilities, and expenses (including reasonable attorneys’ fees) to the extent arising from Tenant’s use of the Premises for the conduct of its
business or from any activity, work or other thing done, permitted or suffered by the Tenant in or about the Building, and shall further indemnify, defend and hold harmless Landlord against and from any and all claims to the extent arising from any
breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, or from any act or negligence of the Tenant, or any officer, agent, employee, guest or invitee of Tenant, and from all and
against all reasonable cost, attorney’s fees, expenses and liabilities incurred in or about any such claim or any action or proceeding brought thereon, and, if any case, action or proceeding be brought against Landlord by reason of any such
claim, Tenant upon notice from Landlord shall defend the same at Tenant’s expense by counsel selected by Tenant and approved in writing by Landlord such approval not to be unreasonably withheld or delayed. Notwithstanding the preceding
sentence, such indemnification by Tenant and such assumption and waiver of claims shall not include damage or injury to the extent caused by the negligence or willful misconduct of Landlord, its agents, employees or contractors or which is covered
by insurance carried by Landlord or required to be carried by Landlord under this Lease. Subject to Section 18(e) below and to the extent not funded and paid to Tenant by any insurance maintained by Landlord or Tenant, Landlord shall indemnify,
defend and hold harmless Tenant against and from any and all claims, damages, liabilities, and expenses (including reasonable attorneys’ fees) to the extent arising from any breach or default in the performance of any obligation on
Landlord’s part to be performed under the terms of this Lease, or from any act or negligence of Landlord, or any officer, agent, employee, guest or invitee of Landlord, and from and against all reasonable costs, attorneys’ fees, expenses
and liabilities incurred in or about any such claim or any action or proceeding brought thereon, and, if any case, action or proceeding be brought against Tenant by reason of any such claim, Landlord upon notice from Tenant, shall defend same at
Landlord’s expense by counsel selected by Landlord and approved in writing by Tenant, such approval not to be unreasonably withheld or delayed. Notwithstanding any other provision of this Lease to the contrary, Landlord shall not be responsible
for any damages relating to Tenant’s loss of business resulting from an event requiring indemnification pursuant to this Section. 
  
 (b) Neither Landlord nor any of its Affiliates shall be liable for and there shall be no abatement of rent for (i) any damage to Tenant’s property
stored with Affiliates of Landlord, (ii) loss of or damage to any property by theft or any other wrongful or illegal act, or (iii) any injury or damage to persons or property resulting from fire, explosion, wind, earthquake, falling plaster, steam,
gas, electricity, flood, water or rain which may leak from any part of the Building or the Project or from the pipes, appliances, appurtenances or plumbing works therein or from the roof, street or sub-surface or from any other place or resulting
from dampness or any other cause whatsoever or from the acts or omissions of other tenants, occupants or other visitors to the Building or the Project or from any other cause whatsoever, or (iv) any diminution or shutting off of light, air or view
by any structure which may be erected on lands adjacent to the Building, whether within or outside of the Property. Tenant and Landlord agree that in no case shall the other ever be responsible or liable on any theory for any injury to such other
party’s business, loss of profits, loss of income or any other form of consequential damage. Tenant shall give prompt notice to Landlord in the event of (a) the occurrence of a fire or accident in the Premises or in the Building, or (b) the
discovery of any defect therein or in the fixtures or equipment thereof. 
  

	17.	DAMAGE TO PREMISES OR BUILDING 

  
 All injury to the Premises or the Building caused by moving the property of Tenant or its employees, agents, guests or invitees into, in or out of the Building and all
breakage done by Tenant or the agents, servants, employees, and visitors of Tenant shall be repaired as determined by the Landlord at the expense of the Tenant (except to the extent paid by insurance carried by, or required to be carried by
Landlord). 
  

	18.	TENANT’S INSURANCE 

  
 (a) All insurance required to be carried by Tenant hereunder shall be issued by responsible insurance companies which are rated by Best Insurance Reports
as A-VI1 or better and reasonably acceptable to Landlord and Landlord’s lender and licensed or authorized to do business in the State of California. Each policy shall include Landlord, and at Landlord’s request any mortgagee of Landlord,
as an additional insured (but only as to the liability 

  

 -15- 

 
policy carried by Tenant), as their respective interests may appear. Each policy shall contain (i) a separation of insureds condition, (ii) a provision that
such policy and the coverage evidenced thereby shall, as to any loss resulting from Tenant’s negligent acts, be primary and non-contributing with respect to any policies carried by Landlord and that any coverage carried by Landlord shall be
excess insurance for Landlord’s interest only, and (iii) a waiver by the insurer of any right of subrogation against Landlord, its agents, employees and representatives, which arises or might arise by reason of any payment under such policy or
by reason of any act or omission of Landlord, its agents, employees or representatives (but only as to the property policy). A copy of each certificate of the insurer evidencing the existence and amount of each insurance policy required hereunder
shall be delivered to Landlord before the date Tenant is given possession of the Premises, and annually thereafter, within thirty (30) days after any demand by Landlord therefor. No such policy shall be cancelable, materially changed or reduced in
coverage except after endeavoring to provide thirty (30) days’ written notice to Landlord (and not less than ten (10) days, in the case of nonpayment of premiums). Tenant agrees that if Tenant does not take out and maintain such insurance
following a written notice from Landlord and passage of the applicable cure period under Section 24, Landlord may (but shall not be required to) procure said insurance on Tenant’s behalf and charge the Tenant the premiums, which shall be
payable upon demand. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by the Tenant, provided such blanket policies expressly afford coverage to the Premises, Landlord, Landlord’s mortgagee
and Tenant as required by this Lease. 
  
 (b) Beginning on the
date Tenant is given access to the Premises for any purpose and continuing until expiration of the term of this Lease, Tenant shall procure, pay for and maintain in effect policies of property insurance covering (i) any alterations, additions or
improvements as may be made and funded by Tenant pursuant to the provisions of Section 10 hereof, and (ii) trade fixtures, merchandise and other personal property from time to time, in, on or about the Premises, in an amount not less than one
hundred percent (100%) of their actual replacement cost from time to time, providing protection against all risks of physical loss or damage. Upon termination of this Lease following a casualty as set forth herein, the proceeds shall be paid to
Tenant. 
  
 (c) Beginning on the date Tenant is given access to
the Premises for any purpose and continuing until expiration of the Term of the Lease, Tenant shall procure, pay for and maintain in effect workers’ compensation and employer’s liability insurance. In addition, Tenant shall carry
commercial general liability insurance including coverage for personal injury and contractual liability with not less than Two Million and No/100ths Dollars ($2,000,000.00) per occurrence combined single limit, and a Five Million and No/100ths
Dollars ($5,000,000.00) aggregate limit, for bodily injury, personal injury or property damage liability. 
  
 (d) [Intentionally omitted] 
  
 (e) 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 of its property or the property of others under its control, to the extent that such loss or damage is insured against and payment is made under any “all risk” or “special
form” insurance policy which either may have in force at the time of the loss or damage. Tenant and Landlord shall, upon obtaining the policies of insurance required under this Lease, give notice to its insurance carrier or carriers that the
foregoing mutual waiver of subrogation as contained in this Lease. 
  
 (f) During the term of this Lease, Landlord shall maintain the following policies of insurance with insurers of recognized responsibility, licensed to do business in the State of California, rated by Best Insurance Reports as A-: VII or
better: (i) commercial general liability of Two Million and No/100ths Dollars ($2,000,000.00) per occurrence combined single limit, and Five Million and No/100ths Dollars ($5,000,000.00) aggregate limit, for bodily injury, personal injury and
property damage liability, (ii) workers’ compensation insurance, in accordance with applicable law, and employee’s liability insurance and bodily injury by accident of One Million and No/100ths Dollars ($1,000,000.00) per accident, and
bodily injury by disease One Million and No/100ths Dollars ($1,000,000.00) policy limit, and (iii) property liability insurance, on “all risk” or “special form” basis, insuring the Building for the full replacement costs thereof.
Landlord shall be responsible for insuring the Tenant Improvements funded and installed by Landlord pursuant to the provisions of the Lease Improvement Agreement. 
  
 (g) Provided that Tenant complies with the provisions of Section 18(a), Tenant shall have the right to self-insure the
requirements of this Section 18, provided Tenant, along with any corporate parent, subsidiary or affiliate thereof, maintains a minimum net worth of $400 million as shown in the latest annual financial report for Tenant. Tenant shall provide
Landlord with thirty (30) days prior written notice of such election to self- insure. 
  

	19.	AD VALOREM TAXES 

  
 Tenant shall pay, or cause to be paid, before delinquency, any and all taxes levied or assessed and which become payable during the term hereof upon all Tenant’s leasehold improvements (if not part of the
improvements constructed pursuant to the Leasehold Improvement Agreement), equipment, furniture, fixtures, and personal property located in the Premises, except that which has been paid for by Landlord and is the standard of the Building. In the
event any or all of the Tenant’s leasehold improvements (if not part of the improvements constructed pursuant to the Leasehold Improvement Agreement), equipment, furniture, fixtures, and personal property shall be assessed and taxed with the
Building, Tenant shall pay to Landlord its share of such taxes within thirty (30) days after delivery to Tenant by Landlord of a statement in writing setting forth the amount of such taxes applicable to Tenant’s property with supporting
documentation. 
  

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	20.	WAIVER 

  
 No delay or omission in the exercise of any right or remedy of Landlord or Tenant on any default by Tenant or Landlord shall impair such a right or remedy or be construed as a waiver. The subsequent acceptance of Rent
by Landlord after breach by Tenant of any covenant or term of this Lease shall not be deemed a waiver of such breach, other than a waiver of timely payment for the particular Rent involved, and shall not prevent Landlord from maintaining an unlawful
detainer or other action based on such breach. No act or conduct of Landlord, including without limitation the acceptance of the keys to the Premises, shall constitute an acceptance of the surrender of the Premises by Tenant before the expiration of
the term. Prior to the scheduled expiration of the term of the Lease, only a notice from Landlord to Tenant shall constitute acceptance of the surrender of the Premises and accomplish an early termination of this Lease. Landlord’s consent to or
approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. Any waiver by Landlord or Tenant of any default
must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Lease. The review, approval, or inspection by Landlord of any item to be reviewed, approved, or inspected by Landlord under the
terms of this Lease shall not constitute the assumption of any responsibility by Landlord for the accuracy or sufficiency of any such item or the quality or suitability of such item for its intended use. 
  

	21.	ENTRY BY LANDLORD 

  
 Landlord reserves, and shall at any and all reasonable times with reasonable notice have the right to enter the Premises to inspect the same, to supply any service to be provided by Landlord to Tenant hereunder, to
show the Premises to prospective purchasers or tenants (with regard to prospective tenants, such entrance shall not occur earlier than one hundred eighty (180) days prior to the expiration of the Term), to post notices of non-responsibility, and to
maintain and repair the Premises and any portion of the Building that Landlord may deem necessary or desirable, without abatement of Rent, and may for that purpose erect scaffolding and other necessary structures, where reasonably required by the
character of the work to be performed, always providing that the entrance to the Premises shall not be blocked thereby and further providing that the business of the Tenant shall not be interfered with unreasonably. For each of the aforesaid
purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, safes, files, and other areas designated as secure by Tenant, and Landlord shall have
the right to use any and all means which Landlord may deem proper to open said doors in the event of an emergency (as determined by Landlord or its employees or representatives acting in good faith), in order to obtain entry to the Premises without
liability to Landlord. Any entry to the Premises obtained by Landlord by any of said means or otherwise shall not under any circumstances be construed or be deemed to be a forcible or unlawful entry into, or a detainer of the Premises, or an
eviction of Tenant from the Premises or any portion thereof. 
  

	22.	CASUALTY DAMAGE 

  
 (a) During the Term hereof, if the Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give prompt written notice
thereof to Landlord. In case the Building shall be so damaged by fire or other casualty that substantial alteration or reconstruction of the Building shall be required (whether or not the Premises shall have been damaged by such fire or other
casualty), (i) if such damage cannot be repaired within two hundred seventy (270) days thereafter, as reasonably determined by Landlord, (ii) if any mortgagee under a mortgage or deed of trust covering the Building requires that the insurance
proceeds payable as a result of said fire or other casualty be used to retire or reduce such mortgage debt, or (iii) if such damage is not covered by insurance carried by Landlord or required to be carried by Landlord under this Lease, Landlord may,
at its option, terminate this Lease and the term and estate hereby granted by notifying Tenant in writing of such termination within fifty (50) days after the date of such damage, in which event the Rent shall be abated as of the date of such
damage. If Landlord elects to repair the Premises and/or the Building, Landlord shall within sixty (60) days after the date of such damage commence to repair and restore the Building and shall proceed with reasonable diligence to restore the
Building (except that Landlord shall not be responsible for delays outside its control) to substantially the same condition in which it was immediately prior to the happening of the casualty, except that Landlord shall not be required to rebuild,
repair or replace any part of Tenant’s furniture and furnishings or fixtures and equipment removable by Tenant under the provisions of this Lease, but such work shall not exceed the scope of the work done by Landlord in originally constructing
the Building. Tenant shall not be entitled to any compensation or damages from Landlord, and Landlord shall not be liable, for any loss of the use of the whole or any part of the Premises, the Building, Tenant’s personal property, or any
inconvenience or annoyance occasioned by such loss of use, damage, repair, reconstruction or restoration, except that, Landlord shall allow Tenant a diminution of Rent during the time and to the extent the Premises are unfit or unavailable for
occupancy. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or to the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. Tenant hereby specifically
waives any and all rights it may have under any law, statute, ordinance or regulation to terminate the Lease by reason of casualty or damage to the Premises or Building, and the parties hereto specifically agree that the Lease shall not
automatically terminate by law upon destruction of the Premises. Except as otherwise provided in this Section 22, Tenant hereby waives the provisions of Sections 1932(2), 1933(4), 1941 and 1942 of the California Civil Code. 
  
 (b) In the event that Landlord elects to repair any damage to the Premises
and/or Building (if such damage prevents Tenant from using the Premises pursuant to this Lease), Landlord shall deliver written notice to Tenant indicating Landlord’s good faith estimate of the number of days required to repair such damage
within fifty (50) days following the date of such damage. If Landlord’s estimate is in excess of two hundred seventy (270) days, for a period of thirty (30) days following receipt of such notice, Tenant shall have the right, by delivery of
written notice to Landlord, to terminate this Lease, which termination shall be effective upon delivery of such notice to 

  

 -17- 

 
Tenant by Landlord. The failure of Tenant to provide such written notice within such time period, shall be deemed a waiver of Tenant’s right to
terminate this Lease pursuant to the preceding sentence. 
  

	23.	CONDEMNATION 

  
 (a) If the whole of the Building or Premises should be condemned, this Lease shall terminate as of the date when physical possession of the Building or
the Premises is taken by the condemning authority. If less than substantially the whole of the Building or the Premises is thus taken or sold, this Lease shall be unaffected by such taking, provided that (i) Tenant shall have the right to terminate
this Lease by written notice to Landlord given within ninety (90) days after the date of such taking if twenty percent (20%) or more of the Premises is taken and the remaining area of the Premises is not reasonably sufficient for Tenant to continue
operation of its business, and (ii) Landlord (whether or not the Premises are affected thereby) may terminate this Lease by giving written notice thereof to Tenant within sixty (60) days after the date of such taking, in which event this Lease shall
terminate as of the date when physical possession of such portion of the Building or Premises is taken by the condemning authority. If, upon any such condemnation of less than substantially the whole of the Building or the Premises, this Lease shall
not be thus terminated, the Rent payable hereunder shall be diminished by an amount representing that part of the Rent as shall properly be allocable to the portion of the Premises which was so condemned, and Landlord shall, at Landlord’s sole
expense, restore and reconstruct the remainder of the Building and the Premises to substantially their former condition to the extent that the same, in Landlord’s reasonable judgment, may be feasible, but such work shall not exceed the scope of
the work done in originally constructing the Building, nor shall Landlord in any event be required to spend for such work an amount in excess of the amount received by Landlord as compensation awarded upon a taking of any part or all of the Building
or the Premises. Subject to the rights of any mortgagee under a mortgage or deed of trust covering the Building, Landlord shall be entitled to and shall receive the total amount of any award made with respect to condemnation of the Premises or
Building, regardless of whether the award is based on a single award or a separate award as between the respective parties, and to the extent that any such award or awards shall be made to Tenant or to any person claiming through or under Tenant,
Tenant hereby irrevocably assigns to Landlord all of its rights, title and interest in and to any such awards. No portion of any such award or awards shall be allocated to or paid to Tenant for any so-called bonus or excess value of this Lease by
reason of the relationship between the rental payable under this Lease and what may at the time be a fair market rental for the Premises, nor for Tenant’s unamortized costs of leasehold improvements. The foregoing notwithstanding, and if Tenant
be not in default for any reason, Landlord shall turn over to Tenant, promptly after receipt thereof by Landlord, that portion of any such award received by Landlord hereunder which is attributable to Tenant’s fixtures and equipment which are
condemned as part of the property taken but which Tenant would otherwise be entitled to remove, and the appraisal of the condemning authority with respect to the amount of any such award allocable to such items shall be conclusive. The foregoing
shall not, however, be deemed to restrict Tenant’s right to pursue a separate award specifically for its relocation expenses or the taking of Tenant’s personal property or trade fixtures so long as such separate award does not diminish any
award otherwise due Landlord as a result of such condemnation or taking. Tenant hereby specifically waives any and all rights it may have under any law, statute, ordinance or regulation (including, without limitation, Sections 1265.120 and 1265.130
of the California Code of Civil Procedure), to terminate or petition to terminate this Lease upon partial condemnation of the Premises or Building, and the parties hereto specifically agree that this Lease shall not automatically terminate upon
condemnation. 
  
 (b) Landlord may, without any obligation or
liability to Tenant and without affecting the validity and existence of this Lease other than as hereafter expressly provided, agree to sell and/or convey to the condemnor the Premises or portion thereof sought by the condemnor, without first
requiring that any action or proceeding be instituted, or if such action or proceeding shall have been instituted, without first requiring any trial or hearing thereof (and Landlord is expressly empowered to stipulate to judgment therein), free from
this Lease and the rights of Tenant hereunder. 
  
 (c) If all or
any portion of the Premises is condemned or otherwise taken for a period (i) of less than one hundred twenty (120) days, this Lease shall remain in full force and effect and Tenant shall continue to perform all terms and covenants of this Lease;
provided, however, Rent shall abate during such limited period in proportion to the portion of the Premises that is rendered unusable as a result of such condemnation or other taking, or (ii) of one hundred twenty (120) days or more, Tenant shall
have the right to terminate this Lease by providing written notice of such election within thirty (30) days of such condemnation, in which case Rent shall be abated as of the date of such condemnation. 
  
 (d) The words “condemnation” or “condemned”
as used herein shall mean the taking for any public or quasi-public use under any governmental law, ordinance, or regulation, or the exercise of, or the intent to exercise, the power of eminent domain, expressed in writing, as well as the filing of
any action or proceeding for such purpose, by any person, entity, body, agency, or authority having the right or power of eminent domain, and shall include a voluntary sale by Landlord to any such person, entity, body agency or authority, either
under threat of condemnation expressed in writing or while condemnation proceedings are pending, and shall occur in point of time upon the actual physical taking of possession pursuant to the exercise of said power of eminent domain. 
  

	24.	TENANT’S DEFAULT 

  
 The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant: 
  
 (a) The abandonment of the Premises by Tenant (failure to occupy and operate
the Premises for ten (10) days or more shall be deemed an abandonment), unless Tenant continues to pay all Rent and other expenses as and when due. 
  

 -18- 

 (b) The failure by Tenant to make any payment of Rent or any other payment required to be made by Tenant
hereunder as and when due, which such failure shall continue for a period of five business days following Tenant’s receipt of written demand from Landlord. 
  

(c) Tenant’s failure to observe or perform any of the covenants, conditions, or provisions of this Lease to be observed or performed by Tenant,
other than as described in subparagraph (b) above, where such failure shall continue for a period of fifteen (15) days after written notice thereof by Landlord to Tenant; provided, however, that if the nature of Tenant’s default is such that
more than fifteen (15) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said fifteen (15) day period and thereafter diligently prosecutes such cure to completion;
provided that such cure shall not be in excess of ninety (90) days. 
  
 (d) The making by Tenant of any general assignment or general arrangement for the benefit of creditors, or the appointment of a trustee or a receiver to take possession of substantially all of Tenant’s assets located at the Premises or
of Tenant’s interest in this Lease, where possession is not restored to Tenant within sixty (60) days, or the attachment, execution, or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease, where such seizure is not discharged in sixty (60) days. 
  
 (e) The filing of any voluntary petition in bankruptcy by Tenant, or the filing of any involuntary petition by Tenant’s creditors, which involuntary petition remains undischarged for a period of sixty (60) days.
In the event that under applicable law the trustee in bankruptcy or Tenant has the right to affirm this Lease and perform the obligations of Tenant hereunder, such trustee or Tenant shall, in such time period as may be permitted by the bankruptcy
court having jurisdiction, cure all defaults of Tenant hereunder outstanding as of the date of the affirmance of this Lease, and provide to Landlord such adequate assurances as may be necessary to ensure Landlord of the continued performance of
Tenant’s obligation under this Lease. 
  
 (f) Without the
prior written consent of Landlord, which shall not be unreasonably withheld or delayed, selling, leasing, assigning, encumbering, hypothecating, transferring, or otherwise disposing of all or substantially all of the Tenant’s assets.

  
 (g) If Tenant is a partnership or consists of more than one
(1) person or entity, if any partner of the partnership or other person or entity is involved in any of the acts or events described in Sections (d) or (e) above. 
  

	25.	REMEDIES FOR TENANT’S DEFAULT 

  
 In the event of Tenant’s default, Landlord may: 
  
 (a) Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately
surrender possession of the Premises to Landlord. In such event, Landlord shall be entitled to recover from Tenant: 
  
 (1) the worth at the time of the award of any unpaid rent which had been earned at the time of such termination; plus 
  
 (2) the worth at the time of the award of the amount by
which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss which Tenant proves could have been reasonably avoided; plus 
  
 (3) the worth at the time of the award of the amount by
which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss which Tenant proves could be reasonably avoided; plus 
  
 (4) any other amount necessary to compensate Landlord for all the detriment proximately caused by
Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom (including, without limitation, the cost of recovering possession of the Premises, expenses of reletting
including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and real estate commissions actually paid and that portion of the leasing commission paid by Landlord and applicable to the unexpired portion of this
Lease); plus 
  
 (5) such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time by applicable California law. 
  
 As used in Subsections (1) and (2) above, the “worth at the time of the award” shall be computed by allowing interest at the lesser often percent (10%) per annum, or the maximum rate permitted by law
per annum. As used in Subsection (3) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).

  
 (b) Continue this Lease in full force and effect, and the
Lease will continue in effect, as long as Landlord does not terminate Tenant’s right to possession, and Landlord shall have the right to collect Rent when due consistent with California Civil Code Section 1951.4. During the period Tenant is in
default, Landlord may enter the Premises and relet them, or any part of them, to third parties for Tenant’s account. Tenant shall be liable immediately to Landlord for all costs Landlord reasonably incurs in reletting the Premises, including,
without limitation, brokers’ commissions, expenses of remodeling the Premises required by the reletting, and like costs. Reletting can be for a period shorter or longer than the remaining term of this Lease. Tenant shall pay to Landlord 

  

 -19- 

 
the Rent due under this Lease on the dates the Rent is due, less the rent Landlord receives from any reletting. In no event shall Tenant be entitled to any
excess rent received by Landlord. No act by Landlord allowed by this paragraph shall terminate this Lease unless Landlord notifies Tenant in writing that Landlord elects to terminate this Lease. After Tenant’s default and for as long as
Landlord does not terminate Tenant’s right to possession of the Premises, if Tenant obtains Landlord’s consent, Tenant shall have the right to assign or sublet its interest in this Lease, but Tenant shall not be released from liability.

  
 (c) Cause a receiver to be appointed to collect Rent. Neither
the filing of a petition for the appointment of a receiver nor the appointment itself shall constitute an election by Landlord to terminate the Lease. 
  
 (d) Cure the default at Tenant’s cost. If Landlord at any time, by reason of Tenant’s default, reasonably pays any sum or does any act that
requires the payment of any sum, the sum paid by Landlord shall be due immediately from Tenant to Landlord at the time the sum is paid, and if paid at a later date shall bear interest at the lesser of ten percent (10%) per annum, or the maximum rate
an individual is permitted by law to charge from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant. The sum, together with interest on it, shall be additional Rent. 
  
 The foregoing remedies are not exclusive; they are cumulative, in addition to any remedies
now or later allowed by law, to any equitable remedies Landlord may have, and to any remedies Landlord may have under bankruptcy laws or laws affecting creditors’ rights generally. The waiver by Landlord of any breach of any term, covenant or
condition of this Lease shall not be deemed a waiver of such term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition. Acceptance of Rent by Landlord subsequent to any breach hereof shall not be
deemed a waiver of any proceeding breach other than a failure to pay the particular Rent so accepted, regardless of Landlord’s knowledge of any breach at the time of such acceptance of Rent. Landlord shall not be deemed to have waived any term,
covenant or condition unless Landlord gives Tenant written notice of such waiver. 
  

	26.	SURRENDER OF PREMISES 

  
 On expiration of this Lease or within five (5) days after the earlier termination of the Term, Tenant shall surrender to Landlord the Premises in good condition (except
for ordinary wear and tear, repair and maintenance which is the obligation of Landlord, and destruction to the Premises covered by Section 22). Tenant shall remove all its personal property within the above-stated time. Tenant shall perform all
restoration made necessary by the removal of any alterations or Tenant’s personal property within the time periods stated in this paragraph. 
  
 Landlord may elect to retain or dispose of in any manner any alterations or any of Tenant’s personal property that Tenant does not remove from the Premises on
expiration or termination of the term as allowed or required by this Lease by giving at least ten (10) days’ notice to Tenant. Title to any such alterations or any of Tenant’s personal property that Landlord elects to retain or dispose of
on expiration of the ten (10)-day period shall vest in Landlord. Tenant waives all claims against Landlord for any damage to Tenant resulting from Landlord’s retention or disposition of any such alterations or any of Tenant’s personal
property. Tenant shall be liable to Landlord for Landlord’s costs for storing, removing, and disposing of any alterations or any of Tenant’s personal property. If Tenant fails to surrender the Premises to Landlord on expiration or five (5)
days after termination of the term as required by this paragraph, Tenant shall indemnify and hold Landlord harmless from all claims, liability and damages resulting from Tenant’s failure to surrender the Premises, including, without limitation,
claims made by a succeeding tenant resulting from Tenant’s failure to surrender the Premises. 
  

	27.	SUBSTITUTION 

  
 Intentionally Deleted. 
  

	28.	PARKING 

  
 Tenant shall have the right to park in the Project’s parking facilities in common with other tenants of the Building and or Project upon terms and conditions as may from time to time be established by Landlord.
In this regard, during the Term of the Lease, Tenant shall be entitled to the nonexclusive use of not less than four (4) parking spaces for every one thousand (1,000) rentable square feet within the Premises at no cost to Tenant or Tenant’s
employees or visitors. If Tenant and Tenant’s employees and visitors consistently use more parking stalls than allotted to Tenant under this Lease, and as a result other occupants of the Building consistently do not have a sufficient parking
spaces available to them, Landlord shall have the right to thereafter take commercially reasonable measures, (such as issuing parking permits, and towing vehicles) in order to ensure that Tenant and the other Building occupants do not use more
spaces than allotted to them under their respective leases. Not more than thirty-five percent (35%) of the parking spaces shall be compact-sized, with the balance being full-sized. The parking layout shall include an adequate area reserved for
car-pool parking. If Landlord grants reserved parking rights to any occupant of the Building, such occupant’s percentage of such reserved parking stalls shall not exceed such occupant’s proportionate share of the rentable area of the
Building, and Tenant shall be entitled to that percentage of the total reserved parking stalls equal to Tenant’s Proportionate Share of the rentable area of the Building. Landlord shall use best efforts to ensure that the Tenant’s rights
to the parking area are not infringed upon by others. Landlord shall ensure, at Landlord’s sole expense, that the exterior light levels satisfy all laws and prudent safety standards; Landlord shall, prior to completion of construction, provide
the results of an exterior lighting survey to Tenant. Landlord shall not be liable for any claims, losses, damages, expenses or demands with respect to injury or damage to the vehicles of Tenant or Tenant’s customers or employees that park in
the parking areas of the Project, except for such loss or damage as may be caused by Landlord’s gross negligence or willful misconduct. If Tenant leases 

  

 -20- 

 
additional space in the Building or Project, Tenant’s reserved and non-exclusive parking rights shall be increased on a proportionate basis. 

 

	29.	ESTOPPEL CERTIFICATE 

  
 (a) Tenant shall at any time and from time to time upon not less than fifteen (15) days’ prior written notice from Landlord execute, acknowledge, and
deliver to Landlord a statement in writing, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as modified is in full force and effect)
and the date to which the Rental and other charges are paid in advance, if any; (b) certifying that the Premises have been accepted by Tenant; (c) confirming the Commencement Date and the expiration date of this Lease; (d) acknowledging that there
are not, to Tenant’s knowledge, any uncured defaults on the part of the Landlord hereunder, or specifying such defaults, if any are claimed, and (e) such other matters reasonably requested by Landlord. Any such statement may be relied upon by a
prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. 
  
 (b) Landlord shall at any time and from time to time upon not less than fifteen (15) days’ prior written notice from Tenant execute, acknowledge, and
deliver to Tenant a statement in writing, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as modified is in full force and effect) and
the date to which the Rental and other charges are paid in advance, if any; (b) confirming the Commencement Date and the expiration date of this Lease; (c) acknowledging that there are not, to Landlord’s knowledge, any uncured defaults on the
part of the Tenant hereunder, or specifying such defaults, if any are claimed, and (d) such other matters reasonably requested by Tenant. Any such statement may be relied upon by a prospective transferee of Tenant’s interest in this Lease.

  

	30.	SALE OF PREMISES 

  
 In the event of any sale of the Project, Landlord shall be and hereby is entirely freed and relieved of all further liability under any and all of its covenants and obligations contained in or derived from this Lease
and accruing after such sale, and the purchaser, at such sale or any subsequent sale of the Premises, shall be deemed, without any further agreement between the parties or their successors in interest or between the parties and any such purchaser,
to have assumed and agreed to carry out any and all of the covenants and obligations of Landlord under this Lease. If any Security Deposit or prepaid Rent has been paid by Tenant, Landlord will transfer the Security Deposit and prepaid Rent to
Landlord’s successor and upon such transfer, Landlord shall be relieved of any and all further liability with respect thereto. 
  

	31.	SUBORDINATION, ATTORNMENT 

  
 (a) This Lease is and shall be subordinate to any encumbrance now of record or recorded after the date of this Lease affecting the Building, other
improvements, and land of which the Premises are a part. Such subordination is effective without any further act of Tenant. If any mortgagee, trustee, or ground lessor shall elect to have this Lease and any options granted hereby prior to the lien
of its mortgage, deed of trust, or ground lease, and shall give written notice thereof to Tenant, this Lease and such options shall be deemed prior to such mortgage, deed of trust, or ground lease, whether this Lease or such options are deeded prior
or subsequent to the date of said mortgage, deed of trust, or ground lease, or the date of recording thereof. 
  
 (b) In the event any proceedings are brought for foreclosure, or in the event of a sale or exchange of the real property on which the Building is located,
or in the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant shall attorn to the purchaser upon any such foreclosure and sale and recognize such purchaser as the Landlord
under this Lease. 
  
 (c) Tenant agrees to execute any documents
reasonably required to effectuate an attornment or to make this Lease or any options granted herein prior to the lien of any mortgage, deed of trust, or ground lease, as the case may be, provided the rights of Tenant are not diminished or adversely
affected as a result thereof. 
  
 (d) Landlord agrees that
Tenant’s obligations to subordinate under this Section 31 to any existing and future ground lease, mortgage, or deed of trust (each, an “Encumbrance”) shall be conditioned upon Tenant’s receipt of a non-disturbance
agreement from the party requiring such subordination (which party is referred to for the purposes of this Section as the “Superior Lienor”). Such non-disturbance agreement shall be in recordable form, and shall provide, at a
minimum, that (i) Tenant’s possession of the Premises shall not be interfered with following a foreclosure, or other termination of the Encumbrance, provided Tenant is not in default beyond any applicable cure periods, (ii) there shall be no
diminution in Tenant’s rights under this Lease as a result of a foreclosure or other termination of the Encumbrance, and (iii) the Superior Lienor or any other party acquiring Landlord’s interest in this Lease shall perform all of
Landlord’s future obligations hereunder, and (iv) Landlord’s obligation with respect to such a non-disturbance agreement shall be limited to obtaining the non-disturbance agreement in such form as the Superior Lienor generally provides in
connection with its standard commercial loans, however, Tenant shall have the right to negotiate, and Landlord shall use its good faith efforts and due diligence in assisting Tenant in the negotiation of, revisions to that non-disturbance directly
with the Superior Lienor. Tenant agrees to use its good faith efforts to reach agreement with the Superior Lienor upon acceptable terms and conditions of a non-disturbance agreement. 
  
 (e) Tenant’s obligation to pay Rent under this Lease to Superior Lienor is conditioned upon Tenant’s receipt of a
nondisturbance agreement, satisfying the requirements of Section 31(d), from any Superior Lienor whose Encumbrance is superior to this Lease as of the Commencement Date. 
  

 -21- 

	32.	AUTHORITY OF TENANT 

  
 If Tenant is a corporation, each individual executing this Lease on behalf of said corporation represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of said corporation, and
that this Lease is binding upon said corporation in accordance with its terms. 
  

	33.	BROKER 

  
 (a) Landlord and Tenant each warrants that it has had no dealings with any real estate broker or agents in connection with the negotiation of this Lease
except for the broker or brokers listed in the Basic Lease Information of this Lease (“Broker”), and it knows of no other real estate broker or agent who is entitled to a commission in connection with the Lease. Landlord agrees to
pay any commission to which its Broker is entitled in connection with this Lease. Tenant agrees to indemnify and defend Landlord and hold Landlord harmless from any claims for brokerage commissions arising out of any discussion allegedly had by
Tenant with any broker other than Broker. 
  
 (b) Landlord shall
pay Tenant’s Broker a commission per a separate commission agreement. 
  

	34.	HOLDING OVER 

  
 Upon termination of the Lease or expiration of the Term hereof, if Tenant retains possession of the Premises without Landlord’s written consent first had and obtained, then Tenant’s possession shall be
deemed a month-to-month tenancy upon all of the terms and conditions contained in this Lease, except the Base Rent portion of the Rent which shall be increased to one hundred twenty-five percent (125%) of the amount of the Base Rent portion of the
Rent at the expiration or earlier termination of the Lease, as the case may be. Rent, as adjusted pursuant to this Section, shall be payable in advance on or before the first day of each month. If either party desires to terminate such
month-to-month tenancy, it shall give the other party not less than thirty (30) days’ advance written notice of the date of termination. 
  

	35.	RULES AND REGULATIONS 

  
 Tenant shall faithfully observe and comply with the reasonable, nondiscriminatory rules and regulations that Landlord shall from time to time promulgate. Landlord
reserves the right from time to time to make all reasonable nondiscriminatory modifications to said rules. The additions and modifications to those rules shall be binding upon Tenant upon delivery of a copy to them to Tenant (a copy of the present
Rules and Regulations is attached hereto as Exhibit D). Landlord shall use its reasonable efforts to enforce compliance with such rules in a uniform manner, but shall not be responsible to Tenant for the nonperformance of any of said rules by
other tenants or occupants. In the event of any inconsistency between such rules and regulations and this Lease, the terms of this Lease shall govern. Any consent required to be obtained by Tenant pursuant to the rules and regulations shall not be
unreasonably withheld or delayed. 
  

	36.	OTHER RIGHTS RESERVED BY LANDLORD 

  
 In addition to any other rights contained in this Lease, Landlord retains and shall have the rights set forth below, exercisable without notice and without liability to
Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for setoff or abatement of Rent: to
install, affix and maintain any and all signs on the exterior and interior of the Building, except as limited by Section 37(p) below; to reduce, increase, enclose or otherwise change at any time and from time to time the size, number, location,
layout end nature of the Project Common Area and facilities and other tenancies and premises in the Project and to create additional rentable areas through use or enclosure of Project Common Area, provided that such changes do not materially affect
Tenant’s business, and parking layout, location and nature of parking spaces available, and the access to the Premises and visibility of Tenant’s signage is not impaired. 
  

	37.	GENERAL PROVISIONS 

  
 (a) Plats and Riders. Clauses, plats, and riders, if any, signed by the Landlord and Tenant and endorsed on or affixed to this Lease are a part
hereof. 
  
 (b) Consents. Except as provided in this Lease,
whenever this Lease requires the consent or approval of Landlord, Landlord agrees that such consent or approval shall not be unreasonably withheld or delayed. 
  

(c) Joint Obligation. If there be more than one Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. 
  
 (d) Marginal Headings. The marginal headings and titles to the
paragraphs of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
  
 (e) Time. Time is of the essence in this Lease and with respect to each and all of its provisions in which performance is a factor. 
  
 (f) Quiet Possession. Upon Tenant paying the Rent reserved hereunder,
and observing and performing all of the covenants, conditions, and provisions on Tenant’s part to be observed and performed 

  

 -22- 

 
hereunder, Tenant shall have quiet possession of the Premises for the entire term hereof, subject to all the provisions of this Lease. 
  
 (g) Prior Agreements. This Lease contains all of the agreements of the
parties hereto with respect to any matter covered or mentioned in this Lease, and no prior agreements or understanding pertaining to any such matters shall be effective for any purpose. No provision of this Lease may be amended or added to except by
an agreement in writing signed by the parties hereto or their respective successors in interest. This Lease shall not be effective or binding on any party until fully executed by both parties hereto. 
  
 (h) Force Majeure. Except as provided in this Lease, in the event
Landlord or Tenant, is delayed, interrupted or prevented from performing any of its obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, failure of utility service provider to provide such utility
service, government regulation or restriction, governmental delay in issuing permits, approvals and inspections, weather which causes delay of construction, strike, labor dispute, unavailability of materials or any other cause outside the reasonable
control of such party (excepting, however, such party’s financial inability), then the time for performance of the affected obligations of such party shall be extended for a period equivalent to the period of such delay, interruption or
prevention (but in no event shall the time for performance of any obligation for payment of money be extended pursuant to this provision). 
  
 (i) Jury Trial. The parties hereto shall, and they hereby do, waive trial by jury in any action, proceeding, or counterclaim brought by either of
the parties hereto against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage.

  
 (j) Limitation on Liability. In consideration of the
benefits accruing hereunder, Tenant and all successors and assigns covenant and agree that, in the event of any actual or alleged failure, breach or default hereunder by Landlord (except for a default under the Lease Improvement Agreement prior to
the Commencement Date (1) Tenant’s sole and exclusive recourse shall be against Landlord’s interest in the Project. Tenant shall not have any right to satisfy any judgment which it may have against Landlord from any other assets of
Landlord; (2) no partner, stockholder, director, officer, employee, beneficiary or trustee (collectively, “Partner”) of Landlord shall be sued or named as a party in any suit or action (except as may be necessary to secure
jurisdiction over Landlord); (3) no service of process shall be made against any Partner of Landlord (except as may be necessary to secure jurisdiction over Landlord); (4) no Partner of Landlord shall be required to answer or otherwise plead to any
service of process; (5) no judgment will be taken against any Partner of Landlord; (6) any judgment taken against any Partner of Landlord may be vacated and set aside at any time nunc pro tunc; (7) no writ of execution will ever be levied against
the assets of any Partner of Landlord; and (8) these covenants and agreements are enforceable both by Landlord and also by any Partner of Landlord. 
  
 (k) Limitation on Liability. The obligations of Tenant under this Lease do not constitute personal obligations of the individual officers and
employees of Tenant. 
  
 (l) [Intentionally omitted] 

 
 (m) No Construction Against Drafter. The provisions of this Lease
shall be construed in accordance with the fair meaning of the language used and shall not be strictly construed against either party. 
  
 (n) Separability. Any provisions of this Lease which shall prove to be invalid, void, and illegal shall in no way affect, impair, or invalidate any
other provision hereof, and such other provisions shall remain in full force and effect. 
  
 (o) Choice of Law. This Lease shall be governed by the laws of the State in which the Premises are located. 
  
 (p) Signage. 
  

	 	(i)	If Landlord should install a monument (the “Monument”) (it being agreed that Landlord has no obligation to do so) on the Lot in accordance with the covenants,
conditions and restrictions encumbering the Project, such Monument may be used for Tenant and Building identification, and Tenant shall have the non-exclusive right to install its identification signage. Tenant shall be responsible for all costs
associated with the installation and maintenance of such signage. Upon the termination of this Lease, the Monument signage shall be removed by Landlord, at Tenant’s expense. 

  

	 	(ii)	 Tenant shall be entitled, on a non-exclusive basis, to Building parapet signage (“Building Signage”) to be located at a location acceptable to
Landlord and Tenant. The size, style, material and attachment of such exterior signage shall be subject to the reasonable approval of Landlord and Tenant and such exterior signage shall comply with all applicable laws, statutes and ordinances, and
the conditions, covenants and restrictions encumbering the Project (collectively, the “Sign Ordinances”). The Building signage shall be as large as such Sign Ordinances allow. Tenant shall be responsible for all costs associated
with the installation and maintenance of such signage. Upon the termination of this Lease, the Building Signage shall be removed by Landlord, at Tenant’s expense. Landlord shall have the right to install other signs on the Building, but
Landlord will not permit any Competitor (as defined below) to place a sign on the Building or Monument. As used in this Section 39(p), a “Competitor” 

  

 -23- 

	 	 
shall be any company that is commonly known to directly compete with Tenant’s health maintenance organization and health insurance businesses.
Notwithstanding the above, should Tenant lease the entire rentable area of the Building, Tenant shall have exclusive rights to such Building Signage. 

  
 (q) Project Name. Tenant may use the name of the Project in which the Premises are located in all Tenant’s
advertising in connection with Tenant’s business at the Premises and for no other purpose, except with Landlord’s consent. 
  
 (r) Late Charges. Tenant acknowledges that late payment by Tenant to Landlord of Rent will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Such costs include, without limitation, processing charges, accounting charges, and late charges that may be imposed on Landlord by the terms of any
encumbrance and note secured by any encumbrance covering the Premises. Therefore, if any delinquent installment of Rent or other sums due from Tenant is not received by Landlord on or before the fifth day of each calendar month Tenant shall pay to
Landlord an additional sum equal to six percent (6.00%) of such overdue amount as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the administrative and other costs that Landlord will incur by
reason of late payment by Tenant. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue amount, nor prevent Landlord from exercising any of the other rights and remedies available to
Landlord. 
  
 (s) Interest. Notwithstanding any other
provisions of this Lease, any installment of Rent or other amounts due under this Lease not paid to Landlord when due shall bear interest from the date due or from the date of expenditure by Landlord for the account of Tenant, until the same have
been fully paid, at the lessor of ten percent (10%) per annum or the maximum rate permitted under applicable law (the “Interest Rate”). The payment of such interest shall not constitute a waiver of any default by Tenant hereunder.
Any sum owing from Landlord to Tenant under this Lease shall bear interest from the date due at the Interest Rate. 
  
 (t) Attorneys’ Fees. If Tenant or Landlord shall be in breach or default under this Lease, such party (the “Defaulting
Party”) shall reimburse the other party (the “Non-Defaulting Party”) upon demand for any costs or expenses that the Non-Defaulting Party incurs in connection with any breach or default of the Defaulting Party under this
Lease. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in
such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing party in such action shall pay such attorneys’ fees and costs. 
  
 (u) Modification. This Lease and all exhibits attached hereto contain
the entire agreement between the parties relating to the rights herein granted and the obligations herein assumed. Any oral representations or modifications concerning this Lease shall be of no force or effect, excepting a subsequent modification in
writing signed by the party to be charged. 
  
 (v) Successors
and Assigns. Subject to the provisions of Section 15, this Lease and each of its covenants and conditions shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, executors, administrators, legal
representatives, successors and assigns. 
  
 (w) Waiver of
California Code Sections. Notwithstanding any other provision of this Lease and in addition to any waivers which may be contained in this Lease, Tenant waives the provisions of Civil Code Section 1932(2) and 1933(4) with respect to the
destruction of the Premises; Civil Code Sections 1932(1), 1941 and 1942 with respect to Landlord’s repair duties and Tenant’s right of repair; and Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior
Court to terminate this Lease in the event of a partial taking of the Premises for public or quasi-public use by statute, by right of imminent domain, or by purchase in lieu of imminent domain; and any right of redemption or reinstatement of Tenant
under any present of future case law or statutory provision (including Code of Civil Procedure Section 473, 1174(c) and 1179 and Civil Code Section 3275) in the event Tenant is dispossessed from the premises for any reason. This waiver applies to
future statutes enacted in addition or in substitution to the statue specified herein, and this waiver shall apply even though Tenant may be the subject of a voluntary or involuntary petition in bankruptcy. 
  
 (x) Government Energy or Utility Controls. In the event of imposition
of federal, state or local governmental controls, regulations or restrictions on the use or consumption of energy or other utilities during the term, both Landlord and Tenant shall be bound thereby. 
  
 (y) Accord and Satisfaction; Allocation of Payments. No payment by
Tenant or receipt by Landlord of a lesser amount than the Rent provided for in this Lease shall be deemed to be other than account of the earliest due Rent, nor shall any endorsement or statement on any check or letter accompanying any check or
payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of the Rent or pursue any other remedy provided for in this Lease. In connection
with the foregoing, Landlord shall have the absolute right in its sole discretion to apply any payment received from Tenant to any account or other payment of Tenant which is then due or delinquent. 
  
 (z) Furnishing Financial Statements. In order to induce Landlord to
enter into this Lease, and at any time during the Term, Tenant agrees that it shall furnish to Landlord within 15 days, upon Landlord’s written request, with annual financial statements reflecting Tenant’s current financial condition.
Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with the Lease are true, correct and complete in all respects as of the date of delivery. 
  

 -24- 

 (aa) Recording. Tenant shall not record this Lease or a memorandum thereof, or any other reference
to this Lease, without the prior written consent of Landlord, Either party, upon the request of the other, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
  
 (bb) Execution of Lease, No Options. The submission of this Lease to
Tenant shall be for examination purposes only, and does not and shall not constitute a reservation of or option for Tenant to Lease, or otherwise created any interest of Tenant in the Premises or any other Premises within the Building. Execution of
this Lease by Tenant and its return to Landlord shall not be binding on Landlord notwithstanding any time interval, until Landlord has in fact signed and delivered this Lease to Tenant. 
  
 38. NOTICES 
  
 All notices and demands required to be sent to the Landlord or Tenant under the terms of this Lease shall be personally delivered or sent by certified or registered mail,
postage prepaid or by overnight courier (i.e., Federal Express), to the addresses indicated in the Basic Lease Information, or to such other addresses as the parties may from time to time designate by notice pursuant to this paragraph. In addition,
Notices to Tenant shall also be sent to the building premises. Notices shall be deemed received upon the earlier of (i) if personally delivered, the date of delivery to the address of the person to receive such notice (ii) if mailed, two (2) days
following the date of posting by the U.S. Postal Service, and (iii) if by overnight courier, on the business day following the deposit of such notice with such courier. 
  
 39. ADDENDA/ADDITIONAL PROVISIONS 
  
 (a) Telecommunications Carrier’s Access. 
  
 (1) Tenant’s right lo select and utilize a telecommunications and data carrier (the “Carrier”) shall be conditioned
on the execution by such Carrier of a mutually acceptable license agreement, such license agreement must be commercially reasonable, pursuant to which Landlord shall grant to the Carrier a license (which shall be coextensive with the rights and
privileges granted to Tenant under this Lease) to install, operate, maintain, repair, replace, and remove cable and related equipment within the Premises and the Building’s main telephone/electrical closet and vertical and horizontal pathways
within the Building but outside of the Premises that are necessary to provide telecommunications and data services to Tenant at the Premises. 
  
 (2) The license contemplated herein to be granted to the Carrier shall permit the Carrier to provide services only to Tenant and not to
any other tenants or occupants of the Building and shall require all of the Carrier’s equipment (other than connecting wiring) to be located in the Tenant’s Premises. The License shall not grant an exclusive right to Tenant or to the
Carrier. Landlord reserves the right, at its sole discretion, to grant, renew, or extend licenses to other telecommunications and data carriers for the purposes of locating telecommunications equipment in the Building which may serve Tenant or other
tenants in the Building. 
  
 (3) Except to the
extent expressly set forth herein, nothing herein shall grant to the Carrier any greater rights or privileges than Tenant is granted pursuant to the terms of this Lease or diminish Tenant’s obligations or Landlord’s rights hereunder.

  
 (4) Tenant shall be responsible for ensuring
that the Carrier complies with the terms and conditions or the license agreement relating to the use of the Premises or the making of any physical Alterations imposed upon Tenant under this Lease to the extent the Carrier operates or maintains any
equipment or delivers any services in the Premises. Any failure by the Carrier to observe and comply with such terms, conditions, agreement, and covenants on behalf of Tenant, to the extent the Carrier operates or maintains any equipment or delivers
any services in the Premises or the Licensed Areas, shall be a default under the Lease (following the giving of written notice and the passage of the applicable cure period under Section 24). 
  
 (b) Option(s) to Renew. 
  
 Tenant shall, provided this Lease is in full force and effect and Tenant is not then in
monetary or nonmonetary material default under any of the terms and conditions of this Lease (following the giving of written notice and passage of the applicable cure period under Section 24), have three (3) successive option(s) to renew this Lease
for a term of five (5) year(s) each, for the Premises in “as is” condition and on the same terms and conditions set forth in this Lease, except as modified by the terms, covenants and conditions set forth below: 
  
 (1) If Tenant elects to exercise such option, then Tenant
shall provide Landlord with written notice no earlier than the date which is three hundred sixty-five (365) days prior to the expiration of the then current term of this Lease, but no later than 5:00 p.m. (Pacific Standard Time) on the date which is
two hundred seventy (270) days prior to the expiration of the then current term of this Lease. If Tenant fails to provide such notice, Tenant shall have no further or additional right to extend or renew the term of this Lease. 
  
 (2) The Base Rent in effect at the expiration of the then
current term of this Lease shall be adjusted to reflect the current fair market rental for comparable space in the Building or Project and in other similar buildings in the same rental market as of the date the renewal term is to commence, taking
into account the specific provisions of this Lease which will remain constant, and the Building amenities, location, identity, quality, age, conditions, term of lease, tenant improvements, services provided, and other pertinent items. The
“Base Year” shall be the calendar year in which the commencement of the renewal term occurs. 
  

 -25- 

 (3) Landlord shall advise Tenant of the new Base Rent for the Premises for the applicable
renewal term which will be based on Landlord’s determination of fair market rental value no later than fifteen (15) days after receipt of notice of Tenant’s exercise of its option to renew. Tenant shall have forty-five (45) days after
receipt of such notification from Landlord to accept the new Base Rent, terms and conditions. 
  
 If Landlord and Tenant are unable to agree upon the fair market rental value for Base Rent for the Extension Term within such forty-five (45) day period, then within fifteen (15) days after the expiration of the
forty-five (45) day period, each party, by giving notice to the other party, shall appoint a commercial real estate broker who is active in the greater Sacramento office market, with at least ten (10) years of experience. “Fair Market Rental
Value” shall mean the monthly amount per rentable square foot in the Premises that a willing, non-equity new tenant would pay and a willing landlord would accept at arm’s length for space in a comparable building or buildings, with
comparable tenant improvements, in a comparable location, giving appropriate consideration to then-current monthly rental rates per rentable square foot, the presence or absence of rent escalation clauses such as operating expense and tax
pass-throughs, length of lease term, size and location of premises being leased and other generally applicable terms and conditions of tenancy for a similar building or buildings. If the two (2) brokers are unable to agree on the Fair Market Rental
Value for the Extension Term within twenty (20) days, they shall select a third broker meeting the qualifications stated in this Section within five (5) days after the last day the two (2) brokers are given to set the Fair Market Rental Value for
the Extension Term. The third broker, however selected, shall be a person who has not previously acted in any capacity for either party. Within twenty (20) days after the selection of the third broker, a majority of the brokers shall set the Fair
Market Rental Value for the Extension Term. If a majority of the brokers is unable to set the Fair Market Rental Value within the twenty (20) day period, the two (2) closest Fair Market Rental Values shall be added together and their total divided
by two (2). The resulting quotient shall be the Fair Market Rental Value and Tenant shall pay to Landlord said Fair Market Rental Value for the Extension Term. Each party shall be responsible for the costs, charges and fees of the broker appointed
by that party plus one-half of the cost of the third broker. 
  
 (4) Any exercise by Tenant of any option to renew under this Paragraph shall be irrevocable. If requested by Landlord, Tenant agrees to execute a lease amendment reflecting the foregoing terms and conditions, prior to
the commencement of the renewal term. The option(s) to renew granted under this Paragraph is/are not transferable, except to an assignee of Tenant’s entire interest in this Lease in accordance with the terms of Section 15 of this Lease.

  
 (5) If more than one renewal option is
provided above, the exercise of each renewal option shall be contingent upon Tenant exercising the prior renewal option. Only one renewal option may be exercised at a time. As each renewal option provided for above is exercised, the number of
renewal options remaining to be exercised is reduced by one and upon exercise of the last remaining renewal option Tenant shall have no further right to extend the term of this Lease. 
  
 (c) Generator. Landlord shall permit Tenant to install and maintain, at Tenant’s expense, a back-up generator
(and an associated fuel tank) for the Building, at a location (outside of the Building) mutually acceptable to Landlord and Tenant. Any such generator shall be subject to the requirements imposed on Alterations pursuant to Section 10 of this Lease
(including, but not limited to, the requirements that Landlord approve the plans and that Tenant obtain all applicable governmental permits). 
  
 IN WITNESS WHEREOF, this Lease is executed on the date and year first above written. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	 LANDHOLD, INC., a California corporation
	 	 	 	 HEALTH NET, INC., a Delaware corporation

					
	By:	 	/s/    LINDA STANLEY        	 	 	 	By:	 	/s/    MICHAEL RADFORD        
	 	 	
	 	 	 	 	 	

	 Title:
	 	 Linda Stanley
 President
	 	 	 	 Name:
 Title:
	 	 Michael Radford
 Vice President

  

 -26-Lease Agreement dated as of September 9, 1998 (AH Warner Center Properties, LLC)

 EXHIBIT 10.45 
  
 OFFICE LEASE 
  
 WARNER CENTER PLAZA 
  
 AH WARNER CENTER PROPERTIES, 
 LIMITED LIABILITY
COMPANY, 
 a Delaware limited liability company 
  
 as Landlord, 
  
 and 
  
 FOUNDATION HEALTH SYSTEMS, INC., 
 a Delaware corporation, 
  
 as Tenant. 
  

 WARNER CENTER PLAZA 
 [Foundation Health Systems] 

 WARNER CENTER PLAZA 
  
 SUMMARY OF BASIC LEASE INFORMATION 
  
 The undersigned hereby agree to the following terms of this Summary of Basic
Lease Information (the “Summary”). This Summary is hereby incorporated into and made a part of the attached Office Lease (the “Office Lease”) which pertains to the “Project”, as that term is defined in the
Office Lease, commonly known as “Warner Center Plaza” located in Woodland Hills, California. This Summary and the Office Lease are collectively referred to herein as the “Lease.” Each reference in the Office Lease
to any term of this Summary shall have the meaning set forth in this Summary for such term. In the event of a conflict between the terms of this Summary and the Office Lease, the terms of the Office Lease shall prevail. Any capitalized terms used
herein and not otherwise defined herein shall have the meanings set forth in the Office Lease. 
  

			
	 TERMS OF LEASE
 (References are to the Office Lease)

	  	 DESCRIPTION

		
	 1.      Date:
	  	September 9, 1998.
		
	 2.      Landlord:
	  	 AH WARNER CENTER PROPERTIES,
 LIMITED LIABILITY COMPANY,
a Delaware limited liability company.

		
	 3.      Tenant:
	  	 FOUNDATION HEALTH SYSTEMS, INC.,
 a Delaware
corporation.

		
	 4.      Premises (Article 1).
	  	 
		
	 4.1    Building Address:
	  	21650 Oxnard Street, Woodland Hills, California 91367.

  

 -i- 
 WARNER CENTER PLAZA 
 [Foundation Health Systems] 

			
	 4.2    Premises:
	  	Initially, approximately 88,743 rentable square feet of space, of which 24,951 rentable (23,161 usable) square feet are located on the 25th floor of the Building (25th Floor Space),
25,517 rentable (23,656 usable) square feet are located on the 24th floor of the Building (24th Floor Space), 25,517 rentable (23,656 usable) square feet are located on the 22nd floor of the Building (22nd Floor Space) and 12,758
rentable (11,143 usable) square feet are located on the 21st floor of the Building (Initial 21st Floor Space), as further set forth in Exhibit A to the Office Lease. The Must Take Space shall be added to the Premises as provided in Section
1.5 of the Office Lease, whereupon the Premises shall consist of a total of 101,502 rentable square feet.
		
	 5.      Lease Term (Article 2).
	  	 
		
	 5.1    Length of Term:
	  	Periods expiring on the Lease Expiration Date.
		
	 5.2    Lease Commencement Dates:
	  	The Lease Commencement Date for the 25th Floor Space shall be the earlier to occur of (i) the date upon which Tenant first commences to conduct business in the 25th Floor Space, and (ii)
September 1, 1998 (subject to Section 5 of the Tenant Work Letter). The Lease Commencement Date for the 24th Floor Space shall be the earlier to occur of (i) the date upon which Tenant first commences to conduct business in the 24th Floor Space, and
(ii) December 1, 1998 (subject to Section 5 of the Tenant Work Letter). The Lease Commencement Date for the 22nd Floor Space shall be the earlier of (i) the date upon which Tenant first commences to conduct business in the 22nd Floor Space, and (ii)
February I, 1999 (subject to Section 5 of the Tenant Work Letter). The Lease Commencement Date for the Initial 21st Floor Space shall be the earlier of (i) the date upon which Tenant commences to conduct business in the Initial 21st Floor Space, and
(ii) October 1, 1998 (subject to Section 5 of the Tenant Work Letter).

  

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	 	  	 5.3    Lease Expiration Date:
	  	For the 25th Floor Space, the 24th Floor Space, the Initial 21st Floor Space and the Must Take Space (collectively, the “Majority Space”), the Lease Expiration Date shall be
the later of (i) the day preceding the date which is six (6) years after the 24th Floor Space Lease Commencement Date, or (ii) December 31, 2004. For the 22nd Floor Space, the Lease Expiration Date shall be the later of (a) the day preceding the
date which is six (6) years after the 22nd Floor Space Lease Commencement Date, or (b) December 31, 2004.

  

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	6.	Base Rent (Article 3): 

  

												
	 Period

	  	 Annual
 Base Rent

	 	 	 Monthly
Installment
 of Base Rent

	 	 	Monthly Rental Rate per
Rentable Square Foot

	 1/1/99 - l/31/99†
	  	 	—  	 	 	$	135,935.90	 	 	$	2.15
	 2/1/99 - 12/31/01
	  	$	2,289,569.40	*	 	$	190,797.45	*	 	$	2.15
	 1/1/02 - 1/31/02
	  	 	—  	 	 	$	225,827.80	**	 	 
 
 	$2.25 for all but 22nd
Floor Space/$2.15 for
22nd Floor Space
	 2/1/02 - 12/31/04
	  	$	2,740,554.00	**	 	$	228,379.50	**	 	$	2.25
	 1/1/05 - 1/31/05
	  	 	—  	 	 	$	57,413.25	 	 	$	2.25

  
 Tenant shall have no obligation to pay
Base Rent for any portion of the Premises from and after the fixed date component of the Lease Commencement Date for such portion of the Premises specified in Section 5.2 of this Summary above (i.e., September 1, 1998 for the 25th Floor
Space, December 1, 1998 for the 24th Floor Space and October 1, 1998 for the Initial 21st Floor Space) until January 1, 1999; however, if Tenant commences to conduct business in any such portion of the Premises on or before said fixed dates, then
Base Rent shall be due and payable for such portion of the Premises at the rate of $2.15 per rentable square foot per month from the date such occupancy commences until such fixed date. By way of example, if Tenant commences to conduct business in
the (a) 25th Floor Space on August 15, 1998, Base Rent shall be due and payable for such space for the period from August 15, 1998 through and including August 31, 1998, and (b) 24th Floor Space on November 20, 1998, Base Rent shall be due and
payable for such space for the period from November 20, 1998 through and including November 30, 1998. If the Lease Commencement Date for the 25th Floor Space, the 24th Floor Space or the Initial 21st Floor Space occurs after January 1, 1999 (or if
the Lease Commencement Date for the 22nd Floor Space occurs after February 1, 1999), Tenant shall have no obligation to pay Base Rent for such portion of the Premises until the actual Lease Commencement Date for such portion. 
  

	†	Assumes that Lease Commencement Dates for all space other than the 22nd Floor Space and the Must Take Space has occurred on or before January 1, 1999 and that the 22nd Floor Space
Lease Commencement Date occurs on February 1, 1999. 

  

	*	Subject to increase upon addition of the Must Take Space pursuant to, and in accordance with, Section 1.5 of the Office Lease below. 

  

	**	Includes Base Rent for the Must Take Space. 

  

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	7.      Additional Rent (Article 3).	  	 
		
	 7.1    Base Year:
	  	The calendar year of 1999.
		
	 7.2    Tenant’s Share and Tenant’s Building Share (for initial Premises including Must Take
Space):
	  	17.30%
		
	 7.3    Tenant’s Common Area Share (for initial Premises including Must Take Space):
	  	8.75%
		
	 8.      Security Deposit (Article 4):
	  	Waived.
		
	 9.      Parking Pass Ratio (Article 18):
	  	Four (4) parking passes for every 1,000 usable square feet of the Premises.
		
	 10.    Address of Tenant (Section 19.5):
	  	 Foundation Health Systems, Inc.
 c/o Health
Net
 21600 Oxnard Street
 Woodland Hills, California
91367
 Attention: Director of Facilities
 (Prior to and after
Lease Commencement Date)
  
 with copies to (after the Lease Commencement
Date):
  
 Foundation Health Systems, Inc.
 21650 Oxnard Street, Suite 2200
 Woodland Hills, CA 91367
 Attention: General Counsel
  
 and
  
 Foundation Health Systems, Inc.

21650 Oxnard Street, Suite 2200
 Woodland Hills, CA 91367
 Attention: Chief Financial Officer

		
	 11.    Broker(s) (Article 14):
	  	CB Richard Ellis, Inc., and CBS Associates, Inc.

  

 -v- 
  
 WARNER CENTER PLAZA 
 [Foundation Health
Systems] 

 INDEX 
  

						
	ARTICLE

	 	 	 SUBJECT MATTER

	  	PAGE

			
	ARTICLE 	1	 	 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	1
	1.1	 	 	 The Premises
	  	1
	1.2	 	 	 The Building and The Project
	  	2
	1.3	 	 	 Common Areas
	  	2
	1.4	 	 	 Landlord’s Use and Operation of the Building, Project and Common Areas
	  	2
	1.5	 	 	 Must Take Space
	  	3
	1.6	 	 	 Right of First Offer
	  	4
			
	ARTICLE 	2	 	 LEASE TERM
	  	5
	2.1	 	 	 Initial Term
	  	5
	2.2	 	 	 Option Term
	  	6
			
	ARTICLE 	3	 	 RENT
	  	9
	3.1	 	 	 Base Rent
	  	9
	3.2	 	 	 Additional Rent
	  	9
	3.3	 	 	 Definitions of Key Terms Relating to Additional Rent
	  	10
	3.4	 	 	 Allocation of Direct Expenses
	  	18
	3.5	 	 	 Calculation and Payment of Additional Rent
	  	19
	3.6	 	 	 Landlord’s Books and Records
	  	20
			
	ARTICLE 	4	 	 [INTENTIONALLY OMITTED]
	  	21
			
	ARTICLE 	5	 	 USE OF PREMISES
	  	21
	5.1	 	 	 Permitted Use
	  	21
	5.2	 	 	 Prohibited Uses
	  	21
	5.3	 	 	 Labor Harmony
	  	21
			
	ARTICLE 	6	 	 REPAIRS, ADDITIONS AND ALTERATIONS
	  	22
	6.1	 	 	 Repairs
	  	22
	6.2	 	 	 Landlord’s Consent to Alterations
	  	24
	6.3	 	 	 Manner of Construction
	  	24
	6.4	 	 	 Payment for Improvements
	  	25
	6.5	 	 	 Construction Insurance
	  	25
	6.6	 	 	 Landlord’s Property
	  	25
			
	ARTICLE 	7	 	 INSURANCE
	  	26
	7.1	 	 	 Indemnification and Waiver
	  	26
	7.2	 	 	 Landlord’s Insurance
	  	27
	7.3	 	 	 Tenant’s Insurance
	  	27
	7.4	 	 	 Form of Policies
	  	29

  

 -vi- 

						
	7.5	 	 	 Subrogation
	  	29
	7.6	 	 	 Additional Insurance Obligations
	  	29
			
	ARTICLE 	8	 	 DAMAGE AND DESTRUCTION
	  	30
	8.1	 	 	 Repair of Damage to Premises by Landlord
	  	30
	8.2	 	 	 Landlord’s Option to Repair
	  	31
	8.3	 	 	 Waiver of Statutory Provisions
	  	32
	8.4	 	 	 Damage Near End of Term
	  	32
	8.5	 	 	 Insurance Proceeds Upon Termination
	  	32
			
	ARTICLE 	9	 	 PERSONAL PROPERTY AND OTHER TAX
	  	33
			
	ARTICLE 	10	 	 SERVICES AND UTILITIES
	  	33
	10.1	 	 	 Standard Tenant Services
	  	33
	10.2	 	 	 Overstandard Tenant Use
	  	35
	10.3	 	 	 Interruption of Use
	  	35
	10.4	 	 	 Additional Services
	  	37
			
	ARTICLE 	11	 	 ASSIGNMENT AND SUBLETTING
	  	37
	11.1	 	 	 Transfers
	  	37
	11.2	 	 	 Landlord’s Consent
	  	38
	11.3	 	 	 Transfer Premium
	  	39
	11.4	 	 	 Landlord’s Option as to Subject Space
	  	40
	11.5	 	 	 Effect on Transfer
	  	41
	11.6	 	 	 Additional Transfers
	  	41
	11.7	 	 	 Non-Transfers
	  	41
	11.8	 	 	 Landlord’s Recognition of Transfers upon Lease Termination
	  	42
			
	ARTICLE 	12	 	 DEFAULTS; REMEDIES
	  	43
	12.1	 	 	 Events of Default
	  	43
	12.2	 	 	 Remedies Upon Default
	  	43
	12.3	 	 	 Sublessees of Tenant
	  	44
	12.4	 	 	 Waiver of Default
	  	44
	12.5	 	 	 Efforts to Relet
	  	44
	12.6	 	 	 Landlord Default
	  	45
			
	ARTICLE 	13	 	 CONDEMNATION
	  	45
	13.1	 	 	 Permanent Taking
	  	45
	13.2	 	 	 Temporary Taking
	  	46
			
	ARTICLE 	14	 	 BROKERS
	  	46
			
	ARTICLE 	15	 	 LANDLORD’S LIABILITY
	  	46
			
	ARTICLE 	16	 	 INTENTIONALLY OMITTED
	  	 

  

 -vii- 

						
			
	ARTICLE 	17	 	 WARNER CENTER ASSOCIATION
	  	47
			
	ARTICLE 	18	 	 TENANT PARKING
	  	47
			
	ARTICLE 	19	 	 MISCELLANEOUS PROVISIONS
	  	48
	19.1  	 	 	 Estoppel Certificates
	  	48
	19.2  	 	 	 Partial Invalidity
	  	49
	19.3  	 	 	 Time of Essence
	  	49
	19.4  	 	 	 Captions
	  	49
	19.5  	 	 	 Notices
	  	49
	19.6  	 	 	 Nonwaiver
	  	50
	19.7  	 	 	 Holding Over
	  	50
	19.8  	 	 	 Waiver of Default
	  	50
	19.9  	 	 	 Binding Effect
	  	51
	19.10	 	 	 Governing Law
	  	51
	19.11	 	 	 Subordination
	  	51
	19.12	 	 	 Waiver of Jury Trial; Attorney’s Fees
	  	51
	19.13	 	 	 Entry by Landlord
	  	52
	19.14	 	 	 Intentionally Omitted
	  	52
	19.15	 	 	 Surrender of Premises; Ownership and Removal of Trade Fixtures
	  	52
	19.16	 	 	 Entire Agreement
	  	53
	19.17	 	 	 Signs
	  	53
	19.18	 	 	 Covenant Against Liens
	  	56
	19.19	 	 	 Terms
	  	56
	19.20	 	 	 Prohibition Against Recording
	  	56
	19.21	 	 	 Intentionally Omitted
	  	56
	19.22	 	 	 Quiet Enjoyment
	  	57
	19.23	 	 	 Improvement of the Premises
	  	57
	19.24	 	 	 Force Majeure
	  	57
	19.25	 	 	 Rentable Square Feet of Premises, Building, and Project
	  	57
	19.26	 	 	 Transportation Management
	  	57
	19.27	 	 	 Compliance With Law
	  	58
	19.28	 	 	 Late Charges
	  	58
	19.29	 	 	 Hazardous Material
	  	59
	19.30	 	 	 Landlord’s Right to Cure Default; Payments by Tenant
	  	59
	19.31	 	 	 No Air Rights
	  	60
	19.32	 	 	 Modification of Lease
	  	60
	19.33	 	 	 Transfer of Landlord’s Interest
	  	60
	19.34	 	 	 Landlord’s Title
	  	61
	19.35	 	 	 Relationship of Parties
	  	61
	19.36	 	 	 Application of Payments
	  	61
	19.37	 	 	 No Warranty
	  	61
	19.38	 	 	 Right to Lease
	  	61
	19.39	 	 	 Submission of Lease
	  	61

  
  

 -viii- 

					
	19.40	  	 Independent Covenants
	  	61
	19.41	  	 Waiver of Redemption by Tenant
	  	61
	19.42	  	 Joint and Several
	  	62
	19.43	  	 Project or Building Name and Signage
	  	62
	19.44	  	 No Discrimination
	  	62
	19.45	  	 Landlord Renovations
	  	62
	19.46	  	 Communication Equipment
	  	63
	19.47	  	 Stairwell Access
	  	64
	19.48	  	 Patio Area
	  	64
	19.49	  	 Waiver of Consequential Damages
	  	65
	19.50	  	 Reasonableness
	  	65

  
 EXHIBITS 
  

			
	A	  	OUTLINE OF PREMISES
	B	  	SITE PLAN/PROJECT COMMON AREAS
	C	  	TENANT WORK LETTER
	D	  	FORM OF NOTICE OF LEASE TERM DATES
	E	  	RULES AND REGULATIONS
	F	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE
	G	  	SUBORDINATION OF DEED OF TRUST AGREEMENT
	H	  	LIST OF SUPERIOR RIGHTS
	I	  	JANITORIAL SPECIFICATIONS
	J	  	MONUMENT SIGNAGE LOCATION

  

 -ix- 

 WARNER CENTER PLAZA 
  
 INDEX OF MAJOR DEFINED TERMS 
  

			
	 DEFINED TERMS

	  	PAGE

	 22nd Floor Space
	  	i
	 24th Floor Space
	  	i
	 25th Floor Space
	  	i
	 Additional Rent
	  	9
	 Affected Area
	  	36
	 Affiliate
	  	41
	 Affiliated Assignee
	  	42
	 Alterations
	  	24
	 Approved Working Drawings
	  	Exhibit C
	 Architect
	  	Exhibit C
	 Base Rent
	  	9
	 Base Year
	  	10
	 Base, Shell and Core
	  	1
	 Brokers
	  	46
	 Building
	  	2
	 Building Common Areas
	  	2
	 Building Direct Expenses
	  	10
	 Building Operating Expenses
	  	10
	 Building Tax Expenses
	  	10
	 Certifying Contractor
	  	31
	 Claims
	  	26
	 Common Areas
	  	2
	 Communication Equipment
	  	63
	 Communication Equipment Notice
	  	63
	 Comparable Transactions
	  	6
	 Construction Drawings
	  	Exhibit C
	 Contemplated Effective Date
	  	40
	 Contemplated Term
	  	40
	 Contemplated Transfer Space
	  	40
	 Contract
	  	8
	 Contractor
	  	8
	 Control
	  	42
	 Cost Pools
	  	18
	 Cure Notice
	  	36
	 Damage Termination Date
	  	31
	 Damage Termination Notice
	  	31
	 Deed of Trust
	  	Exhibit G
	 Direct Expenses
	  	10
	 Economic Terms
	  	4

  

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	 Emergency Cure Period
	  	23
	 Emergency Notice
	  	23
	 Engineers
	  	Exhibit C
	 Essential Services
	  	36
	 Estimate
	  	19
	 Estimate Statement
	  	19
	 Estimated Additional Rent
	  	19
	 Expense Year
	  	10
	 Exterior Signage
	  	55
	 Final Costs
	  	8
	 Final Retention
	  	5
	 Final Space Plan
	  	Exhibit C
	 Final Working Drawings
	  	Exhibit C
	 First Offer Commencement Date
	  	5
	 First Offer Notice
	  	4
	 Final Offer Space
	  	4
	 Flex Passes
	  	47
	 Force Majeure
	  	57
	 Hazardous Material
	  	59
	 Holidays
	  	33
	 HVAC
	  	33
	 Information Estimate
	  	7
	 Initial 21st Floor Space
	  	i
	 Intention to Transfer Notice
	  	40
	 Interest Rate
	  	58
	 Landlord
	  	1
	 Landlord Delay
	  	12
	 Landlord Parties
	  	26
	 Landlord Repair Items
	  	22
	 Landlord Work
	  	Exhibit C
	 Landlord’s Designee
	  	48
	 Laws
	  	58
	 Lease
	  	1
	 Lease Expiration Date
	  	6
	 Lease Term
	  	5
	 Lease Year
	  	6
	 Legal Requirements
	  	22
	 Majority Space
	  	ii
	 Monument Signage
	  	54
	 Must Take Space
	  	3
	 Must Take Space Commencement Date
	  	3
	 Must Take Space Term
	  	3
	 Necessary Action
	  	23
	 Notice Date
	  	23
	 Notices
	  	49

  

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	 Objectionable Name
	  	54
	 Offset Right
	  	23
	 Operating Expenses
	  	10
	 Option Notice
	  	7
	 Option Rent
	  	6
	 Option Right Notice
	  	7
	 Option Term
	  	6
	 Original Tenant
	  	5
	 Outside Agreement Date
	  	7
	 Package Units
	  	33
	 Payment Notice
	  	Exhibit C
	 Permits
	  	Exhibit C
	 Premises
	  	1
	 Project
	  	2
	 Project Common Areas
	  	2
	 Proposition 13
	  	16
	 Refusal Notice
	  	Exhibit C
	 Renovations
	  	62
	 Rent
	  	9
	 Repair Invoice
	  	23
	 Repair Notice
	  	23
	 Required Action
	  	23
	 Review Period
	  	20
	 Roof Passes
	  	47
	 Rules and Regulations
	  	21
	 Second Notice
	  	23
	 Secured Areas
	  	52
	 Six Month Period
	  	41
	 Specifications
	  	Exhibit C
	 Standard Improvement Package
	  	Exhibit C
	 Statement
	  	19
	 Structure Two Passes
	  	47
	 Subject Space
	  	37
	 Subleasing Costs
	  	39
	 Summary
	  	1
	 Superior Rights
	  	4
	 Systems and Equipment
	  	15
	 Tax Expenses
	  	15
	 Tenant
	  	1
	 Tenant Improvement Allowance
	  	Exhibit C
	 Tenant Improvement Allowance Items
	  	Exhibit C
	 Tenant Improvements
	  	Exhibit C
	 Tenant Insured Items
	  	26
	 Tenant Parties
	  	26
	 Tenant’s Agents
	  	8

  

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	 Tenant’s Building Share
	  	18
	 Tenant’s Common Area Share
	  	18
	 Tenant’s Review Period
	  	7
	 Tenant’s Share
	  	17
	 Tenant’s Share of Building Direct Expenses
	  	18
	 Transfer Notice
	  	37
	 Transfer Premium
	  	39
	 Transferee
	  	37
	 Transfers
	  	37
	 Uncontrollable Delay
	  	12

  

 -xiii- 
  
 WARNER CENTER PLAZA 
 [Foundation Health
Systems] 

 OFFICE LEASE 
  
 This Office Lease, which includes the preceding Summary of Basic Lease Information (the “Summary”) attached
hereto and incorporated herein by this reference (the Office Lease and Summary are collectively referred to herein as the “Lease”), dated as of the date set forth in Section 1 of the Summary is made by and between AH WARNER CENTER
PROPERTIES, LIMITED LIABILITY COMPANY, a Delaware limited liability company (“Landlord”), and FOUNDATION HEALTH SYSTEMS, INC., a Delaware corporation (“Tenant”). 
  
 ARTICLE 1 
  
 PREMISES, BUILDING, PROJECT, AND COMMON AREAS 
  
 1.1 The Premises. Upon and subject to the terms, covenants and conditions hereinafter set forth in this Lease,
Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 4.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto. Notwithstanding
the foregoing, the Premises shall be increased as of the Must Take Space Commencement Date to include the Must Take Space in accordance with, and subject to Section 1.5 of this Lease. Tenant’s rights to the Premises include the limited right to
use and access the janitorial closet and the electrical and telephone rooms on the floors containing the Premises as reasonably necessary for Tenant’s effective and efficient use of the Premises, subject to Landlord’s notice and consent
rights under Section 6.2 below. Tenant shall also be permitted to enter such areas to service its equipment. Tenant shall have the right to use, or access, any ceilings or space above and the ceilings and floors on the floors containing the Premises
to the extent necessary to service Tenant’s equipment in the Premises and to run wires, cables and other conduits to the Premises to the extent permitted by applicable laws, subject to Landlord’s notice and consent rights under Section 6.2
below. In addition, Tenant shall be allowed to use such space as necessary for providing utility services such as the installation of computer cable conduits and core drilling, subject to Landlord’s consent rights under Section 6.2 below.
Tenant’s rights to the Premises include the right to use and access any floors or walls on the floors containing the Premises to install equipment, wiring, cables, conduits and the like as necessary to service Tenant’s equipment in the
Premises, subject to Landlord’s notice and consent rights under Section 6.2 below. Tenant shall be entitled to, and Landlord shall provide at no additional cost to Tenant, non-exclusive use of the existing underground cabling conduit(s) between
the building located at 21600 Oxnard Street and the Building, and the riser space in the Building, in order for Tenant to achieve telephone and data network transmission connectivity between the Premises and all other premises of Tenant and its
Affiliates (including, without limitation, Health Net) located in the Building and at the building located at 21600 Oxnard Street, Woodland Hills, California. Tenant acknowledges that it has independently determined that said existing conduit(s) and
riser(s) shall be adequate for Tenant’s intended use, and that the Landlord does not warrant the suitability of such conduit(s) and/or riser(s) for Tenant’s use now or in the future. Furthermore, Landlord’s responsibility for
maintenance and repair of said conduit(s) and riser(s) shall be limited to those maintenance and repair obligations as set forth elsewhere in this Lease. Notwithstanding anything to the contrary 

  

 Page 1 
 WARNER CENTER PLAZA 
 [Foundation Health Systems] 

									
	 	  	 	  	 	  	 	  	 

 
set forth in this Lease, in no event shall Tenant take any action in the Premises or the Building which may adversely affect the “Systems and
Equipment,” as that term is defined in Section 3.3.8 of this Lease, without the prior written consent of Landlord. 
  
 1.2 The Building and The Project. The Premises are a part of the building set forth in Section 4.1 of the Summary (the
“Building”). The Building is part of an office project known as WARNER CENTER PLAZA. The term “Project,” as used in this Lease, shall mean (i) the Building and the “Common Areas”, as that term is defined
in Section 1.3 below, (ii) the land (which is improved with landscaping, parking facilities and other improvements as shown on Exhibit B attached hereto) upon which the Building and the Common Areas are located, and (iii) at Landlord’s
reasonable discretion, any additional real property, areas, land, buildings or other improvements added thereto pursuant to the terms of Section 1.4 of this Lease; provided that no such additions shall result in an increase in Direct Expenses
allocated to Tenant under this Lease. 
  
 1.3 Common Areas.
Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for
use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain
tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas”.
The term “Project Common Areas”, as used in this Lease, shall mean the portion of the Project designated as such by Landlord, and may include, without limitation, any fixtures, systems, signs, facilities, parking areas, gardens,
parks or other landscaping contained, maintained or used in connection with the Project, and may include any city sidewalks adjacent to the Project, pedestrian walkway system, whether above or below grade, park or other facilities open to the
general public and roadways, sidewalks, walkways, parkways, driveways and landscape areas appurtenant to the Project. The location of the Project Common Areas as of the date of this Lease is shown on Exhibit B attached hereto. The term
“Building Common Areas”, as used in this Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord, and may include, without limitation, the common entrances, lobbies, atrium
areas, restrooms, elevators, stairways and accessways, loading docks, ramps, drives, platforms, passageways, serviceways, common pipes, conduits, wires, equipment, loading and unloading areas, parking facilities and trash areas servicing the
Building. The Common Areas shall be maintained and operated in a first class manner. 
  
 1.4 Landlord’s Use and Operation of the Building, Project, and Common Areas. Provided Landlord does not unreasonably interfere with Tenant’s normal and customary business operations and to the extent
the Tenant Improvements and Alterations are not damaged and Tenant is not denied the beneficial use of its Premises, Landlord reserves the right from time to time without notice to Tenant (i) to close temporarily any of the Common Areas; (ii) to
make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of street entrances, driveways, ramps, entrances, exits, passages, stairways and other 

  

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ingress and egress, direction of traffic, landscaped areas, loading and unloading areas, and walkways; (iii) to expand the Building; (iv) to add additional
buildings and improvements to the Common Areas; (v) to designate land outside the Project to be part of the Project, and in connection with the improvement of such land to add additional buildings and common areas to the Project and/or to delete
land and improvements from the Project; (vi) to use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project or to any adjacent land, or any portion thereof; and (vii) to do and perform such other acts
and make such other changes in, to or with respect to the Project, Common Areas and Building or the expansion thereof as Landlord may deem to be appropriate; provided that Landlord’s actions under items (iii), (iv), (v) and (vi) shall not
result in an increase in Direct Expenses allocated to Tenant under this Lease. 
  
 1.5 Must Take Space. Landlord hereby agrees to lease to Tenant and Tenant hereby agrees to add to the Premises the remainder of the twenty-first (21st) floor of the Building, which remainder consists of
approximately 12,759 rentable (11,143 usable) square feet (the “Must Take Space”). 
  
 1.5.1 Must Take Space Commencement Date. The effective date of Tenant’s lease of the Must Take Space (the “Must Take
Space Commencement Date”) shall be April 1, 1999 (subject to Section 5 of the Tenant Work Letter). However, if Tenant commences to conduct business operations in any portion of the Must Take Space prior to the Must Take Space Commencement
Date, then Base Rent shall be due and payable for such portion of the Must Take Space at the rate of $2.15 per rentable square foot per month with respect to that portion of the Must Take Space from which Tenant has commenced to conduct business
operations from the date Tenant first commences to conduct such business operations until the Must Take Space Commencement Date and all other terms and conditions of this Lease shall apply to such occupancy. The Must Take Space shall be improved by
Tenant at the same time the initial Premises are improved and the Must Take Space shall be improved pursuant to the provisions of Exhibit C hereto. Landlord shall not permit any third party to use or occupy the Must Take Space prior to the Must Take
Space Commencement Date. Accordingly, effective upon the Must Take Space Commencement Date, the Premises shall be increased to include the Must Take Space. Landlord and Tenant hereby agree that such addition of the Must Take Space to the Premises
shall, effective as of the Must Take Space Commencement Date, increase the number of rentable square feet leased by Tenant in the Building to a total of approximately 101,502 rentable (92,759 usable) square feet. 
  
 1.5.2 Term and Monthly Base Rent for the Must Take
Space. The Lease Term for Tenant’s lease of the Must Take Space (“Must Take Space Term”) shall commence on the Must Take Space Commencement Date and shall expire co-terminously with Tenant’s lease of the Majority Space
on the Lease Expiration Date for such space as the same may be extended pursuant to Section 2.2. During the Must Take Space Term, Tenant shall pay in accordance with the provisions of this Section 1.5.2, Base Rent for the Must Take Space as follows:

  

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	 Period

	  	Monthly Base Rent

	  	Monthly Base Rent Per
Rentable Square Foot

	 Must Take Space
	  	$	27,431.85	  	$	2.15
	 Commencement Date – Lease
	  	 	 	  	 	 
	 Year 3 4/1/99
	  	 	 	  	 	 
	 Lease Year 4 – Lease Year 6
	  	$	28,707.75	  	$	2.25

  
 1.6 Right of First
Offer. Landlord hereby grants to Tenant a right of first offer with respect to that certain space consisting of all space on the twentieth (20th) and twenty-third (23rd) floors of the Building which are not leased to other tenants as of the date
of this Lease (“First Offer Space”). If Tenant does not lease any increment of First Offer Space after being offered such space in accordance with the terms of this Section 1.6, Tenant shall have no further right to lease such
increment of First Offer Space. Notwithstanding the foregoing, such first offer right shall be subordinate and secondary to all rights of expansion, first refusal, first offer or similar rights granted to the tenants of the Building as of the date
of this Lease (collectively, the “Superior Rights”), which Superior Rights are set forth on Exhibit H attached to this Lease. Tenant’s right of first offer shall be on the terms and conditions set forth in this Section 1.6.

  
 1.6.1 Procedure for Offer. Landlord
shall notify Tenant (the “First Offer Notice”) the first time after the date of this Lease that Landlord receives a proposal or request for proposal for all or any portion of the First Offer Space which Landlord would seriously
consider. The First Offer Notice shall describe the space which is the subject of the First Offer Notice and shall set forth the size and location of such space, the economic terms and conditions which Landlord would accept for Tenant’s lease
of such space (collectively, the “Economic Terms”), including, without limitation, the Base Rent, any contribution by Landlord to Direct Expenses, any concessions and any contribution by Landlord to the improvement of the First
Offer Space. Such Economic Terms shall constitute Landlord’s good faith determination of the then prevailing fair market economic terms for such space. 
  
 1.6.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to the space described
in the First Offer Notice, then within ten (10) business days after delivery of the First Offer Notice to Tenant, Tenant shall deliver notice to Landlord of Tenant’s intention to exercise its right of first offer with respect to the entire
space described in the First Offer Notice. If concurrently with Tenant’s exercise of the first offer right, Tenant notifies Landlord that it does not accept the Economic Terms set forth in the First Offer Notice, Landlord and Tenant shall, for
a period of fifteen (15) business days after Tenant’s exercise, negotiate in good faith to reach agreement as to such Economic Terms. If Tenant does not so notify Landlord that it does not accept the Economic Terms set forth in the First Offer
Notice concurrently with Tenant’s exercise of the first offer right, the Economic Terms shall be as set forth in the First Offer Notice. In addition, if Tenant does not exercise its right of first offer within the ten (10) business day period,
or, if Tenant exercises its first offer right but timely objects to Landlord’s determination of the Economic Terms and if Landlord and Tenant are unable to reach agreement on such Economic Terms within said fifteen (15) business day period,
then 

  

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Landlord shall be free to lease the space described in the First Offer Notice to anyone to whom Landlord desires on any terms Landlord desires and
Tenant’s right of first offer shall terminate as to the First Offer Space described in the First Office Notice; provided that, If Landlord desires to lease the same First Offer Space to any third party but increase or decrease the size of such
First Offer Space by more than twenty percent (20%), Landlord shall be required to give Tenant another First Offer Notice with respect to such increased or decreased First Offer Space and Tenant’s rights in connection therewith shall renew
under this Section 1.6, except that the ten (10) and fifteen (15) business day periods set forth above shall be reduced to five (5) and ten (10) business days, respectively. Notwithstanding anything to the contrary contained herein, Tenant must
elect to exercise its right of first offer, if at all, with respect to all of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. 
  
 1.6.3 Lease of First Offer Space. If Tenant timely
exercises Tenant’s right to lease the First Offer Space as set forth herein, Landlord and Tenant shall execute an amendment adding such First Offer Space to this Lease upon the same non-economic terms and conditions as applicable to the initial
Premises, and the Economic Terms and conditions as provided in this Section 1.6. Tenant shall commence payment of Rent for the First Offer Space and the Lease Term of the First Offer Space shall commence upon the date (“First Offer
Commencement Date”) which is the earlier of (i) the expiration of a reasonable build-out period determined as a component of the Economic Terms, and (ii) the date that Tenant, or any person occupying any of the First Offer Space with
Tenant’s permission, commences business operations from the First Offer Space, subject to any appropriate modification with respect to such commencement of Rent as determined as part of the Economic Terms. The Lease Term for the First Offer
Space shall expire on the Lease Expiration Date, subject to extension as provided in Section 2.2 of this Lease, co-terminously with Tenant’s lease of the Majority Space. 
  
 1.6.4 Termination of Right of First Offer. The rights set forth in this Section 1.6, and
Landlord’s obligations with respect thereto, shall be exercisable only by the originally-named Tenant (“Original Tenant”) and any Affiliated Assignee (as defined in Section 11.7) (and shall not inure to the benefit of any
assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease, other than an Affiliated Assignee). Tenant’s right of first offer hereunder shall not be effective in any period during which more than ten percent
(10%) of the rentable area of the Premises is subject to a sublease, other than to an Affiliated Assignee. Tenant shall not have the right to lease the First Offer Space if, as of the date of the attempted exercise of any right of first offer by
Tenant, or, at Landlords option, as of the scheduled date of delivery of such First Offer Space to Tenant, Tenant is in default under this Lease after notice and lapse of any applicable cure periods. 
  
 ARTICLE 2 
  
 LEASE TERM 
  
 2.1 Initial Term. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the
“Lease Term”) shall be as set forth in Section 5.1 

  

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of the Summary, shall commence on the dates set forth in Section 5.2 of the Summary, and shall terminate on the date set forth in Section 5.3 of the Summary
(the “Lease Expiration Date”) unless this Lease is sooner terminated or extended as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during
the Lease Term; provided, however, that the first Lease Year shall commence on January 1, 1999 and that the last Lease Year shall end on the Lease Expiration Date for the applicable portion of the Premises. At any time during the Lease Term,
Landlord may deliver to Tenant a factually correct notice in the form as set forth in Exhibit D, attached hereto, which Tenant shall execute and return to Landlord within ten (10) days of receipt thereof. 
  
 2.2 Option Terms. Landlord hereby grants to the Tenant two (2) options
to extend the Lease Term for a period of five (5) years each (each, an “Option Term”), which options shall be exercisable only by written notice delivered by Tenant to Landlord as provided in Section 2.2.2 below, provided that, as
of the date of delivery of such notice and, at Landlord’s option, as of the last day of the initial Lease Term, Tenant is not in default under this Lease after notice and expiration of applicable cure periods. The right contained in this
Section 2.2 shall be personal to the Original Tenant and any Affiliated Assignee, and may only be exercised by the Original Tenant or any Affiliated Assignee (and not any other assignee, sublessee or other transferee of the Original Tenant’s
interest in this Lease). Exercise of the right under this Section 2.2 shall not be effective if, as of the date of the Option Notice, more than ten percent (10%) of the rentable area of the Premises is subject to a sublease other than to an
Affiliated Assignee, In no event shall Tenant be entitled to exercise the second (2nd) option to extend unless Tenant has previously exercised the first (1st) option to extend. 
  
 2.2.1 Option Rent. The Rent payable by Tenant during the Option Term (the “Option
Rent”) shall be equal to the then prevailing fair market rent for the Premises as of the commencement date of the Option Term. The then prevailing fair market rent shall be the rental rate, including all escalations, at which new,
non-equity, non-renewal, creditworthy tenants, as of the commencement of the Option Term, are entering into leases for non-sublease, non-encumbered space comparable in size, location and quality to the Premises for a term of approximately the Option
Term, which comparable space is located in comparable buildings (“Comparable Transactions”) in Warner Center. In any determination of Comparable Transactions, appropriate consideration should be given to annual rental rates per
rentable square foot, the standard of measurement by which the rentable square footage is measured, the ratio of rentable square feet to useable square feet, the type of escalation clause (e.g., whether increases in additional rent are determined on
a net or gross basis, and if gross, whether such increases are determined according to a base year or a base dollar amount expense stop), abatement provisions reflecting free rent, length of the lease term, size and location of premises being
leased, building standard work letter and/or tenant improvement allowances, if any, taking into account the value of the existing improvements in the Premises as compared to the value of the then existing improvements for the Comparable
Transactions, and other generally applicable conditions of tenancy for such Comparable Transactions. The intent is that Tenant will obtain the same rent and other economic benefits that Landlord would otherwise give in Comparable Transactions. The
parties agree that if Landlord is obligated to pay a brokerage commission in connection with Tenant’s extension, Comparable Transactions shall only include transactions in which a broker is 

  

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also paid a commission; conversely, if Landlord is not obligated to pay a commission in connection with Tenant’s extension, then Comparable Transactions
shall only include those transactions where no brokerage commission is paid. 
  
 2.2.2 Exercise of Options. If Tenant wishes to exercise a renewal option hereunder, Tenant shall, on or before the date occurring nine (9) months prior to the expiration of the initial Lease Term for the
Majority Space (or nine (9) months prior to the expiration of the first Option Term for the Majority Space, if applicable), exercise the option by delivering notice to Landlord of such exercise by Tenant (the “Option Notice”).
Landlord and Tenant acknowledge that if Tenant delivers an Option Notice, the Lease Term shall be extended for the Option Term for all space then leased by Tenant in the Building including, without limitation, the Majority Space, the 22nd Floor
Space and any First Offer Space then leased by Tenant, that the procedure for determination of the Option Rent as provided in this Section 2.2 below shall apply in order to determine the Option Rent for the entire Premises (including the 22nd Floor
Space), but that the Option Terms shall commence and shall expire on slightly different dates for the 22nd Floor Space as compared to the remainder of the Premises due to the separate Lease Expiration Dates specified in Section 5.3 of the Summary.
Failure of Tenant to deliver the Option Notice to Landlord on or before such date shall be deemed to constitute Tenant’s failure to exercise its option to extend. If Tenant timely and properly exercises its option to extend, the initial Lease
Term or first Option Term, as applicable, shall be extended for the Option Term upon all of the terms and conditions set forth in this Lease, except that the Rent shall be the Option Rent determined as follows. Tenant shall be entitled to request
that Landlord notify Tenant of Landlord’s estimate of the Option Rent prior to Tenant’s delivery of the Option Notice. Within thirty (30) days after such request by Tenant (but not earlier than fifteen (15) months prior to the expiration
of the initial Lease Term or first Option Term, as applicable), Landlord shall notify Tenant of Landlord’s estimate of the Option Rent for the applicable Option Term (the “Information Estimate”); provided that neither
Tenant’s request for the Information Estimate nor Landlord’s notice thereof shall create any liability for either party. Landlord shall determine the Option Rent for the Option Term by using its good faith judgment. Whether or not Landlord
has previously delivered the Information Estimate, Landlord shall provide written notice (“Option Rent Notice”) of Landlord’s determination of the Option Rent within thirty (30) days after Tenant provides the Option Notice to
Landlord; provided, however, that Landlord shall not be obligated to provide the Option Rent Notice for an Option Term prior to the date which is fifteen (15) months before the commencement of such Option Term. Tenant shall have thirty (30) days
(“Tenant’s Review Period”) after receipt of Landlord’s Option Rent Notice within which to accept such rental or to reasonably object thereto in writing. Tenant’s failure to object by written notice to Landlord within
said thirty (30) day period shall be deemed to constitute Tenant’s acceptance of the Option Rent specified by Landlord in the Option Rent Notice. In the event Tenant timely objects in writing, Landlord and Tenant shall attempt to agree upon
such Option Rent using their best good faith efforts. If Landlord and Tenant fail to reach agreement within thirty (30) days following Tenant’s Review Period (“Outside Agreement Date”), then the Option Rent shall be determined
by arbitration in accordance with Sections 2.2.3.1 through 2.2.3.7 below. 
  

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 2.2.3 Determination of Option Rent. If Landlord and Tenant fail to reach agreement
on the Option Rent by the Outside Agreement Date, then each party shall make a separate determination of the Option Rent within five (5) business days after the Outside Agreement Date, concurrently exchange such determinations and such
determinations shall be submitted to arbitration in accordance with Sections 2.2.3.1 through 2.2.3.7 below. 
  
 2.2.3.1 Landlord and Tenant shall each appoint one arbitrator who shall by profession be a real estate broker or appraiser who shall have
been active over the five (5) year period ending on the date of such appointment in the leasing (or appraisal, as the case may be) of commercial high-rise properties in the Woodland Hills, California area. The determination of the arbitrators shall
be limited solely to the issue of whether Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent, as determined by the arbitrators, taking into account the requirements of Section 2.2.1 of this Lease (i.e.,
the arbitrators may only select Landlord’s or Tenant’s determination and shall not be entitled to make a compromise determination). Each such arbitrator shall be appointed within fifteen (15) business days after the applicable Outside
Agreement Date. 
  
 2.2.3.2 The two (2)
arbitrators so appointed shall within five (5) days of the date of the appointment of the last appointed arbitrator agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of
the initial two (2) arbitrators. 
  
 2.2.3.3 The
three (3) arbitrators shall within five (5) days of the appointment of the third arbitrator reach a decision as to whether the parties shall use Landlord’s or Tenant’s submitted Option Rent and shall notify Landlord and Tenant thereof.

  
 2.2.3.4 The decision of the majority of the
three (3) arbitrators shall be binding upon Landlord and Tenant. 
  
 2.2.3.5 If either Landlord or Tenant fails to appoint an arbitrator within fifteen (15) business days after the applicable Outside Agreement Date, the arbitrator appointed by one of them shall reach a decision, notify
Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord and Tenant. 
  
 2.2.3.6 If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, or both parties fail to appoint an arbitrator, then
the appointment of the third arbitrator or any arbitrator shall be dismissed and the Option Rent be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration Association, but subject to the instruction set
forth in this Section 2.2.3. 
  

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 2.2.3.7 The cost of arbitration shall be paid by Landlord and Tenant equally. 

 
 ARTICLE 3 
  
 RENT 
  
 3.1 Base Rent. Tenant shall pay, without prior notice or demand, to
Landlord or Landlord’s agent at the management office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate in writing (provided any such notice changing the place for payment is given to
Tenant no later than fifteen (15) days prior to the next date that Base Rent is due), in a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base
Rent”) as set forth in Section 6 of the Summary, payable in equal monthly installments as set forth in Section 6 of the Summary in advance on or before the first day of each and every month during the Lease Term, commencing with respect to
each floor of the Premises on the Lease Commencement Date therefor as set forth in Section 5.2 of the Summary, without any setoff or deduction whatsoever (except as otherwise expressly set forth in this Lease). Notwithstanding the foregoing, Base
Rent shall be increased by the amount of Base Rent for the Must Take Space effective as of the Must Take Space Commencement Date as set forth in Section 1.5 of this Lease. The Base Rent for the first full month of the Lease Term which occurs in
calendar year 1999 for both the initial Premises and the Must Take Space (i.e., a total of $218,229.30) shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date (including the Lease Commencement Date for the 22nd
Floor Space) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall be a proportionate amount of a full calendar
month’s rental based on the proportion that the number of days in such fractional month bears to the number of days in the calendar month during which such fractional month occurs. All other payments or adjustments required to be made under the
terms of this Lease that require prorated on a time basis shall be prorated on the same basis. 
  
 3.2 Additional Rent. In addition to paying the Base Rent specified in Section 3.1 of this Lease, Tenant shall pay “Tenant’s Share” of the annual “Building Direct Expenses,” as those
terms are defined in Sections 3.3.10 and 3.3.2 of this Lease, respectively, to the extent such Building Direct Expenses are in excess of Building Direct Expenses for the “Base Year,” as that term is defined in Section 3.3.1 of this Lease.
Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the “Additional Rent”, and the Base Rent and the
Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article 3 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on other
obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 3 and Landlord’s obligation to reimburse Tenant for overpayments, if any, of Additional Rent
shall survive the expiration of the Lease Term. 
  

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 3.3 Definitions of Key Terms Relating to Additional Rent. As used in this Article 3, the following
terms shall have the meanings hereinafter set forth: 
  
 3.3.1 “Base Year” shall be as set forth in Section 7.1 of the Summary. 
  
 3.3.2 “Building Direct Expenses” shall mean “Building Operating Expenses” and “Building Tax
Expenses”, as those terms are defined in Sections 3.3.3 and 3.3.4, below, respectively. 
  
 3.3.3 “Building Operating Expenses” shall mean the portion of “Operating Expenses,” as that term is defined in
Section 3.3.7 below, allocated to the tenants of the Building pursuant to the terms of Section 3.4.1 below. 
  
 3.3.4 “Building Tax Expenses” shall mean that portion of “Tax Expenses”, as that term is defined in Section
3.3.9 below, allocated to the tenants of the Building pursuant to the terms of Section 3.4.1 below. 
  
 3.3.5 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including
the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s
Share of Building Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 
  
 3.3.6 “Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses”. 
  
 3.3.7 “Operating Expenses” shall mean all
reasonable and actually incurred expenses, costs and amounts of every kind and nature which Landlord pays during any Expense Year because of or in connection with the ownership, management, maintenance, repair, or operation of the Project, or any
portion thereof. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, maintaining, repairing, complying with
conservation measures in connection with, and managing the utility systems, mechanical systems, sanitary and storm drainage systems, and elevator systems, and the cost of supplies and equipment and maintenance and service contracts in connection
therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with the
implementation and operation of a transportation system management program or a municipal, private or public shuttle service or parking program; (iii) the cost of all insurance carried by Landlord in connection with the Project, or any portion
thereof; (iv) the cost of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking area repair, restoration, and
maintenance including, but not limited to, resurfacing, repainting, restriping, and cleaning; (vi) fees, charges and other costs, including consulting fees, legal fees and accounting fees, of all contractors and consultants engaged by Landlord or
reasonably incurred by Landlord in connection with the management, operation, maintenance and repair of the Project, or any portion 

  

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thereof including the fair market rental value of any office space utilized for such purpose (where the size of such office space is competitive with the
size of management office space included in Operating Expenses in other comparable projects of comparable size in the Los Angeles, California area) and in lieu of any other management fee, a management fee in the amount of fifteen percent (15%) of
all other Direct Expenses; (vii) payments under any equipment rental agreements; (viii) wages, salaries and other compensation and benefits of all persons engaged in the operation, maintenance or security of the Project, or any portion thereof,
including employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; provided, that if any employees of Landlord provide services for more than
one project of Landlord, then a prorated portion of such employees’ wages, benefits and taxes shall be included in Operating Expenses based on the portion of their working time devoted to the Project, or any portion thereof; provided further
that no portion of any employee’s wages, benefits, or taxes allocable to time spent on the development, marketing, financing, re-financing, sale, or leasing of the Project shall be included in Operating Expenses; (ix) payments, fees or charges
under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Project, or any portion thereof; (x) operation, repair and maintenance of all “Systems and
Equipment,” as that term is defined in Section 3.3.8 of this Lease, and components thereof; (xi) the cost of janitorial services, alarm and security service, window cleaning, trash removal, replacement of wall and floor coverings, ceiling tiles
and fixtures in lobbies, corridors, restrooms and other common or public areas or facilities, maintenance and replacement of curbs and walkways and repair to roofs; (xii) amortization (including interest on the unamortized cost at Landlord’s
actual cost of funds) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs incurred in
connection with the Project (A) which are intended to effect economies in the operation or maintenance of the Project, or any portion thereof to the extent of cost savings reasonably anticipated by Landlord, or (B) that are required under any
governmental law or regulation that was not enacted prior to the date this Lease was fully executed and delivered or that was not applicable to the Project on the date this Lease was fully executed and delivered; provided, however, that any capital
expenditure shall be amortized over its useful life as reasonably determined, and the unamortized cost of the same shall bear interest at Landlord’s actual cost of funds; and (xiv) costs, fees, charges or assessments imposed by any federal,
state or local government for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in Section 3.3.9, below. If Landlord is not furnishing any
particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall
be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its.own expense furnished such work or service to such tenant. If the Building is
not at least ninety-five percent (95%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment to the variable components of Operating Expenses for such year employing sound accounting and management
principles, to determine the amount of Operating Expenses that would have been paid had the Building been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount 

  

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of Operating Expenses for such year. Landlord (x) shall not collect or be entitled to collect from Tenant an amount in excess of Tenant’s Share of one
hundred percent (100%) of the Operating Expenses; and (y) shall reduce the amount of the Operating Expenses by any refund or discount received by Landlord. Any expense or category of expense excluded from Operating Expenses in the Base Year pursuant
to the provisions of this Section 3.3.7 below shall also be excluded from Operating Expenses in any subsequent Expense Year. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, except as otherwise set forth in
this Section 3.3, include: 
  
 (A) bad debt
expenses and interest, principal, points and fees on debts (except in connection with the financing of items which are expressly included in the definition of Operating Expenses above) or amortization or rent, attorneys’ fees or other
transaction costs on any ground lease, mortgage or mortgages or any other debt instrument encumbering the Building or the Project (including the land on which the Building is situated); 
  
 (B) marketing costs, including leasing commissions, attorneys’ fees in connection with the negotiation
and preparation of letters, deal memos, letters of intent, leases, subleases and/or assignments, space planning costs, and other costs and expenses incurred in connection with lease, sublease and/or assignment negotiations and transactions with
present or prospective tenants or other occupants of the Building, including attorneys’ fees and other costs and expenditures incurred in connection with disputes with present or prospective tenants or other occupants of the Building;

  
 (C) real estate brokers’ leasing
commissions; 
  
 (D) costs, including permit,
license, construction and inspection costs, incurred with respect to the installation of other tenants’ or occupants’ improvements made for tenants or other occupants in the Building or incurred in renovating or otherwise improving,
decorating, painting or redecorating vacant space for tenants, prospective tenants or other occupants in the Building; 
  
 (E) any costs expressly excluded from Operating Expenses elsewhere in this Lease; 
  
 (F) costs of any items (including, but not limited to, costs
incurred by Landlord for the repair of damage to the Building) to the extent Landlord receives reimbursement from insurance proceeds or from a third party; 
  
 (G) costs of capital improvements, capital replacements, capital repairs, capital restorations and capital additions (with the
determination of whether an item is a capital item to be made under generally accepted accounting principles) except those set forth in Sections 3.3.7(xii) and (xiii) above; 
  
 (H) rentals and other related expenses for leasing an HVAC system, elevators, or other items (except when
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maintenance of the Building) which if purchased, rather than rented, would constitute a capital improvement not included in Operating Expenses pursuant to
this Lease; 
  
 (I) depreciation, amortization
and interest payments, except as specifically included in Operating Expenses pursuant to the terms of this Lease and except on materials, tools, supplies and vendor-type equipment purchased by Landlord to enable Landlord to supply services Landlord
might otherwise contract for with a third party, where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third party’s services, all as determined in accordance with generally
accepted accounting principles, consistently applied, and when depreciation or amortization is permitted or required, the item shall be amortized over its reasonably anticipated useful life; 
  
 (J) expenses in connection with services or other benefits
which are not offered to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant of the Building without charge; 
  
 (K) costs, including attorneys’ fees and costs, incurred by Landlord relating to disputes with ground
lessors, lenders, brokers, tenants or prospective tenants; 
  
 (L) Landlord’s general corporate overhead, general and administrative expenses and costs of operation of the business of Landlord as contrasted with operation of the Project, including within this exclusion,
costs related to the sale, financing or refinancing of the Project or any part thereof or interest therein; 
  
 (M) advertising and promotional expenditures; 
  
 (N) electric power costs or other utility costs for which any tenant directly contracts with the local public service company (but
Landlord shall have the right to “gross up” as if the space was vacant); 
  
 (O) interest and tax penalties incurred as a result of Landlord’s negligence, inability or unwillingness to make payments or file
returns when due; 
  
 (P) costs arising from
Landlord’s charitable or political contributions; 
  
 (Q) costs arising from defects in the Base, Shell and Core of the Building or improvements installed by Landlord; 
  
 (R) the cost of any utilities or services supplied to retail space to the extent such cost exceeds the amount Landlord reasonably
determines would have been incurred had such space been used for general office purposes; 
  
 (S) costs for acquisition of sculpture, paintings or other objects of art; 
  

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 (T) the wages and other personnel costs of any employee above the level of Project
general manager (provided that the Project’s engineers shall be considered to be below the level of the Project general manager); 
  
 (U) the cost of providing any service directly to and paid directly by any tenant (but Landlord shall have the right to “gross
up” Operating Expenses with respect to such item, if such item is otherwise includable in Operating Expenses, as if the space occupied by such tenant was vacant); 
  
 (V) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods
and/or services in the Building to the extent the amount so paid exceeds the competitive cost (but not necessarily the lowest cost) for such goods and/or services; 
  
 (W) to the extent not in excess of the gross parking revenues, the cost of payroll for clerks and
attendants, bookkeeping, garage keepers liability insurance, parking management fees, tickets and uniforms directly incurred in operating the parking facilities. 
  
 (X) cost incurred in connection with upgrading the Building or Project to comply with disability, life, fire
and safety codes, ordinances, statutes or other laws in effect with respect to the Project prior to the date of this Lease; and 
  
 (Y) notwithstanding any contrary provision of this Lease, including, without limitation, any provision relating to capital expenditures,
any and all costs arising from the presence of any Hazardous Materials (including cost of clean-up, remediation, monitoring, management and administration thereof and defense of claims related to the presence of such Hazardous Material) in or about
the Premises, Building or Project that were discharged into the Project at any time as a result of the action of Landlord or its employees, agents or contractors (i) in violation of Laws or (ii) which were present in or on the Project and known to
be Hazardous Material as of the date hereof; provided, however, unless caused by the negligence or willful misconduct of Landlord, its agents or employees, Operating Expenses shall include costs incurred in connection with the cleanup, remediation,
monitoring, management and administration of (and defense of claims related to) the presence of Hazardous Materials used by Landlord in connection with the operation, repair and maintenance of the Project to perform Landlord’s obligations under
this Lease (such as, without limitation, fuel oil for generators, cleaning solvents, and lubricants) and which are customarily found or used in first-class office buildings. 
  
 3.3.7.1 Landlord agrees that except for the management fee and management office rental described above,
Landlord shall make no profit from Landlord’s collection of Operating Expenses. All assessments and premiums which are not specifically charged to Tenant because of what Tenant has done, which can be paid by Landlord in installments, shall be
paid by Landlord in the maximum number of installments permitted by law and not included as Operating Expenses except in the year in which the assessment or premium installment is actually paid; provided, however, that if the prevailing practice in
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buildings is to pay such assessments or premiums on an earlier basis, and Landlord pays on such basis, such assessments or premiums shall be included in
Operating Expenses as paid by Landlord, and Landlord may, in such event, include any accrued interest (resulting from such assessments or premiums) in its computation of Operating Expenses. Each time Landlord provides Tenant with an actual and/or
estimated statement of Operating Expenses, such statement shall be in a format containing at least the level of detail as such statements normally provided by Landlord as of the date hereof. 
  
 3.3.7.2 Landlord may not include in Operating Expenses or
Tax Expenses attributable to a Lease Year any cost or tax which was incurred by Landlord and paid by Landlord more than three (3) years prior to the date Landlord seeks to include such item as Operating Expenses and/or Tax Expenses unless such
circumstance results from governmental action or inaction (e.g., an error in the computation of Tax Expenses by the assessor). 
  
 Notwithstanding anything to the contrary set forth in this Article 3, when calculating Direct Expenses for the Base Year, Operating Expenses shall exclude (i) market-wide
labor-rate increases due to extraordinary circumstances, including, but not limited to, boycotts and strikes, (ii) utility rate increases due to extraordinary circumstances including, but not limited to, conservation surcharges, boycotts, embargoes
or other shortages, and (iii) amortization and other costs of capital improvement, restoration, and replacement relating to any portion of the Project (including the amortization expenses of any such costs incurred in prior years). 
  
 3.3.8 “Systems and Equipment” shall mean
any plant, machinery, transformers, duct work, conduit, pipe, bus duct, cable, wires, and other equipment, facilities, and systems designed to supply heat, ventilation, air conditioning and humidity or any other services or utilities, or comprising
or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler, communications, alarm, security, or fire/life safety systems or equipment, or any other mechanical, electrical, electronic, computer or other systems or
equipment which serve the Project in whole or in part. 
  
 3.3.9 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary,
(including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to
be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Project, or any portion thereof), which
shall be paid during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. Real
Property taxes shall be calculated as if the Project and parking facility were fully completed and fully assessed. 
  

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 3.3.9.1 Tax Expenses shall include, without limitation: 
  
 (i) Any tax on the rent, right to rent or other income from
the Project, or any portion thereof, or as against the business of leasing the Project, or any portion thereof; 
  
 (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy
or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition
13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly
provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or
private assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies. It is the
intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes, fees, levies and charges be included within the definition of Tax Expenses for the purposes of this
Lease; 
  
 (iii) Any assessment, tax, fee, levy,
or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any gross income tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing,
operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; and 
  
 (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring
an interest or an estate in the Premises. 
  
 3.3.9.2 With respect to any assessment that may be levied against, upon, or in connection with the Project, or any portion thereof, and may be evidenced by improvement or other bonds, or may be paid in annual installments, there shall be
included within the definition of Tax Expenses with respect to any tax fiscal year only the amount currently payable on such bonds, including interest, for such tax fiscal year, or the current annual installment for such tax fiscal year. 

 
 3.3.9.3 If the method of taxation of real estate
prevailing at the time of execution hereof shall be, or has been, altered so as to cause the whole or any part of the taxes now, hereafter or heretofore levied, assessed or imposed on real estate to be levied, assessed or imposed upon the owner or
owners of the Project, wholly or partially, as a capital levy or otherwise, or on or measured by the rents received therefrom, then such new or altered taxes attributable to the Project, or any portion thereof, shall be included within the term
“Tax Expenses” except that the same shall not include any enhancement of said tax attributable to other income. 
  

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 3.3.9.4 In no event shall Tax Expenses for any Expense Year be less than Tax Expenses for
the Base Year. 
  
 3.3.9.5 If Tax Expenses for
any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay within ten (10)
business days (or thirty (30) days if the amount due from Tenant is in excess of $50,000) of receipt of notice, Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the terms of this Lease.

  
 3.3.9.6 Any expenses incurred in attempting
to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are paid. Tax refunds shall be credited against Tax Expenses regardless of when received, based on the year to which the refund is
applicable. If Landlord receives a Proposition 8 reduction in Tax Expenses attributable to any period of time during which this Lease is in effect, then regardless of whether this Lease has terminated, and regardless of when Landlord receives such
deduction (by direct payment or credit), to the extent Tenant is entitled to a refund of Direct Expenses previously paid by Tenant for such period (based upon a recalculation of Direct Expenses for such time period reflecting such reduced Tax
Expense amount), Landlord shall remit the amount of such deduction attributable to the appropriate square footage in the Premises to Tenant within thirty (30) days after receipt of such refund by Landlord or if this Lease is still in effect, credit
such amount against the next Rent falling due under this Lease after Landlord’s receipt of such refund. Landlord shall use commercially reasonable efforts to obtain a Proposition 8 refund (or any other credit or refund under a similar or
replacement law) whenever Landlord makes a good faith determination that such a refund or credit is appropriately due to Landlord. 
  
 3.3.9.7 Notwithstanding anything to the contrary contained in this Section 3.3.9 (except as set forth in Sections 3.3.9.1 and 3.3.9.3,
above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent
applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating Expenses, and (iii) any items paid by Tenant under Article 9 of this Lease.

  
 3.3.9.8 Notwithstanding anything to the
contrary set forth in this Article 3, when calculating Direct Expenses for the Base Year, such Direct Expenses shall not include any increase in Tax Expenses attributable to special assessments, charges, costs, or fees, or due to modifications or
changes in governmental laws or regulations, including, but not limited to, the institution of a split tax roll. 
  
 3.3.10 “Tenant’s Share” shall mean the percentage calculated by dividing the number of rentable square feet of the
Premises by the total number of rentable square feet in the Building. In the event either the rentable square feet of the Premises and/or the total rentable square feet of the Building is changed, Tenant’s Share shall be appropriately adjusted,
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determined on the basis of the number of days during such Expense Year that each such Tenant’s Share was in effect. 
  
 3.3.11 Landlord shall, at Landlord’s option, have the
right to segregate Direct Expenses into two (2) separate categories, one (1) such category to be applicable only to Direct Expenses incurred for the Building and the other category applicable to Direct Expenses incurred for the Project Common Areas.
If Landlord so segregates Direct Expenses into two (2) categories, two (2) Tenant’s Shares shall apply, one (1) such Tenant’s Share shall be calculated by dividing the number of rentable square feet of the Premises by the total number of
rentable square feet in the Building (“Tenant’s Building Share”), subject to adjustment as provided in Section 3.3.10 above, and the other Tenant’s Share to be calculated by dividing the number of rentable square feet of
the Premises by the total number of rentable square feet (subject to adjustment as provided in Section 1.2) of all buildings in the Project (“Tenant’s Common Area Share”). Consequently, if Landlord elects to so segregate Direct
Expenses into two (2) categories, any reference in this Lease to “Tenant’s Share of Building Direct Expenses” shall mean and refer to both Tenant’s Building Share of Direct Expenses and Tenant’s Common Area Share of
Direct Expenses. No Operating Expenses or Taxes may be charged in a duplicative manner or as both Tenant’s Building Share of Direct Expenses and Tenant’s Common Area Share of Direct Expenses and this Section 3.3.11 shall be administered in
accordance with generally accepted accounting and management practices, consistently applied. 
  
 3.4 Allocation of Direct Expenses. 
  
 3.4.1 Method of Allocation. The parties acknowledge that the Building is a part of a multi-building project and that the costs and expenses incurred in connection with the Project (i.e., the Direct Expenses)
should be shared between the tenants of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 3.3 above, Direct Expenses (which consists of Operating Expenses and Tax Expenses) are determined
annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis in accordance with generally accepted accounting and management practices, consistently applied, shall be
allocated to the tenants of the Building (as opposed to the tenants of any other buildings in the Project) and such portion shall be the Building Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated to the tenants of
the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole in accordance with generally accepted accounting and management practices,
consistently applied. 
  
 3.4.2 Cost
Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for the Project among different portions or occupants of the Project (the “Cost Pools”), in accordance with
generally accepted accounting and management practices, consistently applied. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the Project or of the Project, and the retail space tenants of a
building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable manner in accordance with generally accepted accounting and management
practices, consistently applied. 
  

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 3.5 Calculation and Payment of Additional Rent. For every Expense Year ending or commencing within
the Lease Term, Tenant shall pay to Landlord, in the manner set forth in Section 3.5.1, below, and as Additional Rent, an amount equal to Tenant’s Share of Building Direct Expenses for such Expense Year in excess of the Building Direct Expenses
for the Base Year. 
  
 3.5.1 Statement of
Actual Building Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to Tenant on or before the first day of April following the end of each Expense Year (but in any event on or before the first day of July), a statement (the
“Statement”) which shall state the Building Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s Share of such Building Direct Expenses in excess of the Building
Direct Expenses for the Base Year. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall pay, upon the later of the next installment of Base Rent due or within thirty (30) days after receipt of
the Statement, the full amount of Tenant’s Share of Building Direct Expenses for such Expense Year in excess of the Building Direct Expenses for the Base Year, less the amounts, if any, paid during such Expense Year as “Estimated
Additional Rent,” as that term is defined in Section 3.5.2, below. If the Statement shows that Tenant has paid Estimated Additional Rent in excess of Tenant’s Building Share of Direct Expenses for such Expense Year, Landlord shall pay such
excess to Tenant together with the applicable Statement, even if the Lease has terminated or expired. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under
this Article 3. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Building Direct Expenses for the Expense Year in which this Lease terminates, Tenant shall pay
to Landlord within thirty (30) days after receipt of a Statement setting forth an amount owing to Landlord calculated pursuant to the provisions of Section 3.5 any unpaid amounts described herein, less any amounts owed from Landlord to Tenant. The
provisions of this Section 3.5.1 shall survive the expiration or earlier termination of the Lease Term. 
  
 3.5.2 Statement of Estimated Building Direct Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement
(the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Building Direct Expenses for the then-current Expense Year shall be and the estimated
amount of Tenant’s Share of Building Direct Expenses for the then-current Expense Year in excess of the Building Direct Expenses for the Base Year (the “Estimated Additional Rent”). The failure of Landlord to timely furnish the
Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Additional Rent under this Article 3; however, Landlord shall endeavor to deliver the Estimate Statement as soon as practicable
after Landlord has prepared the Statement for the preceding calendar year. In addition, Tenant may request by written notice to Landlord, no more than one (1) time per year, that Landlord provided Tenant with Landlord’s good faith projection of
Building Direct Expenses for the upcoming or then-current Expense Year and Landlord shall respond to such request within fifteen (15) business days based upon information then available to Landlord; however, Tenant acknowledges that Landlord shall
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inaccuracy of such projections. Tenant shall pay, upon the later to occur of (i) the date upon which its next installment of Base Rent is due, and (ii) the
date which is ten (10) days after Tenant’s receipt of the Estimate Statement, a fraction of the Estimated Additional Rent for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 3.5.2). Such
fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall
have the right to deliver to Tenant at any time). Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Additional Rent set forth in the previous Estimate Statement delivered
by Landlord to Tenant. 
  
 3.6 Landlord’s Books and
Records. Within two (2) years after receipt of a Statement by Tenant (“Review Period”), if Tenant disputes the amount of Additional Rent set forth in the Statement, Tenant or an independent certified public accountant (which
accountant is a member of a regionally recognized accounting firm) designated by Tenant, may after reasonable notice to Landlord and during normal business hours, not more than once in any calendar year, inspect and photocopy Landlord’s records
at Landlord’s offices, provided that Tenant is not then in default after expiration of any applicable cure period under Section 12.1.1 of this Lease, provided, further, that Tenant and such accountant shall, and each of them shall use their
commercially reasonable efforts to cause their respective agents and employees to, maintain all information contained in Landlord’s records in strict confidence except as necessary in the enforcement of this Lease. If after such inspection,
Tenant still disputes such Additional Rent, a certification as to the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant mutually selected by Landlord and Tenant. If Landlord and Tenant are unable to
agree upon an independent certified public accountant, each party may apply to the presiding judge of the Los Angeles Superior Court to appoint same from a regionally recognized accounting firm. Landlord shall cooperate in good faith with Tenant and
the designated accountant to show Tenant and the designated accountant the information upon which the certification is based; provided that if such certification by the designated accountant proves that the Direct Expenses set forth in the Statement
were overstated by more than four percent (4%), then the cost of the designated accountant and the cost of such certification shall be paid for by Landlord. Promptly following the parties’ receipt of such certification, the parties shall make
such appropriate payments or reimbursements, as the case may be, to each other, as are determined to be owing pursuant to such certification, together with interest at the “Interest Rate”, as that term is defined in Section 19.28 of this
Lease, from the date due until paid, in the case of payments by Tenant to Landlord, or from the date paid until reimbursed, in the case of reimbursements by Landlord to Tenant. Landlord shall be required to maintain records of all Direct Expenses
set forth in each Statement delivered to Tenant for the entirety of the three (3) year period following Landlord’s delivery of the applicable Statement. The payment by Tenant of any amounts pursuant to this Article 3 shall not preclude Tenant
from questioning the correctness of any Statement delivered by Landlord, provided that the failure of Tenant to object thereto prior to the expiration of the Review Period shall be conclusively deemed Tenant’s approval of the applicable
Statement. 
  

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 ARTICLE 4 
  

[INTENTIONALLY OMITTED] 
  
 ARTICLE 5 
  
 USE OF PREMISES 
  
 5.1 Permitted Use. Tenant shall use the Premises solely for general office purposes consistent with the character of the Project as a first-class office building project, and Tenant shall not use or permit the
Premises to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which Landlord may withhold in its sole discretion; provided that consent to such other purpose or purposes shall not be unreasonably
withheld if Landlord then permits a comparable use by another tenant of the Project in a comparable space and area in the Project. 
  
 5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the Premises,
the Common Areas (including, without limitation, the Project’s parking facility) or any part thereof for any use or purpose contrary to the provisions of Exhibit E attached hereto (“Rules and Regulations”), or in
violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project)
including, without limitation, any such laws, ordinances, regulations or requirements relating to “Hazardous Material”, as that term is defined in Section 19.29 below. Landlord shall enforce the Rules and Regulations in a reasonable and
non-discriminatory manner. To the extent that these Rules and Regulations attached as Exhibit E are contrary to, or inconsistent with, the provisions of this Lease, the provisions of this Lease shall prevail. Landlord shall not enforce, modify or
amend the Rules and Regulations in an unreasonable manner or in a manner which would unreasonably interfere with normal and customary office business operations permitted under Section 5.1. Tenant shall comply with all recorded covenants,
conditions, and restrictions now or hereafter affecting the Project; provided that Landlord warrants that such documents do not prohibit use of the Premises permitted hereunder and do not materially and adversely affect the rights and obligations of
Tenant hereunder including, without limitation, obligations for Direct Expenses in accordance with Article 3. 
  
 5.3 Labor Harmony. Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or
equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Project. 
  

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 ARTICLE 6 
  

REPAIRS, ADDITIONS AND ALTERATIONS 
  
 6.1 Repairs. 
  
 6.1.1 Repair Obligations. Landlord shall, as part of Operating Expenses to the extent permitted under Article 3 of this Lease,
operate, improve, manage and maintain the Building and Project in accordance with all governmental laws, rules and regulations in a manner consistent with “Comparable Buildings,” defined as first class office
buildings in the Woodland Hills/ West San Fernando Valley area comparable in age, location, amenities and quality of construction. Landlord shall keep and maintain the Building and Project (excluding the Tenant Improvements and Alterations),
including the Building’s exterior walls, windows, roof and foundation, the Base, Shell and Core, and the Systems and Equipment located in the Building, in proper working order, condition and repair (collectively, the “Landlord
Repair Items”). Landlord shall keep and maintain the Landlord Repair Items in compliance with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or
promulgated, including any standard or regulation now or hereafter imposed on Landlord by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational health or safety standards for
employers, employees, landlords or tenants, that relates to Tenant’s use or occupancy of the Premises or the operation of the Premises (collectively, “Legal Requirements”); provided, however, that Tenant hereby
covenants and agrees that if such compliance is required as a result of Tenant’s non-general office use of the Premises, or Tenant’s particular use or occupancy (as opposed to use or occupancy by office tenants in general), Tenant shall be
responsible for the cost of causing, and Tenant shall cause, the Tenant Improvements, the Alterations, the Base, Shell and Core (but then only to the extent that the cost of such compliance is not included in Operating Expenses), to comply with the
Legal Requirements. Except as set forth above as Landlord’s obligations, and in addition to the obligations of Tenant set forth above, Tenant shall, at Tenant’s own expense, keep the Tenant Improvements and Alterations, and fixtures and
furnishings in the Premises in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any
reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Tenant Improvements and Alterations and replace or repair all damaged, broken, or worn fixtures and appurtenances in the Premises; provided however,
that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, but need not, make such repairs and replacements to the Tenant Improvements and Alterations, and Tenant shall pay Landlord the cost thereof, including a
percentage of the cost thereof (to be uniformly established for the Building and/or the Project) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with
such repairs and replacements forthwith upon being billed for same. Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements or additions to the Premises or to the Project
or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or 

  

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quasi-governmental authority or court order or decree. Tenant hereby waives and releases its right to make repairs at Landlord’s expense under Sections
1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 
  
 6.1.2 Tenant Maintenance and Repair. 
  
 6.1.2.1 If Tenant provides notice (the “Repair Notice”) of an event or circumstance which pursuant to the
terms of this Lease requires Landlord to fulfill an obligation, including, without limitation, to provide services or utilities, or repair, alter, improve and/or maintain the Premises or to comply with law (a “Required
Action”) to Landlord and any mortgage lender of Landlord which has previously been identified in a notice delivered to Tenant, and Landlord fails to provide the Required Action within the time period required by this Lease, or a
reasonable period of time, if no specific time period is specified in this Lease, after the receipt of the Repair Notice (the “Notice Date”), or, in any event, does not commence the Required Action within thirty (30)
days after the Notice Date and complete the Required Action within thirty (30) days after commencement of the Required Action, then Tenant may proceed to take the Required Action, pursuant to the terms of this Lease, and shall deliver a second
notice to Landlord and such mortgage lender specifying that Tenant is taking the Required Action (the “Second Notice”); provided that if the nature of the Required Action is such that the same cannot reasonably be
completed within a thirty (30)-day period, then Tenant shall not have the right to proceed to take the Required Action if Landlord diligently commences the Required Action within such period and thereafter diligently proceeds to complete the
Required Action. 
  
 6.1.2.2 Notwithstanding the
foregoing, if there exists an emergency such that the Premises or a portion thereof are rendered untenantable and Tenant’s personnel are forced to vacate the Premises or such portion thereof and if Tenant gives the notice (the
“Emergency Notice”) of Tenant’s intention to take action with respect thereto (the “Necessary Action”) and the Necessary Action is also a Required Action, Tenant may take the
Necessary Action if Landlord does not commence the Necessary Action within one (1) business day after the Emergency Notice (the “Emergency Cure Period”) and thereafter use its commercially reasonable, good faith
efforts and due diligence to complete the Necessary Action as soon as possible. 
  
 6.1.2.3 If any Necessary Action will affect the Systems and Equipment, the structural integrity of the Building, or the exterior
appearance of the Building, (i) Tenant shall use only those contractors used by Landlord in the Building, or (ii) if such contractors are unavailable or unwilling to perform, Tenant shall use only those contractors used by landlords of Comparable
Buildings for work on such items. 
  
 6.1.2.4 If
any Required Action or Necessary Action is taken by Tenant pursuant to the terms of this Section 6.1, then Landlord shall reimburse Tenant for its reasonable and documented costs and expenses in taking the Required Action or Necessary Action within
thirty (30) days after receipt by Landlord of an invoice from Tenant which sets forth a reasonably particularized breakdown of its costs and expenses in connection with taking the Required Action or Necessary Action on behalf of Landlord (the
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not reimburse Tenant for the Repair Invoice within thirty (30) days of receipt, then Tenant may deduct from the next Rent payable by Tenant under this Lease,
the amount set forth in the Repair Invoice plus interest at the Interest Rate (the “Offset Right”). Notwithstanding the foregoing, if Landlord delivers to Tenant within thirty (30) days after receipt of the Repair
Invoice, a written objection to the payment of such invoice, setting forth with reasonable particularity Landlord’s reason for its claim that the Required Action or Necessary Action did not have to be taken by Landlord pursuant to the terms of
this Lease or that Tenant breached the terms of this Section 6.1, or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive), then Tenant shall not be entitled to deduct such amount from
Rent, but Tenant shall retain any right it may have at law or in equity in connection with such dispute. However, Landlord shall not be entitled to claim that the charges for contractors which Tenant is required to use by Landlord under Section
6.1.2.3(i) above are excessive (but Landlord may claim that the Required Action or Necessary Action did not have to be taken). 
  
 6.2 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises (collectively,
the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall not be unreasonably withheld, conditioned or delayed by Landlord and shall be approved or denied
by notice delivered to Tenant within ten (10) business days of Landlord’s receipt of request for consent, provided that, if such notice of consent or denial is not received by Tenant within such ten (10) business day period, then, upon delivery
of an additional five (5) business days’ notice to Landlord and Landlord’s failure to respond within such period, such Alterations shall be deemed approved by Landlord. Notwithstanding the foregoing, Tenant may make changes to the
Premises, without Landlord’s consent, provided that such changes do not require any structural modifications to the Premises, do not require any changes to, or adversely affect, the Systems and Equipment, and do not affect the exterior
appearance of the Building. Tenant shall give Landlord at least fifteen (15) days prior notice of such changes, which notice shall be accompanied by reasonably adequate evidence that such changes meet the criteria contained in this Section 6.2. The
construction of the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the terms of this Article 6. 
  
 6.3 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the Premises or about the
Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement made at the time such consent is granted, which shall apply only to improvements which landlords of comparable
office buildings generally do not permit tenants to leave in their premises upon the expiration or earlier termination of their lease, that Tenant shall, at Tenant’s expense, remove such Alterations upon the expiration or any early termination
of the Lease Term, and/or the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen approved by Landlord. In any event, a contractor of Landlord’s selection shall perform all work that may
affect the Systems and Equipment, structural aspects of the Building or exterior appearance of the Building; provided that Landlord shall cause the contractor to charge Tenant for such work an amount equal to the costs that competitive first-class,
reputable and reliable contractors would have charged Tenant (but not necessarily the lowest available), and such work shall be performed at Tenant’s cost. Tenant shall construct such 

  

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Alterations and perform such repairs in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant
to a valid building permit, all in conformance with Landlord’s reasonable construction rules and regulations. All work with respect to any Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the
end that the Premises shall at all times be a complete unit except during the period of work. In performing the work of any such Alterations, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any
portion thereof by any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the Project, or interfere with the labor force working in the Project. In addition to Tenant’s obligations under Section
19.18 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County of Los Angeles in accordance with Section 3093 of the Civil Code of the State of
California or any successor statute, and Tenant shall deliver to the Project management office a reproducible, full-sized copy of the “as built” drawings (1/8 inch = 1 foot scale) of the Alterations. 
  
 6.4 Payment for Improvements. In the event Tenant orders any
Alterations or repair work directly from Landlord, the charges for such work shall be deemed Additional Rent under this Lease, due and payable within thirty (30) days after Tenant’s receipt of billing therefor, either periodically during
construction or upon substantial completion of such work, at Landlord’s option. If payment is made directly to contractors, Tenant shall comply with Landlord’s requirements for final lien releases and waivers in connection with
Tenant’s payment for work to such contractors. If Tenant orders any work directly from Landlord, Tenant shall pay to Landlord an amount sufficient to reimburse Landlord for all reasonable overhead, general conditions, fees and other costs and
expenses arising from Landlord’s involvement with such work. If, however, Tenant retains the contractor(s) directly, Tenant shall pay Landlord a construction coordination fee in the amount of two percent (2%) of the cost of such work.

  
 6.5 Construction Insurance. In addition to the
requirements of Article 7 of this Lease, in the event that Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in
an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 7
of this Lease immediately upon completion thereof. In addition, Landlord may, in its reasonable discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to
ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 
  
 6.6 Landlord’s Property. All Alterations, improvements, fixtures and/or equipment which may be permanently installed in or about the Premises, and all signs installed in, on or about the Premises, from
time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord. Any articles of personal property including business and trade fixtures not attached to, or built into, the Premises, machinery and equipment
(including, without limitation, video conferencing and boardroom equipment) not permanently affixed to the Premises, free-standing cabinet work, and movable partitions, which were installed by Tenant in the Premises 

  

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shall be and remain the property of Tenant and may be removed by Tenant at any time during the Term as long as Tenant is not in default under this Lease
after notice and lapse of any applicable cure period and provided that Tenant repairs to Landlord’s reasonable satisfaction any damage to the Premises, the Building and any other part of the Project caused by such removal. Furthermore, if
Landlord, as a condition to Landlord’s consent to any Alteration, requires that Tenant remove any Alteration upon the expiration or early termination of the Lease Term as set forth in Section 6.3 above, Landlord may, by written notice to Tenant
prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove such Alterations and to repair any damage to the Premises and Building caused by such removal. If
Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations, after three (3) days’ notice to Tenant and Tenant’s failure to complete such removal and repair, Landlord may do so and may charge
the cost thereof to Tenant. 
  
 ARTICLE 7 
  
 INSURANCE 
  
 7.1 Indemnification and Waiver. The provisions of this Section 7.1
shall survive the expiration or sooner termination of this Lease with respect to any claims or liability occurring prior to such expiration or termination. 
  
 7.1.1 Waiver. To the extent not prohibited by law, and except as provided in this Lease, Landlord, its members, their partners, and
all of their respective officers, agents (including, without limitation, Voit Management Co., L.P.), servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for any
damage to property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant, except to the extent caused by the negligence or willful misconduct of the Landlord Parties, in which case
Landlord shall be responsible for such damage to the extent not covered by property insurance required to be carried by Tenant under this Lease or actually carried by Tenant. 
  
 7.1.2 Tenant’s Indemnity. Tenant shall indemnify, defend, protect, and hold harmless the
Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) (collectively, “Claims”) incurred in connection with or arising
from any cause in, on or about the Premises during the Lease Term, provided that, except as set forth below, the terms of the foregoing indemnity shall not apply to the negligence or willful misconduct of the Landlord Parties. Notwithstanding the
foregoing, because Tenant must carry insurance pursuant to Section 7.3.2, below, to cover its personal property and all office furniture, trade fixtures, office equipment and merchandise within the Premises and the Tenant Improvements and other
improvements, alterations and additions to the Premises (collectively, “Tenant Insured Items”), Tenant hereby agrees to protect, defend, indemnify and hold Landlord harmless from any Claim with respect to any Tenant
Insured Items within the Premises, to the extent such Claim is covered or required to covered by Tenant’s insurance, even if resulting from the negligence or willful misconduct of the Landlord Parties 

  

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(except that Landlord shall, in such case, be responsible for deductible amounts, not to exceed standard deductible amounts for such coverage). 

 
 7.1.3 Landlord’s Indemnity. Landlord shall
indemnify, defend, protect, and hold harmless Tenant its partners, and their respective officers, agents, servants, employees and independent contractors (collectively, “Tenant Parties”) from any Claims incurred in
connection with or arising from (i) any cause in the Project but outside of the Premises during the Lease Term (to the extent covered by the general liability insurance required to be carried by Landlord under Section 7.2, below), or (ii) any
negligent acts or willful misconduct of any of the Landlord Parties in, on, or about the Project (subject to the terms of the last sentence of Section 7.1.2, above) either prior to, during, or after the expiration of the Lease Term, provided that,
except as set forth below, the terms of the foregoing indemnity shall not apply to the extent such Claims arise from the negligence or willful misconduct of the Tenant Parties. Notwithstanding the foregoing, because Landlord is required to maintain
pursuant to the terms of Section 7.2, below, insurance on the Project and the Premises and Tenant compensates Landlord for such insurance as part of Direct Expenses, Landlord hereby agrees to protect, defend, indemnify and hold Tenant harmless from
any Claims with respect to such property and Landlord’s equipment and property on the Project to the extent such Claim is covered by insurance of the type required to be carried by Landlord under Section 7.2, below, even if resulting from the
negligent acts or willful misconduct of the Tenant Parties (except that Tenant shall, in such case, be responsible for deductible amounts, not to exceed standard deductible amounts for such coverage). 
  
 7.2 Landlord’s Insurance. Landlord shall insure the Building and
the Real Property during the Lease Term against loss or damage due to fire and other casualties covered within the classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler leakage, water damage and special
extended coverage on the Building. Such coverage shall be in such amounts, from such companies, and on such terms and conditions, as Landlord may from time to time reasonably determine. Landlord shall also carry, or self-insure Commercial General
Liability Insurance coverage in commercially reasonable amounts and if Landlord elects to so self-insure such coverage. Tenant shall be treated for all purposes as if Landlord had obtained such insurance from a third party carrier. Additionally, at
the option of Landlord, such insurance coverage may include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of
trust encumbering the interest of Landlord in the Building or any portion thereof. Tenant shall, at Tenant’s expense, comply with all insurance company requirements of which Tenant has been notified pertaining to the use of the Premises. If
Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders,
regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. 
  

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 7.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following
amounts. 
  
 7.3.1 Commercial General Liability
Insurance on an occurrence basis covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including the following divisions of
insurance: Premises and Operations, Independent Contractors and Blanket Contractual Liability. Such insurance shall cover the insuring provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 7.1 of
this Lease, for limits of liability not less than: 
  

			
		
	 Bodily Injury and Property Damage Liability
	 	$3,000,000 each occurrence $3,000,000 annual aggregate
		
	 Personal Injury Liability
	 	$3,000,000 each occurrence $3,000,000 annual aggregate

  
 7.3.2
Property Insurance covering (i) all office furniture, trade fixtures, office equipment, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) the Tenant Improvements, and (iii)
all other improvements, alterations and additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value new without deduction for depreciation of the
covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include a vandalism and malicious mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage coverage. Provided that Tenant
has and continues to have a net worth in excess of Fifty Million Dollars ($50,000,000) calculated in accordance with generally accepted accounting principles and as evidenced by audited financial statements, Tenant shall have the right to satisfy
the property insurance requirements of Tenant set forth in Section 7.3.2 in the form of a reasonably acceptable “self-insurance” program. Within ten (10) days after request, Tenant shall provide Landlord with reasonable documentation that
Tenant satisfies the net worth requirement set forth above. Prior to the institution of any such self-insurance, Tenant shall notify Landlord in writing of its election to so self-insure and shall submit to Landlord reasonably satisfactory evidence
of a funded self-insurance program including the name, address and phone number of the claims administrator. Such program must be consistent with reasonably prudent and sound business practices. This Section 7.3.2 shall in no way limit or diminish
the rights that Landlord would have had as an additional insured under any insurance policy, or the rights it would have had under any other provision of this Lease to receive from Tenant an amount equal to all or any portion of any insurance policy
proceeds that would have been payable to Landlord or Tenant, under any required policy of insurance which was not maintained by Tenant as a result of such self-insurance program. Furthermore, this Section 7.3.2 shall in no way limit or diminish the
waiver of subrogation rights and obligations provided in Section 7.5, nor the rights that Landlord’s insurance carriers would have had under “other insurance” or similar clauses in Landlord’s insurance policies if Tenant had not
satisfied its insurance requirements with said self-insurance program. 
  
 7.3.3 Loss-of-income and extra expense insurance in such amounts as will reimburse Tenant for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable
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Building as a result of such perils; provided, however, that Tenant shall be entitled to self-insure the coverage described in this Section 7.3.3, in which
case a waiver of subrogation shall be deemed to apply to such self-insurance. 
  
 7.3.4 Automobile Liability Insurance covering any and all owned, hired and non-owned vehicles used by any employees or agents of Tenant for limits not less than One Million Dollars ($1,000,000.00) per occurrence.

  
 7.4 Form of Policies. The minimum limits of policies of
insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. All insurance required of Tenant may be subject to standard deductibles. All insurance shall (i) be issued by an insurance company having
a rating of not less than A-VIII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; and (ii) provide that said insurance shall not be canceled or coverage changed in a
manner which may be adverse to Landlord unless ten (10) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord of which Tenant has at least ten (10) days’ prior notice. In addition, the insurance
described in Section 7.3.1 shall (a) name Landlord, and any other party related to the Project specified by Landlord, as an additional insured; (b) specifically cover the liability assumed by Tenant under this Lease including, but not limited to,
Tenant’s obligations under Section 7.1 of this Lease; and (c) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant. Tenant
shall deliver all policies or certificates thereof to Landlord on or before the Lease Commencement Date and proof of continuation of coverage before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to
deliver such policies or certificate, Landlord may, at its option, (i) deny Tenant the right to occupy the Premises until such time as Tenant delivers such policies or certificate (which denial shall have no effect upon the Lease Commencement Date),
or (ii) upon at least ten (10) days’ prior notice to Tenant, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 
  
 7.5 Subrogation. Landlord and Tenant agree to have their respective
insurance companies issuing property insurance and the type of insurance described in Section 7.3.3 above waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be, so long as the insurance carried
by Landlord and Tenant, respectively, is not invalidated thereby. As long as such waivers of subrogation are contained in their respective insurance policies, Landlord and Tenant hereby waive any right that either may have against the other on
account of any loss or damage to their respective property to the extent such loss or damage is insurable under such policies. If either party fails to carry the amounts and types of insurance required to be carried by it pursuant to this Article 7,
such failure shall be deemed to be a covenant and agreement by such party to self-insure with respect to the type and amount of insurance which such party so failed to carry, with full waiver of subrogation with respect thereto. 
  
 7.6 Additional Insurance Obligations. Tenant shall carry and maintain
during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 7, and such other reasonable types of insurance 

  

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coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord, but in no
event shall such increased amounts of insurance or such other reasonable types of insurance be in excess of that required by landlords of Comparable Buildings. 
  

ARTICLE 8 
  
 DAMAGE AND DESTRUCTION 
  
 8.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Building, Premises or Project shall be damaged
by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 8, restore the
Building, Premises and Project. Such restoration shall be to substantially the same condition of the Project prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the
Project or any other modifications to the Common Areas deemed desirable by Landlord, provided access to the Premises and any common restrooms serving the Project shall not be materially impaired. Upon the occurrence of any damage to the Premises,
Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 7.3 of this Lease to the extent necessary to reimburse Landlord for all costs and
expenses incurred by Landlord in connection with the repair of any such damage, and Landlord shall repair any injury or damage to the Tenant Improvements and Alterations installed in the Premises and shall return such Tenant Improvements and
Alterations to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, plus the amount of insurance
proceeds received by Landlord from Landlord’s insurance carrier to the extent allocable to damage of the Tenant Improvements and Alterations, the cost of such repair shall be paid by Tenant on a progress-payment basis, but only after exhaustion
of Tenant’s and Landlord’s insurance proceeds received by Landlord and allocable to the damage of the Tenant Improvements and Alterations. In connection with such repairs and replacements, Tenant shall, prior to the commencement of
construction, submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating, to the Tenant Improvements, and Tenant and Landlord shall select the contractors to perform such improvement work.
Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall
have damaged the Premises or Common Areas necessary to Tenant’s occupancy, Landlord shall allow Tenant a proportionate abatement of Rent during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under
this Lease, and not occupied by Tenant as a result thereof; provided, however, that if the Premises is damaged such that the remaining portion thereof is not sufficient to allow Tenant to conduct is business operations from such remaining portion
and Tenant does not conduct its business operations therefrom, Landlord shall allow Tenant a total abatement of Rent during the time and to the 

  

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extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result of the subject damage.

  
 8.2 Landlord’s Option to Repair. Notwithstanding
the terms of Section 8.1 of this Lease, Landlord may elect not to rebuild and/or restore the Building, Premises and Project and instead terminate this Lease by notifying Tenant in writing of such termination within sixty (60) days after Landlord
learns of the necessity for repairs as the result of damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Premises shall be damaged by fire or other casualty
or cause, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within eighteen (18) months after the date Landlord learns of the necessity for repairs as the result of such damage (when such repairs are
made without the payment of overtime or other premiums) as certified by a contractor mutually acceptable to Landlord and Tenant (the “Certifying Contractor”); or (ii) the amount of the damage not fully covered,
including deductible amounts, but excluding any amounts which would have been covered had Landlord carried the insurance required to be carried by Landlord under this Lease, by Landlord’s insurance policies is equal to or greater than Five
Million and No/100 Dollars ($5,000,000.00); provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot be completed within eighteen (18) months
after the date Landlord learns of the necessity for repairs as a result of such damage, as certified by the Certifying Contractor, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than the later of (A)
Landlord’s delivery of notice to Tenant that Landlord is not electing to terminate this Lease or (B) ninety (90) days after the date of such damage, to terminate this Lease by written notice to Landlord effective as of the date specified in the
notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. Furthermore, if neither Landlord nor Tenant have terminated this Lease, and the repairs are not actually
completed within such eighteen (18) month period, as extended by Tenant delays and delays due to Force Majeure events, Tenant shall have the right to terminate this Lease during the first five (5) business days of each calendar month following the
end of such period until such time as the repairs are complete, by notice to Landlord (the “Damage Termination Notice”), effective as of a date set forth in the Damage Termination Notice (the “Damage
Termination Date”), which Damage Termination Date shall not be earlier than the end of each such month. Tenant may at any time prior to any Damage Termination Date void any previously delivered Damage Termination Notice.
Notwithstanding the foregoing, if Tenant delivers a Damage Termination Notice to Landlord, then Landlord shall have the right to suspend the occurrence of the Damage Termination Date for a period ending thirty (30) days after the Damage Termination
Date set forth in the Damage Termination Notice by delivering to Tenant, within five (5) business days of Landlord’s receipt of the Damage Termination Notice, a certificate of Landlord’s contractor responsible for the repair of the damage
certifying that it is such contractor’s good faith judgment that the repairs shall be substantially completed within thirty (30) days after the Damage Termination Date. If repairs shall be substantially completed prior to the expiration of such
thirty-day period, then the Damage Termination Notice shall be of no force or effect, but if the repairs shall not be substantially completed within such thirty-day period, then this Lease shall terminate upon the expiration of such thirty-day
period. At any time, from time to time, after the date occurring sixty (60) days after the date of the damage, Tenant 

  

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may request that Landlord inform Tenant of Landlord’s reasonable opinion of the date of completion of the repairs and Landlord shall respond to such
request within five (5) business days. 
  
 8.3 Waiver of
Statutory Provisions. The provisions of this Lease, including this Article 8, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or
the Project, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the
absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the
Project. 
  
 8.4 Damage Near End of Term. In the event that
the Premises, the Building, or the Project is destroyed or damaged to any substantial extent during the last twelve (12) months of the Lease Term (as the same may have been extended), then notwithstanding anything contained in this Article 8,
Landlord or Tenant shall have the option to terminate this Lease by giving written notice to the other party of the exercise of such option within sixty (60) days after the necessity for repairs as the result of such damage or destruction becomes
known, in which event this Lease shall cease and terminate as of the date of such notice. Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such date of damage, and both parties hereto shall thereafter be freed and
discharged of all further obligations hereunder, except as provided for in provisions of this Lease which by their terms survive the expiration or earlier termination of the Lease Term. Notwithstanding the foregoing, however, if Landlord’s
notice of termination is given more than nine (9) months before the expiration of the Term and Tenant has an unexercised option to renew under Section 2.2, subject to the provisions of Section 8.2, Tenant may override Landlord’s termination
notice given under this Section 8.4 by exercising the option to renew by written notice within ten (10) business days of Tenant’s receipt of Landlord’s notice of termination, in which case this Lease will remain in full force and effect
and Landlord will repair/restore the Damage as provided above. 
  
 8.5 Insurance Proceeds Upon Termination. In any case where this Lease shall be terminated by Landlord or Tenant pursuant to the provisions of this Lease, Tenant shall be entitled to retain or Landlord shall assign to Tenant the
proceeds of the insurance carried by Tenant or Landlord covering the Tenant Improvements and Alterations payable by reason of such damage event, to the extent such proceeds are attributable to the then unamortized amount paid by Tenant for such
Tenant Improvements and Alterations in excess of the Tenant Improvement Allowance. Such amortization shall be computed on a straight line basis over a ten (10) year term commencing on the 24th Floor Space Lease Commencement Date unless the damage
occurs after the date occurring nine (9) months prior to the expiration of the initial Lease Term for the Majority Space, where Tenant has not exercised it option to extend the initial Lease Term for the first Option Term, in which case such
amortization shall be computed on a straight line basis over a six (6) year term commencing on the 24th Floor Space Lease Commencement Date. All other proceeds covering the Tenant Improvements and Alterations shall be paid to, or retained by,
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 ARTICLE 9 
  

PERSONAL PROPERTY AND OTHER TAX 
  
 Tenant shall reimburse Landlord upon demand for any and all taxes required to be paid by Landlord (except to the extent included in Tax Expenses by
Landlord), excluding state, local and federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties
hereto, when: (i) such taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures and other personal property located in the Premises, or by the cost or value of any leasehold improvements
made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the greater of (1) Twenty-Seven Dollars ($27.00) per rentable square foot of the Premises, and (2) the amount per rentable square
foot which Landlord is using as a base value above which Landlord will directly charge tenants in the Building for Tax Expenses attributable to the cost or value of leasehold improvements located in such tenants’ premises; provided that any
amounts of real estate taxes attributable to tenant improvements that are in excess of such base value shall not be included in Tax Expenses; (ii) such taxes are assessed upon or with respect to the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project’s parking facility; (iii) such taxes are assessed upon this transaction or any document to which Tenant is a party
creating or transferring an interest or an estate in the Premises; or (iv) such taxes or assessments are levied or assessed upon the Project or any part thereof or upon Landlord by any governmental authority or entity, and relate to the
construction, operation, management, use, alteration or repair of mass transit improvements. 
  
 ARTICLE 10 
  
 SERVICES AND UTILITIES 
  
 10.1 Standard
Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 
  
 10.1.1 Subject to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating ventilation and
air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises, from Monday through Friday, during the period from 8:00 A.M. to 6:00 P.M. and on Saturday during the period from 9:00
A.M. to 1:00 P.M., except for the date of observation of New Year’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or nationally recognized holidays applied as
such to all tenants of the Project (collectively, the “Holidays”). Tenant shall be entitled to install, as an initial Tenant Improvement or as an Alteration, dedicated heating, ventilation and air conditioning units
(“Package Units”) within the Premises at Tenant’s sole cost and expense. The plans and specifications for any Package Units and accompanying meters shall, as indicated in Article 6 above and the Tenant Work Letter
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install Package Units within the Premises, Tenant shall also install, at Tenant’s sole cost and expense, separate meters in order to measure the amount
of electricity furnished to such units and Tenant shall be responsible for Landlord’s actual cost of supplying electricity to such units as reflected by such meters, which amounts shall be payable on a monthly basis as Additional Rent. Tenant
shall be solely responsible for maintenance and repair of the Package Units and such units shall be considered to be a fixture within the Premises and shall remain upon the Premises upon the expiration or earlier termination of the Lease Term or any
applicable Option Term. 
  
 10.1.2 Landlord shall
provide adequate electrical wiring, power and facilities for connection to Tenant’s lighting fixtures and incidental uses, provided that (i) the monthly connected electrical load of the incidental use equipment does not exceed an average of two
(2.0) watts per usable square foot of the Premises, and (ii) the monthly connected electrical load of Tenant’s lighting fixtures does not exceed an average of one and one-half (11/2) watt per usable square foot of the Premises. Tenant shall bear the initial cost of lamps, starters and ballasts for lighting fixtures within the
Premises. Tenant shall also bear the cost of replacement of non-standard lamps, starters and ballasts for lighting fixtures within the Premises; however, the cost of replacement of Building-standard lamps, starters and ballasts for lighting fixtures
within the Premises shall be included in Operating Expenses. 
  
 10.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes and shall supply condensor water for Tenant’s use in connection with its Package Units, if
any, to the extent available. 
  
 10.1.4 Landlord
shall provide janitorial services Monday through Friday except the date of observation of the Holidays, in and about the Premises in accordance with Exhibit I attached hereto or, if Landlord’s janitorial contract is revised, then in accordance
with the standard normally provided in Comparable Buildings. 
  
 10.1.5 Landlord shall provide nonexclusive automatic passenger elevator service. 
  
 10.1.6 Landlord shall provide nonexclusive freight elevator service subject to reasonable scheduling by Landlord. 
  
 10.1.7 Access. Landlord shall furnish to
Tenant’s employees and agents access to the Building, Premises and Building parking facility on a seven (7) day per week, twenty-four (24) hour per day basis, subject to compliance with such security measures as shall from time to time be in
effect for the Building and/or the Project, Landlord maintenance activities and subject to the Rules and Regulations. 
  
 10.1.8 Building Security. Landlord shall provide building security systems and procedures which are at least to the level in place
for the Building as of the date of this Lease. Landlord does not warrant the effectiveness of said security systems and procedures and Tenant shall have the right, at Tenant’s expense, to provide additional security equipment or personnel in
the Premises, (including, subject to Landlord’s reasonable approval, a magnetic cardkey system to control access to the Premises, the stairwells servicing the Premises, and the restrooms on full floors within the Premises and other areas within
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necessary to secure in a similar fashion) provided that Landlord is given reasonable access to the Premises, such access that Landlord deems necessary to
Building stairwells and restrooms, and that any such security system installed by Tenant complies with all applicable codes and shall not create any material security risk to the Building or materially adversely affect the rights of other tenants in
the Project. 
  
 10.2 Overstandard Tenant Use. Tenant shall
not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal office machines, or equipment or lighting other than Building standard lights in the Premises, which may materially and adversely affect the
temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 10.1 of this Lease. If such consent is given, Tenant shall, with the reasonable
approval of Landlord of plans and specifications therefor, install supplementary air conditioning units or other facilities in the Premises, including supplementary or additional metering devices (to the extent necessary to eliminate the material,
adverse effect), and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges shall be paid by Tenant to Landlord within thirty (30) days after written
notice thereof. If Tenant uses water or electricity in excess of that supplied by Landlord pursuant to Section 10.1 of this Lease, Tenant shall pay to Landlord within thirty (30) days after written notice thereof all actual costs incurred by
Landlord in connection with such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing
equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord within ten (10) business days after receipt of written
notice, including the cost of such additional metering devices if such devices indicate there has been excess consumption. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated
to supply such utilities pursuant to the terms of Section 10.1 of this Lease, Tenant shall give Landlord such reasonable prior notice, if any, as Landlord shall from time to time reasonably establish as appropriate, of Tenant’s desired use in
order to supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant as Landlord shall from time to time establish for the Building, which rate is, as of the date of this Lease, Thirty-Five Dollars
($35.00) per hour per floor plus a reasonable one-time set up fee for each scheduling of service consistent with past practices with Affiliates of Tenant in the Project and an administration fee in the amount of the lesser of (i) fifteen percent
(15%) of the cost of such work or (ii) Two Hundred Fifty Dollars ($250.00) for each scheduling of service. Amounts payable by Tenant to Landlord for such use of additional utilities shall be deemed Additional Rent hereunder and shall be billed on a
monthly basis. Landlord may increase the hours or days during which air conditioning, heating and ventilation are provided to the Premises and the Building to accommodate the usage by tenants occupying two-thirds or more of the rentable square feet
of the Building or Project. 
  
 10.3 Interruption of Use.
Tenant agrees that, except as otherwise provided in this Lease, Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication
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occasioned, in whole or in part, by repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure
electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable
control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this
Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through
or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 10. If any governmental entity promulgates or revises any statute, ordinance, building code, fire code or other code or imposes
mandatory or voluntary controls or guidelines on Landlord or the Project or any portion thereof, relating to the use or conservation of energy, water, gas, light or electricity or the reduction of automobile or other emissions or the provision of
any other utility or service provided with respect to this Lease or if Landlord is required to make alterations to the Project or any portion thereof in order to comply with such mandatory or voluntary controls or guidelines, then Landlord may, in
its sole discretion, comply with such mandatory or voluntary controls or guidelines or make such alterations to the Project related thereto without creating any liability of Landlord to Tenant under this Lease, provided that the Premises are not
thereby rendered untenantable, and further provided that Landlord will not voluntarily reduce the level of services provided to the Premises unless Landlord is motivated to do so by anticipated costs savings and efficiencies of operation consistent
with the first class character of the Project. Such compliance and the making of such permitted alterations shall in no event entitle Tenant to any damages, relieve Tenant of the obligation to pay the full Rent reserved hereunder or constitute or be
construed as a constructive or other eviction of Tenant. In addition, the cost of such compliance and alterations shall be included in Operating Expenses. 
  
 10.3.1 Notwithstanding anything to the contrary contained in this Lease, if Tenant is prevented from using the Premises or any portion
thereof (the “Affected Area”) to conduct its normal business operations and Tenant does not, in fact, use the Affected Area for a period of three (3) consecutive business days or more, (i) due to any service or utility
(including but not limited to passenger elevator service, janitorial service, HVAC or water) (collectively, the “Essential Services”) not being provided to the Affected Area as required by the terms of this Lease, (ii)
because of the presence, in a form or concentration in violation of applicable law then in effect, of Hazardous Materials regarded as unhealthful under applicable regulations then in effect in or about the Premises (which Hazardous Materials were
not brought onto the Project by Tenant or Tenant’s employees, agents, or licensees), or (iii) due to Force Majeure directly affecting the Project, including events of damage referred to in Article 8, then the following shall apply. 

 
 10.3.1.1 Tenant shall promptly deliver notice of such
condition (the “Cure Notice”) to Landlord and any first mortgage lender of Landlord which has previously been identified in a notice delivered to Tenant and if Landlord fails to cure such condition within two (2)
business days after delivery of the Cure Notice, then, upon delivery of an additional notice to Landlord and any such mortgage lender of Landlord, Rent applicable to the Affected Area shall be 

  

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abated from the date which occurred three (3) full business days prior to delivery to Landlord of the Cure Notice until the date when such failure is cured;
provided, however, that if Tenant has previously paid Rent, including parking fees to Landlord for a period of time subsequent to the commencement of Tenant’s right to abate Rent hereunder, then Landlord shall, within ten (10) business days
following the date of such abatement, reimburse to Tenant the amount of such excess payments, or Tenant, in addition to its other remedies under this Lease, shall have the right to offset an amount equivalent to such excess payments against the sums
next due under this Lease. 
  
 10.3.1.2 If any
condition set forth in Section 10.3.1, above, shall not be cured within ninety (90) days after Landlord’s receipt of the Cure Notice, such condition shall be considered an event of damage to the Premises under Article 8 and Tenant shall have
the rights set forth in Article 8 with respect thereto, including the right to terminate this Lease, subject to the terms and conditions set forth therein (in which case the date of expiration of said ninety (90) day period shall be deemed the date
of damage for purposes of the termination provisions of Article 8). 
  
 10.4 Additional Services. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services which may be requested by Tenant, including, without limitation, locksmithing, lamp replacement,
additional janitorial service, and additional repairs and maintenance, provided that Tenant shall pay to Landlord within thirty (30) days after billing, the sum of all costs to Landlord of such additional services plus an administration fee in the
amount of the lesser of (i) fifteen percent (15%) of the cost of such work or (ii) Two Hundred Fifty Dollars ($250.00). If Landlord elects not to provide such service, Tenant shall be entitled to use outside vendors selected by Tenant in order to
provide such service, provided that Landlord shall have reasonable approval rights over such vendors if Landlord reasonably determines such work could affect other tenants in the Project. Charges for any service for which Tenant is required to pay
from time to time hereunder shall be deemed Additional Rent hereunder and shall be billed on a monthly basis, Notwithstanding anything to the contrary set forth in this Lease, if Tenant fails to make payment for any such services within thirty (30)
days of receipt of bills therefore, Landlord may discontinue any or all of such additional services until payment and such discontinuance shall not be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the
Premises or relieve Tenant from paying Rent or performing any of its other obligations under this Lease. 
  
 ARTICLE 11 
  
 ASSIGNMENT AND SUBLETTING 
  
 11.1
Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment,
or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and its employees (all of the foregoing are hereinafter
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is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s
consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor
more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the
proposed Transfer, and the consideration therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 11.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a
copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, and (iv)
current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information reasonably required by Landlord and which is in Tenant’s or the proposed Transferee’s possession and to
which Tenant is entitled (provided, however, Landlord shall be entitled to request and to receive, reasonably adequate financial statements or other financial reports evidencing the financial standing and credit of the proposed Transferee), which
will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and such other information as Landlord may
reasonably require and which is in Tenant’s or the proposed Transferee’s possession and to which Tenant is entitled. Any Transfer made without Landlord’s prior written consent, where required, shall, at Landlord’s option, be
null, void and of no effect. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay all reasonable costs and expenses reasonably incurred by Landlord in connection therewith, including without limitation, any reasonable legal
fees incurred by Landlord, within thirty (30) days after written request by Landlord. 
  
 11.2 Landlord’s Consent. Landlord shall not unreasonably withhold or delay its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice, and
Landlord shall grant or deny its consent to a proposed Transfer within ten (10) business days following Landlord’s receipt of Tenant’s request therefor together with the information described in Section 11.1 above. Without limitation as to
other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply:

  
 11.2.1 The Transferee is of a character or
reputation or engaged in a business which is not consistent with the quality of the Building or the Project; 
  
 11.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease; 
  
 11.2.3 The Transferee is either a governmental agency or
instrumentality thereof; 
  
 11.2.4 The Transfer
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 11.2.5 The Transferee is not a party of reasonable financial worth and/or financial
stability in light of the responsibilities involved under the Transfer on the date consent is requested; or 
  
 11.2.6 The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant of the Project a
right to cancel its lease. 
  
 If Landlord consents to any
Transfer pursuant to the terms of this Section 11.2 (and does not exercise any recapture rights Landlord may have under Section 11.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of
said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 11.1 of this Lease,
provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 11.2, Tenant shall again
submit the Transfer to Landlord for its approval. Notwithstanding anything to the contrary in the Lease, Tenant waives any right it may have at law or in equity to terminate this Lease as a result of Landlord’s failure to consent to a Transfer
including any of its rights under California Civil Code Section 1995.310; provided, however, Landlord shall be liable to Tenant for all damages incurred by Tenant as a result of such failure by Landlord in breach of this Lease. Landlord waives any
right it may have under this Lease to terminate this Lease as a result of Tenant’s Transfer of any Transfer Space in violation of this Article 11; provided, however, that Tenant shall be liable to Landlord for all damages incurred by Landlord
as a result of such violation of this Article 11. Furthermore, Tenant shall pay all of Landlord’s costs in connection with the termination (including reasonable attorneys’ fees and costs) of any Transfer in violation of this Article 11 and
such Transfer shall be void as against Landlord. If Landlord improperly denies its consent to a Transfer which Tenant is permitted to make under this Article 11, Landlord shall reimburse Tenant for all direct damages incurred by Tenant as a result
of such improper refusal to consent. 
  
 11.3 Transfer
Premium. 
  
 11.3.1 Definition of Transfer
Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of the amount of any “Transfer Premium,” as that term is defined in this
Section 11.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration received by Tenant from the Transferee in excess of the Rent and Additional Rent
payable by Tenant under this Lease during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and
improvements to the Premises in connection with the Transfer, (ii) any brokerage commissions in connection with the Transfer, (iii) any costs to buy-out or takeover the previous lease of a Transferee, (iv) reasonable legal fees incurred in
connection with the Transfer including those fees and costs reimbursed to Landlord pursuant to the last sentence of Section 11.1, and (v) any other “out-of-pocket” monetary concessions reasonably provided in connection with the Transfer
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limited to, tenant improvement or decorating allowances (collectively, the “Transfer Costs”). “Transfer Premium”
shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee
or in excess of fair market value for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. 
  
 11.3.2 Payment of Transfer Premium. The determination of the amount of Landlord’s applicable
share of the Transfer Premium shall be made on an annual basis in accordance with the terms of this Section 11.3.2, but an estimate of the amount of Landlord’s applicable share of the Transfer Premium shall be made each month and one-twelfth of
such estimated amount shall be paid to Landlord promptly, but in no event later than the next date for payment of Base Rent hereunder, subject to an annual reconciliation on each anniversary date of the Transfer. If the payments to Landlord under
this Section 11.3.2 during the twelve (12) months preceding each annual reconciliation exceed the amount of Landlord’s applicable share of Transfer Premium determined on an annual basis, then Landlord shall credit the overpayment against
Tenant’s future obligations under this Section 11.3.2 or if the overpayment occurs during the last year of the Transfer in question, refund the excess to Tenant within thirty (30) days after expiration or earlier termination of the Lease. If
Tenant has underpaid Landlord’s applicable share of the Transfer Premium, as determined by such annual reconciliation, Tenant shall pay the amount of such deficiency to Landlord promptly, but in no event later than the next date for payment of
Base Rent hereunder which is at least fifteen (15) days after such deficiency is determined and Tenant has notice thereof. For purposes of calculating the Transfer Premium on an annual basis. Tenant’s Transfer Costs shall be deemed to be offset
against the first rent, additional rent or other consideration payable by the Transferee, until such Transfer Costs are exhausted. 
  
 11.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 11, if Tenant contemplates a
Transfer (other than the transactions specified in Section 11.7 below), then Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the contemplated
Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and number of rentable square feet of the Premises which Tenant intends to Transfer (the
“Contemplated Transfer Space”), the contemplated date of commencement of the contemplated Transfer (the “Contemplated Effective Date”) and the contemplated length of the term of such
contemplated Transfer (“Contemplated Term”). Thereafter, Landlord shall have the option, by giving written notice to Tenant within ten (10) business days after Landlord’s receipt of the Intention to Transfer
Notice, to terminate this Lease as to the Contemplated Transfer Space for the Contemplated Term effective as of the Contemplated Effective Date. In the event that such option is exercised by Landlord, this Lease shall be terminated (or, where
appropriate, suspended if the last day of the Contemplated Term is not the last day of the Lease Term, and at the end of such suspension period, the applicable portion of the Premises shall be returned to Tenant in the same condition as when
received, reasonable wear and tear excepted) with respect to the Contemplated Transfer Space as of the Contemplated Effective Date until the last date of the Contemplated Term. If this Lease shall be 

  

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so terminated with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet
retained by Tenant in proportion to the number of rentable square feet contained in the entire Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute
written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to terminate this Lease as to the Contemplated Transfer Space for the Contemplated Term under this Section 11.4 within such ten (10) business day period,
then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the Contemplated Transfer Space to a proposed Transferee and Landlord shall not have any right to recapture such Contemplated Transfer
Space with respect to any Transfer thereof consummated within a period of six (6) months (the “Six Month Period”) commencing on the expiration of such ten (10) business day period; provided, however, that any such Transfer shall be
subject to other terms of this Article 11. If such a Transfer is not so consummated within the Six Month Period (or if a Transfer is so consummated, then upon the expiration of the term of any Transfer of such Contemplated Transfer Space consummated
within such Six Month Period), Tenant shall again be required to submit a new Intention to Transfer Notice to Landlord with respect to any contemplated Transfer, as provided above in this Section 11.4. 
  
 11.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the
terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly
after execution, an original executed copy of all documentation pertaining to the Transfer in a form reasonably acceptable to Landlord, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or
without Landlord’s consent, shall relieve Tenant from liability under this Lease. Landlord or its authorized representatives shall have the right upon reasonable prior notice and at all reasonable times to audit the books, records and papers of
Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium with respect to any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency plus interest
at the Interest Rate and if understated by more than five percent (5%), Tenant shall pay Landlord’s reasonable cost of such audit. 
  
 11.6 Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a partnership, the
withdrawal or change, voluntary, involuntary or by operation of law, of more than fifty percent (50%) of the partners, or transfer of more than fifty percent (50%) of partnership interests, within a twelve (12)-month period, or the dissolution of
the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), the sale or other transfer of more than an
aggregate of more than fifty percent (50%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period; subject in each case to Section 11.7 below. 
  
 11.7 Non-Transfers. Notwithstanding anything to the contrary contained
in this Article 11, (i) an assignment or subletting of all or a portion of the Premises to an entity which is controlled by, controls, or is under common control with, Tenant), or to a purchaser of all or 

  

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substantially all of the assets of Tenant, or to an entity resulting, by operation of law or otherwise, from the merger, consolidation or other
reorganization of Tenant (any such entity, an “Affiliate”), (ii) an assignment or subletting of all or a portion of the Premises to an Affiliate, a parent of an Affiliate, or an Affiliate of a parent, or (iii) a transfer, by law or
otherwise, in connection with the merger, consolidation or other reorganization of Tenant or an Affiliate, shall not be deemed a Transfer under this Article 11, provided that Tenant notifies Landlord of any such assignment or sublease and promptly
supplies Landlord with any documents or information requested by Landlord regarding such assignment or sublease or such Affiliate, and further provided that such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under
this Lease. An assignee of Tenant’s entire interest under this Lease pursuant to the immediately preceding sentence may be referred to herein as an “Affiliated Assignee.” “Control,” as used in
this Section 11.7, shall mean the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of a person or entity, whether through the ownership of voting securities, by contract or otherwise.

  
 11.8 Landlord’s Recognition of Transfers upon Lease
Termination. Tenant may request, as part of its Transfer Notice, that a Transferee receive a recognition agreement (“Recognition Agreement”) from Landlord which provides that in the event this Lease is terminated, Landlord shall
recognize the Transfer, and Landlord shall be required to execute a Recognition Agreement with such Transferee only under the following conditions (which conditions must be reflected in the Recognition Agreement): (i) such Transfer is made upon the
same terms and conditions set forth in this Lease, subject to equitable modifications based on the number of rentable square feet contained in the Subject Space; provided, however, the rental and other economic terms of such Transfer shall be the
greater of (A) those applicable to the Subject Space under this Lease, or (B) those applicable to the Subject Space under the assignment or sublease, (ii) the Subject Space is either one or both of (A) a floor or floors higher than any other floors
of the Premises which are not subject to a Recognition Agreement, or (B) a floor or floors lower than any other floors of the Premises which are not subject to a Recognition Agreement, (iii) the Subject Space contains only full floors in the
Building, (iv) all Subject Space is contiguous, (v) the Transferee is a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under the subject Transfer, (vi) Landlord shall not be liable for any
act or omission of Tenant, (vii) Landlord shall not be subject to any offsets or defenses which the Transferee might have as to Tenant or to any claims for damages against Tenant, (viii) Landlord shall not be required or obligated to credit the
Transferee with any rent or additional rent paid by the Transferee to Tenant except to the extent actually received by Landlord, (ix) Landlord shall not be bound by any terms or conditions of the Transfer which are inconsistent with the terms and
conditions of this Lease, (x) Landlord shall be responsible for performance of only those covenants and obligation of Tenant pursuant to the Transfer accruing after the termination of this Lease, and (xi) the Transferee shall make full and complete
attornment to Landlord, as lessor, pursuant to a written agreement executed by Landlord and the Transferee so as to establish direct privity of contract between Landlord and the Transferee with the same force and effect as if the Transfer was
originally made directly between Landlord and the Transferee. Upon Landlord’s written request given any time after the termination of this Lease, the Transferee shall execute a lease for the Subject Space upon the same terms and conditions as
set forth in the Recognition Agreement. Tenant shall pay, as Additional Rent and within thirty (30) days after 

  

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invoice, for all reasonable out-of-pocket costs incurred by Landlord in preparing such Recognition Agreement, 
  
 ARTICLE 12 
  
 DEFAULTS; REMEDIES 
  
 12.1 Events of Default. The occurrence of any of the following shall
constitute a default of this Lease by Tenant: 
  
 12.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, within five (5) business days of notice that the same is due, which notice shall be in addition to and not in lieu
of any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; or 
  
 12.1.2 Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by
Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided however, that any such notice shall be in addition to, and not in lieu of, any notice required under California Code of Civil
Procedure Section 1161 or any similar or successor law; and provided further that if the nature of such default is such that the same cannot reasonably be cured within a thirty (30)-day period, Tenant shall not be deemed to be in default if it
diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure said default as soon as possible. 
  
 12.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant, Landlord shall have, in addition to any other remedies available
to Landlord at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive. 
  
 12.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so,
Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part
thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 
  
 (i) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 
  
 (ii) The worth at the time of award of the amount by which
the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
  
 (iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease
Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
  

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 (iv) Any other amount necessary to compensate Landlord for all the detriment proximately
caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and 
  

(v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by
applicable law. 
  
 The term “rent” as
used in this Section 12.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Paragraphs 12.2. l (i) and (ii), above, the
“worth at the time of award” shall be computed by allowing interest at the Interest Rate. As used in Paragraph 12.2.l (iii) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate
of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  
 12.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after
lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations), Accordingly, if Landlord does not elect to terminate this Lease on account of any default
by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 
  
 12.3 Sublessees of Tenant. If Landlord terminates this Lease on
account of any default by Tenant, as set forth in this Article 12, except as provided in Section 11.8 of this Lease, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for
possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed
to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable
thereunder. 
  
 12.4 Waiver of Default. No waiver by
Landlord or Tenant of any violation or breach of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach of the same or any other of the terms,
provisions, and covenants herein contained. Forbearance by Landlord or Tenant in enforcement of one or more of the remedies available to such party upon an event of default shall not be deemed or construed to constitute a waiver of such default. The
acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted. 
  
 12.5 Efforts to Relet. For the purposes of this Article 12,
Tenant’s right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect
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merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession. 
  
 12.6 Landlord Default. Notwithstanding anything to the contrary set
forth in this Lease, any failure by Landlord to observe or perform any provision, covenant or condition of this Lease to be observed or performed by Landlord, where such failure continues for thirty (30) days after written notice thereof from Tenant
to Landlord specifying in detail Landlord’s failure to perform shall constitute a default hereunder by Landlord, provided that, if the nature of Landlord’s obligation is such that the same cannot reasonably be cured within a thirty
(30)-day period, Landlord shall not be deemed to be in default if it diligently commences such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. Upon any such default by Landlord under this
Lease, Tenant may, except as otherwise specifically provided in this Lease to the contrary, exercise any of its rights provided at law or in equity. 
  
 ARTICLE 13 
  
 CONDEMNATION 
  
 13.1 Permanent Taking. In case the whole of the Premises, the Building or Project, or such part thereof as shall substantially interfere with Tenant’s use and occupancy of the Premises, shall be taken by
any lawful power or authority by exercise of the right of eminent domain, or sold to prevent such taking, within sixty (60) days after receipt of notice of such taking, either Tenant or Landlord may terminate this Lease effective as of the date
possession is required to be surrendered to said authority. If such portion of the Building or Project is so taken or sold so as to require a substantial alteration or reconstruction of the remaining portions thereof, or which renders the Building
or Project economically inviable for its use as presently intended, or requires cancellation of substantially all tenant leases in the Building, this Lease may be terminated by Landlord, as of the date of the vesting of title under such taking or
sale, by written notice to Tenant within sixty (60) days following notice to Landlord of the date on which said vesting will occur. Except as provided herein, Tenant shall not because of such taking assert any claim against Landlord or the taking
authority for any compensation because of such taking, and Landlord shall be entitled to receive the entire amount of any award without deduction for any estate or interest of Tenant. If the amount of property or the type of estate taken shall not
substantially interfere with Tenant’s use of the Premises, this Lease shall not terminate and Landlord shall be entitled to the entire amount of the award without deduction for any estate or interest of Tenant. In such event, Landlord shall
promptly proceed to restore the Premises to substantially their condition prior to such partial taking, and the Rent shall be abated in proportion to the time during which, and to the part of the Premises of which, Tenant shall be so deprived on
account of such taking and restoration. Nothing contained in this Article 13 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for, one-half (1/2) of the value of Tenant’s
leasehold estate, the taking of personal property and fixtures belonging to Tenant or business interruption expenses recoverable from the taking authority. All Rent shall be apportioned as of the date of such termination, or the date of such taking,
whichever shall first occur. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby waives any 

  

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and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. 
  
 13.2 Temporary Taking. Notwithstanding anything to the contrary
contained in this Article 13, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be
abated for the period of such taking in proportion to the ratio that the number of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in
connection with any such temporary taking, except that Tenant shall have the right to file any separate claim available to Tenant for claims made by Tenant as a result of the necessity of Tenant’s moving to temporary space during the period of
such temporary taking. 
  
 ARTICLE 14 
  
 BROKERS 
  
 Landlord and Tenant hereby warrant to each other that they have had no
dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (the “Brokers”), and that they know of no other
real estate broker or agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities,
lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or
agent, other than the Brokers, occurring by, through, or under the indemnifying party. 
  
 ARTICLE 15 
  
 LANDLORD’S LIABILITY 
  
 It is
expressly understood and agreed that notwithstanding anything in this Lease to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord and the Landlord Parties hereunder (including any successor landlord
hereunder) and any recourse by Tenant against Landlord or the Landlord Parties shall be limited solely and exclusively to an amount which is equal to the lesser of (i) the interest of Landlord in and to the Building, or (ii) the equity interest
Landlord would have in the Building if the Building were encumbered by third party debt in an amount equal to eighty percent (80%) of the value of the Building, and neither Landlord, nor any of the Landlord Parties, shall have any personal liability
therefor, and Tenant, on behalf of itself and all persons claiming by, through or under Tenant, hereby expressly waives and releases Landlord and the Landlord Parties from such personal liability. The obligations of Tenant under this Lease do not
constitute personal obligations of the directors, officers or shareholders of Tenant or Tenant’s successor, and Landlord shall look solely to the assets of Tenant for satisfaction of any liability in respect of this Lease and will not seek
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such directors, officers or shareholders nor against any of their personal assets for such satisfaction. 
  
 ARTICLE 16 
  
 INTENTIONALLY OMITTED 
  
 ARTICLE 17 
  
 WARNER CENTER ASSOCIATION 
  
 It is understood that at the time of the execution of this Lease an
association has been formed, the purpose of which is to identify and promote the best interest of the employers and employees of Warner Center. Tenant shall, throughout the Lease Term, at its sole cost and expense, cooperate with and promote the
programs of such association as they may from time to time exist so long as the policies of such association shall be non-discriminatory with respect to Tenant and with respect to any membership fee. 
  
 ARTICLE 18 
  
 TENANT PARKING 
  
 Tenant shall lease, commencing on the Lease Commencement Date, the number of
parking passes set forth in Section 9 of the Summary, throughout the Lease Term. Of such parking passes, two (2) passes for each 1,000 usable square feet of the Premises shall be for parking located on the roof of Parking Structure Two (as such
structure is shown on Exhibit “B” hereto) (“Roof Passes”), one (1) pass for each 1,000 usable square feet of the Premises shall be for parking located on an unreserved basis anywhere in Parking Structure Two
(“Structure Two Passes”) and the remaining one (1) pass for each 1,000 usable square feet of the Premises shall be for parking located in Parking Structure One or Parking Structure Two as determined by Landlord (“Flex
Passes”). Of the Structure Two Passes, Tenant may elect to have up to eighteen (18) of such passes designated for covered reserved parking at locations within Parking Structure Two reasonably determined by Landlord. Tenant shall pay to
Landlord or, at Landlord’s option, “Landlord’s Designee” (as that term is defined in this Article 18 below), for such automobile parking passes, on a monthly basis, the following rates until the expiration of the second (2nd)
Lease Year: Forty Dollars ($40.00) per pass per month (plus applicable tax) for the Roof Passes and Sixty Dollars ($60.00) per pass per month (plus applicable tax) for the Structure Two Passes and the Flex Passes (including, without limitation, any
reserved Structure Two Passes). After the expiration of the second (2nd) Lease Year, the rate for all such passes shall be the prevailing rate charged from time to time for parking passes in the parking facility or facilities. In addition, Tenant
shall be responsible for any taxes imposed by any governmental authority in connection with the renting of such parking passes by Tenant or the use of the parking facility by Tenant. Notwithstanding anything to the contrary contained herein, for the
first month following the Lease Commencement Date for each portion of the Premises leased by Tenant (i.e., the 25th Floor Space, 24th Floor Space, 22nd Floor Space, Initial 21st Floor Space and Must Take Space) 

  

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Tenant shall only be obligated to pay for those parking passes actually utilized by Tenant in connection with Tenant’s occupancy of such space;
thereafter, Tenant shall be obligated to lease all such passes. Tenant shall abide by all reasonable Rules and Regulations which are reasonably prescribed from time to time for the orderly operation and use of the parking facility or facilities and
Tenant shall cooperate in good faith to have Tenant’s employees and visitors also comply with such Rules and Regulations. Landlord specifically reserves the right, at any time, to (i) change the size, configuration, design, layout and all other
aspects of the parking facility or facilities, and/or (ii) perform repairs to the parking facility or facilities, and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under
this Lease, from time to time, close-off or restrict access to the parking facility or facilities for purposes of permitting or facilitating any such construction, alteration, improvements or repairs provided such closure or restriction does not
materially interfere with Tenant’s operation of business. Landlord may lease the parking areas, enter into a license agreement or otherwise delegate its responsibilities under this Article 18 to a parking operator (“Landlord’s
Designee”) in which case Landlord’s Designee shall have all the rights attributed under this Article 18 to the Landlord. The parking passes leased by Tenant pursuant to this Article 18 are provided to Tenant solely for use by
Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval, except that Tenant may transfer a prorata number of passes to any Transferee permitted
under Article 11 above, and to Tenant’s outside auditors, consultants, contractors, agents and/or other invitees who will frequent the Premises on more than an occasional basis; provided that Tenant shall not profit from any such transfer.
Tenant shall be entitled to parking validations for visitor parking at the rates prevailing from time to time for such validation parking in the Project. Notwithstanding the foregoing, if Tenant has vacated the entire Premises or has begun to market
the entire Premises for a Transfer, by written notice to Landlord, Tenant may reduce its obligation to rent parking passes to (a) three (3) parking passes for every one thousand (1,000) usable square feet of the Premises during the third (3rd) to
last month of the Lease Term (or Option Term, if applicable), (b) two (2) parking passes for each one thousand (1,000) usable square feet of the Premises during the second (2nd) to last month of the Lease Term (or Option Term, if applicable) and (c)
one (1) parking pass for each one thousand (1,000) usable square feet of the Premises during the last month of the Lease Term (or Option Term, if applicable). Once Tenant exercises such reduction, any subsequent Tenant request for an increase in the
number of parking passes shall only be granted to Tenant to the extent and for the period(s) Landlord reasonably determines that additional passes are available in Landlord’s parking and leasing program for the Project, and any passes granted
as a result of any such request shall be in addition to Tenant’s then existing obligation to rent parking passes as set forth above. 
  
 ARTICLE 19 
  
 MISCELLANEOUS PROVISIONS 
  
 19.1 Estoppel Certificates. Within twenty (20) days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be
substantially in the form of Exhibit F, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any 

  

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portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by
Landlord or Landlord’s mortgagee or prospective mortgagee. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely execute and deliver such estoppel certificate or
other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. Landlord hereby agrees to provide to Tenant an estoppel
certificate signed by Landlord, containing the same types of information, and within the same period of time, as set forth above, with such changes as are reasonably necessary to reflect that the estoppel certificate is being granted and signed by
Landlord to Tenant, rather than from Tenant to Landlord or a lender of Landlord. 
  
 19.2 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or
condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the
fullest extent possible permitted by law. 
  
 19.3 Time of
Essence. Time is of the essence of this Lease and each of its provisions. 
  
 19.4 Captions. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 
  
 19.5 Notices. All notices, demands, statements, designations,
approvals or other communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid,
return receipt requested, or delivered personally (i) to Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the
following addresses, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant: 
  
 21600 Oxnard Street 
 Suite 300 
 Woodland Hills, California 91367 
 Attn: Property Manager 
  
 With a copy to: 
  
 Allen, Matkins, Leck, Gamble & Mallory LLP 
 515 South Figueroa Street, 8th Floor 
 Los Angeles, California 90071 
 Attn: Anton N. Natsis, Esq. 
  
 Any Notice will be deemed given on the third (3rd) business day after the
date it is mailed as provided in this Section 19.5 or upon the date personal delivery is made. If Tenant is notified 

  

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of the identity and address of the holder of any deed of trust or ground or underlying lessor, Tenant shall give to such mortgagee or ground or underlying
lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail. 
  
 19.6 Nonwaiver. No waiver of any provision of this Lease shall be implied by any failure of Landlord or Tenant to enforce any remedy on account of
the violation of such provision and even if such violation shall continue or be repeated subsequently, any waiver by Landlord or Tenant of any provision of this Lease may only be in writing. Additionally, no express waiver shall affect any provision
other than the one specified in such waiver and then only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of
Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice
or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment, except with respect to Rent
due under such notice, suit or judgment. 
  
 19.7 Holding
Over. If Tenant holds over after the expiration of the Lease Term hereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for
any further term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred twenty-five percent (125%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Such month-to-month tenancy
shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Section 19.7 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to
require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Section 19.7 shall not be deemed to limit or constitute a waiver of any other
rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend,
indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant
founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 
  
 19.8 Waiver of Default. No waiver by Landlord or Tenant of any violation or breach of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other
or later violation or breach of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord or Tenant in enforcement of one or more of the remedies herein provided upon an event of default shall not be
deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a
default in the payment of the Rent so accepted. 
  

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 19.9 Binding Effect. Subject to all other provisions of this Lease, each of the provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to
the provisions of Article 11 of this Lease. 
  
 19.10 Governing
Law. This Lease shall be construed and enforced in accordance with the laws of the State of California. 
  
 19.11 Subordination. This Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project
and to the lien of any mortgage or trust deed, now or hereafter in force against the Building or Project, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be
made upon the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. In consideration of,
and as a condition precedent to, Tenant’s agreement to permit its interest pursuant to this Lease to be subordinated to any particular future ground or underlying lease of the Building or Project or to the lien of any first mortgage or trust
deed hereafter enforced against the Building or Project and to any, renewals, extensions, modifications, consolidations and replacements thereof, Landlord shall deliver to Tenant a commercially reasonable non-disturbance agreement executed by the
landlord under such ground lease or underlying lease or the holder of such mortgage or trust deed. Each such non-disturbance agreement provided by Landlord shall acknowledge, or shall not preclude, any rights of Tenant to offsets against Rent, as
expressly provided in this Lease. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or if Landlord grants a deed in lieu thereof, or if any ground or underlying lease is terminated, to
attorn, without any deductions or set-offs whatsoever except as expressly provided in this Lease, to the purchaser or any successors thereto upon any such foreclosure sale or the grantee of a deed in lieu thereof, or to the lessor of such ground or
underlying lease, as the case may be, if so requested to do so by such purchaser, grantee or lessor, and to recognize such purchaser, grantee or lessor as the lessor under this Lease. Tenant shall, within ten (10) business days of request by
Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant
waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any
foreclosure proceeding or sale. Promptly after Landlord’s execution and delivery of this Lease, Landlord shall deliver to Tenant, for Tenant’s signature, a Subordination of Deed of Trust Agreement in the form of Exhibit G attached hereto
and made a part hereof 
  
 19.12 Waiver of Jury Trial;
Attorneys’ Fees. EACH PARTY HEREBY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION TO ENFORCE THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR DAMAGES FOR THE BREACH HEREOF, OR OTHERWISE FOR ENFORCEMENT OF ANY REMEDY HEREUNDER. If either

  

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party commences litigation against the other for the specific performance of this Lease, for damages, for the breach hereof or otherwise for enforcement of
any remedy hereunder, the prevailing party shall be entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred, including any and all costs incurred in enforcing, perfecting and executing such
judgment. 
  
 19.13 Entry by Landlord. Landlord reserves
the right at all reasonable times and upon reasonable notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them during normal business hours; (ii) show the Premises to prospective purchasers, mortgagees or
ground or underlying lessors or during the last nine (9) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if necessary to comply with current
building codes or other applicable laws, or for structural alterations, repairs or improvements to the Building. Notwithstanding anything to the contrary contained in this Section 19.13, Landlord may enter the Premises at any time to (A) perform
services required of Landlord during normal business hours (except for janitorial service which shall be performed after normal business hours); and (B) perform any covenants of Tenant which Tenant fails to perform. Landlord may make any such
entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes; provided, however, that any such entry shall be accomplished as expeditiously as
reasonably possible and in a manner so as to cause as little interference to Tenant as reasonably possible. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost
profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding
Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the
Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. Tenant may,
subject to Landlord’s prior approval, designate certain areas of the Premises as “Secured Areas” should Tenant require such areas for the purpose of securing certain valuable property or confidential information. Landlord may
only enter such Secured Areas upon two (2) business days’ notice to Tenant which notice shall specify the date and time of such entry by Landlord; provided, however, that Landlord may enter the Secured Areas without notice to Tenant in the
event of an emergency, in which case Landlord shall provide Tenant with notice of such entry promptly thereafter. Tenant acknowledges that Landlord shall have no obligation to provide janitorial service to any such Secured Areas except to the extent
Tenant authorizes and permits access thereto for such purposes. 
  
 19.14 Intentionally Omitted. 
  
 19.15
Surrender of Premises; Ownership and Removal of Trade Fixtures. 
  
 19.15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by 

  

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Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to
Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be
entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination
hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises. 
  
 19.15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any
earlier termination of this Lease, Tenant shall, subject to the provisions of this Section 19.15, quit and surrender possession of the Premises to Landlord in good order and condition and as improved by Landlord and/or Tenant (subject to the
provisions of Article 6), reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be
removed from the Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such
similar articles of any other persons claiming under Tenant and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 
  
 19.16 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties
hereto affecting this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the
subject matter thereof, and none thereof shall be used to interpret or construe this Lease. This Lease, the exhibits and schedules attached hereto, and any side letter or separate agreement executed by Landlord and Tenant in connection with this
Lease and dated of even date herewith, contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises and shall be considered to be the only agreement
between the parties hereto and their representatives and agents with respect to the subject hereof. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties
hereto. All negotiations and oral agreements acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based
totally upon the representations and agreements contained in this Lease. 
  
 19.17 Signs. 
  
 19.17.1 Full Floors. Provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, for any portion of the Premises which comprises an entire floor of the Building (including, without
limitation, the floor on which the Must-Take Space is located), at its sole cost and expense, may install exclusive identification signage and informational signage anywhere in such full floor portion of the Premises including in the elevator

  

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lobby of such full floor portion of the Premises, provided that such signs must not be visible from the exterior of the Building. The size and specifications
for such signs shall be subject to Landlord’s approval, which shall not be unreasonably withheld. Tenant shall be responsible, at Tenant’s sole cost and expense, for maintenance and repair of any such signs. In addition, Tenant shall cause
such signs to be removed from the Premises and shall repair all damage to the Premises and the Building resulting from such removal, at Tenant’s sole cost and expense, upon the expiration or earlier termination of this Lease. 
  
 19.17.2 Multi-Tenant Floors. If other tenants occupy
space on the floor on which the Premises is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and
shall comply with Landlord’s Building standard signage program. 
  
 19.17.3 Monument Signage. Tenant shall be entitled to have Landlord install, at Tenant’s sole cost and expense, a sign (“Monument Signage”) on a monument to be constructed by Landlord, at
Tenant’s expense, at a location outside the Building along Owensmouth Avenue designated by Landlord within the range specified on Exhibit “J” attached hereto and made a part hereof. Such Monument Signage shall be exclusive to Tenant
and will afford signs and general visibility thereof on two (2) sides. The graphics, materials, color, design, lettering, lighting, size, and specifications of the Monument Signage shall be consistent with that of other monument signage at the
Project and otherwise subject to the reasonable approval of Landlord and Tenant. In addition, the Monument Signage shall be subject to receipt of all required governmental permits and approvals and shall be subject to all applicable governmental
laws and ordinances including, without limitation, the Warner Center Specific Plan and shall be subject to any covenants, conditions and restrictions affecting the Project. In the event the necessary governmental approvals and permits for the
monument or the Monument Signage are not received, Landlord’s and Tenant’s rights and obligations under the remaining provisions of this Lease shall be unaffected. The rights to the Monument Signage may not be transferred by the Original
Tenant or changed once such signage is initially installed except that Tenant shall be entitled to transfer the rights to the Monument Signage to an Affiliate Assignee (and, as a result, change the name on the Monument Signage to reflect such
assignee’s name), but only if such Affiliate Assignee’s name is not an “Objectionable Name.” The term “Objectionable Name” shall mean any name which relates to an entity which is of a character or reputation, or
is associated with a political orientation or faction, which is materially inconsistent with the quality of the Project, or which would otherwise reasonably offend a landlord of a first-class, institutional quality, high-rise office building in the
Los Angeles area; notwithstanding the foregoing, any name that would conflict with any covenants in leases of space in the Project shall also be deemed to be an Objectionable Name. Upon the expiration or earlier termination of this Lease (or any
other time that Tenant determines that it no longer desire to have Monument Signage as set forth in Section 19.17.6 below or otherwise), Tenant shall, at Tenant’s sole cost and expense, cause the Monument Signage to be removed from the monument
and shall cause the monument to be restored to the condition existing prior to the placement of such signage. If Tenant fails to remove such signage from the monument and to restore the monument as provided in the immediately preceding sentence
within thirty (30) days following the expiration or earlier termination of this Lease (or upon termination of Tenant’s right to such signage pursuant to 

  

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Section 19.17.6 below), then Landlord may perform such work, and all costs and expenses reasonably incurred by Landlord in so performing shall be reimbursed
by Tenant to Landlord within thirty (30) days after Tenant’s receipt of invoice therefor. The immediately preceding sentence shall survive the expiration or earlier termination of this Lease. 
  
 19.17.4 Prohibited Signage and Other Items. Any
signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install any signs on the
exterior or roof of the Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or
Building, shall be subject to the prior written approval of Landlord, in its sole discretion. 
  
 19.17.5 Directory. During the Term, Tenant shall have the right to designate one (1) name (a department or individual) per one
thousand (1,000) rentable square feet in the Premises occupied by Tenant or its Transferees for placement on the directory board in the lobby of the Building and any other common directory board which may be available for use by office tenants of
the Building. 
  
 19.17.6 Eyebrow Signage.
Upon the expiration or any earlier termination of the rights now held by Kaufman and Broad Mortgage Company to maintain the currently existing “eyebrow” signage at the Building, Tenant shall have the right to substitute “eyebrow”
signage identifying Tenant for the Monument Signage described in Section 19.17.3 above. Tenant must exercise such right, if at all, within thirty (30) days after notice from Landlord that such “eyebrow” signage is available. Tenant’s
failure to so notify Landlord in writing that Tenant is exercising such right shall be deemed to constitute Tenant’s election to retain the Monument Signage rather than to substitute such “eyebrow” signage. If Tenant so elects to
obtain “eyebrow” signage (“Exterior Signage”), the letters on the Exterior Signage shall not exceed eighteen (18) inches in height and shall be of a finish comparable to that of the existing signage and shall be in the
same location as the existing signage. In addition, the graphics, materials, color, design, lettering and other specifications of the Exterior Signage shall otherwise be subject to Landlord’s approval, which approval may be withheld in
Landlord’s reasonable discretion. Tenant acknowledges that the quality of the Project will be closely identified with the aesthetics of the buildings located therein and of the signage in the Project and that Landlord’s reasonable
discretion in approving the graphics, materials, color, design, lettering and other specifications of the Exterior Signage may take into consideration Landlord’s heightened concerns over such aesthetics. In addition, Tenant’s rights to the
Exterior Signage shall be subject to Tenant’s receipt of all required governmental permits and approvals and shall be subject to all applicable governmental laws and ordinances including, without limitation, any specific plan governing Warner
Center. Landlord shall fully cooperate with Tenant’s attempt to obtain any such permits and approvals, at no cost to Landlord. The cost of installation of the Exterior Signage as well as all costs of design and construction of such signage and
all other cost associated with such signage including, without limitation, permits, maintenance and repair, shall be the sole responsibility of Tenant. The rights to the Exterior Signage may not be transferred by the Original Tenant or changed once
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entitled to transfer the rights to the Exterior Signage to an Affiliate Assignee (and as a result, change the name on the Exterior Signage to reflect such
assignee’s name), but only if such Affiliate Assignee’s name is not an Objectionable Name. Upon the expiration or earlier termination of this Lease (or any other time Tenant determines that it no longer desires to have Exterior Signage)
Tenant shall, at Tenant’s sole cost and expense, cause the Exterior Signage to be removed from the Building and shall cause the Building to be restored to the condition existing prior to the placement of such signage. If Tenant fails to remove
such signage from the Building and fails to restore the Building as provided in the immediately preceding sentence within thirty (30) days following the expiration or earlier termination of this Lease, then Landlord may perform such work, and all
costs and expenses reasonably incurred by Landlord in so performing shall be reimbursed by Tenant to Landlord within thirty (30) days after Tenant’s receipt of invoice therefor. The immediately preceding sentence shall survive the expiration or
earlier termination of this Lease. 
  
 19.18 Covenant Against
Liens. Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon the Project or Premises, and any and all
liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant
covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Project, the Building or the Premises, or any portion thereof, with respect to work or services claimed to have been performed for
or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien. Tenant covenants and agrees to cause it to be removed of record within thirty (30) days after Tenant’s receipt
of notice from Landlord regarding the existence of such lien. Notwithstanding anything to the contrary set forth in this Lease, in the event that such lien is not released and removed on or before the date occurring thirty (30) days after notice of
such lien is delivered by Landlord to Tenant, Landlord, at its sole option, may upon an additional five (5) days notice to Tenant, immediately take all action necessary to release and remove such lien, without any duty to investigate the validity
thereof, and all sums, costs and expenses, including reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall be due and payable by Tenant within thirty
(30) days of the Tenant’s receipt of an invoice therefor. 
  
 19.19 Terms. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each
case fully expressed. 
  
 19.20 Prohibition Against
Recording. Except as provided in Section 19.32 of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the
recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election. 
  
 19.21 Intentionally Omitted. 
  

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 19.22 Quiet Enjoyment. Landlord covenants that Tenant, on paying the Rent, charges for services
and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease
Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in
lieu of any other covenant express or implied. 
  
 19.23
Improvement of the Premises. Except as specifically set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit C, Landlord shall not be obligated to provide or pay for any improvement work or services related to the
improvement of the Premises. Tenant also acknowledges that Landlord has made no representation or warranty regarding the condition of the Premises or the Project except as specifically set forth in this Lease and the Tenant Work Letter. 

 
 19.24 Force Majeure. Any prevention, delay or stoppage due to
strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental action(s) or inaction(s), civil commotions, fire or other casualty, and other causes beyond the
reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”),
notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an
obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 
  
 19.25 Rentable Square Feet of Premises, Building, and Project. Landlord and Tenant hereby stipulate to the square footage figures reflected in
Section 4.2 of the Summary and Section 1.5 of the Office Lease as to the initial Premises and Must Take Space and further stipulate as to the percentage figures specified in Sections 7.2 and 7.3 of the Summary with respect to the initial Premises
(including the Must Take Space), The number of usable square feet of any First Offer Space leased by Tenant pursuant to Section 1.6 above shall be the usable area of such space calculated pursuant to the Standard Method for Measuring Floor Area in
Office Buildings, ANSI Z65.1 - 1980 and the number of rentable square feet of any such space shall be the product of (i) the usable square footage multiplied by 1.0787 if the First Offer Space constitutes a full floor, or (ii) the usable square
footage of the First Offer Space multiplied by 1.145 if such First Offer Space constitutes a portion of a floor in the Building. Landlord and Tenant acknowledge, however, that the total number of rentable square feet on the twentieth (20th) and
twenty-third (23rd) floors of the Building is 25,517 for each such floor. 
  
 19.26 Transportation Management. Tenant shall fully comply with all present or future programs which are obligations of the Building or Project as imposed by a governmental entity or authority, which programs
are intended to manage parking, transportation or traffic in and around the Project or Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the
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directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs may
include, without limitation: (i) restrictions on the number of peak-hour vehicle trips generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv)
working with employees and any Project, Building or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts for
employees. 
  
 19.27 Compliance With Law. Tenant shall not
do anything or suffer anything to be done in or about the Premises which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated
(“Laws”). Landlord shall be responsible, as part of Operating Expenses to the extent permitted under Article 3, for making all alterations to the following portions of the Premises and Project required by Laws: (i) structural
portions of the Premises and the Base, Shell and Core and Landlord’s Work, but not including Tenant Improvements or any Alterations installed by or at the request of Tenant, and (ii) those portions of the Building and Project located outside
the Premises; provided, however, Landlord shall not be obligated to make alterations to any such portions of the Premises and Project described in clause (i) or (ii) above to the extent such alterations are necessary due to the installation of
Alterations to the Premises not normally found in first-class office buildings by or at the request of Tenant and Tenant shall, at its sole cost and expense, be responsible therefor. Except for Landlord’s obligations described in the
immediately preceding sentence, Tenant shall, at its sole cost and expense, be responsible for compliance with all Laws affecting the Premises, including the making of all required alterations thereto. Should any standard or regulation now or
hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then
Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party
thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. 
  
 19.28 Late Charges. If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee
within five (5) business days after said amount is due, then Tenant shall pay to Landlord a late charge equal to two percent (2%) of the overdue amount. The late charge shall be deemed. Additional Rent and the right to require it shall be in
addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. Any Rent or other amounts owing hereunder from one party to the
other which are not paid within five (5) business days after the date they are due shall bear interest from the date when due until paid at a rate per annum (the “Interest Rate”) equal to the lesser of (i) the rate per annum
announced from time to time by Citibank N.A. as its prime rate (or, if such bank fails to announce such a rate, then the prime rate announced by the largest state chartered bank operating in the State of California) plus two (2) percentage points,
and (ii) the highest rate permitted by applicable law. Payment of such interest by Tenant to Landlord shall be in addition to any late charge described above. 
  

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 19.29 Hazardous Material. As used herein, the term “Hazardous Material” means any
hazardous or toxic substance, material or waste which is or becomes regulated by, or is dealt with in, any local governmental authority, the State of California or the United States Government. Accordingly, the term “Hazardous Material”
includes, without limitation, any material or substance which is (i) defined as a “hazardous waste,” “extremely hazardous waste” or “restricted hazardous waste” under Sections 25115, 25117 or 25122.7, or listed pursuant
to Section 25140 of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined as a “hazardous substance” under Section 25316 of the California Health and Safety Code, Division 20, Chapter
6.95 (Hazardous Materials Release Response Plans and Inventory), (iii) defined as a “hazardous substance” under Section 25281 of the California Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances),
(iv) petroleum, (v) asbestos, (vi) listed under Article 9 or defined as hazardous or extremely hazardous pursuant to Article 11 of Title 22 of the California Administrative Code, Division 4, Chapter 20, (vii) designated as a “hazardous
substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. 1317), (viii) defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. §
6902 et seq. (42 U.S.C. § 6903), or (ix) defined as a “hazardous substance” pursuant to Section 101 of the Compensation and Liability Act, 42 U.S.C. § 9601 et seq. (42 U.S.C. § 9601). Tenant shall not (either with or without
negligence) cause or permit the escape, disposal or release of any Hazardous Materials. Tenant shall not allow the storage or use of Hazardous Materials in any manner not sanctioned by law or by the highest standards prevailing in the industry for
the storage or use of such substances or materials, nor allow to be brought into the Project any such materials or substances, except that Tenant may maintain products in the Premises which are incidental to the operation of its offices, such as
photocopy supplies, secretarial supplies and limited janitorial supplies which products contain chemicals which are categorized as Hazardous Materials, provided that the use of such products in the Premises by Tenant shall be in compliance with
applicable laws and shall be in the manner in which such products are designed to be used. Landlord, at its sole cost and expense, shall deliver the Project, Building and the Premises free of Hazardous Material which are required to be removed by
law as of the date of this Lease and in compliance with all Laws relating to environmental conditions. Landlord and Tenant will not, at any time, use or authorize the use of any portion of the Premises, the Building, parking facilities, or the
Project to be used in violation of any Laws in effect relating to environmental conditions on, under or about the Building, including but not limited to asbestos, soil and ground water conditions and Hazardous Material. Neither Landlord nor Tenant
shall at any time use, generate, store or dispose of on, under or about the Building or transport to or from the same any Hazardous Material or permit or allow any third party to do so, without compliance with all Laws. Landlord and Tenant shall
defend, indemnify and hold the other harmless from and against any and all losses, damages, costs (including reasonable attorneys’ fees), liabilities and claims arising from their respective failure to perform in accordance with the foregoing.
The covenants of this Section 19.29 shall survive the expiration or earlier termination of the Lease Term. 
  
 19.30 Landlord’s Right to Cure Default; Payments by Tenant. 
  
 19.30.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under
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without any reduction of Rent, except as otherwise set forth in this Lease, If Tenant shall fail to perform any of its obligations under this Lease within a
reasonable time after such performance is required by the terms of this Lease, Landlord may, but shall not be obligated to, after reasonable prior notice to Tenant (except in the case of an emergency), make any such payment or perform any such act
on Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 
  
 19.30.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to
Landlord, within fifteen (15) days after delivery by Landlord to Tenant of documented statements therefor: sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s
defaults pursuant to the provisions of Section 19.30.1. Tenant’s obligations under this Section 19.30 shall survive the expiration or sooner termination of the Lease Term. 
  
 19.31 No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any
other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the
Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 
  
 19.32 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a modification or
modifications of this Lease, which modification or modifications will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant
agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within twenty (20) days following a request therefor. Landlord shall reimburse Tenant for all
reasonable out-of-pocket costs reasonably incurred by Tenant in connection therewith. Should Landlord or any such prospective mortgagee or ground lessor require execution of a short form of Lease for recording, containing, among other customary
provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant agrees to execute such short form of Lease and deliver the same to Landlord within twenty (20) days following the request therefor. 
  
 19.33 Transfer of Landlord’s Interest. Tenant acknowledges that
Landlord has the right to transfer all or any portion of its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this
Lease accruing after the date of transfer and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after the date of transfer, provided that any such transferee agrees in writing to be bound by
this Lease and to assume all of Landlord’s obligations hereunder. Tenant further acknowledges that Landlord may assign its interest in this Lease to the holder of any mortgage or deed of trust as additional security, but agrees that an
assignment shall not release Landlord from its obligations hereunder and Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 
  

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 19.34 Landlord’s Title. Landlord’s title is and always shall be paramount to the title
of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
  
 19.35 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create
the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be
deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 
  
 19.36 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of
Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 
  
 19.37 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including,
but not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on
the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 
  
 19.38 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole
business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any
space in the Building or Project. 
  
 19.39 Submission of
Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.

  
 19.40 Independent Covenants. This Lease shall be
construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set
forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord; provided, however, that the foregoing shall in no
way impair the right of Tenant to commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and any holder of a mortgage or deed of trust covering the Building or
Project or any portion thereof, whose address has theretofore been given to Tenant. 
  
 19.41 Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing to redeem by order or 

  

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judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 
  
 19.42 Joint and Several. If there is more than one entity which
constitutes Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several. 
  
 19.43 Project or Building Name and Signage. Landlord shall have the right at any time to change the name of the Project or Building and to install,
affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire, subject to Tenant’s rights set forth in Section 19.17. Tenant shall not use the
name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity, without the prior written consent of Landlord. 
  
 19.44 No Discrimination. Tenant covenants by and for itself, its heirs, executors, administrators and assigns, and
all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: that there shall be no discrimination against or segregation of any person or group of persons, on account of race,
color, creed, sex, religion, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, or enjoyment of the Premises, nor shall Tenant itself, or any person claiming under or through Tenant, establish or permit such
practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants, lessees, sublessees, subtenants or vendees in the Premises. 
  
 19.45 Landlord Renovations. It is specifically understood and agreed
that, except as set forth herein or in the Tenant Work Letter, Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, Project or any part thereof and that no
representations respecting the condition of the Premises, Building or Project have been made by Landlord to Tenant except as specifically set forth herein or in the Tenant Work Letter. However, Tenant acknowledges that Landlord shall have the right,
but not the obligation, during the Lease Term to renovate, improve, alter, or modify (collectively, the “Renovations”) the Building, Premises, and/or Project, including without limitation the parking facilities, Common Areas,
Systems and Equipment, roof, and structural portions of the same, provided that Tenant’s access to and use of the Premises is not materially and adversely affected. In connection with such Renovations, Landlord may, among other things, erect
scaffolding or other necessary structures in the Building or on the Project, limit or eliminate access to portions of the Project, including portions of the Common Areas and/or parking facilities, or perform work in the Building, which work may
create noise, dust or leave debris in the Building, provided that Tenant’s access to and use of the Premises is not materially and adversely affected. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with
such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent, except as specifically provided in this Lease. Landlord shall have no responsibility or for any reason be liable to Tenant for
any direct or indirect injury to or interference with Tenant’s business arising from the Renovations conducted in accordance with the foregoing, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of
the whole or any part of the Premises or of Tenant’s personal property or improvements resulting 

  

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from such Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or
Landlord’s actions in connection with such Renovations. 
  
 19.46 Communication Equipment. If Tenant desires to use the roof of the Building to install communication equipment to be used from the Premises, Tenant may so notify Landlord in writing (“Communication Equipment
Notice”), which Communication Equipment Notice shall generally describe the specifications for the equipment desired by Tenant. If at the time of Landlord’s receipt of the Communication Equipment Notice, Landlord reasonably determines
that space is available on the roof of the Building for such equipment, then subject to all governmental laws, rules and regulations. Tenant and Tenant’s contractors (which shall first be reasonably approved by Landlord) shall have the right
and access to install, repair, replace, remove, operate and maintain one (1) so-called “satellite dish” or other similar device no greater than forty-eight (48) inches in diameter, together with all cable, wiring, conduits and related
equipment (collectively, “Communication Equipment”), for the purpose of receiving and sending radio, television, computer, telephone or other communication signals, at a location on the roof of the Building designated by Landlord.
Landlord shall have the right to require Tenant to relocate the Communication Equipment at any time to another location on the roof of the Building reasonably approved by Tenant. Tenant shall retain Landlord’s designated roofing contractor to
make any necessary penetrations and associated repairs to the roof in order to preserve Landlord’s roof warranty. Tenant’s installation and operation of the Communication Equipment shall be governed by the following terms and conditions:

  
 (a) Tenant’s right to install, replace,
repair, remove, operate and maintain the Communication Equipment shall be subject to all governmental laws, rules and regulations and Landlord makes no representation that such laws, rules and regulations permit such installation and operation.

  
 (b) All plans and specifications for the
Communication Equipment shall be subject to Landlord’s reasonable approval. 
  
 (c) All costs of installation, operation and maintenance of the Communication Equipment and any necessary related equipment (including,
without limitation, costs of obtaining any necessary permits and connections to the Building’s electrical system) shall be borne by Tenant. 
  
 (d) It is expressly understood that Landlord retains the right to use the roof of the Building for any purpose whatsoever provided that
Landlord shall not unduly interfere with Tenant’s use of the Communication Equipment. 
  
 (e) Tenant shall use the Communication Equipment so as not to cause any interference to other tenants in the Building or to other tenants
of the Project or with any other tenant’s Communication Equipment, and not to damage the Building or interfere with the normal operation of the Building. 
  

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 (f) Landlord shall not have any obligations with respect to the Communication Equipment.
Landlord makes no representation that the Communication Equipment will be able to receive or transmit communication signals without interference or disturbance (whether or not by reason of the installation or use of similar equipment by others on
the roof of the Building) and Tenant agrees that Landlord shall not be liable to Tenant therefor. 
  
 (g) Tenant shall (i) be solely responsible for any damage caused as a result of the Communication Equipment, (ii) promptly pay any tax,
license or permit fees charged pursuant to any laws or regulations in connection with the installation, maintenance or use of the Communication Equipment and comply with all precautions and safeguards recommended by all governmental authorities, and
(iii) pay for all necessary repairs, replacements to or maintenance of the Communication Equipment. 
  
 (h) The Communication Equipment shall remain the sole property of Tenant. Tenant shall remove the Communication Equipment and related
equipment at Tenant’s sole cost and expense upon the expiration or sooner termination of this Lease or upon the imposition of any governmental law or regulation which may require removal, and shall repair the Building upon such removal to the
extent required by such work of removal. If Tenant fails to remove the Communication Equipment and repair the Building within fifteen (15) days after the expiration or earlier termination of this Lease, Landlord may do so at Tenant’s expense.
The provisions of this Section 19.46(h) shall survive the expiration or earlier termination of this Lease. 
  
 (i) The Communication Equipment shall be deemed to constitute a portion of the Premises for purposes of Article 6 of this Lease or the
Tenant Work Letter. 
  
 19.47 Stairwell Access. Landlord
hereby grants Tenant the nonexclusive right of access to those portions of the stairwells in the Building which would provide access between contiguous full floors leased by Tenant pursuant to this Lease. Tenant’s right of access pursuant to
this Section 19.47 shall be conditioned upon Tenant’s observance of all applicable rules, regulations, laws or ordinances applicable to the Building or promulgated by any governmental or quasi-governmental entity, including obtaining any
necessary or required permits or approvals. In connection with Tenant’s use of the stairwells, Tenant shall install, at Tenant’s sole cost and expense, any and all locking devices, intercoms and all other improvements deemed necessary by
Tenant, subject to Landlord’s reasonable consent and any applicable rules, regulations, laws or ordinances, provided that such improvements shall be constructed by Tenant in accordance with, and subject to, Article 6 of this Lease or the Tenant
Work Letter. 
  
 19.48 Patio Area. Upon Tenant’s
receipt of Landlord’s prior approval, which approval shall not be unreasonably withheld, Tenant, at Tenant’s sole cost and expense, shall be provided with access to the outside patio area adjacent to Plaza One as shown on Exhibit
“B” for special events of Tenant. Tenant shall be responsible for, and shall obtain, all necessary governmental permits and approvals with respect to any such events and any such use shall comply with all governmental laws, rules and
regulations with respect thereto. In addition, Tenant’s use shall comply with any reasonable rules and regulations promulgated by Landlord. Tenant shall be 

  

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obligated to clean such area after such event at Tenant’s sole cost and expense and to remove all trash therefrom. Should Tenant fail to so clean such
area and/or to remove trash therefrom within one (1) business day after notification from Landlord, Landlord shall be entitled to perform any such obligation on behalf of Tenant and all costs of Landlord in connection therewith shall be paid to
Landlord, as Additional Rent, within ten (10) business days after Tenant’s receipt of invoice therefor. The terms and conditions of Article 7 of this Lease shall apply to Tenant’s use of such area as though such area were a part of the
Premises. Tenant acknowledges that Tenant’s right to use such area shall be non-exclusive with the rights of Landlord and other tenants. 
  
 19.49 Waiver of Consequential Damages. Notwithstanding anything to the contrary contained in this Lease, except as provided in Section 19.7 above,
neither Landlord nor Tenant shall be liable under any circumstances, for injury or damage to, or interference with, the other party’s business, including, but not limited to, loss of title to the Premises or any portion thereof, loss of
profits, loss of business opportunity, loss of goodwill or loss of use, in each case however occurring. 
  
 19.50 Reasonableness. Except for determinations expressly described as being in the sole or absolute discretion of the applicable party, neither
Landlord nor Tenant shall unreasonably withhold or delay any consent, approval or other determination provided for hereunder. In the event that either Landlord or Tenant disagrees with any determination made by the other hereunder (other than a
determination in the sole or absolute discretion of the determining party) and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within ten (10) business days
following such request. Furthermore, in addition to the foregoing, whenever the Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations, make allocations or other determinations, or otherwise
exercise rights or fulfill obligations, Landlord and Tenant shall act reasonably and in good faith. 
  

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 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first
above written. 
  

							
	“Landlord”:
	
	 AH WARNER CENTER PROPERTIES, LIMITED LIABILITY COMPANY,
 a Delaware limited liability company

		
	 By:
	 	 COPLEY MANAGEMENT AND ADVISORS, L.P., a Delaware limited partnership,
 Its duly authorized asset manager and advisor

			
	 	 	 By:
	 	AEW INVESTMENT GROUP, INC. (formerly known as COPLEY INVESTMENT GROUP, INC.), a Massachusetts corporation, Its general partner
				
	 	 	 	 	 By:
	 	 /s/ James Flynn

	 	 	 	 	 	 	

	 	 	 	 	 	 	 Print Name: Illegible

	 	 	 	 	 	 	 Title: Managing Director

  

			
	 “Tenant”:

	
	 FOUNDATION HEALTH SYSTEMS, INC.
 a Delaware
corporation

		
	By:	 	 /s/ Illegible

	 	 	

	 	 	 Its: EVP & CEO

	 	 	         Steven P. Erwin

  

			
		
	By:	 	 /s/ Michael P. White

	 	 	

	 	 	 Its: Sr. VP & Treasurer

  

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 EXECUTED 
 ORIGINAL 
  
 FIRST AMENDMENT TO LEASE 
  
 THIS FIRST
AMENDMENT TO LEASE (“First Amendment”) is made and entered into as of the 8th day of August, 2000, by and between AH WARNER CENTER PROPERTIES, LIMITED LIABILITY COMPANY, a Delaware limited liability company
(“Landlord”) and FOUNDATION HEALTH SYSTEMS, INC., a Delaware corporation (“Tenant”). 
  
 R E C I T A L S: 
  
 A. Landlord and Tenant entered into that certain Office Lease dated as of September 9, 1998 (the “Lease”), whereby
Landlord leased to Tenant and Tenant leased from Landlord certain office space located in that certain building located and addressed at 21650 Oxnard Street, Woodland Hills, California (the “Building”). 
  
 B. By this First Amendment, Landlord and Tenant desire to expand the
Existing Premises and to otherwise modify the Lease as provided herein. 
  
 C. Unless otherwise defined herein, capitalized terms as used herein shall have the same meanings as given thereto in the Lease. 
  
 NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows: 
  
 A G R E E M E N T: 
  
 1. The Existing Premises. Landlord and Tenant hereby agree that pursuant to the Lease, Landlord currently leases to Tenant and Tenant currently
leases from Landlord that certain office space in the Building containing a total of 101,502 rentable square feet, comprised of 25,517 rentable square feet located on the twenty-first (21st) floor of the Building (“21st Floor Space”), 25,517 rentable square feet located on the twenty-second (22nd) floor of the Building (“22nd Floor Space”), 25,517 rentable square feet located on the twenty-fourth (24th) floor of the Building (“24th Floor Space”), and 24,951 rentable square feet located on the twenty-fifth (25th) floor of the Building
(“25th Floor Space”) (collectively, the
“Existing Premises”), as outlined on Exhibit “A” to the Lease. 
  
 2. Expansion of the Existing Premises. That certain space located on the fifteenth (15th) floor of the Building outlined on the floor plan attached hereto as Exhibit “A” and made a part hereof, may be referred to herein as the
“Expansion Space.” The Expansion Space is estimated to contain 9,981 rentable (8,717 usable) square feet. Notwithstanding the foregoing, within thirty (30) days after the date of this First Amendment (the “Verification
Period”), Tenant’s architect shall be entitled to verify the rentable and usable square footage of the 

  

					
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Expansion Space, which measurement shall be made in accordance with ANSI/BOMA Z65.1 – 1996 standards for rentable area and usable area (“BOMA
Standard”). In the event Tenant fails to notify Landlord in writing that Tenant disputes the square footage of the Expansion Space (the “Dispute Notice”) within the Verification Period, Tenant shall be deemed to have
accepted the rentable and usable square footage contained in this Section 2. In the event Tenant delivers its Dispute Notice to Landlord prior to the expiration of the Verification Period, then Tenant’s architect and Landlord’s architect
shall meet and confer for a period of fifteen (15) days after receipt of Tenant’s Dispute Notice to resolve such dispute. In the event Landlord’s architect and Tenant’s architect are unable to agree on such square footage figures
within such fifteen (15) day period, then the parties shall submit the dispute to binding arbitration under the auspices of JAMS/ENDISPUTE (or any successor to such organization) in Los Angeles, California, according to the then rules of commercial
arbitration of such organization but with reference to the BOMA Standard. During the period from the date of this First Amendment until any dispute regarding the square footage of the Expansion Space is resolved, the rentable and usable square
footage set forth in this Section 2 shall be utilized for all purposes under the Lease, as amended hereby. In the event it is determined that the square footage of the Expansion Space is other than as set forth in this Section 2, the appropriate
adjustments shall be made upon such determination. Effective as of the date (“Expansion Commencement Date”) that is the earliest to occur of (a) the date Tenant commences business operations in the Expansion Space, and (b) the date
of Substantial Completion of the Tenant Improvements in the Expansion Space (as defined in Section 5 of the Tenant Work Letter attached to this First Amendment as Exhibit B), and (c) December 1, 2000 (subject, however, to the terms of Section 5 of
Exhibit B to this First Amendment), Tenant shall lease from Landlord and Landlord shall lease to Tenant the Expansion Space. Accordingly, effective upon the Expansion Commencement Date, the Existing Premises shall be increased to include the
Expansion Space. Subject to the foregoing provisions of this Section 2, Landlord and Tenant hereby agree that such addition of the Expansion Space to the Existing Premises shall, effective as of the Expansion Commencement Date, increase the number
of rentable square feet leased by Tenant in the Building to a total of 111,483 rentable square feet. Effective as of the Expansion Commencement Date, all references to the “Premises” shall mean and refer to the Existing Premises as
expanded by the Expansion Space. Upon Tenant’s execution and delivery of this First Amendment to Landlord, Landlord shall deliver the Expansion Space to Tenant in vacant, broom clean condition. 
  
 3. Lease Term for the Expansion Space and Extension of Lease Term for
Entire Premises. The Lease Term for Tenant’s lease of the Expansion Space (“Expansion Space Term”) shall commence on the Expansion Commencement Date and shall expire on December 31, 2004, subject to Tenant’s option(s)
to extend the Lease Term contained in Section 2.2 of the Lease. The parties hereby acknowledge that the Lease Expiration Date for the entire Premises is December 31,2004, with the exception that the Lease Expiration Date for the 22ndFloor Space is January 31, 2005. Notwithstanding the foregoing, the options to extend the Lease Term contained in Section 2.2
of the Lease shall apply to the entire Premises (including the Expansion Space and the 22nd Floor Space), and the
first Option Term shall begin on January 1, 2005 and expire on December 31, 2009; provided that Monthly Base Rent for the 22nd Floor Space for the month of January, 2005, shall remain $2.25 per rentable square foot as set forth in Section 4.1, below. 
  

					
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 4. Monthly Base Rent for the Existing Premises and the Expansion Space. 
  
 4.1. Existing Premises. During the Expansion Space
Term, Tenant shall pay in accordance with the provisions of this Section 4.1, Monthly Base Rent for the Existing Premises as follows: 
  

					
	 Period

	 	 Monthly Base Rent

	 	 Monthly Base Rent Per
 Rentable Square Foot

	 Expansion Commencement
 Date – December 31,2001
	 	$218,229.30	 	$2.15
			
	 January 1, 2002 –
 January 31,2002
	 	$225,827.80	 	 $2.25 for all but 22nd Floor Space
 $2.15 for 22nd Floor Space

			
	 February 1, 2002 –
 December 31, 2004
	 	$228,379.50	 	$2.25
			
	 January 1, 2005 –
 January 31, 2005
	 	$  57,413.25	 	$2.25

  
 4.2. Expansion
Space. During the Expansion Space Term, Tenant shall pay in accordance with the provisions of this Section 4.2, Monthly Base Rent for the Expansion Space as follows: 
  

					
	 Period

	 	 Monthly Base Rent

	 	 Monthly Base Rent Per
 Rentable Square Foot

	 Expansion Commencement
 Date – December 31,2002
	 	$24,952.50	 	$2.50
			
	 January 1, 2003 –
 December 31, 2004
	 	$26,948.70	 	$2.70

  
 5. Additional
Rent. 
  
 5.1. For the Existing
Premises. During the Expansion Space Term, Tenant’s Share and Tenant’s Building Share for the Existing Premises only shall be 17.30%, Tenant’s Common Area Share shall be 8.75%, and the Base Year for the Existing Premises shall
remain the calendar year of 1999. 
  
 5.2. For
the Expansion Space. Notwithstanding anything to the contrary in the Lease, during the Expansion Space Term, Tenant’s Share and Tenant’s Building Share for the Expansion Space only shall be 1.703%, Tenant’s Common Area Share for
the Expansion Space only shall be .8617%, and the Base Year (grossed up to a 95% occupancy level in accordance with the provisions of Section 3.3.7 of the Lease) for the Expansion Space only shall be the calendar year 2001. 
  

					
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 6. Tenant Improvements. Tenant Improvements in the Expansion Space shall be installed and
constructed in accordance with the terms of the Tenant Work. Letter attached hereto as Exhibit “B” and made a part hereof. 
  
 7. Fifteenth Floor Right of First Offer. Landlord hereby grants to Tenant an on-going right of first offer with respect to that certain space
located on the fifteenth (15th) floor of the Building depicted on Exhibit “A” attached hereto (the “Fifteenth Floor First Offer Space”). Notwithstanding the foregoing, such first offer right shall be subordinate and
secondary to the right of first offer granted to General Growth as of the date of this First Amendment (collectively, the “Superior Rights”). Tenant’s right of first offer shall be on the terms and conditions set forth in this
Section 7. 
  
 7.1. Procedure for Offer.
Landlord shall notify Tenant (the “Fifteenth Floor First Offer Notice”) each time after the date of this First Amendment that Landlord receives a proposal or request for proposal for all or any portion of the Fifteenth Floor First
Offer Space which Landlord would seriously consider. The Fifteenth Floor First Offer Notice shall describe the space which is the subject of the Fifteenth Floor First Offer Notice and shall set forth the size and location of such space,
Landlord’s estimate of the date by which the applicable Fifteenth Floor First Offer Space will be delivered to Tenant (either built-out with typical office tenant improvements or, if an improvement allowance is not a component of the Fifteenth
Floor Economic Terms, the date by which such space will be delivered to Tenant vacant and broom clean) the economic terms and conditions which Landlord would accept for Tenant’s lease of such space (collectively, the “Fifteenth Floor
Economic Terms”), including, without limitation, the Base Rent, any contribution by Landlord to Direct Expenses, any concessions and any contribution by Landlord to the improvement of the Fifteenth Floor First Offer Space. Such Fifteenth
Floor Economic Terms shall constitute Landlord’s good faith determination of the then prevailing fair market economic terms for such space. 
  
 7.2. Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to the space described
in the Fifteenth Floor First Offer Notice, then within ten (10) business days after delivery of the Fifteenth Floor First Offer Notice to Tenant, Tenant shall deliver notice to Landlord of Tenant’s intention to exercise its right of first offer
with respect to the entire space described in the Fifteenth Floor First Offer Notice. If concurrently with Tenant’s exercise of the first offer right, Tenant notifies Landlord that it does not accept the Fifteenth Floor Economic Terras set
forth in the Fifteenth Floor First Offer Notice, Landlord and Tenant shall, for a period of fifteen (15) business days after Tenant’s exercise, negotiate in good faith to reach agreement as to such Fifteenth Floor Economic Terms. If Tenant does
not so notify Landlord that it does not accept the Fifteenth Floor Economic Terms set forth in the Fifteenth Floor First Offer Notice concurrently with Tenant’s exercise of the first offer right, the Fifteenth Floor Economic Terms shall be as
set forth in the Fifteenth Floor First Offer Notice. In addition, if Tenant does not exercise its right of first offer within the ten (10) business day period, or, if Tenant exercises its first offer right but timely objects to Landlord’s
determination of the Fifteenth Floor Economic Terms and if Landlord and Tenant are unable to reach agreement on such Fifteenth Floor Economic Terms within said fifteen (15) business day period, then Landlord shall be free to lease the space
described in the Fifteenth Floor First Offer Notice to anyone to whom Landlord desires on any terms Landlord desires; provided that, if 

  

					
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Landlord desires to lease the same Fifteenth Floor First Offer Space to any third party but increase or decrease the size of such Fifteenth Floor First Offer
Space by more than ten percent (10%) or decrease the effective rent previously offered to Tenant by more than five percent (5%) (blending all concessions over the relevant term), Landlord shall be required to give Tenant another Fifteenth Floor
First Offer Notice with respect to such increased or decreased Fifteenth Floor First Offer Space or such reduced rent and Tenant’s rights in connection therewith shall renew under this Section 7, except that the ten (10) and fifteen (15)
business day periods set forth above shall be reduced to five (5) and ten (10) business days, respectively. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of first offer, if at all, with respect to
all of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. 
  
 7.3. Lease of First Offer Space. If Tenant timely exercises Tenant’s right to lease the Fifteenth Floor First Offer Space as
set forth herein, Landlord and Tenant shall execute an amendment adding such Fifteenth Floor First Offer Space to the Lease (as amended by this First Amendment) upon the same non-economic terms and conditions as applicable to the Premises, and the
Economic Terms and conditions as provided in this Section 7. Tenant shall commence payment of Rent for the Fifteenth Floor First Offer Space and the Lease Term of the Fifteenth Floor First Offer Space shall commence upon the date (“Fifteenth
Floor First Offer Commencement Date”) which is the earlier of (i) the expiration of a reasonable build-out period determined as a component of the Fifteenth Floor Economic Terms, and (ii) the date that Tenant, or any person occupying any of
the Fifteenth Floor First Offer Space with Tenant’s permission, commences business operations from the Fifteenth Floor First Offer Space, subject to any appropriate modification with respect to such commencement of Rent as determined as part of
the Fifteenth Floor Economic Terms. The Lease Term for the Fifteenth Floor First Offer Space shall expire on the Lease Expiration Date, subject to extension as provided in Section 2.2 of the Lease, co-terminously with Tenant’s lease of the
Majority Space. 
  
 7.4. Termination of Fifteenth Floor Right
of First Offer. The rights set forth in this Section 7, and Landlord’s obligations with respect thereto, shall be exercisable only by the originally-named Tenant (“Original Tenant”) and any Affiliated Assignee (as defined
in Section 11.7 of the Lease) (and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s interest in the Lease, as amended hereby, other than an Affiliated Assignee). Tenant’s right of first
offer hereunder shall not be effective in any period during which more than twenty percent (20%) of the rentable area of the Premises is subject to a sublease, other than to an Affiliated Assignee. Tenant shall not have the right to lease the
Fifteenth Floor First Offer Space if, as of the date of the attempted exercise of any right of first offer by Tenant, or, at Landlord’s option, as of the scheduled date of delivery of such Fifteenth Floor First Offer Space to Tenant, Tenant is
in default under the Lease (as amended hereby) after notice and lapse of any applicable cure periods. 
  
 8. Parking. Effective as of the Expansion Commencement Date and continuing throughout the Expansion Space Term, Tenant shall be entitled to rent
from Landlord up to an additional thirty-three (33) unreserved parking passes (the “Additional Parking Passes”) for use in the Building’s parking facility. Tenant’s rental and use of such additional parking passes shall be
in accordance with, and subject to, all provisions of Section 18 of the Lease, provided that the 

  

					
	 	 	-5-	 	 WARNER CENTER PLAZA
 [Foundation Health Systems, Inc.]

 
rate for all such Additional Parking Passes shall be the prevailing rate charged from time to time for parking in the parking facility or facilities (which
prevailing rate is currently $71.50 per unreserved parking pass per month), and Tenant shall be responsible for any taxes imposed by any governmental authority in connection with the renting of such Additional Parking Passes by Tenant or the use of
the parking facility by Tenant. Notwithstanding the foregoing, Tenant shall not be charged for the Additional Parking Passes during the first fifteen (15) months of the Expansion Space Term. 
  
 9. Brokers. Each party represents and warrants to the other that no
broker, agent or finder negotiated or was instrumental in negotiating or consummating this First Amendment other than CB Richard Ellis, Inc., and Cushman & Wakefield of California, Inc. Each party further agrees to defend, indemnify and hold
harmless the other party from and against any claim for commission or finder’s fee by any other entity who claims or alleges that they were retained or engaged by the first party or at the request of such party in connection with this First
Amendment. 
  
 10. Intentionally Deleted. 
  
 11. Signing Authority. Concurrently with Tenant’s execution of
this First Amendment, Tenant shall provide to Landlord reasonable evidence that the persons executing this First Amendment on behalf of the Tenant are authorized to do so. 
  
 12. Signage. Subject to the provisions of Article 19.17 of the Lease, Tenant’s entry identifying signage for the
Expansion Space shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord’s Building standard signage program.

  
 13. Subordination. Landlord agrees to use commercially
reasonable efforts to provide Tenant with commercially reasonable non-disturbance agreement(s) or subordination of mortgage agreement(s) in favor of Tenant from any existing ground lessors, mortgage holders and deed of trust beneficiaries of
Landlord. Accordingly, Promptly after Landlord’s execution and delivery of this First Amendment, Landlord shall deliver to Tenant, for Tenant’s signature, a Subordination of Deed of Trust Agreement in the form of Exhibit “D”
attached hereto and made a part hereof. 
  
 14. No Further
Modification. Except as set forth in this First Amendment, all of the terms and provisions of the Lease shall apply with respect to the Expansion Space and shall remain unmodified and in full force and effect. Effective as of the Expansion
Commencement Date, all references to the “Lease” shall refer to the Lease as amended by this First Amendment. 
  

					
	 	 	-6-	 	 WARNER CENTER PLAZA
 [Foundation Health Systems, Inc.]

 IN WITNESS WHEREOF, this First Amendment has been executed as of the day and year first above written.

  

							
	“Landlord”:
	
	 AH WARNER CENTER PROPERTIES,
 LIMITED
LIABILITY COMPANY,
 a Delaware limited liability company

		
	 By:
	 	 COPLEY MANAGEMENT AND ADVISORS, L.P., a Delaware limited partnership,
 Its duly authorized asset manager and advisor

			
	 	 	 By:
	 	 AEW INVESTMENT GROUP, INC. (formerly known as COPLEY INVESTMENT GROUP, INC.),
 a Massachusetts corporation,
 Its general partner

				
	 	 	 	 	By:	 	 /s/ Thomas E. Mullahey

	 	 	 	 	 	 	

	 	 	 	 	 Print Name:
	 	 Thomas E. Mullahey

	 	 	 	 	 Title:
	 	 Vice President

  

					
	“Tenant”:
	
	FOUNDATION HEALTH SYSTEM, INC., a Delaware corporation
		
	By:	 	 /s/ Illegible

	 	 	

	 	 	 Its:
	 	 Senior Vice President & Treasurer

		
	By:	 	 /s/ Michael P. White

	 	 	

	 	 	 Its:
	 	 VP & CFO

  

					
	 	 	-7-	 	 WARNER CENTER PLAZA
 [Foundation Health Systems, Inc.]

 SECOND AMENDMENT TO OFFICE LEASE 
  
 This Second Amendment to Office Lease (the “Second Amendment”), dated December 22, 2003 is made by
and between DOUGLAS EMMETT REALTY FUND 2000, a California limited partnership (“Landlord”), with offices at 808 Wilshire Boulevard, Suite 200, Santa Monica, California 90401 and HEALTH NET, INC., a Delaware corporation, formerly
known as Foundation Health Systems, a Delaware corporation (“Tenant”), with offices at 21650 Oxnard Street, Woodland Hills, California. 
  

WHEREAS, 
  
 A AH WARNER CENTER PROPERTIES, LIMITED LIABILITY COMPANY, a Delaware limited liability company (“AH Warner”), Landlord’s
predecessor-in-interest, pursuant to the provisions of that certain written Office Lease, dated September 9, 1998, as amended by that certain First Amendment to Office Lease, dated August 8, 2000 (“First Amendment”), and
collectively, the “Lease”) leased to Foundation Health, Systems, a Delaware corporation (“Foundation Health”), Tenant’s predecessor-in-interest, and Foundation Health leased from AH Warner space in the property
located at 21650 Oxnard Street, Woodland Hills, California 91367 (the “Building”), known as the 21 Floor Space, the 22nd Floor Space, the 24th Floor Space, the 25th Floor Space and a portion of the fifteenth (15th) floor referred to in the First Amendment as the Expansion Space (collectively, the “Premises”); 
  
 B. On or about September 10, 2002, Landlord acquired all of AH Warner’s interest, right and title in and to the real property and Building in which
the Premises are located, becoming successor-in- interest to AH Warner Landlord under the Lease; 
  
 C. The Term of the Lease is scheduled to expire December 31, 2004, except that the Lease Expiration Date for the 22nd Floor Space is January 31, 2005; 
  
 D. Landlord and Tenant desire to accelerate the expiration of the Term of the Lease with respect to the 22nd Floor Space; and 
  
 E. Landlord and Tenant, for their mutual benefit, wish to revise certain other covenants and provisions of the Lease. 
  
 NOW, THEREFORE, in consideration of the covenants and provisions contained herein, and
other good and valuable consideration, the sufficiency of which Landlord and Tenant hereby acknowledge, Landlord and Tenant agree: 
  
 1. Confirmation of Defined Terms. Unless modified herein, all terms previously defined and capitalized in the Lease shall hold the same meaning for the purposes of
this Second Amendment. 
  
 2. Termination Date. The Term of the
Lease is hereby modified such that the termination date of the Lease of the entire Premises shall be December 31, 2004 (the “Termination Date”). 
  
 3. Revision in Base Rent. Commencing on January 1, 2004 (“Effective Date”), and continuing throughout the remainder
of the Term, the Base Rent payable by Tenant shall be $130,435.11 per month. 
  
 4. Correction to Rentable Area of the Premises. Tenant acknowledges and agrees that shortly after Landlord’s acquisition of the Building, Landlord engaged an independent third party space plan audit firm to measure the usable
area of the Premises in accordance with the June, 1996 standards published by the Building Owners’ and Managers’ Association (“BOMA Standard”). Based upon such remeasurement Landlord has been advised that the accurate
aggregate usable area of the Premises is approximately 102,018 square feet. Based on Landlord’s deemed load factor as indicated herein below, the corrected aggregate rentable area of the Premises is hereby agreed to be approximately 115,488
square feet. The usable area and revised rentable area for each portion of the Premises are as follows: 
  

					
	 Floor

	  	Useable
Area.

	  	Revised
Rentable
Area

	 15
	  	8,488	  	10,193
	 21
	  	23,584	  	26,558
	 22
	  	23,584	  	26,558
	 24
	  	23,584	  	26,558
	 25
	  	22,778	  	25,621
	 	  	
	  	

	 TOTAL:
	  	102,018	  	115,488

  
 Landlord and Tenant
agree that Landlord is utilizing an add-on factor of 12.61% for the 21st, 22nd and 24th floors;
12.48% for the 25th floor; and 20.09% for the 15th floor to compute the rentable area of the Premises. Rentable area herein is calculated as 1.1261 for the 21st, 22nd and 24th floors; 1.1248 for the 25th floor; and 1.2009 for the 15th floor, in each case times the
estimated usable area, regardless of what the actual square footage of the common areas of the Building may be, and whether or not they are more or less than 12.61% for the 21st, 22nd and 24th floors; 12.48% for the 25th floor; and 20.09% for the 15th floor of the total estimated usable
area of the Building. The purpose of this calculation is solely to provide a general basis for comparison and pricing of this space in relation to other spaces in the market area. 
  

									
	 Warner Center III\Health Net\JS\December 22, 2003
  
	  	
	  	
	  	
	  	

	 	  	Initial	  	Initial	  	Initial	  	Initial

 SECOND AMENDMENT TO OFFICE LEASE (Continued) 
  

 Landlord and Tenant agree that even if the rentable or usable area of the Premises and/or the total
Building area are later determined to be more or less than the figures stated herein, for all purposes of the Lease, except for the calculation of Base Rent, the figures stated herein shall be conclusively deemed to be the actual rentable or usable
area of the Premises, as the case may be. 
  
 5. Temporary Space. Tenant
shall have the right to occupy temporary space consisting of up to an aggregate of one (1) full floor in the Building during the construction of improvements in the Premises (“Temporary Space”) as specified in Section 6, below. Such
temporary possession of the Temporary Space shall be upon all the same terms and conditions as are contained in the Lease, as amended hereby, except that (a) Tenant shall be permitted to occupy the Temporary Space for a period commencing on the date
Landlord delivers the Temporary Space to Tenant (“Temporary Space Delivery Date”) and ending nine (9) months thereafter (“Temporary Space Period”); (b) Tenant shall not be obligated to pay Landlord Base Rent or
Additional Rent for the Temporary Space during the Temporary Space Period; (c) if Tenant fails to timely vacate the Temporary Space after the expiration of the Temporary Space Period, (i) Tenant’s occupancy shall be on a month-to month basis
terminable by either party upon thirty (30) day’s prior written notice; and (ii) the Base Rent payable by Tenant for the Temporary Space shall be equal the base rental rate then being paid by Tenant for the Premises multiplied by the number of
rentable square feet in the Temporary Space, provided however if Tenant continues to occupy the Temporary Space more than sixty (60) days after the expiration of the Temporary Space Period, the Base Rent for the Temporary Space shall increase by
150% per day for each day that Tenant thereafter continues to occupy the Temporary Space. If Tenant fails to deliver possession of the Temporary Space to Landlord within ninety (90) days after the expiration of the Temporary Space Period, then the
Temporary Space shall be added to the definition of the Premises, and the Base Rent, Tenant’s Building Share and Tenant’s Common Area Share shall be appropriately increased on an equal pro rata basis as for the Premises, and Tenant shall
thereafter retain the right to possession of and obligation to pay Rent on both the Premises and the Temporary Space for the remainder of the initial Term. 
  
 6. Construction of the Improvements. 
  
 (a) Tenant Improvements. The contractor constructing the Improvements (as such term is defined in Exhibit A attached hereto) in the Premises shall
be selected pursuant to a procedure whereby the Final Plans and Specifications (as such term is defined in Exhibit A attached hereto and incorporated herein by this reference) are submitted to a contractor selected by Landlord (which may or may not
be P.L.E. Builders, Inc.) and any three (3) of the general contractors selected by Tenant and subject to Landlord’s prior written approval (collectively, the “Approved Contractors”), who shall be requested to each submit to Landlord
and to Tenant a sealed fixed price contract bid to construct the Improvements designated on the final Plans and Specifications on bid forms reasonably approved by Landlord Tenant shall select one of the Approved Contractors to construct the
Improvements, it being expressly understood and agreed that Tenant shall not be required to select the lowest price bidder. Each bid from the contractors shall specify any allowances for exclusions and shall further provide that said bids are
without overtime premiums or bonuses necessary to complete the Improvements in accordance with the terms hereof. The contractor selected shall construct the Improvements in the Premises in accordance with Exhibit A attached hereto and made a part
hereof. The schedule for pre-construction tasks (including selection of the architect and general contractor) and construction of the Improvements shall be in accordance with the construction schedule set forth on Schedule 2 to Exhibit A attached
hereto and made a part hereof (“Construction Schedule”). All Improvements shall be constructed in material compliance with all Laws (including, without limitation, all laws pertaining to fire-life safety and the Americans with
Disabilities Act of 1990, as amended (“ADA”), at Tenant’s sole cost and expense, which cost may be deducted from the Allowance (as defined on Exhibit A). The foregoing requirement shall not in any way limit any of
Landlord’s obligations under Section 6(b) of this Second Amendment. Notwithstanding any contrary provision of the Lease, Tenant shall have no obligation to remove any of the Improvements, including any built-in or systems furniture, unless,
solely with respect to an Extraordinary Improvement (as hereinafter defined), at the time Landlord reviews the final Plans and Specifications Landlord delivers notice to Tenant identifying one or more Extraordinary Improvements that Landlord will
require to be removed upon the expiration or earlier termination of the Lease (or with respect to any space that is surrendered by Tenant in connection with a permitted contraction of space, upon the effective date of such contraction), at
Tenant’s expense. As used herein, an “Extraordinary Improvement” shall mean any raised flooring, interior stairwell, vaults, special fire suppression or security systems, any uninterruptible power supply system or similar power supply
back up system. Landlord waives any right to require that Tenant, upon the expiration or earlier termination of the Lease (or with respect to any space that is surrendered by Tenant in connection with a permitted contraction of space, upon the
effective date of such contraction), remove any of improvements existing in the Premises as of the date this Second Amendment is executed. 
  
 (b) Common Area Upgrades. Landlord shall (i) cause the Common Areas of the Building to be in material compliance with all Laws; (ii) cause any
restrooms in the Premises to be in material compliance with the ADA; (iii) cause the Building and the Premises to be free of any Hazardous Materials which are required to be removed by law as of the date construction of the Improvements are
completed (collectively, “Landlord’s Work”), in each case as of the date construction of the Tenant Improvements are completed and at Landlord’s sole cost, provided that the first one dollar ($1.00) per each rentable
square foot of cost associated with the portions of Landlord’s Work consisting of restroom renovations, vertical riser expenditures for fire and life safety improvements and Building security systems shall be deducted from the Tenant
Improvement Allowance. Landlord’s Work shall be substantially completed on or before the dates specified in the Construction Schedule. 
  

 2 
  

									
	 Warner Center III\Health Net\JS\December 22, 2003
  
	  	/s/ Illegible

	  	
	  	
	  	

	 	  	Initial	  	Initial	  	Initial	  	Initial

 SECOND AMENDMENT TO OFFICE LEASE (Continued) 
  

 7. Parking. Notwithstanding any provision of the Lease that may be to the contrary, for the entire calendar
year of 2004 Tenant shall be entitled to a full abatement of any charges for all Tenant parking passes up to an amount equal to four (4) parking passes for every 1,000 useable square feet of the Premises. 
  
 8. Notices. All Notices to Tenant under Section 19.5 of the Lease shall be addressed
to: Health Net, Inc., 21650 Oxnard Street, Suite 2100, Woodland Hills, California 91367, Attn: Property Manager, with a copy to: Health Net, Inc., Post Office Box 2470, Rancho Cordova, California, 95741-2470, Attention: Director of Real Estate.

  
 9. Acceptance of Premises; Landlord’s Representation and Warranty.

  
 (a) Tenant acknowledges that it has been in possession of
the Premises for over five (5) years, and, to Tenant’s actual, current knowledge, has no claim against Landlord in connection with the Premises or the Lease. Tenant has made its own inspection of and inquiries regarding the Premises, which are
already improved. Therefore, Tenant accepts the Premises in their “as-is” condition, provided, however, that nothing in this Second Amendment is intended to (x) relieve Landlord of Landlord’s maintenance and repair obligations under
the Lease, or (y) make Tenant responsible for the correction of any latent defects. Tenant further acknowledges that Landlord has made no currently effective representation or warranty, express or implied regarding the condition, suitability or
usability of the Premises or the Building for the purposes intended by Tenant, except as provided in the Lease. 
  
 (b) As a material inducement for Tenant to enter into this Second Amendment, Landlord hereby represents, warrants and covenants to Tenant that (i) to
Landlord’s actual, current knowledge, as of the date of this Second Amendment, Landlord is in material compliance with all terms, covenants and conditions of the Lease in all material respects and that there are no material breaches or defaults
under the Lease by Tenant or Landlord, and (ii) Landlord knows of no events or circumstances which, given the passage of time, would constitute a default under the Lease by either Tenant or Landlord, and (iii) Landlord hereby waives and releases
Tenant from any claim (1) arising or accruing during the Term of this Second Amendment based in whole or in part upon the increase in the Rentable Area of the Premises as referenced in Section 4 of this Second Amendment or (2) arising prior to the
date of this Second Amendment (including, without limitation, any obligation to pay Direct Expenses, overtime HVAC, parking charges or other additional rent arising during or prior to the calendar year 2002). 
  
 10. Warranty of Authority. If Landlord or Tenant signs as a corporation, limited
liability company or a partnership, each of the persons executing this Second Amendment on behalf of Landlord or Tenant hereby covenants and warrants that the applicable entity executing herein below is a duly authorized and existing entity that is
qualified to do business in California; that the person(s) signing on behalf of either Landlord or Tenant have full right and authority to enter into this Second Amendment; and that each and every person signing on behalf of either Landlord or
Tenant are authorized in writing to do so. 
  
 If either signatory
hereto is a corporation, the person(s) executing on behalf of said entity shall affix the appropriate corporate seal to each area in the document where request therefor is noted, and the other party shall be entitled to conclusively presume that by
doing so the entity for which said corporate seal has been affixed is attesting to and ratifying this Second Amendment. 
  
 11. Broker Representation. Landlord and Tenant represent to one another that it has dealt with no broker in connection with this Second Amendment other than
Douglas, Emmett and Company and Cushman and Wakefield of California, Inc. Landlord and Tenant shall hold one another harmless from and against any and all liability, loss, damage, expense, claim, action, demand, suit or obligation arising out of or
relating to a breach by the indemnifying party of such representation. Landlord agrees to pay all commissions due to the brokers listed above created by Tenant’s execution of this Second Amendment. 
  
 12. Confidentiality. Landlord and Tenant agree that, until one (1) year after the date
this Second Amendment is executed by Landlord and Tenant, the covenants and provisions of this Second Amendment pertaining to the economic terms of this Second Amendment shall not be divulged to anyone not directly involved in the management,
administration, ownership, lending against, or subleasing of the Premises, other than Tenant’s or Landlord’s counsel-of-record or leasing or sub-leasing broker of record or any person assisting Tenant in the performance of Tenant’s
obligations under this Second Amendment (including, without limitation, accountants, architects, and contractors). 
  
 13. Disclosure. Landlord and Tenant acknowledge that principals of Landlord have a financial interest in Douglas Emmett Realty Advisors, Douglas Emmett and
Company, and P.L.E. Builders. 
  
 14. Governing Law. The provisions
of this Second Amendment shall be governed by the laws of the State of California. 
  
 15. Reaffirmation. Landlord and Tenant acknowledge and agree that the Lease, as amended herein, constitutes the entire agreement by and between Landlord and Tenant relating to the Premises, and supersedes any
and all other agreements written or oral between the parties hereto. Furthermore, except as modified herein, all other covenants and provisions of the Lease shall remain unmodified and in full force and effect. 
  
 16. Lender Consent. Landlord hereby represents, warrants and covenants that SunAmerica
Life Insurance Company, an Arizona corporation (“Lender”), as beneficiary under a first-lien Deed of Trust, Security Agreement, Fixture Filing, Financing Statement and Assignment of Leases and Rents dated September 10, 2002
encumbering the Project, has consented to Landlord and Tenant entering into this Second Amendment and Lender has agreed that (a) the terms of that certain Subordination, Non-Disturbance and Attornment Agreement by and among Tenant (then known as
Foundation Health 

  

 3 
  

									
	 Warner Center III\Health Net\JS\December 22, 2003
  
	  	/s/ Illegible

	  	
	  	
	  	

	 	  	Initial	  	Initial	  	Initial	  	Initial

 SECOND AMENDMENT TO OFFICE LEASE (Continued) 
  

 
Systems, Inc.), Landlord and Lender dated October 16, 2002 (“Original SNDA”) apply to the Lease as amended hereby and (b) that
“offsets” as such term is used in Section 3(iii) of the Original SNDA shall include, without limitation, the Tenant’s right to any unpaid tenant improvement allowance in accordance with this Second Amendment. Landlord shall cause
Lender to deliver such consent and acknowledgment regarding the Original SNDA in a writing signed by Lender (“Lender Consent”) and Landlord agrees that receipt by Tenant of the Lender Consent shall be a condition precedent to the
Tenant’s obligations under this Second Amendment. 
  
 IN WITNESS WHEREOF,
Landlord and Tenant have duly executed this document as of the day and year written below. 
  

											
	 LANDLORD:
 DOUGLAS EMMETT REALTY FUND 2000,
 a California limited partnership
	 	 	 	 TENANT:
 HEALTH NET, INC.,
 a Delaware corporation

					
	 By:
	 	 DOUGLAS, EMMETT AND COMPANY,
 a California
corporation,
 its agent
	 	 	 	By:	 	 /s/ Dennis Bell

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 	 Name:
	 	 Illegible

	 	 	 	 	 	 	 	 	 Title:
	 	 Vice President

	 	 	 By:
	 	 /s/ Michael J. Means
	 	 	 	 	 	 
	 	 	 	 	
	 	 	 	 	 	 
	 	 	 	 	 Michael J. Means, Vice President
	 	 	 	By:	 	 /s/ Linda Salzman

	 Dated:
	 	 	 	 12/23/03
	 	 	 	 Name:
	 	 Illegible

	 	 	 	 	 	 	 	 	 Title:
	 	 Sr.Vice President

	 	 	 	 	 	 	 	 	 Dated:
	 	 12/23/03

  

 4 
  

									
	 Warner Center III\Health Net\JS\December 22, 2003
  
	  	/s/ Illegible

	  	
	  	
	  	

	 	  	Initial	  	Initial	  	Initial	  	Initial

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