Document:

Lease

 Exhibit 4.3 
 LEASE 
 By and Between 
 ARE-METROPOLITAN GROVE I, LLC 
 and 
 DIGENE CORPORATION 

 TABLE OF CONTENTS 
  

			
	LEASE	  	-4-
		
	 1. Lease of Premises
	  	-4-
		
	 2. Basic Lease Provisions
	  	-4-
		
	 3. Term
	  	-6-
		
	 4. Possession and Commencement Date
	  	-7-
		
	 5. Rent
	  	-10-
		
	 5.1. Annual Base Rent
	  	-10-
		
	 5.2. Additional Rent
	  	-10-
		
	 5.3. Improvement Rent
	  	-11-
		
	 6. Operating Expenses
	  	-12-
		
	 7. Rentable Area
	  	-18-
		
	 8. Security Deposit
	  	-19-
		
	 9. Right of First Offer to Lease Additional Space
	  	-21-
		
	 10. Use
	  	-22-
		
	 11. Brokers
	  	-24-
		
	 12. Holding Over
	  	-25-
		
	 13. Taxes on Tenant’s Property
	  	-26-
		
	 14. Project Common Areas, Parking Facilities
	  	-26-
		
	 15. Utilities and Services
	  	-26-
		
	 16. Alterations
	  	-28-
		
	 16.10. Right to Expand Building
	  	-30-
		
	 17. Repairs and Maintenance
	  	-32-
		
	 18. Liens
	  	-33-
		
	 19. Indemnification and Exculpation
	  	-34-
		
	 20. Insurance—Waiver of Subrogation
	  	-35-
		
	 21. Damage or Destruction
	  	-37-
		
	 22. Eminent Domain
	  	-39-
		
	 23. Defaults and Remedies
	  	-40-
		
	 24. Assignment or Subletting
	  	-44-
		
	 25. Attorneys’ Fees
	  	-48-
		
	 26. Bankruptcy
	  	-48-
		
	 27. Estoppel Certificate
	  	-49-
		
	 28. Joint and Several Obligations
	  	-49-
		
	 29. Definition of Landlord; Limitation of Landlord’s Liability
	  	-50-
		
	 30. Project Control by Landlord
	  	-51-
		
	 31. Quiet Enjoyment
	  	-52-
		
	 32. Quitclaim Deed
	  	-52-
		
	 33. Rules and Regulations
	  	-53-
		
	 34. Subordination and Attornment
	  	-53-
		
	 35. Surrender
	  	-54-
		
	 36. Waiver and Modification
	  	-54-

  

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	 37. Waiver of Jury Trial and Counterclaims
	  	-54-
		
	 38. Hazardous Materials
	  	-55-
		
	 38.1. Prohibition/Compliance
	  	-55-
		
	 38.2. Business
	  	-56-
		
	 38.4. Testing
	  	-57-
		
	 38.5. Underground Tanks
	  	-57-
		
	 38.6. Indemnification
	  	-57-
		
	 38.7. Survival
	  	-58-
		
	 39. Right to Extend Term
	  	-58-
		
	 40. Miscellaneous
	  	-59-
		
	 40.2. FDA Rules and Regulation
	  	-59-
		
	 40.3.
	  	-59-
		
	 40.4. Terms and Headings
	  	-60-
		
	 40.5. Examination of Lease
	  	-60-
		
	 40.6. Time
	  	-60-
		
	 40.7. Covenants and Conditions
	  	-60-
		
	 40.8. Consents
	  	-60-
		
	 40.9. Entire Agreement
	  	-60-
		
	 40.10. Severability
	  	-60-
		
	 40.11. Recording
	  	-60-
		
	 40.12. Impartial Construction
	  	-60-
		
	 40.13. Inurement
	  	-60-
		
	 40.14. Notices
	  	-61-
		
	 40.15. Maryland Jurisdiction
	  	-61-
		
	 40.16. Authority
	  	-61-
		
	 40.17.
	  	-61-
		
	 41. Defined Terms
	  	-61-
		
	EXHIBITS	  	-66-
		
	 EXHIBIT “A”
	  	-66-
		
	 EXHIBIT “B”
	  	-66-
		
	 EXHIBIT “C”
	  	-66-
		
	 EXHIBIT “D”
	  	-66-
		
	 EXHIBIT “E”
	  	-66-
		
	 EXHIBIT “F”
	  	-66-
		
	 EXHIBIT “G”
	  	-66-
		
	 EXHIBIT “H”
	  	-66-
		
	 EXHIBIT “I”
	  	-66-
		
	 EXHIBIT “J”
	  	-66-
		
	 EXHIBIT “K”
	  	-66-
		
	 SCHEDULE 1
	  	-66-

  

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 LEASE 
 THIS LEASE is made as of March 2, 1998 (the “Effective Date”), by and between ARE-METROPOLITAN GROVE I, LLC, a Delaware limited liability company (“Landlord”), and DIGENE CORPORATION, a
Delaware corporation (“Tenant”). Certain capitalized terms used but not otherwise defined elsewhere in this Lease shall have the meaning ascribed thereto in Section 39. 
  

	1.	Lease of Premises 

 1.1. Landlord hereby leases and demises
to Tenant, and Tenant hereby leases and hires from Landlord, upon the terms and conditions hereof those certain premises (the “Demised Premises”) within the building to be constructed (the “Building”) on the land cross- hatched
in Exhibit “A” attached hereto (the “Land”), and to have the mailing address set forth in Section 2.1.1. The Demised Premises are shown on the plans attached hereto as Exhibit “B” and are situated on all floors
and/or suites in the Building. The Land upon which the Building is located, the Building, and any other building located thereon and all landscaping, parking facilities, and other improvements and appurtenances related thereto, including, without
limitation, driveways, sidewalks, parking areas, and landscaped areas shall be a part of the development to be constructed known as Metropolitan Grove Park and/or Alexandria Research Center, the site plan and legal description for which is attached
hereto as Exhibit “C” (the “Project”). 
  

	2.	Basic Lease Provisions 

 2.1. For convenience of the
parties, certain basic provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions.

 2.1.1. Address of the Building: To be determined by City of Gaithersburg, Maryland 
 2.1.2. [Intentionally Omitted] 
 2.1.3.
Initial Area of Demised Premises, Building and Project, all as subject to adjustments in accordance with Article 7. 
 (a) Initial Rentable
Area of the Demised Premises: 90,000 sq. ft. 
  

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 (b) Initial Rentable Area of the Building: 90,000 sq. ft. 
 (c) Initial Rentable Area of the Project: 318,100 sq.ft. 
 2.1.4. Initial Annual Base Rent: 
 (90,000 rentable sq. ft.) × ($15.40 per rentable sq. ft.) =
$1,386,000, subject to adjustments of Rentable Area pursuant to Article 7. 
 2.1.5. Initial Monthly Rental Installments: 
 (Initial Annual Base Rent) (divided by) 12 months = $115,500 subject to adjustments of Annual Base Rent pursuant to Section 2.1.4 and
Section 5.1.3. 
 2.1.6. Tenant’s Pro Rata Share of Building: 100 % 
 2.1.7. Initial Tenant’s Pro Rata Share of Project: 28.29 %, subject to adjustment as provided herein. 
 2.1.8. Term of Lease: 
 (a) Term
Commencement Date: As defined in Section 4.2. 
 (b) Term Expiration Date: Ten (10) years from the Term Commencement Date.

 2.1.9. Security Deposit: 
 (Initial Monthly Rental Installment) × (3 months), subject to increase in accordance with Article 8. 
 2.1.10. Permitted Use:

 Pharmaceutical, biological or medical device research laboratories and related manufacturing, warehouse, distribution and office uses
consistent with Article 10. 
 2.1.11. Address for Rent Payment: 
 135 N. Los Robles Ave., Suite 250 
 Pasadena, CA 91101 
 Attention: Corporate Secretary 
  

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 Address for Notices to Landlord: 
 135 N. Los Robles Ave., Suite 250 
 Pasadena, CA 91101 
 Attention: Corporate Secretary 
 With a copy to: 
 11440 West Bernardo Court, Suite 170 
 San Diego, CA 92127 
 Attention: Gary A.
Kreitzer, Esq. 
 Address for Notices to Tenant: 
 Prior to Term Commencement Date 
 9000 Virginia Manor Road 
 Beltsville, Maryland 20705 
 Attention:
Mr. Charles M. Fleischman 
 From and after Term Commencement Date: 
 Address of the Building 
 Attention:
Mr. Charles M. Fleischman 
 2.1.12. The following Exhibits and Schedule are attached hereto and incorporated herein: A, B, C, D,
E, F, G, H, I, J and K and Schedule 1. 
  

	3.	Term 

 3.1. This Lease shall take effect upon the Effective
Date, and, except as specifically otherwise provided within this Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant, and each of their respective successors and permitted assigns, from and
after the Effective Date. 
 3.2. The term of this Lease (the “Term”) shall be that period from the Term Commencement Date and
through the Term Expiration Date subject to terminations or extensions as otherwise provided herein, including, without limitation, Tenant’s right to terminate as provided in Section 3.3. 
  

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 3.3. Notwithstanding anything to the contrary contained herein, Tenant shall have the right, in its sole
and absolute discretion, to terminate this Lease, which termination shall be effective at the end of the fifth year after the Term Commencement Date, upon not less than twelve (12) months’ prior written notice to Landlord, which notice, as
a condition to its effectiveness and the effectiveness of any termination, shall be accompanied by the payment of the Termination Amount. Upon the effective date of such termination made pursuant to this paragraph, this Lease shall terminate and all
of the rights and obligations of the parties hereunder shall thereafter cease and terminate, except pursuant to any provision which expressly survives the termination hereof, including without limitation, Tenant’s indemnification obligation set
forth in Article 38 of this Lease, and Tenant’s obligations and liabilities which accrue or arise prior to the termination date of this Lease, including, without limitation, Tenant’s obligation to pay any and all Rent which accrued prior
to such termination date. 
  

	4.	Possession and Commencement Date 

 4.1. Landlord shall
tender possession of the Demised Premises and the Land to Tenant on or before the Target Term Commencement Date (as the same is extended due to Tenant-Caused Delays or Force-Majeure Delays) with Landlord’s Work Substantially Completed.

 4.2. The Term Commencement Date shall be the date which is three (3) Business Days after the Substantial Completion of
Landlord’s Work, provided that in the event Landlord intends to deliver the Demised Premises with Landlord’s Work Substantially Complete on any date other than the Target Term Commencement Date (as extended due to Tenant-Caused Delays or
Force-Majeure Delays), Landlord shall deliver to Tenant written notice of such other delivery date no less than forty-five (45) days prior to such other delivery date. Landlord and Tenant shall each execute and deliver to the other written
acknowledgment in the form attached hereto as Exhibit “D” of the Term Commencement Date and the Term Expiration Date when the same are established; provided, however, the failure to execute and deliver such acknowledgment shall not affect
Landlord’s or Tenant’s rights or liabilities hereunder. 
 4.3. Tenant agrees that, in the event Landlord fails to tender
possession of the Demised Premises and the Land on or before the Target Term Commencement Date, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided below
in Section 4.4. In such event, however, Tenant shall not be liable for Annual Base Rent, Improvement Rent or Operating Expenses until the Term Commencement Date. In the event the Term Commencement Date is delayed beyond the Target Term
Commencement Date (as extended due to Tenant-Caused Delays or Force-Majeure Delays), Tenant shall receive one (1) day of abatement of Annual Base Rent for every day the Term Commencement Date is delayed beyond the Target Term Commencement Date
(as extended due to Tenant-Caused Delays or Force-Majeure Delays) up to and including 

  

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the date (the “First Delayed Delivery Date”) which is thirty (30) days after the Target Term Commencement Date (as extended due to
Tenant-Caused Delays or Force-Majeure Delays). In the event the Term Commencement Date is delayed beyond the First Delayed Delivery Date (as extended due to Tenant-Caused Delays or Force-Majeure Delays), Tenant shall receive three (3) days of
abatement of the Annual Base Rent for every day the Term Commencement Date is delayed beyond the First Delayed Delivery Date (as extended due to Tenant-Caused Delays or Force-Majeure Delays) up to and including the date (the “Second Delayed
Delivery Date”) which is thirty (30) days after the First Delayed Delivery Date (as extended due to Tenant-Caused Delays or Force-Majeure Delays). 
 4.4. In the event the Term Commencement Date is delayed beyond the Second Delayed Delivery Date (as extended due to Tenant-Caused Delays or Force-Majeure Delays), Tenant shall have the right (time being of the
essence) to terminate this Lease exercisable only prior to the earlier to occur of (A) the date which is fifteen (15) days after the Second Delayed Delivery Date (as extended due to Tenant-Caused Delays and Force-Majeure Delays), and
(B) the Term Commencement Date, by giving Landlord five (5) days written notice of Tenant’s election to terminate the Lease. In the event Tenant so terminates this Lease, (i) as of the effective date of such termination this
Lease shall be of no further force or effect and neither party shall have any further rights or obligations hereunder other than pursuant to any provision hereof which expressly survives the termination of this Lease, and (ii) Landlord shall,
within ninety (90) days following the effective date of such termination, pay to Tenant the total amount of Annual Base Rent that would have been abated through the effective date of such termination had the Lease not been terminated (which
obligation shall survive such termination). In the event that Tenant fails to timely terminate this Lease (time being of the essence), this Lease will continue in full force and effect, no additional amounts of Rent will be abated and Tenant will
have no further rights to terminate this Lease due to any delays in the Term Commencement Date. Notwithstanding anything to the contrary set forth herein, in the event the Term Commencement Date has not occurred on or before December 31, 2000,
this Lease shall terminate and be of no further force or effect and neither party shall have any further rights or obligations hereunder other than pursuant to any provision hereof which expressly survives the termination of this Lease 

4.5. In the event that Landlord fails to acquire title to the Project (as evidenced by the unconditional delivery of a deed to the Project) by
May 5, 1998, Tenant shall have the right to terminate this Lease at any time on or before June 5, 1998, by giving Landlord fifteen (15) days written notice of Tenant’s election to terminate the Lease, and, as of the effective
date of such termination, this Lease shall be of no further force or effect and neither party shall have any further rights or obligations hereunder other than pursuant to any provision hereof which expressly survives the termination of this Lease.

 4.6. In the event that any of the events (each, a “Milestone Event”) set forth on Schedule 1 attached hereto have not occurred
on or before the date (each, a “Milestone Date”) set forth on Schedule 1 for each respective Milestone Event (as the same may be extended due 

  

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to Tenant-Caused Delays and Force-Majeure Delays), Tenant shall have the right to terminate this Lease by delivering to Landlord no later than five
(5) days after the applicable Milestone Date (as the same may be extended due to Tenant-Caused Delays and Force-Majeure Delays) written notice of Tenant’s election to terminate this Lease, which termination shall be effective ten
(10) days after delivery of such notice by Tenant unless, within such ten (10) day period, the applicable Milestone Event occurs, in which event Tenant’s termination election shall be of no force or effect and this Lease shall
continue in full force and effect. Upon the effective date of any termination pursuant to this Section 4.6, this Lease shall be of no further force or effect and neither party shall have any further rights or obligations hereunder other than
pursuant to any provision hereof which expressly survives the termination of this Lease. 
 4.7. Landlord shall allow Tenant to enter upon
the Demised Premises at any time during normal business hours prior to the Term Commencement Date for the purpose of performing Tenant’s Work or to install any furnishings, fixtures or equipment of Tenant, provided such entry does not
unreasonably interfere with the performance by Landlord of Landlord’s Work and that Landlord shall have no liability to Tenant for any damage to Tenant’s furnishings, fixtures or equipment. Such entry shall be subject to all the terms and
conditions of this Lease other than the payment of Annual Base Rent, Improvement Rent or Operating Expenses. 
 4.8. Subject to all terms of
this Lease, Tenant shall have access to and full use of the Demised Premises and, subject to applicable law and Force-Majeure, access to and use of the portions of the Land necessary for use of the Demised Premises and parking as provided herein,
twenty-four (24) hours a day, seven (7) days a week during the Term. 
 4.9. Access to and possession of areas necessary for
utilities, services, safety and operation of the Project are reserved to Landlord. 
 4.10. Landlord shall cause to be constructed the Tenant
Improvements pursuant to the Work Letter at a cost to Landlord not to exceed the Tenant Improvement Allowance, which shall include the cost of construction, project management by Landlord (which fee shall not exceed two and one-half percent
(2.5%) of each $10.00 per square foot increment of the Tenant Improvement Allowance, or portion thereof, in excess of $25.00 per square foot of Rentable Area), cost of space planning, architect, engineering and other related services, building
permits, and other planning and inspection fees. Tenant shall have the right, upon written notice to Landlord and provided that no Default, or event which with the giving of notice or the passage of time, or both, would constitute an Default, has
occurred and is continuing, to increase the amount of the Tenant Improvement Allowance up to a maximum of $125.00 per square foot of Rentable Area. If Landlord reasonably determines at any time that the total cost of the Tenant Improvements will
exceed the available Tenant Improvement Allowance, then Tenant shall immediately, and as a condition to Landlord’s obligation to expend or disburse any portion of the Tenant Improvement Allowance, deposit in an escrow account, under terms
reasonably acceptable to Landlord, an amount sufficient to pay such 

  

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excess. Tenant shall have until the first anniversary of the Term Commencement Date to increase the amount of the Tenant Improvement Allowance as provided
herein and expend any unused portion of the Tenant Improvement Allowance (as may have been increased as provided herein), after which date Landlord’s obligation to fund such increase of the Tenant Improvement Allowance or to fund the costs of
the Tenant Improvements out of the Tenant Improvement Allowance shall expire. 
 4.11. Landlord shall cause the Land to be a legally
subdivided parcel assessed for tax purposes separate and apart from the remainder of the Project. Such legal subdivision shall be a condition precedent to Substantial Completion of Landlord’s Work. 
  

	5.	Rent 

 5.1. Annual Base Rent 
 5.1.1. Tenant agrees, commencing on the Term Commencement Date, to pay Landlord as the Annual Base Rent for the Demised Premises the sum set forth in
Section 2.1.4, subject to the increases provided in Section 5.1.3. 
 5.1.2. The Annual Base Rent shall be paid in the equal
monthly installments set forth in Section 2.1.5, subject to the rental adjustments provided in Section 5.1.3, each in advance on the first day of each and every calendar month during the Term. Notwithstanding anything to the contrary set
forth herein, Tenant shall have no obligation to pay Annual Base Rent for any periods prior to the Term Commencement Date. 
 5.1.3. The
Annual Base Rent shall be adjusted upward in the amount of two and one half percent (2.5%) of the prior year’s Annual Base Rent, effective on each anniversary of the Term Commencement Date throughout the Term, beginning on the first
anniversary of the Term Commencement Date. 
 5.2. Additional Rent 
 5.2.1. In addition to the Annual Base Rent, Tenant agrees to pay to Landlord as Additional Rent at times hereinafter specified in this Lease
(i) Tenant’s Pro Rata Share of Building Operating Expenses set forth in Section 2.1.6, (ii) Tenant’s Pro Rata Share of Project Operating Expenses set forth in Section 2.1.7, and (iii) any other amounts that Tenant
assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the
agreements, terms, covenants, and conditions of this Lease to be performed by Tenant, after notice and lapse of applicable cure period. 
  

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 5.2.2. The actual Tenant’s Pro Rata Share of Project shall be determined on or before the Term
Commencement Date when the actual Rentable Area of the Demised Premises, and the Project are established pursuant to Article 7. Landlord and Tenant shall attach an acknowledgment of such actual Tenant’s Pro Rata Share of Project to this Lease
as part of Exhibit “F”; provided, however, failure to execute and deliver such acknowledgment shall not affect Landlord’s or Tenant’s rights or liabilities hereunder. 
 5.2.3. Other than as may be specifically provided herein or in the Work Letter, Tenant shall have no obligation to pay Additional Rent for any periods
prior to the Term Commencement Date. 
 5.3. Improvement Rent 
 5.3.1. In the event that Tenant elects to increase the Tenant Improvement Allowance pursuant to Section 4.10, in addition to the Annual Base Rent, Tenant further agrees to pay to Landlord, commencing on the Term
Commencement Date, the Improvement Rent, calculated in accordance with this Section 5.3 and subject to the increases provided in Section 5.3.3. 
 5.3.2. The Improvement Rent shall be paid in equal monthly installments, subject to the increases provided in Section 5.3.3, each in advance on the first day of each and every calendar month during the Term.
Notwithstanding anything to the contrary set forth herein, Tenant shall have no obligation to pay Improvement Rent for any periods prior to the Term Commencement Date. 
 5.3.3. The Improvement Rent shall be adjusted upward in the amount of two and one half percent (2.5%) of the prior year’s Improvement Rent, effective on each anniversary of the Term Commencement Date
throughout the Term, beginning on the first anniversary of the Term Commencement Date. 
 5.3.4. The initial Improvement Rent shall be equal
to $1.25 per square foot of Rentable Area for the first Ten Dollars ($10.00), or portion thereof, of the Tenant Improvement Allowance actually expended in excess of $25.00, plus $1.30 per square foot of Rentable Area for the next Ten Dollars
($10.00), or portion thereof, of the Tenant Improvement Allowance actually expended in excess of $35.00, plus $1.35 per square foot of Rentable Area for the next Ten Dollars ($10.00), or portion thereof, of the Tenant Improvement Allowance actually
expended in excess of $45.00, plus $1.40 per square foot of Rentable Area for each additional Ten Dollars ($10.00), or portion thereof, of the Tenant Improvement Allowance actually expended in excess of $55.00, plus $1.45 per square foot of Rentable
Area for each additional Ten Dollars ($10.00), or portion thereof, of the Tenant Improvement Allowance actually expended in excess of $85.00 up to the maximum Tenant Improvement Allowance pursuant to Section 4.10. 
  

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 5.3.5. Notwithstanding anything to the contrary set forth herein, Tenant shall have no obligation to pay
Improvement Rent for any periods prior to the Term Commencement Date. 
 5.4. Annual Base Rent, Additional Rent and Improvement Rent shall
together be denominated “Rent”. Rent shall be paid to Landlord, without abatement, deduction, or offset, in lawful money of the United States of America, at the office of Landlord as set forth in Section 2.1.11, or to such other
Person or at such other place as Landlord may from time designate in writing. In the event the Term commences or ends on a day other than the first day of a calendar month, then Rent for such fraction of a month shall be prorated for such period on
the basis of a thirty (30) day month and shall be paid at the then current rate for such fractional month. 
  

	6.	Operating Expenses 

 6.1. As used herein, (i) the term
“Building Operating Expenses” shall mean those Operating Expenses related to the Building, the Land and any other area of the Project with respect to which Tenant has exclusive use, and (ii) the term “Project Operating Expenses
shall mean those Operating Expenses related to the Project Common Areas. As used herein, the term “Operating Expenses”, with respect to Project Operating Expenses or Building Operating Expenses, as applicable, shall include: 
 6.1.1. Government impositions including, without limitation, property tax costs consisting of real and personal property taxes and assessments (including
amounts due under any improvement bond or assessments levied upon the Building or the Project, including the parcel or parcels of real property upon which the Building or Project, and areas serving the Building or the Project, are located) imposed
by any governmental authority or agency; any tax on or measured by gross rentals received from the rental of space in the Building or the Project, or tax based on the square footage of the Demised Premises, the Building, or the Project as well as
any parking charges, utilities surcharges, or any other costs levied, assessed or imposed by, or at the direction of, or resulting from statutes or regulations, or interpretations thereof, promulgated by any federal, state, regional, municipal or
local government authority in connection with the use or occupancy of the Building or the Project or the parking facilities serving the Building or the Project; any tax on this transaction or any document to which Tenant is a party creating or
transferring an interest in the Demised Premises (but excluding any documentary transfer tax or recording tax); any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or experts,
reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for review thereof. Operating Expenses shall not include any net income, franchise, capital
stock, estate or inheritance taxes or taxes which are the personal obligation of Landlord, Tenant or of another tenant of the Project (collectively, “Excluded Taxes”). 
  

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 6.1.2. All other costs of any kind paid or incurred by Landlord in connection with the operation and
maintenance of the Building or the Project including, by way of examples and not as a limitation upon the generality of the foregoing, costs of repairs and replacements to the Building or improvements within the Project as appropriate to maintain
the Building or the Project as required hereunder as a first-class (but not necessarily state-of-the-art) facility for the use permitted by Section 2.1.10, including, without limitation, cleaning, windows, landscape and grounds, drives and
parking areas; costs of funding such reasonable reserves as Landlord, consistent with good business practices, may establish to provide for future repairs and replacements; costs of utilities and related services furnished to the Building or Project
Common Areas, including electricity, water, sewer, heat, air conditioning, ventilation, telephone, refuse, and gas, and all related charges and deposits; security services and devices; building supplies; maintenance and replacement to equipment
utilized for operation and maintenance of the Building or the Project; license, permit, and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance, or repair of the
Project or the Building systems and equipment; telephone, postage, stationary supplies and other expenses incurred in connection with the operation, maintenance or repair of the Building or the Project; accounting, legal, and other professional fees
and expenses incurred in connection with the Building or the Project; costs of insurance, including premiums and deductibles for environmental insurance, public liability insurance, and property damage insurance, and portions of insured losses paid
by Landlord as part of the deductible portion of such loss by reason of insurance policy terms; the cost of furniture, draperies, carpeting, landscaping and other customary and ordinary items of personal property provided by Landlord for use in the
Building or Project Common Areas or in the management office of the Building or the Project; Project or Building management office rent or rental value for not more than 5,000 rentable square feet of space; costs of complying with any applicable
laws, hazardous waste remediation, and rules or regulations; and the costs of any subsequent tenant or other capital improvement to the property reasonably necessitated by good business practices and consistent with the use of the Demised Premises
as a first-class (but not necessarily state-of-the-art) facility for the use permitted by Section 2.1.10, including, without limitation, the costs of capital improvements required to cause the Building to comply with any retroactive law, rule
or regulation where such noncompliance is not a result of Tenant’s use of or alterations to the Demised Premises (which shall be amortized over the useful life of the item in question, and only the annual amortized amount shall be included as
part of Operating Expenses, and the useful life of such capital improvements shall be the same as set forth in the Internal Revenue Code and the regulations promulgated therein, but in no event greater than seven (7) years); the cost of any
insured repairs (which shall be amortized over the useful life of the item in question, and only the annual amortized amount shall be included as part of Operating Expenses, and the useful life of such repairs shall be the same as set forth in the
Internal Revenue Code and the regulations promulgated therein, but in no event greater than seven (7) years) where insurance coverage for such repairs is denied or the cost of which is not fully covered despite Landlord (i) maintaining in
full force and effect all insurance coverages required to be maintained under this Lease and (ii) diligently filing and pursuing a claim for 

  

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coverage (but Landlord shall not be obligated to bring any suit or legal action against the insurer); service contracts; costs of services of independent
contractors retained to do work of the nature or type referenced herein; and costs of compensation (including employment taxes and fringe benefits) of all Persons who perform regular and recurring duties connected with the day-to-day operation and
maintenance of the Building, the Project, their respective equipment, the adjacent walks, landscaped areas, drives, and parking areas, including without limitation, janitors, floor waxers, window-washers, watchmen, gardeners, sweepers, and handymen
and costs of management services by Landlord or a third-party manager retained by Landlord, if any, which fee for property management services shall be equal to two and one half percent (2.5%) of the Annual Base Rent and the annual Improvement
Rent due from Tenant. 
 6.1.3. Notwithstanding the foregoing, Operating Expenses shall not include: 
 a. any leasing commissions; 
 b. expenses
which relate to preparation of rental space for a tenant; 
 c. expenses of initial development and capital improvement construction,
including but not limited to, grading, paving, landscaping, and initial construction of Project monument signage exclusive of Tenant’s lettering (as distinguished from maintenance repair and replacement of the foregoing); 
 d. legal expenses relating to other tenants; 
 e. costs of repairs to the extent reimbursed by payments received by Landlord of insurance proceeds; 
 f. interest upon loans to
Landlord or secured by mortgage or deed of trust covering the Building or the Project or a portion thereof, debt amortization, ground rent, and sums due in connection with other types of financing, including, without limitation, rent under a
sale-leaseback, (provided interest upon a government assessment or improvement bond payable in installments is an Operating Expense under Section 6.1.1 above); 
 g. salaries and travel expenses and office overhead expenses other than for employees and office uses to the extent related to the management and operation of the Building or Project; 
 h. depreciation claimed by Landlord for tax purposes (provided this exclusion of “depreciation” is not intended to delete from Operating
Expenses actual costs of repairs and replacements and reasonable reserves in regard thereto which are provided for in Section 6.1.2 above); 
  

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 i. Excluded Taxes; 
 j. professional fees and expenses, except as otherwise specifically provided for herein; 
 k. fines,
penalties and late charges unless incurred as a result of any action or inaction of Tenant; 
 l. promotional, advertising, travel and
entertainment expenses attributable to marketing of other leasable space in the Project other than Project signage in Project Common Areas; 
 m. management fees in excess of two and one-half percent (2.5%) per year; 
 n. the excess of any payments to Landlord or its
affiliates for goods or services otherwise includable in Operating Expenses under any provision of this Lease over the market price at which the same goods or services can reasonably be obtained from another qualified party; 
 o. repairs covered by construction and equipment warranties or owing to a defect or omission in design for which a contractor, architect or engineer is
liable, but only to the extent (1) such repairs are actually made by a third party under any applicable warranties, or (2) Landlord actually receives funds from such warranties; provided, that if any such third party warrantor, contractor,
architect or engineer fails to perform under the applicable warranty or contract and Landlord is unwilling or unable to cause such performance, Tenant shall have the right upon not less than ten (10) days prior written notice to Landlord to
enforce such warranty or contract against such contractor, architect or engineer, in which event Tenant shall indemnify and hold Landlord harmless from and against any loss, cost, damage or liability in connection with such enforcement; 

p. the cost of collection of any obligation due Landlord from any other tenant; 
 q. any expense actually refunded or reimbursed by a tenant or other party including Tenant which is not otherwise an Operating Expense; 
 r. any expense incurred by reason of the gross negligence or wilful misconduct of Landlord or its officers, directors, employees, contractors or agents;

  

 -15- 

 s. any loss resulting from Landlord’s failure to correct any condition which Landlord is obligated
to correct pursuant to any applicable law, rule or regulation or underwriter’s violation notice unless such condition was caused by Tenant; 
 t. the costs of any pest control services, environmental audits or other similar types of services required due to the specific nature of any other tenant’s use and not also required due in whole or in part to the specific nature of
Tenant’s use; and 
 u. the cost of any service for which Tenant contracts directly with a third party. 
 6.1.4. In no event shall Tenant’s Pro Rata Share of Project be increased for any reason whatsoever except as the result of an increase in the
rentable square footage of the Demised Premises. 
 6.2. Tenant shall pay to Landlord on the first day of each calendar month of the Term, as
Additional Rent, Landlord’s estimate of Tenant’s Pro Rata Share of Building Operating Expenses and Tenant’s Pro Rata Share of Project Operating Expenses for such month. Any amount due for any period which is less than a full month
shall be prorated, based on a thirty (30) day month, for such fractional month. Operating Expenses for the calendar year in which Tenant’s obligation to share therein commences and in the calendar year in which such obligation ceases,
shall be prorated based on a thirty (30) day month. Expenses such as taxes, assessments and insurance premiums which are incurred for time periods in excess of one (1) month shall be prorated based upon the time periods for which such
expenses are incurred so that the amounts attributed to the Demised Premises relate in a reasonable manner to the time period for such expenses during which Tenant has an obligation to share in Operating Expenses. 
 6.3. Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required), Landlord shall
furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses and Tenant’s Pro Rata Share of Building Operating Expenses and Tenant’s Pro Rata Share of Project Operating Expenses for the previous calendar year.
Any additional sum due from Tenant to Landlord shall be immediately due and payable. If the amounts paid by Tenant pursuant to Section 6.2 exceeds Tenant’s Pro Rata Share of Building Operating Expenses or Tenant’s Pro Rata Share of
Project Operating Expenses for the previous calendar year, Landlord shall at Landlord’s option either (1) credit the excess to the next succeeding installments of estimated Additional Rent or (2) pay the excess to Tenant within the
earlier of one hundred eighty (180) days after the conclusion of such calendar year or thirty (30) days after delivery of such statement (provided that Landlord shall elect clause (2) in the event that the Term has expired). The
obligations under this Section 6.3 shall survive the termination of expiration hereof. 
  

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 6.4. Landlord’s annual statement shall be final and binding upon Tenant unless within ninety
(90) days after Tenant’s receipt thereof, Tenant shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such ninety (90) day period, Tenant contests the
correctness of Landlord’s statement of Tenant’s Pro Rata Share of Building Operating Expenses or Tenant’s Pro Rata Share of Project Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records and
such information as Tenant reasonably determines to be responsive to Tenant’s questions. In the event that after Tenant’s review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Pro Rata Share of
Building Operating Expenses or Tenant’s Pro Rata Share of Project Operating Expenses, then Tenant shall have the right to have an independent public accounting firm selected from among the ten (10) largest in the United States hired by
Tenant (at Tenant’s sole cost and expense) and approved by Landlord (which approval shall not be unreasonably withheld or delayed) audit and/or review such Landlord’s books and records for the year in question (the “Independent
Review”). The results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent Review shows that Tenant’s Pro Rata Share of Operating Expenses actually paid for the calendar year in question exceeded
Tenant’s obligations for such calendar year, Landlord shall pay the excess to Tenant within thirty (30) days after delivery of such statement (provided, however, that in the event that the Independent Review indicates that the amount of
Operating Expenses paid by Tenant with respect to a calendar year exceeded by more than ten percent (10%) the amount actually due from Tenant, then Landlord shall reimburse Tenant for the cost of such Independent Review). If the Independent
Review shows that Tenant’s payments of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such
statement. The obligations under this Section 6.4 (including subsections) shall survive the expiration or termination hereof 
 6.4.1.
If the Independent Review shows that Tenant’s Pro Rata Share of Building Operating Expenses or Tenant’s Pro Rata Share of Project Operating Expenses actually paid for the calendar year in question exceeded Tenant’s obligations for
such calendar year, Landlord shall at Landlord’s option either (1) credit the excess to the next succeeding installments of estimated Additional Rent or (2) pay the excess to Tenant within thirty (30) days after delivery of such
statement. 
 6.4.2. If the Independent Review shows that Tenant’s payments of Tenant’s Pro Rata Share of Building Operating
Expenses or Tenant’s Pro Rata Share of Project Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, Tenant shall pay the deficiency to the Landlord within thirty (30) days after delivery
of such statement. 
 6.5. Tenant shall not be responsible for Operating Expenses attributable to the time period prior to the Term
Commencement Date; provided, however, if Landlord permits Tenant possession of the Demised Premises prior to the Term Commencement Date, Tenant 

  

 -17- 

 
shall be responsible for Operating Expenses resulting solely from the activities of Tenant or its agents, employees or contractors from such earlier date of
possession. The responsibility of Tenant for Tenant’s Pro Rata Share of Building Operating Expenses and Tenant’s Pro Rata Share of Project Operating Expenses shall continue to the latest of (i) the date of termination of the Lease,
(ii) the date Tenant has fully vacated the Demised Premises (including, without limitation, the removal of all items required hereby to be removed and the completion of all procedures necessary to fully release and terminate any permits or
licenses restricting the use of the Demised Premises in any manner), or (iii) the earlier of the Term Expiration Date or, if termination of the Lease is due to the Default of Tenant, the date of rental commencement of a replacement tenant (the
collection of which if due to a Default of Tenant shall be consistent with Article 23). 
 6.6. Notwithstanding any other provision herein to
the contrary (i) in the event the Project is not at least ninety-five percent (95%) occupied on average during any year of the Term, an adjustment shall be made by Landlord in computing Tenant’s Pro Rata Share of Project Operating
Expenses for such year so that Tenant’s Pro Rata Share of Project Operating Expenses shall be computed for such year as though the Project had been ninety-five percent (95%) occupied on average during such year, and (ii) in no event
shall Tenant’s Pro Rata Share of Project Operating Expenses exceed a fraction which has a its numerator 120,100 (representing the maximum square footage of the Building) and which has as its denominator the square footage of the maximum
permitted density shown on the final site plan for the Project, as approved by the City of Gaithersburg, Maryland. The parties agree that statements in this Lease to the effect that Landlord is to perform certain of its obligations hereunder at its
own or sole cost and expense shall not be interpreted as excluding any cost from Operating Expenses if such cost is an Operating Expense pursuant to the terms of this Lease. 
  

	7.	Rentable Area 

 7.1. The Initial Rentable Area set forth in
Section 2.1.3 is an estimate of the area which will, upon completion of development of the Building, constitute the Rentable Area of the Demised Premises. Due to changes in configurations which may be required in connection with development of
the Building, the Rentable Area applicable to Tenant is subject to modification. 
 7.2. On or before the Term Commencement Date, the Project
Architect shall determine the actual Rentable Area of the Demised Premises and the Project in accordance with the BOMA Standard, and Landlord and Tenant shall attach an acknowledgment of such actual Rentable Area of the Demised Premises, the
Building, and the Project to this Lease as part of Exhibit “F”. However, failure to execute and deliver such acknowledgment shall not affect Landlord’s or Tenant’s rights or liabilities hereunder. 
 7.3. Review of allocations of Rentable Areas as between tenants of the Project may be made as frequently as in Landlord’s opinion appears
appropriate in order to facilitate an 

  

 -18- 

 
equitable apportionment of any Operating Expenses which are incurred on a Building or Project basis, as applicable; provided, however, that remeasurement of
the Project and review of allocations shall be made upon any increase or decrease of the area of the Project. Such review shall be performed by the Project Architect or by another licensed architect selected by Landlord, and, after consultation with
Tenant and certification as correct by such licensed architect, the parties shall be bound by such certifications; provided, however, that in the event Tenant contests the conclusion of such licensed architect, Tenant shall have the right, at
Tenant’s sole cost and expense, to retain a licensed architect to remeasure the Building or the Project. If the conclusions of the architect retained by Tenant differ from the conclusions of the architect retained by Landlord by more than two
percent 2% of the total square footage of the Project or the Building, the architects shall consult and agree on the measurement of the Project and Landlord and Tenant shall be bound by such agreed to measurement. 
  

	8.	Security Deposit 

 8.1. Tenant shall deposit with Landlord
on or before the date Landlord commences construction of the Tenant Improvements, the Security Deposit, which Security Deposit shall be held by Landlord as security for the performance by Tenant of all of the terms, covenants and conditions of this
Lease to be kept and performed by Tenant during the Term. 
 8.1.1. [Intentionally deleted] 
 8.1.2. In the event the rentable square footage of the Demised Premises is increased or the Tenant Improvement Allowance is increased, upon Tenant’s
receipt of written notice of such determination from Landlord Tenant shall deposit an additional sum reflecting the increased Monthly Rental Installment and the Improvement Rent with the Landlord in order to cause the amount then held by Landlord to
equal three times the sum of (i) the Monthly Rental Installment, plus (ii) three monthly payments of Improvement Rent, which amount shall be added to and treated as a part of the Security Deposit. 
 8.2. The Security Deposit may be delivered either in cash or in a form of letter of credit reasonably acceptable to Landlord. 
 8.2.1. If Tenant elects a cash deposit, the Security Deposit shall be held in a separate, non-commingled interest bearing account at the direction of
Landlord. The interest on the Security Deposit shall inure to the benefit of Tenant and shall be paid out on the same schedule as such interest is paid out to Landlord. 
 8.2.2. In lieu of depositing cash as the Security Deposit, Tenant shall have the right to deliver to Landlord an unconditional, irrevocable standby letter of credit in the amount of the cash Security Deposit otherwise
required hereunder, which letter of credit shall (i) be in a form reasonably acceptable to Landlord, (ii) be issued by a financial institution selected by Tenant and reasonably acceptable to Landlord, (iii) be for the benefit of
Landlord, but shall be 

  

 -19- 

 
assignable by Landlord to any subsequent purchaser or encumbrancer of the Building or the Project, (iv) be automatically renewable from year to year
throughout the Term, (v) be payable by draft sight in a location reasonably acceptable to Landlord upon presentation of a certification signed by an officer of Landlord which states that a default under the Lease has occurred and has not been
cured within any applicable cure period, and (vi) be payable in the event such letter of credit is not renewed on or before the date which is thirty (30) days prior to its expiration. Any amounts of cash drawn on a letter of credit
Security Deposit will thereafter be treated as a cash Security Deposit hereunder. 
 8.2.3. Tenant shall have the right at any time during
the Term upon thirty (30) days prior written notice to Landlord (i) to replace a cash Security Deposit with a letter of credit which complies with all of the terms of Section 8.2.2, or (ii) to replace a letter of credit Security
Deposit with an applicable amount of cash. 
 8.3. If a Default has occurred with respect to any provision of this Lease, including but not
limited to any provision relating to the payment of Rent, Landlord may (but shall not be required to) use, apply, or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord
for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, upon demand therefor, deposit cash or a replacement letter of credit with Landlord
in an amount sufficient to restore the Security Deposit to the amount required to have been on deposit with Landlord immediately preceding any use, application or retainment by Landlord, and Tenant’s failure to do so shall constitute a material
breach of this Lease. 
 8.4. In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be
deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 
 8.5. Landlord shall deliver the unused portion of the Security Deposit by Tenant to any purchaser of Landlord’s interest in the Demised Premises and thereupon such purchaser shall assume this Lease pursuant to an instrument naming
Tenant as a third-party beneficiary thereof and Landlord shall be discharged from any further liability with respect to such Security Deposit. This provision shall also apply to any subsequent transfers. 
 8.6. So long as no default by Tenant has occurred and is continuing the Security Deposit, or, in the event of a cash Security Deposit, any balance
thereof together with any interest thereon not yet paid to Tenant pursuant to Section 8.2.1, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within ninety (90) days
after the expiration or earlier termination of this Lease. In the event that Tenant is in default on the date of the expiration or earlier termination of this Lease, Landlord shall within a reasonable time return to Tenant the balance of the
Security Deposit, if any, after Landlord, 

  

 20 

 
pursuant to Section 8.3, has applied the Security Deposit with respect to any default. The obligations under this Section 8.6 shall survive the
expiration or termination hereof. 
  

	9.	Right of First Offer to Lease Additional Space. 

 Tenant
shall have the right, but not the obligation, to expand the Demised Premises (the “Expansion Right”) to include the Expansion Space upon the following terms and conditions: 
 9.1. In the event that Landlord desires to lease all or any portion of the Expansion Space, Landlord shall deliver to Tenant written notice (the
“Expansion Notice”) of the availability of such portion of the Expansion Space, together with the terms and conditions on which Landlord is prepared to lease to Tenant such portion of the Expansion Space. Tenant shall have ten
(10) days following delivery of the Expansion Notice to deliver to Landlord written notification of Tenant’s exercise of the Expansion Right and agreement to lease such portion of the Expansion Space upon the terms and conditions of the
Expansion Notice. In the event Tenant fails to timely deliver such notice, or if Landlord and Tenant are unable to agree upon any of the terms of the lease agreement for such portion of the Expansion Space after negotiating in good faith, Tenant
shall be deemed to have waived any right to lease such portion of the Expansion Space unless and until such portion of the Expansion Space again becomes vacant following a tenancy, or, if such portion of the Expansion Space is not thereafter leased
by Landlord, following the date which is one hundred eighty (180) days following the date of delivery of the Expansion Notice for such Expansion Space. 
 9.2. Within ten (10) days after the proper exercise of the Expansion Right, Tenant and Landlord shall enter into a written amendment to the Lease (the “Expansion Amendment”) which shall provide, unless
otherwise agreed in writing, (a) the commencement date of the Expansion Space; (b) that the Demised Premises under this Lease shall be increased to include the rentable square feet of the Expansion Space; (c) the new Annual Base Rent;
(d) Tenant’s new Pro Rata Share of Building Operating Expenses and Tenant’s new Pro Rata Share of Project Operating Expenses, each based upon the addition of the Expansion Space to the Demised Premises; (e) the proportionate
increase to the Security Deposit (which shall be payable upon execution of the Expansion Amendment). In all other respects, this Lease shall remain in full force and effect, and shall apply to the Expansion Space. 
 9.3. Notwithstanding the above, the Expansion Right shall not be in effect and may not be exercised by Tenant: 
 9.3.1. during the period starting on the date hereof and ending one hundred eighty (180) days thereafter; 
 9.3.2. during any period of time that Tenant is in Default under any provision of the Lease; or 
  

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 9.3.3. if Tenant has been in Default under any provision of the Lease three (3) or more times,
whether or not the defaults are cured, during the five (5) month period prior to the date on which Tenant seeks to exercise the Expansion Right. 
 9.4. The period of time within which any Expansion Right may be exercised shall not be extended or enlarged by reason of the Tenant’s inability to exercise the Expansion Right because of the provisions of
Section 9.3 above. 
 9.5. The Expansion Right shall terminate and be of no further force or effect even after Tenant’s due and
timely exercise of the Expansion Right, if, after such exercise, but prior to the commencement date of the Expansion Space, (1) Tenant fails to timely cure any default by Tenant under the Lease; or (2) Tenant has defaulted three
(3) or more times during the period from the date of the exercise of the Expansion Right to the date of the commencement of the Expansion Space, whether or not such defaults are cured. 
 9.6. The Expansion Right is not assignable separate and apart from this Lease. 
  

	10.	Use 

 10.1. Tenant shall use the Demised Premises for the
purpose set forth in Section 2.1.10 and shall not use the Demised Premises, or permit or suffer the Demised Premises to be used, for any other purpose without the prior written consent of Landlord which shall not be unreasonably withheld,
conditioned or delayed. 
 10.2. Tenant shall not use or occupy the Demised Premises in violation of any federal, state, and local laws and
regulations, zoning ordinances, or of the certificate of occupancy issued for the Building, and shall, upon five (5) days written notice from Landlord, discontinue any use of the Demised Premises which is declared or claimed by any governmental
authority having jurisdiction to be a violation of law, regulation, zoning ordinance, or the certificate of occupancy, or which in the reasonable opinion of Landlord threatens human life and safety. Tenant shall comply with any direction of any
governmental authority having jurisdiction which shall, by reason of the nature of Tenant’s use or occupancy of the Demised Premises, impose any duty upon Tenant or Landlord with respect to the Demised Premises or with respect to the use or
occupation thereof; provided, however, that Tenant shall have the right, at Tenant’s sole cost and expense, to contest any such ruling, order or direction of any governmental authority, so long as Tenant shall, at its sole expense, defend and
protect itself, Landlord and the Demised Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Landlord or the Demised Premises. If Landlord shall
require, Tenant shall furnish to Landlord a letter of credit or surety bond in a form reasonably satisfactory to Landlord and in an amount reasonably requested by Landlord, indemnifying Landlord against liability for Tenant’s noncompliance,
and, so long as such noncompliance by Tenant does not affect human 

  

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life or safety. So long as Tenant continues to contest such ruling, order or direction diligently and in good faith, Tenant’s noncompliance shall not be
a default hereunder. 
 10.3. Tenant shall not do or permit to be done anything which will invalidate any fire, environmental, extended
coverage or any other insurance policy covering the Building and Project, and Tenant shall comply with all rules, orders, regulations, and requirements of the insurers of the Building and Project. In the event Tenant’s activities in the
Building or Project increase the cost of any insurance policy covering the Building or the Project, upon Landlord’s demand, Tenant shall promptly reimburse Landlord for any additional premium charged for such policy. 
 10.4. Tenant shall not do or permit anything to be done in or about the Demised Premises which shall in any way obstruct or interfere with the rights of
or injure other tenants or occupants of the Project. 
 10.5. Tenant shall not use or allow the Demised Premises to be used for immoral or
unlawful purposes. 
 10.6. Tenant shall not knowingly cause, maintain, or permit any nuisance or waste in, on, or about the Demised
Premises, the Building, or the Project. 
 10.7. [Intentionally omitted] 
 10.8. No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant nor shall any changes be made in existing locks
or the mechanism thereof without the prior written consent of Landlord (or, alternatively, without furnishing to Landlord at least two master keys therefor). Tenant must, upon termination of this Lease, return to Landlord all keys to offices and
restrooms, either furnished to or otherwise procured by Tenant. In the event any such key is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock(s) opened by such lost key if Landlord shall deem it necessary to
make such change. Notwithstanding the foregoing, Tenant shall have the right to designate certain areas of the Building as “secure” areas, and, subject to the provisions of Section 30.3, to limit access thereto. 
 10.9. Unless and until Tenant shall have received the express written consent of Landlord, which shall not be unreasonably withheld, conditioned or
delayed (i) no awnings or other projection shall be attached to any outside wall of the building; (ii) no curtains, blinds, shades or screens shall be attached to, hung in, or used in connection with any window or door of the Demised
Premises other than Landlord’s standard window coverings; (iii) neither the interior nor exterior of any windows shall be coated or otherwise sunscreened, nor shall any bottles, parcels, or other articles be placed on the window sills; and
(iv) no equipment, furniture or other items of personal property shall be placed on any exterior balcony. 
  

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 10.10. No sign, advertisement, or notice shall be exhibited, painted or affixed by Tenant on any part of
the Demised Premises or the Building without the prior written consent of Landlord. 
 10.11. Tenant shall cause any office equipment or
machinery to be installed in the Demised Premises so as to reasonably prevent sounds or vibrations therefrom from extending into the Project Common Areas, or other space in the Project. Further, no equipment weighing five hundred (500) pounds,
or greater, shall be placed upon the Demised Premises without advance notice to and approval by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. Placement of any equipment, if approved by Landlord, shall be at a
location designed to carry the weight of such equipment. 
 10.12. Other than costs which shall be included in Operating Expenses pursuant to
Section 6 associated with causing the Demised Premises to comply with any retroactively effective law, code, rule or regulation where noncompliance does not result from any use of or alterations to the Demised Premises by Tenant, Tenant shall
be responsible for all liabilities, costs and expense arising out of or in connection with the compliance of the Demised Premises with the ADA and Tenant shall indemnify, defend, and hold harmless from and against any loss, cost, liability, or
expense (including reasonable attorneys fees and disbursements) arising out of any failure of the Demised Premises to comply with the ADA. 
  

	11.	Brokers 

 11.1. Tenant represents and warrants that it has
had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than Smithy Braedon, OnCor International and Randall H. Hagner Company (collectively the “Brokers”). Landlord represents and
warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than the Brokers. 
 11.2. Tenant hereby indemnifies and agrees to defend, hold, and save Landlord harmless from and against any and all claims for any commission or fees in connection with this Lease made by any broker or finder having worked, or claiming to
have worked, on behalf of Tenant, other than Brokers. Landlord hereby indemnifies and agrees to defend, hold, and save Tenant harmless from and against any and all claims for any commission or fees in connection with this Lease made by any broker or
finder having worked, or claiming to have worked, on behalf of Landlord, other than Brokers. The indemnifications of this Section 11.2 shall survive the termination of this Lease. 
 11.3. All commissions and fees owing to Brokers in connection with this Lease shall be paid by Landlord in accordance with a separate agreement. Landlord
hereby indemnifies and agrees to defend, hold and save Tenant harmless from and against any and all claims for any commission or fees in connection with this Lease made by any broker or finder having worked, or claiming to have worked, on behalf of
Landlord, including Brokers. The obligations under this Section 11.3 shall survive the expiration or earlier termination of this Lease. 
  

 -24- 

 11.4. Tenant represents and warrants that no broker or agent has made any representation or warranty
relied upon by Tenant in Tenant’s decision to enter into this Lease other than as contained in this Lease. 
 11.5. Tenant acknowledges
and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of lease from prospective tenants and no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord
unless expressly contained within this Lease. Landlord, in executing this Lease, does so in reliance upon Tenant’s representations and warranties contained within Article 11. 
  

	12.	Holding Over 

 12.1. If, with Landlord’s express
written consent, Tenant holds possession of all or any part of the Demised Premises after the expiration or earlier termination of the Term, Tenant shall become a tenant from month-to-month upon the date of such expiration or earlier termination,
and in such case Tenant shall continue to pay Rent in the amount of 125% of the Rent payable upon the date of the expiration or earlier termination of this Lease, and all other provisions, representations, covenants, and agreements contained herein,
other than with respect to the Term and any extension thereof, but specifically including, without limitation, the adjustment of the Annual Base Rent and Improvement Rent pursuant to Article 5, shall remain in full force and effect. 
 12.2. Notwithstanding the foregoing, if Tenant remains in possession of the Demised Premises after the expiration or earlier termination of the Term
without the express written consent of Landlord, Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to two hundred percent (200%) of the Rent in effect during the last thirty
(30) days of the Term and Tenant shall be responsible for any and all damages which Landlord may suffer as a result of Tenant’s holding over. 
 12.3. Acceptance by Landlord of Rent after such expiration or earlier termination of the Term shall not result in a renewal or reinstatement of this Lease. 
 12.4. The foregoing provisions of this Article 12 are in addition to and do not affect Landlord’s right to re-entry or any other rights of Landlord
hereunder or as otherwise provided by law. 
  

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	13.	Taxes on Tenant’s Property 

 13.1. Prior to
delinquency, Tenant shall pay directly to the assessing entity any and all taxes levied against any personal property or trade fixtures placed by Tenant in or about the Demised Premises. 
 13.2. If any taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or, if the assessed
valuation of the Building is increased by the inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant, pays such taxes, then Tenant shall upon demand repay to
Landlord the taxes so levied against Landlord. 
 13.3. [Intentionally omitted.] 
  

	14.	Project Common Areas, Parking Facilities. 

 14.1. Tenant
shall have the non-exclusive right, in common with others, to use the Project Common Areas, subject to the Rules and Regulations. 
 14.2. As
an appurtenance to the Demised Premises, Tenant shall have (i) the exclusive right to use the parking facilities on the Land; and (ii) a non-exclusive revocable license to use parking facilities within the Project on a non-reserved basis
up to a maximum ratio equal to not more than (x) three (3) spaces per 1,000 square feet of rentable administration, research and development area in the Building, and (y) two (2) spaces per 1,000 square feet of rentable
manufacturing and warehouse area in the Building. Landlord shall not assign more parking rights to tenants of the Project than the number of parking spaces that actually exist in the Project Common Areas. 
 14.3. Landlord reserves the right to modify the Project Common Areas (including the right to add or remove exterior and interior landscaping). Any such
modification shall not deny Tenant access to the Building or the Land for the uses contemplated in this Lease. 
  

	15.	Utilities and Services 

 15.1. Tenant shall pay for all
water, (including the cost to service, repair and replace reverse osmosis, deionized and other treated water) gas, heat, light, power, telephone and other utilities supplied to the Demised Premises, together with any fees, surcharges, and taxes
thereon. All such utilities shall be separately metered to Tenant. 
 15.2. Landlord shall not be liable for nor shall any constructive
eviction of Tenant result from the failure to furnish any services or any such utilities whether or not such failure is caused by accident, breakage, repairs, strikes, lockouts or other labor disturbances or labor disputes of any character,
governmental regulation, moratorium or other governmental action, 

  

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inability despite the exercise of reasonable diligence or by any other cause, including the negligence of Landlord. In the event of such failure, Tenant
shall not be entitled to any abatement or reduction of Rent, nor be relieved from the operation of any covenant or agreement of this Lease. In the event such failure persists for an unreasonable time after notice from Tenant to Landlord, Tenant may,
at its cost, cause such utilities or services to be performed or provided. 
 15.3. Tenant shall pay directly to the applicable utility or
service provider, prior to delinquency, for any separately metered utilities and services which may be furnished to Tenant or the Demised Premises during the Term. 
 15.4. Tenant shall not, without the prior written consent of Landlord, use any device in the Demised Premises, including, but without limitation, data processing machines, which will in any way increase the amount of
ventilation, air exchange, gas, steam, electricity or water beyond the existing capacity of the Building systems. 
 15.5. [Intentionally
omitted.] 
 15.6. [Intentionally omitted.] 
 15.7. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning, and electric systems at any time when necessary by reason of accident or emergency or otherwise in a
reasonable manner least disruptive to Tenant’s business operations and upon notice to and approval by Tenant, which approval shall not be unreasonably withheld, conditioned or delayed, for repairs, alterations, or improvements, in the judgment
of Landlord desirable or necessary to be made, until said repairs, alterations, or improvements shall have been completed. Landlord shall further have no responsibility or liability (A) for failure to supply elevator facilities, plumbing,
ventilation, air conditioning or electric service when prevented from doing so (i) by strike or accident, or (ii) by laws, rules, order, ordinances, directions, regulations or requirements of any federal, state, country or municipal
authority, or (B) for failure to deliver gas, oil or other suitable fuel supply or inability by exercise of reasonable diligence to obtain gas, oil or other suitable fuel. It is expressly understood and agreed that any covenants on
Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to
furnish or perform the same by virtue of a Force-Majeure Delay. 
 15.8. Tenant shall have the right, at Tenant’s sole cost and expense,
upon not less than ninety (90) days advance written notice to Landlord, to contract directly with third parties for the following services to the Demised Premises: cleaning, security guards and electronic surveillance, maintenance and repair of
HVAC and electrical systems, fire protection and trash removal. In the event that Landlord has previously approved a direct contract for any of the services listed in the preceding sentence and Tenant desires to change the contractor providing

  

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such service, Tenant shall deliver written notice to Landlord not less than seven (7) Business Days prior to the date Tenant intends to change such
contractor. Notwithstanding anything to the contrary set forth herein, Landlord shall have the right to review and approve, in Landlord’s reasonable discretion, all service contracts entered into by Tenant pursuant to this Section 15.8,
and Landlord shall have the right to enforce the standards of such service contracts and to terminate and replace such service contracts if, in Landlord’s reasonable discretion, such services are not being provided in a manner consistent with
this Lease. 
  

	16.	Alterations 

 16.1. Other than Tenant’s Work and
subject to the provisions of Section 16.10, Tenant shall make no alterations, additions or improvements in or to the Demised Premises without Landlord’s prior written consent, which approval shall not be unreasonably withheld (provided,
however, that in the event any proposed alteration, addition or improvement affects (i) any structural portions of the Building including exterior walls, roof, foundation and core of the Building, or (ii) the exterior of the Building, then
Landlord may withhold its consent with respect thereto in its sole and absolute discretion), and then only by architects, contractors, suppliers or mechanics approved by Landlord. In seeking Landlord’s approval, Tenant shall provide Landlord,
at least fourteen (14) days in advance of any proposed construction, with plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by
Landlord, including, without limitation, a completion and lien indemnity bond secured by Tenant at Tenant’s own cost and expense. 
 16.2. Tenant agrees that there shall be no construction of partitions or other obstructions which interferes with free access to mechanical installation or service facilities of the Building or interfere with the moving of Landlord’s
equipment to or from the enclosures containing said installations or facilities. 
 16.3. Tenant agrees that any work by Tenant shall be
accomplished in such a manner as to permit any fire sprinkler system and fire water supply lines to remain fully operable at all times. 
 16.4. Tenant covenants and agrees that all work done by Tenant shall be performed in full compliance with all laws, rules, orders, ordinances, directions, regulations, and requirements of all governmental agencies, offices, departments,
bureaus and boards having jurisdiction, and in full compliance with the rules, orders, directions, regulations, and requirements of any applicable fire rating bureau. Tenant shall provide Landlord with “as-built” plans showing any change
in the Demised Premises. 
 16.5. All alterations, attached equipment, decorations, fixtures, trade fixtures, additions and improvements,
subject to Section 16.1 and Section 16.7, attached to or built into the Demised Premises, made by either Landlord or Tenant, including (without limiting the 

  

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generality of the foregoing) all floor and wallcovering, built-in cabinet work and paneling, sinks and related plumbing fixtures, exterior venting fume
hoods, walk-in freezers and refrigerators, clean rooms, climatized rooms, ductwork, conduits, and electrical panels and circuits shall become the property of Landlord upon the expiration or earlier termination of the term of this Lease and further
shall remain upon and be surrendered with the Demised Premises as a part thereof. 
 16.6. At the same time as Landlord delivers to Tenant
Landlord’s consent to any alteration, addition or improvement pursuant to Section 16.1, Landlord shall notify Tenant of Landlord’s election to cause Tenant to remove any items which are the subject of such consent from the Demised
Premises upon the expiration or earlier termination of this Lease. If Landlord elects that Tenant shall remove any item, Tenant shall remove such item upon the expiration or earlier termination of this Lease, and Tenant shall repair any damage to
the Demised Premises, including damage caused by or occasioned as a result of removals requested by Landlord. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by
Tenant. 
 16.7. Except as to those items listed on Exhibit “G” attached hereto and incorporated herein, as may be amended from
time to time and approved in writing by both parties hereto (together with Tenant’s personal property and items which Landlord elects to cause Tenant to remove pursuant to Section 16.6, “Tenant’s Property”), all business and
trade fixtures, machinery and equipment, built-in furniture and cabinets, together with all additions and accessories thereto, installed in and upon the Demised Premises shall be and remain the property of Landlord and shall not be moved by Tenant
at any time during the Term. If Tenant shall fail to remove all of Tenant’s Property from the Demised Premises prior to termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose, and
store all such items without liability to Tenant for loss thereof or damage thereto, and Tenant agrees to pay Landlord upon demand any expenses incurred in connection with such removal and storage. Landlord may, at its option, without notice, sell
such property or any of the same, at private sale and without legal process, for such price as Landlord may obtain and apply the proceeds of such sale against any amounts due under this Lease from Tenant to Landlord and against any expenses incident
to the removal, storage and sale of such property. Notwithstanding anything to the contrary set forth elsewhere in this Lease, (a) Tenant shall have the right to remove emergency power generation systems, autoclaves, fume hoods that are not
exterior venting, modular cold rooms, robotics equipment, modular office type furniture, phone systems, film processors and other Tenant equipment; provided, however, that Tenant shall repair any damage caused by the removal thereof and
(b) Tenant shall not have the right to remove piping, ductwork, exhaust vents, wiring, cabling, electrical panels, transfer switches, transformers, circuits, conduits, gas and vacuum distribution systems, reverse osmosis and deionized water
systems, exterior exhausting fume hoods, built-in casework, built-in bench tops, built-in cabinets, wall and floor coverings, pumps, Building boilers, air-handlers, steam coils, heat exchangers, chillers, waste disposal systems, steam generators,
light fixtures, life and safety systems (i.e., security and fire alarms, 

  

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eye wash stations and fire sprinklers), drop ceiling structure and tiles, sinks and hot water heaters. In any event Tenant shall not be permitted to remove
(i) any part of the Building’s systems, (ii) anything purchased or paid for by Landlord directly or through the payment by Landlord to Tenant of any construction or improvement allowance, or (iii) anything that could result in
significant damage to the Building. If Tenant shall fail to remove all of its effects from the Demised Premises prior to termination of this Lease, then Landlord may, at its option, remove the same in any manner than Landlord shall choose, and store
said effects without liability to Tenant for loss thereof or damage thereto, and Tenant agrees to pay Landlord upon demand any expenses incurred to such removal and storage or Landlord may, at its option, without notice, sell said property or any of
the same, at private sale and without legal process, for such price as Landlord may obtain and apply the proceeds of such sale against any amounts due under this Lease from Tenant to Landlord and against any expenses incident to the removal, storage
and sale of said personal property. 
 16.8. Notwithstanding any other provision of this Article 16 to the contrary, in no event may Tenant
remove any improvement from the Demised Premises as to which Landlord contributed payment, including, without limitation, the Tenant Improvements made pursuant to the Work Letter without Landlord’s prior written consent, which may be withheld
in Landlord’s sole discretion. 
 16.9. In connection with any alteration, addition or improvement made by Tenant pursuant to the terms
of this Section 16, the cost of which is less than or equal to $250,000, Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket costs and expenses related to Landlord’s review and approval of the plans for and
work related to such alteration, addition or improvement (“Landlord’s Review Costs”). In connection with any alteration, addition or improvement made by Tenant pursuant to the terms of this Section 16, the cost of which is in
excess of $250,000, Tenant shall pay to Landlord an amount (the “Excess Review Cost”) equal to (i) Landlord’s Review Costs, plus (ii) an amount equal to 2.5% of the difference between $250,000 and the actual cost of such
addition, alteration or improvement as evidenced by copies of all bills, invoices and statements regarding such work; provided that the Excess Review Cost shall in no event exceed $25,000. Tenant shall reimburse Landlord for any extra expense
incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate cleanup. The provisions of this Section 16.9 shall not apply in the event of an expansion of
the Demised Premises not otherwise contemplated by this Lease. 
 16.10. Right to Expand Building. Subject to any and all requirements of
applicable law or as hereinafter provided, Tenant shall have the right, all at Tenant’s sole cost and expense, to expand the Building up to a total Rentable Area of one hundred twenty thousand one hundred (120,100) square feet (the
“Building Expansion”). Notwithstanding anything to the contrary set forth herein, Landlord shall have the right to review and approve all design and construction plans for such Building Expansion, which consent, so long as such plans
reflect a Building Expansion of a design consistent with the current design of the Building and 

  

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construction quality of the same or better quality than the Building, shall not be unreasonably withheld. The Building Expansion shall be performed and
completed only by architects, contractors, suppliers or mechanics previously used in the construction of the Building or the Tenant Improvements or as reasonably 

  

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approved by Landlord. In seeking Landlord’s approval of the Building Expansion plans, Tenant shall provide Landlord, at least forty-five (45) days
in advance of any proposed construction, with plans, specifications, bid proposals, work contracts and such other information concerning the nature of the alterations as may be reasonably requested by Landlord, including, without limitation, a
completion and lien indemnity bond secured by Tenant at Tenant’s own cost and expense or such other security as Landlord may require. Except as specifically provided in this Section 16.10 to the contrary, all of the provisions of this
Article 16 shall apply to the Building Expansion and the construction of any improvements related thereto. Notwithstanding anything to the contrary set forth herein, Annual Base Rent and Improvement Rent shall not increase as a result of any
Building Expansion completed pursuant to the terms of this Section 16.10, but Rentable Area of the Building shall increase for all other purposes under this Lease to the Rentable Area established by a remeasurement of the Building following
completion of the Building Expansion, which remeasurement shall be conducted in the same manner as set forth in Section 7.3. Nothing in this Section 16.10 or in this Lease shall be construed to obligate Landlord to, and Landlord shall have
no obligation to, expend any monies or incur any costs in connection with or as a result of the Building Expansion. 
  

	17.	Repairs and Maintenance 

 17.1. Landlord shall repair and
maintain the Project Common Areas, including, without limitation, repair and maintenance of landscaping, parking facilities, driveways, walkways, lighting, utilities, snow removal, irrigation and storm water management systems (and the full cost
thereof shall be included as a part of Operating Expenses), unless such maintenance or repairs are required in whole or in part because of any act, neglect, fault of or omissions of any duty by Tenant, its agents, servants, employees or invitees, in
which case Tenant shall pay to Landlord the cost of such maintenance and repairs. 
 17.2. Except for services of Landlord, if any, required
by Section 17.1, Tenant shall at Tenant’s sole cost and expense keep the Demised Premises and every part thereof in good condition and repair, damage thereto from ordinary wear and tear and condemnation excepted. Tenant shall, upon the
expiration or earlier termination of the Term, surrender the Demised Premises to Landlord in as good as condition as when received, condemnation and ordinary wear and tear excepted. Other than as specifically set forth in the Work Letter, Landlord
shall have no obligation to alter, remodel, improve, repair, decorate, or paint the Demised Premises or any part thereof. 
 17.3.
[Intentionally Omitted.] 
 17.4. Tenant shall at all times during the Term maintain and operate the Building in a first-class manner for the
uses set forth in Section 2.1.10. Landlord shall at all times during the Term maintain and operate the Project in a first-class manner for (i) pharmaceutical, 

  

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biological or medical device research laboratory uses and related manufacturing, warehouse and distribution uses, or (ii) first-class office uses.

 17.5. This Article 17 relates to repairs and maintenance arising in the ordinary course of operation of the Building, the Project and any
related facilities. In the event of fire, earthquake, flood, war, or similar cause of damage or destruction, this Article 17 shall not be applicable and the provisions of Article 21 entitled “Damage or Destruction” shall apply and control.

  

	18.	Liens 

 18.1. Subject to the immediately succeeding
sentence, Tenant shall keep the Demised Premises, the Building, the Project and the real property upon which the Building and the Project are situated free from any liens arising out of work performed, materials furnished or obligations incurred by
Tenant. Tenant further covenants and agrees that any mechanic’s lien filed against the Demised Premises or against the Building or the Project for work claimed to have been done for, or materials claimed to have been furnished to Tenant, will
be discharged by Tenant, by bond or otherwise, within fifteen (15) days after the filing thereof, at the sole cost and expense of Tenant. 
 18.2. Should Tenant fail to discharge any lien of the nature described in Section 21.1, Landlord may at Landlord’s election pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title
and the cost thereof shall be immediately due from Tenant as Additional Rent. 
 18.3. In the event Tenant shall lease or finance the
acquisition of office equipment, furnishings, or other personal property which are or, if acquired by Tenant, would be Tenant’s Property, Tenant warrants that any Uniform Commercial Code Financing Statement executed by Tenant will upon its face
or by exhibit thereto indicate that such Financing Statement is applicable only to such Tenant’s Property located within the Demised Premises. In no event shall the address of the Building be furnished on the statement without qualifying
language as to applicability of the lien only to such Tenant’s Property, located in an identified suite held by Tenant. Should any holder of a Financing Statement executed by Tenant record or place of record a Financing Statement which appears
to constitute a lien against any interest of Landlord or against equipment which may be located other than within the Demised Premises, Tenant shall within ten (10) days after filing such Financing Statement cause (i) a copy of the
Security Agreement or other documents to which Financing Statement pertains to be furnished to Landlord to facilitate Landlord’s being in a position to show such lien is not applicable to Landlord’s interest, and (ii) cause
Tenant’s lender to amend any documents of record so as to clarify that such lien is not applicable to any interest of Landlord in the Building or the Project. 
  

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	19.	Indemnification and Exculpation 

 19.1. Tenant hereby
indemnifies and agrees to defend, hold and save Landlord harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in
investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements), for injury or death to Person or injury to property occurring within or about the Demised Premises, arising out of the
use or occupancy of the Demised Premises by Tenant and its employees, agents, or guests or a breach or default by Tenant in the performance of any of its obligations hereunder, unless caused solely by the willful act or negligence of Landlord. The
obligations under this Section shall survive the expiration or termination of this Lease. 
 19.2. Landlord hereby indemnifies and agrees to
defend, hold and save Tenant harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same
(including, without limitation, reasonable attorneys’ fees, charges and disbursements), for injury or death to Person or injury to property occurring within or about the Project, arising out of the use or occupancy of the Project by Landlord
and its employees, agents, or guests or a breach or default by Landlord in the performance of any of its obligations hereunder, unless caused solely by the willful act or negligence of Tenant. The obligations under this Section shall survive the
expiration or termination of this Lease. 
 19.3. Landlord shall not be liable to Tenant and Tenant assumes all risk of damage to personal
property or scientific research, including loss of records kept within the Demised Premises if the cause of such damage is of a nature which, if Tenant had elected to maintain fire and theft insurance with extended coverage and business records
endorsement available on a commercially reasonable basis, would be a loss subject to settlement by the insurance carrier, including, but not limited to, damage or losses caused by fire, electrical malfunctions, gas explosion, and water damage of any
type, including, but not limited to, broken water lines, malfunction of fire sprinkler system, roof leakage or stoppages of lines unless and except if such loss is due to willful disregard of Landlord after written notice by Tenant of need for a
repair which Landlord is responsible to make for an unreasonable period of time. Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property including any
loss of records. 
 19.4. Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the
Building or the Project or of any other third party other than an agent, contractor or employee of Landlord. 
 19.5. Security devices and
services, if any, while intended to deter crime may not in given instances prevent theft or other criminal acts. Tenant agrees that Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the
risk that a criminal may circumvent any security device or service or that a security device or service may malfunction. Tenant shall, at Tenant’s cost, obtain insurance coverage to the 

  

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extent Tenant desires protection against such criminal acts. Tenant shall have the right, subject to Landlord’s reasonable approval of the aesthetic
impact of such measures on the Building and the Project, to install security gates or other security devices at and around the Building; provided, however, that Landlord and public life and safety agencies shall at all times have access to the
Building, subject to “secure” areas pursuant to Section 10.8. 
  

	20.	Insurance – Waiver of Subrogation 

 20.1. Landlord, as
part of Operating Expenses, shall carry insurance upon the Building (including the Tenant Improvements), in an amount equal to full replacement cost (exclusive of the costs of excavation, foundations, and footings, and without reference to
depreciation taken by Landlord upon its books or tax returns) or such lesser coverage as Landlord may elect provided such coverage is not less than ninety percent (90%) of such full replacement cost or the amount of such insurance
Landlord’s mortgage lender requires Landlord to maintain, providing protection against any peril generally included within the classification “Fire and Extended Coverage” together with insurance against sprinkler damage (if
applicable), vandalism and malicious mischief. 
 20.2. Landlord, subject to availability thereof and as part of Operating Expenses, shall
further insure, as Landlord deems appropriate, coverage against flood, environmental hazard and earthquake, loss or failure of building equipment, rental loss during the period of repair or rebuild, workmen’s compensation insurance and fidelity
bonds for employees employed to perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance as to any improvements installed by Tenant or which are in addition to the standard improvements
customarily furnished by Landlord without regard to whether or not such are made a part of the Building. 
 20.3. Landlord, as part of
Operating Expenses, shall further carry public and excess liability insurance with a single loss limit of not less than Six Million Dollars ($6,000,000.00) per occurrence for death or bodily injury or property damage with respect to the Project.

 20.4. Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment, and leasehold improvements (other than
Tenant Improvements), and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom relative to such damage as more particularly heretofore set forth within this Lease, other than as a result of the willful
misconduct or gross negligence of Landlord or its agents, employees or contractors. Tenant at Tenant’s cost shall carry such insurance as Tenant desires for Tenant’s protection with respect to Tenant’s personal property or business
interruption. 
 20.5. Tenant at its own cost shall procure and continue in effect from the Term Commencement Date or the date of occupancy,
whichever first occurs, and continuing throughout the Term (and occupancy by Tenant, if any, after expiration or earlier termination of this Lease) comprehensive public and excess liability insurance with limits of not less than 

  

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Six Million Dollars ($6,000,000.00) per occurrence for death or bodily injury or property damage with respect to the Demised Premises or the Land.

 20.6. The aforesaid insurance required of Tenant shall name Landlord, its officers, employees and agents, as an additional insured. Said
insurance shall be with companies having a rating of not less than policyholder rating of A and financial category rating of at least Class XII in “Best’s Insurance Guide.” No such policy shall be cancelable or subject to reduction of
coverage or other modification or cancellation except after thirty (30) days prior written notice to Landlord from the insurer. All such policies shall be written as primary policies, not contributing with and not in excess of the coverage
which Landlord may carry. Tenant’s policy may be a “blanket policy” which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least twenty (20) days
prior to the expiration of such policies, furnish Landlord with renewals or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure said insurance on Tenant’s
behalf and require Tenant to pay for the additional cost of such insurance as Additional Rent. 
 20.7. In each instance where insurance is
to name Landlord as an additional insured, Tenant shall designate and furnish certificates so evidencing Landlord as an additional insured to Landlord and, upon the written request of Landlord, to (i) any lender of Landlord holding a security
interest in the Building or the Land, and/or (ii) the landlord under any lease wherein Landlord is tenant of the real property whereupon the Building is located if the interest of Landlord is or shall become that of a tenant under a ground
lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord to manage the Building or the Project. 
 20.8. Landlord and Tenant each hereby waive any and all rights of recovery against the other or against the officers, directors, employees, agents, and representatives of the other, on account of loss or damage occasioned to such waiving
party or its property or the property of others under its control to the extent that such loss or damage is insured against under any fire and extended coverage insurance policy which either may have in force at the time of such loss or damage.

 20.8.1. Such waivers shall continue as long as their respective insurers so permit. 
 20.8.2. Any termination of such a waiver shall be by written notice of circumstances as hereinafter set forth. 
 20.8.3. Landlord and Tenant upon obtaining the policies of insurance required or permitted under this Lease shall give notice to the insurance carrier or
carriers that the foregoing mutual waiver of subrogation is contained in this Lease. 
  

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 20.8.4. If such policies shall not be obtainable with such waiver or shall be so obtainable only at a
premium over that chargeable without such waiver, the party seeking such policy shall notify the other thereof, and the latter shall have ten (10) days thereafter to either (i) procure such insurance with companies reasonably satisfactory
to the other party or (ii) agree to pay such additional premium (in the Tenant’s case, in the proportion which the area of the Demised Premises bears to the insured area). If neither (i) nor (ii) are done, this
Section 20.8.4 shall have no effect during such time as such policies shall not be obtainable or the party in whose favor a waiver of subrogation is desired refuses to pay the additional premium. If such policies shall at any time be
unobtainable, but shall be subsequently obtainable, neither party shall be subsequently liable for a failure to obtain such insurance until a reasonable time after notification thereof by the other party. 
 20.8.5. If the release of either Landlord or Tenant, as set forth in this Article 20 shall contravene any law with respect to exculpatory agreements, the
liability of the party in question shall be deemed not released but shall be secondary to the other’s insurer. 
 20.9. Landlord may
require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being required of new tenants within the Building or the Project. 
 20.10. Tenant shall have the right to request that Landlord cause, and Landlord shall use its reasonable efforts to cause, the insurance policy limits to
be raised, or additional coverages added, to the extent the same are generally available from carriers complying with the requirements of this Article 20, all at Tenant’s sole cost and expense. Tenant agrees to execute any such additional
documentation reasonably required by Landlord or the insurance carrier to reflect and confirm that Tenant shall be solely responsible for all premiums and charges attributable to the increased insurance limit or additional coverage requested by
Tenant. 
  

	21.	Damage or Destruction 

 21.1. Landlord shall promptly
commence and proceed diligently with the work of repair, reconstruction and restoration of the Building and this Lease shall continue in full force and effect if there is partial destruction of the Building (i) by fire or other perils covered
by extended coverage insurance not exceeding (x) twenty-five percent (25%) of the full insurable value thereof, or (y) so long as at least five (5) years will remain in the Term (as may have been extended pursuant to the terms of
Section 39, provided that Tenant shall have the right to exercise its Extension Right within 30 days of the occurrence of such casualty) as of the date of completion of reconstruction, seventy-five percent (75%) of the full insurable value
thereof; (ii) the damage thereto is such that the Building may be repaired, reconstructed, or restored within a period of six (6) months from the date of the happening of such casualty; and (iii) Landlord will receive insurance
proceeds sufficient to cover the cost of such repairs (except for any deductible amount provided by Landlord’s policy, which deductible amount if paid by 

  

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Landlord shall be an Operating Expense). Landlord shall use commercially reasonable efforts to complete the restoration and repair of the Building within six
(6) months from the date of the happening of such casualty. 
 21.2. Subject to the provisions of Section 21.7, in the event of any
damage to or destruction of the Building, other than as provided in Section 21.1, Landlord may elect to repair, reconstruct and restore the Building, in which case this Lease shall continue in full force and effect. If Landlord elects not to
repair, then this Lease shall terminate as of the date of destruction. If Landlord elects to repair, Landlord shall promptly commence such repairs and shall diligently pursue such repairs to completion. 
 21.3. Landlord shall give written notice to Tenant of its election not to repair, reconstruct or restore the Building within sixty (60) days
following the date of damage or destruction. 
 21.4. In the event of repair, reconstruction and restoration as herein provided, the rental
provided to be paid under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Demised Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord provides Tenant
with other space during the period of repair, which in Tenant’s reasonable opinion is suitable for the temporary conduct of Tenant’s business. 
 21.5. Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from completing the repair or restoration of the damage to the Demised Premises after the occurrence of
such damage or destruction by any Force-Majeure Delay, the time for Landlord to commence or complete repairs shall be extended; provided, at the election of either party exercisable by the delivery of written notice to the other party not later than
sixty (60) days after Landlord notifies Tenant of Landlord’s inability to complete the repairs by the end of the eight (8th) month following such damage as a result of a Force-Majeure Delay, Landlord shall be relieved of its
obligation to make such repairs or restoration and Tenant shall be released from its obligation under this Lease effective as of the date of the receipt of such written notice. 
 21.6. If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall be obligated to make repairs or restoration only of
those portions of the Building and the Demised Premises which were originally provided at Landlord’s expense. The repair and restoration of items not provided at Landlord’s expense shall be the obligation of Tenant. In the event Tenant
elects to upgrade the Tenant Improvements, Landlord shall, upon the need for replacement due to an insured loss, provide only the Tenant Improvements unless Tenant shall elect to again upgrade and pay any additional cost of such upgrades, except to
such extent as insurance proceeds which, if received, the excess proceeds are adequate to provide such upgrades, in addition to providing for basic reconstruction and the Tenant Improvements. 
  

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 21.7. Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any
obligation whatsoever to repair, reconstruct or restore the Demised Premises (i) to the extent that insurance proceeds are not available therefor, or (ii) when the damage resulting from any casualty covered under this Article occurs during
the last twenty-four (24) months of the term of this Lease or any extension hereof and the cost to repair such damage exceeds $250,000, unless with respect to this clause (ii) Tenant shall, within thirty (30) days of the occurrence of
such damage, exercise its Extension Right pursuant to Article 39. 
 21.8. Upon any termination of this Lease under any of the provisions of
this Article, the parties shall be released thereby without further obligation to the other from the date Tenant surrenders possession of the Demised Premises to the Landlord, except for items which have theretofore occurred. 
  

	22.	Eminent Domain 

 22.1. In the event the whole of the
Demised Premises or the Land, or such part thereof as shall substantially interfere with the Tenant’s use and occupancy thereof, shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of
appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to said authority. 
 22.2. [Intentionally omitted.] 
 22.3.
Tenant shall be entitled to any award which is specifically awarded as compensation for the taking of Tenant’s Property and for costs of Tenant moving to a new location. To the extent not otherwise paid directly to Tenant by the condemning
authority, Tenant shall also be entitled to a pro rata portion of any condemnation award paid to Landlord on account of Tenant Improvements calculated based upon the ratio of the Tenant Improvements paid for by Tenant in excess of the Tenant
Improvement Allowance to the total cost of the Tenant Improvements, up to a maximum of the unamortized amounts, if any, paid by Tenant towards the Tenant Improvements. Except as before set forth, any award for such taking shall belong to Landlord.

 22.4. If upon any taking of the nature described in this Article 22 this Lease continues in effect, the Landlord shall promptly proceed to
restore the Demised Premises, Building, and the Project to substantially their same condition prior to such partial taking. To the extent such restoration is feasible, as determined by Landlord in its sole discretion, the Rent shall be abated
proportionately based upon the extent to which Tenant’s use of the Demised Premises has decreased on the basis of the percentage of the rental value of the Demised Premises after such taking and the rental value of the Demised Premises prior to
such taking. 
  

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	23.	Defaults and Remedies 

 23.1. The occurrence of any one or
more of the following events shall constitute a “Default” hereunder by Tenant: 
 23.1.1. Tenant abandons or vacates the Demised
Premises, provided that, for so long as Tenant continues to perform all of its obligations under this Lease, vacating the Demised Premises shall not be a Default hereunder; 
 23.1.2. Tenant fails to make any payment of Rent, as and when due and such failure continues for more than five (5) days following delivery of
written notice from Landlord (provided, however, that (i) no such notice shall be required in the event that Landlord has given two (2) such notices to Tenant within the preceding twelve (12) months, and (ii) such notice shall be
in place of, and not in addition to, any similar notice required under Maryland law); 
 23.1.3. Tenant fails to observe or perform any
obligation or covenant contained herein (other than described in Section 23.1.1 and 23.1.2) to be performed by Tenant, where such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant;
provided that if the nature of Tenant’s default is such that it reasonably requires more than thirty (30) days to cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) days
and thereafter diligently prosecute the same to completion; 
 23.1.4. Tenant makes an assignment for the benefit of creditors; 

23.1.5. A receiver, trustee or custodian is appointed to, or does, take title, possession or control of all, or substantially all, of Tenant’s
assets; 
 23.1.6. Tenant files a voluntary petition under the Bankruptcy Code (or any similar law) or an order for relief is entered against
Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code; 
 23.1.7. Any involuntary
petition is filed against the Tenant under any chapter of the Bankruptcy Code and is not dismissed within ninety (90) days; or 
 23.1.8. Tenant’s interest in this Lease is attached, executed upon, or otherwise judicially seized and such action is not released within ninety (90) days of the action. 
 Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the provisions of this Lease or pay the Rent that is in arrears,
as the case may be, within the applicable period of time, or quit the Demised Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice. 
  

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 23.2. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs
not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, late charges and processing and accounting charges which may be imposed on Landlord by
the terms of any mortgage or trust deed covering the Demised Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within five (5) days after the date such payment is due, Tenant shall pay to Landlord an
additional sum of five percent (5%) of the overdue Rent as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant. In addition
to the late charge, Rent not paid when due shall bear interest from the 5th day after date due until paid at the lesser of (i) ten percent (10%) per annum or (ii) the maximum rate permitted by law. 
 23.3. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account
of the Rent, nor shall any endorsement or statement on any check or any 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 such Rent or pursue any other remedy provided. If at any time a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord, Tenant shall have the right to make payment “under protest”
and such payment shall not be regarded as a voluntary payment, and Tenant’s right to institute suit for recovery of the payment paid under protest shall survive. 
 23.4. If Tenant fails to pay any sum of money (other than Annual Base Rent, Improvement Rent or Additional Rent) required to be paid by it hereunder, or shall fail to perform any other act on its part to be performed
hereunder, Landlord may, without waiving or releasing Tenant from any obligations of Tenant, but shall not be obligated to, make such payment or perform such act; provided, that such failure by Tenant continues for ten (10) days after Landlord
delivers notice to Tenant demanding Tenant’s performance or provided that such failure by Tenant unreasonably interfered with the use of the Building by any other tenant or with the efficient operation of the Building, or resulted or could have
resulted in a violation of law or the cancellation of an insurance policy maintained by Landlord. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to
ten percent (10%) per annum or highest rate permitted by law, whichever is less, shall be payable to Landlord on demand as Additional Rent. 
 23.5. In the event of a Default by Tenant, and at any time thereafter while such Default is continuing, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have, Landlord
shall be entitled to terminate Tenant’s right to possession of the Demised Premises by any lawful means, in which 

  

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case this Lease shall terminate and Tenant shall immediately surrender possession of the Demised Premises to Landlord. In such event, Landlord shall have the
immediate right to re-enter and remove all Persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost of, and for the account of Tenant, all without service of notice or resort to legal process
and without being deemed guilty of trespass, or becoming liable for any loss or damage which may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to recover from Tenant all
actual damages incurred by Landlord by reason of Tenant’s default, including: 
 23.5.1. The worth at the time of award of any unpaid
Rent which had been earned at the time of such termination; plus 
 23.5.2. The worth at the time of award of the amount by which the unpaid
Rent which would have been earned after termination until the time of award exceeds that portion of such rental loss which Tenant proves could have been reasonably avoided; plus 
 23.5.3. The worth at the time of award of the amount by which the unpaid Rent for the balance of the term after the time of award exceeds the amount of
such rental loss which Tenant proves could have been reasonably avoided; plus 
 23.5.4. Any other amount necessary to compensate Landlord
for all the actual damages proximately caused by Tenant’s failure to perform its obligation under this Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, the cost of restoring the
Demised Premises to the condition required under the terms of this Lease; plus 
 23.5.5. At the 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 other than special or speculative damages. 
 As used in
Sections 23.5.1 and 23.5.2 above, “worth at the time of award” shall be computed by allowing interest at the rate specified in Section 23.2. As used in Section 23.5.3 above, the “worth at the time of the award” shall be
computed by taking the present value of such amount, by using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus six (6) percentage points. 
 23.6. If Landlord does not elect to terminate this Lease as provided in this Section, then Landlord may, from time to time, recover all Rent as it
becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damage to which Landlord is entitled. 
 23.7. In the event Landlord elects to terminate this Lease and relet the Demised Premises, it may execute any new lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent
from such tenant. The proceeds of any such reletting shall be applied as follows: 
 First, to the payment of any indebtedness other than Rent
due hereunder from Tenant to Landlord, including, but not limited to, storage charges or brokerage commissions owing from Tenant to Landlord as the result of such reletting; 
  

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 Second, to the payment of the costs and expenses of reletting the Demised Premises, including alterations
and repairs which Landlord deems reasonably necessary and advisable and reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking of the Demised Premises and such reletting; 
 Third, to the payment of Rent and other charges due and unpaid hereunder; and 
 Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease. 
 23.8. All rights, options, and remedies of Landlord contained in this Lease shall be construed and held to be nonexclusive and cumulative. Landlord shall
have the right to pursue any one or all of such rights, options and remedies or any other remedy or relief which may be provided by law, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any
acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified
in said waiver. 
 23.9. All rights, options and remedies of Tenant contained in this Lease shall be construed and held to be nonexclusive
and cumulative. Tenant shall have the right to pursue any one or all of such rights, options and remedies or any other remedy or relief which may be provided by law, whether or not stated in this Lease. No waiver of any default of Landlord hereunder
shall be implied from any omission by Tenant to take any action on account of such default if such default persists or is repeated, and no express waiver of any default of Landlord hereunder shall affect defaults other than as specified in said
waiver. 
 23.10. Termination of this Lease or Tenant’s right to possession by Landlord shall not relieve Tenant from any liability to
Landlord which has theretofore accrued or shall arise based upon events which occurred prior to the last to occur of (i) the date of Lease termination or (ii) the date possession of Demised Premises is surrendered. Termination of this
Lease or by Tenant as specifically permitted herein shall not relieve Landlord from any liability to Tenant which has theretofore accrued or shall arise based upon events which occurred prior to the last to occur of (i) the date of Lease
termination or (ii) the date possession of Demised Premises is surrendered. 
  

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 23.11. Landlord shall not be in default unless Landlord fails to perform obligations required of Landlord
within a reasonable time, but in no event shall such failure to continue be for more than thirty (30) days after written notice by Tenant specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature
of Landlord’s obligation is such that more than thirty (30) days are required for performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently
prosecutes the same to completion. 
 23.12. In the event of any default on the part of Landlord, Tenant will give notice by registered or
certified mail to any beneficiary of a deed of trust or mortgagee of a mortgage covering the Demised Premises and to any landlord of any lease of any building in which the Demised Premises are located whose address shall have been furnished,
provided that Landlord shall have furnished to Tenant in writing the names and addresses of all such Persons who are to receive such notices. Any such beneficiary, mortgagee or landlord shall have thirty (30) days from receipt of such notice
from Tenant to cure the default if the default can be fully cured by the payment of a specific and liquidated amount of money. Any such beneficiary, mortgagee or landlord shall have ninety (90) days from receipt of such notice from Tenant to
cure the default if the default cannot be fully cured by the payment of a specific and liquidated amount of money and possession is not reasonably required to cure the default. In the event possession is reasonably required to cure the default and
unless Tenant shall provided all access necessary to affect a cure, any such beneficiary, mortgagee or landlord shall promptly commence taking steps to obtain possession of the Premises by foreclosure or the judicial appointment of a receiver after
receipt of Tenant’s written notice of the default, and shall thereafter diligently continue to attempt to cure the default within the minimum period of time reasonably required under the circumstances to achieve a cure. 
  

	24.	Assignment or Subletting 

 24.1. Except as hereinafter
provided, Tenant shall not, either voluntarily or by operation of law, directly or indirectly, sell, hypothecate, assign, pledge, encumber or otherwise transfer this Lease, or sublet the Demised Premises or any part thereof, or permit or suffer the
Demised Premises or any part thereof to be used or occupied as work space, storage space, mailing privileges, concession or otherwise by anyone other than Tenant or Tenant’s employees, without the prior written consent of Landlord in each
instance, which consent shall not be unreasonably withheld. 
 24.2. If Tenant is a corporation, the shares of which are not actively traded
upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby twenty-five percent (25%) or more of the issued and outstanding shares of such corporation are, or the voting control is, transferred (but
excepting transfers upon deaths of individual shareholders) from a Person or Persons or entity or entities which were owners thereof at time of execution of this Lease to Persons or entities who were not owners of shares of the 

  

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corporation at time of execution of this Lease shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in Section 24.1
above. 
 24.3. If Tenant desires to assign this Lease to any entity into which Tenant is merged, with which Tenant is consolidated, or which
acquires all or substantially all of the assets of Tenant, provided that the assignee first executes, acknowledges, and delivers to Landlord an agreement whereby the assignee agrees to be bound by all of the covenants and agreements in this Lease
and that the assignee shall have a net worth (determined in accordance with generally accepted accounting principles consistently applied) immediately after such assignment which is at least equal to the net worth (as so determined) of Tenant
immediately prior to the assignment (or as of the date hereof, if greater), then Landlord, upon receipt of proof of foregoing, shall consent to such assignment. 
 24.4. In the event Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Demised Premises, then at least forty-five (45) days, but not more than ninety (90) days,
prior to the Assignment Date, Tenant shall give Landlord the Assignment Notice. Tenant shall also tender to Landlord reasonable attorneys fees and other costs or overhead expenses incurred by Landlord in reviewing Tenants request for such
assignment. In addition to the Assignment Notice, Tenant shall promptly provide Landlord with such other information as Landlord may reasonably require in connection with any proposed assignment or subletting (including, without limitation, an
assignment pursuant to Section 24.3). 
 24.5. With respect to proposed assignments or sublettings where Landlord’s consent is
required, Landlord in making its determination as to whether such consent should be given to a proposed assignment or sublease, may give consideration to the financial strength of such successor (notwithstanding the assignor remaining liable for
Tenant’s performance), any change in use which such successor proposes to make in use of Demised Premises and desire of Landlord to exercise rights under Section 24.10 to obtain cancellation of this Lease. In no event shall Landlord be
deemed to be unreasonable for declining to consent to transfer to a successor of poor reputation, lacking financial qualifications, or seeking change in use. 
  

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 24.6. As conditions precedent to Landlord considering a request by Tenant to Tenant’s transfer of
rights or sharing of the Demised Premises with respect to proposed assignments or sublettings where Landlord’s consent is required, Landlord may require any or all of the following: 
 24.6.1. Tenant shall remain fully liable under this Lease during the unexpired Term; 
 24.6.2. Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease will
not thereby be diminished or reduced. Such evidence shall include, but need not be limited to, evidence respecting the relevant business experience and financial responsibility and status of the third party concerned; 
 24.6.3. Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including, without limitation, reasonable attorneys’ fees,
charges and disbursements incurred in connection with the review, processing and documentation of such request; 
 24.6.4. If Tenant’s
transfer of rights or sharing of the Demised Premises provides for the receipt by, on behalf or on account of Tenant of any consideration of any kind whatsoever (including, but not by way of limitation, a premium rental for a sublease or lump sum
payment for an assignment) in excess of the rental and other charges due Landlord under this Lease, Tenant shall pay all of said excess to Landlord. If said consideration consists of cash paid to Tenant, said payment to Landlord shall be made upon
receipt by Tenant of said cash payment; 
 24.6.5. Written agreement from any third party concerned that in the event Landlord gives such
third party notice that Tenant is in default under this Lease, such third party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability on Landlord except to
credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however that in no event shall Landlord or its
successors or assigns be obligated to accept such attornment; 
 24.6.6. Any such transfer and consent shall be effected on forms reasonably
approved by Landlord as to form and substance; 
 24.6.7. Tenant shall not then be in default hereunder in any respect; 
 24.6.8. Such third party’s proposed use of the Demised Premises shall be the same as Tenant’s permitted use; 
  

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 24.6.9. Landlord shall not be bound by any provision of any agreement pertaining to Tenant’s
transfer of rights or sharing of the Demised Premises unless Landlord becomes a party to such agreement; 
 24.6.10. Any agreement pertaining
to Tenant’s transfer of this Lease or subletting of all or any portion of the Demised Premises shall be in a form acceptable to Landlord in Landlord’s reasonable discretion and any such agreement shall not be modified or amended without
Landlord’s prior written consent, which may be withheld in Landlord’s reasonable discretion. Tenant acknowledges and agrees that Landlord shall be acting reasonably in the event Landlord withholds its consent to any such agreement if, in
the opinion of Landlord’s counsel, the agreement or any portion thereof would be likely to result in Landlord losing its status as a real estate investment trust, as defined in Section 856 of the Internal Revenue Code (as amended).

 24.6.11. Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing Tenant’s transfer of rights
or sharing of the Demised Premises; and 
 24.6.12. A list of Hazardous Materials certified by the proposed sublessee to be true and correct,
which the proposed sublessee intends to use or store in the Demised Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed sublessee takes occupancy of the Demised Premises, all of the items relating to
Hazardous Materials of such proposed sublessee as described in Article 38 below. 
 24.7. Any sale, assignment, hypothecation or transfer of
this Lease or subletting of the Demised Premises that is not in compliance with the provisions of this Article 24 shall be void and shall, at the option of Landlord, terminate this Lease. 
 24.8. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or sublessee of the Demised Premises
from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. 
 24.9. Notwithstanding any subletting or assignment, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due, or to
become due hereunder, and for the full performance of all other terms, conditions, and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant,
or condition thereof, from any other Person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or other transfer of the Demised Premises. 
  

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 24.10. If Tenant delivers to Landlord an Assignment Notice indicating a desire to transfer this Lease to
a transferee other than as provided within Section 24.3 or to a transferee with respect to which Landlord reasonably withholds its consent, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten
(10) days after Landlord’s receipt of the Assignment Notice, to terminate this Lease as of the date specified in the Assignment Notice as the Assignment Date. If Landlord exercises such option, then Tenant shall have the right to withdraw
such Assignment Notice by delivery to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise such option to terminate. In the event Tenant withdraws the Assignment Notice as
hereinabove provided, this Lease shall continue in full force and effect as if such Assignment Notice as hereinabove provided, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date. No failure of Landlord to
exercise any such option to terminate this Lease shall be deemed to be Landlord’s consent to the proposed Assignment, Sublease or other Transfer. 
 24.11. If Tenant shall sublet the Demised Premises or any part, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any subletting
of all or a part of the Demised Premises and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this
Lease; except that, until the occurrence of an act of Default by Tenant, Tenant shall have the right to collect such rent. 
  

	25.	Attorneys’ Fees 

 25.1. Landlord and Tenant shall each
be responsible for all of their respective legal and related costs associated with this Lease and related transaction; provided, however, that Tenant shall not be responsible for Landlord’s legal costs with respect to site acquisition, site
improvements, public approval, and lease and drafting negotiations associated with this Lease and related transaction. 
 25.2. If either
party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be entitled to have and recover from the non-prevailing party reasonable attorneys’ fees, charges and disbursements
and costs of suit. 
  

	26.	Bankruptcy 

 26.1. In the event a debtor, trustee, or
debtor in possession under the Bankruptcy Code, or other Person with similar rights, duties and powers under any other law, proposes to cure any default under this Lease or to assume or assign this Lease, and is obliged to provide adequate assurance
to Landlord that (i) a default will be cured, (ii) Landlord will be compensated for its damages arising from any breach of this Lease, or (iii) future performance under this Lease will occur, then adequate assurance shall include any
or all of the following, as designated by Landlord: 
 26.1.1. Those acts specified in the Bankruptcy Code or other law as included within the
meaning of adequate assurance, even if this Lease does not concern a shopping center or other facility described in such laws; 
  

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 26.1.2. A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising
directly from a breach of this Lease; 
 26.1.3. A cash deposit in an amount at least equal to the Security Deposit as referenced in 2.1.9
originally required at time of execution of this Lease. 
 26.1.4. The assumption or assignment of all of Tenant’s interest and
obligations under this Lease. 
  

	27.	Estoppel Certificate 

 Each of Tenant and Landlord shall,
within ten (10) days of written notice from the other party hereto, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit “H” with the blanks filled in with respect to any
estoppel to be executed by Tenant, and on any other form reasonably requested by a proposed lender, purchaser, assignee, subtenant or transferee of Landlord or Tenant, (i) 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 so modified is in full force and effect) and the dates to which the rental and other charges are paid in advanced, if any, (ii) acknowledging that there
are not, to such party’s knowledge, any uncured defaults on the part of the other party hereunder, or specifying such defaults if any are claimed and (iii) setting forth such further information with respect to this Lease or the Demised
Premises or the Project as may be reasonably requested thereon. Any such statement may be relied upon by any prospective assignee, subtenant, transferee, purchaser or encumbrancer of all or any portion of the Lease or the real property of which the
Demised Premises are a part. Failure to deliver such statement within such time shall, at the option of the requesting party, constitute a default under this Lease, and, in any event, shall be conclusive upon the non-requesting party that the Lease
is in full force and effect and without modification except as may be represented by the requesting party in any certificate prepared and delivered for execution. 
  

	28.	Joint and Several Obligations 

 28.1. If more than one
Person or entity executes this Lease as Tenant, 
  

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 28.1.1. Each of them is jointly and severally liable for the keeping, observing and performing of all of
the terms, covenants, conditions, provisions and agreements of this Lease to be kept, observed and performed by Tenant, and 
 28.1.2. The
term “Tenant” as used in this Lease shall mean and include each of them jointly and severally. The act of, notice from, notice to, refund to, or the signature of, any one or more of them, with respect to the tenancy of this Lease,
including, but not limited to, any renewal, extension, expiration, termination or modification of this Lease, shall be binding upon each and all of the Persons executing this Lease as Tenant with the same force and effect as if each and all of them
had so acted, so given or received such notice or refund or so signed. 
  

	29.	Definition of Landlord; Limitation of Landlord’s Liability 

 29.1. The term “Landlord” as used in this Lease, so far as covenants or obligations on the part of Landlord are concerned, shall be limited to mean and include only Landlord or the successor-in-interest of Landlord under this
Lease at the time in question. In the event of any transfer, assignment or the conveyance of Landlord’s title or leasehold, the Landlord herein named (and in case of any subsequent transfers or conveyances, the then grantor) shall be
automatically freed and relieved from and after the date of such transfer, assignment or conveyance, of all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without
further agreement, the transferee of such title or leasehold shall be deemed to have assumed and agreed to observe and perform any and all obligations of Landlord hereunder, during its ownership or ground lease of the Demised Premises. Landlord may
transfer its interest in the Demised Premises or this Lease without the consent of Tenant and such transfer or subsequent transfer shall not be deemed a violation on the part of Landlord or the then grantor of any of the terms or conditions of this
Lease. Landlord shall promptly notify Tenant in writing of any transfer of any portion of Landlord’s interest under this Lease. No transfer by Landlord of its interest in the Demised Premises or this Lease shall be deemed to release Landlord
from any obligations to Tenant arising prior to such transfer. 
 29.2. If Landlord is in default of this Lease, and as a consequence, Tenant
recovers a money judgment against Landlord, the judgment shall be satisfied only out of the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building or Land, and out of rent or
other income from such real property receivable by Landlord or out of the consideration received by Landlord from the sale, financing, refinancing, or other disposition of all or any part of Landlord’s right, title, and interest in the Building
or Land. 
 29.3. Except as provided in Section 29.2, Landlord shall not be personally liable for any deficiency. If Landlord is a
partnership or joint venture, the partners of such partnership shall not be personally liable and no partner of Landlord shall be sued or named as a party in 

  

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any suit or action or service of process be made against any partner of Landlord except as may be necessary to secure jurisdiction of the partnership or
joint venture. If Landlord is a corporation, the shareholders, directors, officers, employees, and/or agents of such corporation shall not be personally liable and no shareholder, director, officer, employee or agent of Landlord shall be sued or
named as a party in any suit or action or service of process made against any shareholder, director, officer, employee or agent of Landlord. If Landlord is a limited liability company, the members of such limited liability company shall not be
personally liable and no member of Landlord shall be sued or named as a party in any suit or action or service of process be made against any member of Landlord except as may be necessary to secure jurisdiction over Landlord. No partner, member,
shareholder, director, employee, or agent of Landlord shall be required to answer or otherwise plead to any service of process and no judgment will be taken or writ of execution levied against any partner, shareholder, director, employee or agent of
Landlord. 
 29.4. Each of the covenants and agreements of this Article 29 shall be applicable to any covenant or agreement either expressly
contained in this Lease or imposed by statute or by common law and shall survive the termination of this Lease. 
  

	30.	Project Control by Landlord 

 30.1. Subject to
Section 40.2, Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s rights under this Lease or enjoyment of the Demised Premises. This reservation includes but is not limited to the
right of Landlord to expand the Project, to subdivide the Project, to convert the Building and or other buildings within the Project to condominium units, to grant easements and licenses to others, and to maintain or establish ownership of the
Building separate from fee title to land on which the Building is located. 
 30.2. Tenant shall, should Landlord so request, promptly join
with Landlord in execution of such documents as may be reasonably appropriate to assist Landlord to implement any such action provided Tenant need not execute any document which is of nature wherein liability is created in Tenant or if by reason of
the terms of such document, Tenant will be deprived of the quiet enjoyment and use of the Demised Premises as granted by this Lease or Tenant’s rights hereunder will be impaired. 
 30.3. Subject to Section 40.2, Landlord may, at any and all reasonable times during non-business hours or during business hours, and upon reasonable
advance notice (provided that no time restrictions shall apply or advance notice need be given if an emergency necessitates an immediate entry), enter the Demised Premises to (a) inspect the same and to determine whether Tenant is in compliance
with its obligations hereunder, (b) supply any service Landlord is required to provide hereunder, (c) show the Demised Premises to prospective lenders, insurers, investors, purchasers or, during the last two (2) years of the Term,
tenants, (d) post notices of nonresponsibility, (e) access the telephone equipment, 

  

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electrical substations and fire risers, and (f) alter, improve or repair any portion of the Building other than the Demised Premises, but for which
access to the Demised Premises is necessary. In connection with any such alteration, improvement or repair, Landlord may erect in the Demised Premises or elsewhere in the Building or the Project scaffolding and other structures reasonably required
for the work to be performed. In no event shall Tenant’s Rent abate as a result of any such entry or work; provided, however, that all such work shall be done in such a manner as to cause as little interference to Tenant as reasonably possible.
Landlord shall at all times retain a key with which to unlock all of the doors in the Demised Premises subject to Tenant’s rights to establish “secure” areas pursuant to Section 10.8. If an emergency necessitates immediate access
to the Demised Premises, Landlord may use whatever force is necessary to enter the Demised Premises and any such entry to the Demised Premises shall not constitute a forcible or unlawful entry to the Demised Premises, a detainer of the Demised
Premises, or an eviction of Tenant from the Demised Premises, or any portion thereof. 
 30.4. Landlord further reserves the right to combine
the Project with any other project in the area of the Project and owned by Landlord or its affiliates. In the event Landlord elects to combine the Project, (i) the definition of Project as used herein, shall be deemed to include all of land on
which the other project(s) is located, all of the buildings located thereon and all landscaping, parking facilities and other improvements and appurtenances related thereto, including, without limitation, driveways, sidewalks, parking areas, and
landscaped areas, and (ii) the definitions of Rentable Area of the Project, Tenant’s Pro Rata Share of Project, and Project Common Areas shall be revised to reflect the inclusion of such other project(s); provided, however, that there
shall be no net increase in Tenant’s Pro Rata Share of Project Operating Expenses resulting solely as a result of the combination of the Project with any other project. 
  

	31.	Quiet Enjoyment 

 So long as Tenant is not in Default,
Landlord covenants that Landlord or anyone acting through or under Landlord will not disturb Tenant’s occupancy of the Demised Premises except as permitted by the provisions of this Lease, and Tenant shall have the benefit of quiet enjoyment of
the Demised Premises. 
  

	32.	Quitclaim Deed 

 Tenant shall execute and deliver to
Landlord on the expiration or termination of this Lease, immediately on Landlord’s request, in recordable form, a quitclaim deed to the Demised Premises or such other documentation reasonably requested by Landlord evidencing termination of this
Lease. Concurrently with the delivery to Landlord of such executed quitclaim deed, Landlord shall deliver to Tenant written confirmation of the termination of this Lease. 
  

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	33.	Rules and Regulations 

 Tenant shall faithfully observe and
comply with the Rules and Regulations and all reasonable and nondiscriminatory modifications thereof and additions thereto from time to time put into effect by Landlord. Landlord agrees to enforce the Rules and Regulations in a nondiscriminatory
manner against all the tenants of the Project. Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee or invitee thereof of any of said Rules and Regulations. 
  

	34.	Subordination and Attornment 

 34.1. This Lease shall be
subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or hereafter in force against the Project and the Building and to all advances made or hereafter to be made upon the security thereof
without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such subordination provided that Tenant receives a non-disturbance agreement from any such mortgagee, beneficiary or landlord in
substantially the same form as Exhibit “J” attached hereto (the “Nondisturbance Agreement”). 
 34.2. Provided that
Tenant receives the Nondisturbance Agreement, Tenant shall execute and deliver upon demand such further instrument or instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in
which Landlord is tenant as may be required by Landlord. However, if any such mortgagee, beneficiary or Landlord under lease wherein Landlord is tenant so elects, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust
upon or including the Demised Premises regardless of date and Tenant will execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section within ten
(10) days after written request therefor, Tenant hereby constitutes and appoints Landlord or its special attorney-in-fact to execute and deliver any such document or documents in the name of Tenant. Such power is coupled with an interest and is
irrevocable. 
 34.3. Provided that Tenant receives the Nondisturbance Agreement, in the event any proceedings are brought for foreclosure,
or in the event of the exercise of the power of sale under any mortgage or deed of trust made by the Landlord covering the Demised Premises, the Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon
any such foreclosure or sale and recognize such purchaser as the Landlord under this Lease so long as such purchaser recognizes Tenant as tenant under this Lease and such purchaser agrees to perform all of Landlord’s duties and obligations
hereunder arising from and after the date of such foreclosure or sale. 
  

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	35.	Surrender 

 35.1. No surrender of possession of any part of
the Demised Premises shall release Tenant from any of its obligations hereunder unless accepted by Landlord. 
 35.2. The voluntary or other
surrender of this Lease by Tenant shall not work a merger, unless Landlord consents and shall, at the option of Landlord, operate as an assignment to it of any or all subleases or subtenancies. 
 35.3. The voluntary or other surrender of any ground or underlying lease that now exists or may hereafter be executed affecting the Building or Project,
or a mutual cancellation, thereof, or of Landlord’s interest therein, shall not work a merger and shall, at the option of the successor of Landlord’s interest in the Building or Project, operate as an assignment of this Lease. 

35.4. Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Demised Premises to Landlord broom clean and free of debris
and with all licenses, permits and similar items which restrict or affect the use of the Demised Premises released and fully terminated and, subject to Article 16, with all of Tenant’s Personal Property and effects removed therefrom; with all
alterations, improvements and fixtures required by Landlord to be removed from the Demised Premises actually removed and all damage as a result of or caused by such removal repaired. 
  

	36.	Waiver and Modification 

 No provision of this Lease may be
modified, amended or added to except by an agreement in writing. The waiver by Landlord or Tenant of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of the same or any other
term, covenant or condition herein contained. 
  

	37.	Waiver of Jury Trial and Counterclaims 

 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 DEMISED PREMISES, AND OR ANY CLAIM OF INJURY OR DAMAGE. 
  

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	38.	Hazardous Materials 

 38.1. Prohibition/Compliance. Tenant
shall not cause or permit any Hazardous Material (as hereinafter defined) to be brought upon, kept or used in or about the Demised Premises, the Building or the Project in violation of applicable law by Tenant, its agents, employees, contractors or
invitees. If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials results in contamination of the Demised Premises, the Building, the Project or any adjacent property, or if contamination of the
Demised Premises, the Building, the Project or any adjacent property by Hazardous Material otherwise occurs during the term of this Lease or any extension or renewal hereof or holding over hereunder which is caused by any act or omission of Tenant
or its agents, employees or contractors, then Tenant shall indemnify, defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all claims, judgments, damages (other than special or speculative
damages), penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the Demised Premises, the Building or any portion of the Project, damages for the loss or restriction on use of rentable or usable space
or of any amenity of the Demised Premises, the Building or the Project, damages arising from any adverse impact on marketing of space in the Demised Premises, the Building or the Project, and sums paid in settlement of claims, reasonable
attorneys’ fees, reasonable consultant fees and expert fees) which arise during or after the Lease term as a result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection
with any investigation of site conditions or any cleanup, remedial, removal, or restoration work required by any federal, state or local governmental agency or political subdivision because of Hazardous Material present in the air, soil or ground
water above on or under the Demised Premises which is caused by any act or omission of Tenant or its agents, employees or contractors. Without limiting the foregoing, if the presence of any Hazardous Material on the Demised Premises, the Building,
the Project or any adjacent property, caused or permitted by Tenant results in any contamination of the Demised Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense as are necessary
to return the Demised Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall
not unreasonably be withheld, delayed or conditioned so long as such actions would not potentially have any material adverse long-term or short-term effect on the Demised Premises, the Building or the Project. Landlord shall not cause or permit any
Hazardous Material (as hereinafter defined) to be brought upon, kept or used in or about the Demised Premises, the Building, the Land or the Project in violation of applicable law. Landlord agrees to remove or relocate, as and to the extent required
by the Maryland Department of the Environment, at Landlord’s expense prior to the Term Commencement Date, all existing ground water monitoring wells located at the Project. Landlord shall, prior to acquisition of the Project, apply to the
Environmental Protection Agency to have the Project removed from the RCRA generator data base, and shall thereafter diligently prosecute such application to completion. 
  

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 38.2. Business. Landlord acknowledges that it is not the intent of this Article 38 to prohibit Tenant
from operating its business as described in Section 2.1.10. Tenant may operate its business according to the custom of the industry so long as the use or presence of Hazardous Material is in compliance with all applicable governmental
requirements. 
 38.2.1. As a material inducement to Landlord to allow Tenant to use Hazardous Material in connection with its business,
Tenant agrees to deliver to Landlord prior to the Term Commencement Date the Hazardous Material List which shall then be attached as Exhibit “K”. 
 38.2.2. As a material inducement to Landlord to allow Tenant to use Hazardous Material in connection with its business, Tenant agrees to deliver to Landlord true and correct copies of the following documents (the
“Documents”) relating to the handling, storage, disposal and emission of Hazardous Material prior to the Term Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to a governmental agency:
permits; approvals; material reports and correspondence; written storage and management plans, notice of violations of any laws; plans relating to the installation of any storage tanks to be installed in or under the Building or the Project
(provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents
required by any and all federal, state and local governmental agencies and authorities for any storage tanks installed in, on or under the Building or the Project for the closure of any such tanks. Tenant is not required, however, to provide
Landlord with any portion(s) of the Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Material or hazardous activities. Landlord shall not disclose the Documents to any
third- parties other than Landlord’s agents, employees, contractors, consultants, attorneys, lenders (if any), insurers, investment bankers, investors, or to such parties as required by law, provided that Landlord shall inform all Persons
receiving such information from Landlord of the confidentiality requirement and in the event that Tenant so requests, Landlord shall obtain their undertaking as to confidentiality in a form reasonably acceptable to Tenant prior to disclosing the
same. Notwithstanding anything to the contrary set forth in this Section 38.2.2, Tenant is not required to provide Landlord with information which could be detrimental to Tenant’s business should such information become possessed by
Tenant’s competitors or by other third parties (but only to the extent such information is not otherwise required by applicable law to be disclosed by Tenant with respect to such third parties). 
 38.2.3. Tenant shall deliver to Landlord an updated Hazardous Material List at least once a year and shall also deliver an updated list before any new
Hazardous Material is brought onto the Demised Premises. 
  

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 38.2.4. Neither Landlord nor Tenant shall install any underground storage tanks on the Land without the
prior written consent of the other party hereto, which consent may be withheld in such party’s sole and absolute discretion. 
 38.3.
[Intentionally omitted.] 
 38.4. Testing. At any time, and from time to time, prior to the expiration or earlier termination of the Term,
Landlord shall have the right to conduct appropriate tests of the Demised Premises, Building and Project to demonstrate that contamination has occurred as a result of Tenant’s use of the Demised Premises. Tenant shall be solely responsible for
and shall defend, indemnify and hold the Landlord, its agents and contractors harmless from and against any and all claims, costs and liabilities including actual attorneys’ fees, charges and disbursements, arising out of or in connection with
any removal, clean up, restoration and materials required hereunder to return the Demised Premises and any other property of whatever nature to their condition existing prior to the time of any such contamination to the extent caused by Tenant or
its agents, employees or contractors. Tenant shall pay for the cost of the tests of the Demised Premises. 
 38.5. Underground Tanks. If
underground or other storage tanks storing Hazardous Materials are located on the Demised Premises or are hereafter placed on the Demised Premises by at the request of or for the benefit of Tenant, Tenant shall monitor the storage tanks, maintain
appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required under all applicable local, state and federal laws and regulations, as they now
exist or may hereafter be adopted or amended, including, without limitation, Code of Maryland Regulations, title 26, subtitle 10, chapters 2 through 12. As of the Term Commencement Date, no underground storage tanks shall exist on the Land or within
the Project unless consented to in writing by Tenant, which consent shall not be unreasonably withheld with respect to the Project. Landlord shall provide all closure reports if required and issued by the Maryland Department of the Environment for
the tanks closed and removed on or before the Term Commencement Date. From and after the Term Commencement Date, Landlord, at Landlord’s expense, shall remove, or cause to be removed, or cause to be brought into compliance with all applicable
laws any underground storage tanks located on the Project not installed by or at the request of Tenant. 
 38.6. Indemnification. Tenant
hereby indemnifies and agrees to defend, hold and save Landlord harmless from and against all claims arising from Tenant’s improper use, handling, or storage of Hazardous Materials at the Project. However, Tenant shall not be responsible for
existing contamination at the Project, if any, and Tenant shall not have any obligation, responsibility, or liability to Landlord for removing any Hazardous Materials released or disposed of or otherwise introduced to the Project by any other
tenants of the Project or by Landlord or Landlord’s employees, contractors, or agents or any other party, other than Tenant’s employees, agents or contractors. Landlord hereby indemnifies and agrees 

  

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to defend, hold and save Tenant harmless from and against all actions, damages, judgments, claims demands, and expenses (including counsel fees) incurred by
Tenant as a result of or in connection with any Hazardous Materials (i) existing at the Project prior to the Term Commencement Date unless caused by Tenant, its agents, employees, or contractors and (ii) that are not released or disposed
of or otherwise introduced to the Project by Tenant or Tenant’s employees, agents, or contractors. Landlord shall provide Tenant with a baseline Phase I Environmental Site Assessment of the Project describing existing environmental conditions
certified in favor of Tenant upon Landlord’s receipt of such Phase I Environmental Site Assessment. 
 38.7. Survival. Landlord’s
and Tenant’s obligations under this Article 38 shall survive the expiration or earlier termination of the Lease. During any period of time employed by Tenant or Landlord after the termination of this Lease to complete the removal from the
Demised Premises of any such Hazardous Materials released or disposed of or otherwise introduced by Tenant or Tenant’s employees, agents, or contractors and the release and termination of any licenses or permits restricting the use of the
Demised Premises issued to Tenant or to Landlord at Tenant’s request, Tenant shall continue to pay the full Rent in accordance with this Lease, which Rent shall be prorated daily. 
  

	39.	Right to Extend Term. 

 Tenant shall have the right to
extend the term of this Lease upon the following terms and conditions: 
 39.1. Tenant shall have two (2) consecutive rights (each, an
“Extension Right”) to extend the term of this Lease for five (5) years each (each, an “Extension Term”) on the same terms and conditions as the Lease. During any Extension Term, Annual Base Rent and Improvement Rent shall be
payable at 102.5% of the Annual Base Rent and Improvement Rent payable on the date immediately preceding the commencement of such Extension Term. Annual Base Rent and Improvement Rent shall be adjusted on the commencement of each Extension Term and
on each one (1) year anniversary of the commencement of such Extension Term in accordance with Section 5.1.3. 
 39.2. Extension
Rights are personal to Digene Corporation and any entity referred to in Section 24.3, and are not assignable separate and apart from this Lease. 
 39.3. Except as otherwise provided herein, Extension Rights are conditional upon Tenant giving Landlord written notice of its election to exercise each Extension Right at least one (1) year prior to the end of
the expiration of the initial term of the Lease or the expiration of any Extension Term. 
 39.4. Notwithstanding anything set forth above to
the contrary, Extension Rights shall not be in effect and Tenant may not exercise any of the Extension Rights: 
 39.4.1. during any period of
time that Tenant is in default under any provision of this Lease; or 
  

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 39.4.2. if Tenant has been in default under any provision of this Lease three (3) or more times,
whether or not the defaults are cured, during the twelve (12) month period immediately prior to the date that Tenant intends to exercise an Extension Right, whether or not the defaults are cured. 
 39.5. The period of time within which any Extension Right may be exercised shall not be extended or enlarged by reason of the Tenant’s inability to
exercise the Extension Right because of the provisions of Section 39.4 above. 
 39.6. The Extension Right shall terminate and be of no
further force or effect even after Tenant’s due and timely exercise of an Extension Right, if, after such exercise, but prior to the commencement date of an Extension Term, (1) Tenant fails to timely cure any default by Tenant under this
Lease; or (2) Tenant has defaulted three (3) or more times during the period from the date of the exercise of an Extension Right to the date of the commencement of the Extension Term, whether or not such defaults are cured. In the event
the Extension Right terminates pursuant to this Section 39.6, the Lease shall terminate on the Term Expiration Date or the expiration of the then applicable Extension Term, if any, as applicable. 
  

	40.	Miscellaneous. 

 40.1. Notice Upon Intent to Sell. In the
event that Landlord shall desire to sell all or any portion of the Building or the Project, Landlord shall deliver to Tenant written notice of Landlord’s intent to sell such property not less than ten (10) days prior to publicly marketing
the property. 
 40.2. FDA Rules and Regulation. Notwithstanding anything to the contrary set forth herein, nothing in this Lease shall be
construed to require Tenant to violate any Federal Drug Administration rule or regulation applicable to Tenant or the Demised Premises and all obligations of Tenant and all rights of Landlord hereunder shall be subject to any Federal Drug
Administration rule or regulation applicable to Tenant or the Demised Premises; provided, however, that Tenant shall deliver to Landlord copies of any applicable rule, regulation or correspondence of the Federal Drug Administration with respect to
any noncompliance of Tenant with this Lease necessitated by such rule, regulation or correspondence. 
 40.3. Real Estate Investment Trust.
Notwithstanding anything to the contrary set forth herein, nothing in this Lease shall be construed to require Landlord to take any action or fail to take any action if, in the opinion of Landlord’s counsel, a copy of which shall be provided to
Tenant, such action or inaction would be likely to result in Landlord losing its status as a real estate investment trust, as defined in Section 856 of the Internal Revenue Code (as amended). 
  

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 40.4. Terms and Headings. Where applicable in this Lease, the singular includes the plural and the
masculine or neuter includes the masculine, feminine and neuter. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
 40.5. Examination of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for
lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 
 40.6. Time. Time is of
the essence with respect to the performance of every provision of this Lease. 
 40.7. Covenants and Conditions. Each provision of this Lease
performable by Tenant and Landlord shall be deemed both a covenant and a condition. 
 40.8. Consents. Whenever consent or approval of either
party is required, that party shall not unreasonably withhold, delay or condition such consent or approval, except as may be expressly set forth to the contrary. 
 40.9. Entire Agreement. The terms of this Lease are intended by the parties as a final expression of their agreement with respect to the terms as are included herein, and may not be contradicted by evidence of any
prior or contemporaneous agreement. The Basic Lease Provisions, general provisions, Work Letter and Exhibits all constitute a single document and are incorporated herein. 
 40.10. Severability. Any provision of this Lease which shall provide to be invalid, void, or illegal in no way affects, impairs or invalidates any other provision hereof, and such other provisions shall remain in full
force and effect. 
 40.11. Recording. Landlord shall not record this Lease or any short form memorandum hereof without the consent of Tenant
which may be withheld in Tenant’s sole discretion, except that no consent shall be required if such recording is mandated by applicable law. If Tenant grants its consent to such recordation or if such recordation is mandated by law, Tenant
shall be responsible for the cost of recording this Lease or any Memorandum of Lease, including any transfer or other taxes incurred in connection with said recordation. 
 40.12. Impartial Construction. The language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 
 40.13. Inurement. Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon
the parties hereto and their respective heirs, legatees, devisees, executors, administrators, successors, assigns, sublessees, 

  

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or any Person who may come into possession of said Demised Premises or any part thereof in any manner whatsoever. Nothing in this Section 40.13
contained shall in any way alter the provisions against assignment or subletting in this Lease provided. 
 40.14. Notices. Any notice,
consent, demand, bill, statement, or other communication required or permitted to be given hereunder must be in writing and may be given by personal delivery and shall be deemed given when received or by reputable overnight courier and shall be
deemed given one business day after the date on such courier’s receipt of mailing addressed to Tenant at the Demised Premises, or to Tenant or Landlord at the addresses shown in Section 2.1.11. Either party may, by notice to the other
given pursuant to this Section, specify additional or different addresses for notice purposes. 
 40.15. Maryland Jurisdiction. This Lease
has been negotiated and entered into in the State of Maryland and shall be governed by, construed and enforced in accordance with the laws of the State of Maryland, applied to contracts made in Maryland for Maryland domiciliaries to be wholly
performed in Maryland. 
 40.16. Authority. That individual or those individuals signing this Lease guarantee, warrant and represent that
said individual or individuals have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, joint venturers or other organizations and/or entities on whose behalf said individual
or individuals have signed. 
 40.17. Guaranty. Certain of the obligations of Landlord hereunder have been guaranteed by Alexandria Real
Estate Equities, Inc., a Maryland corporation (“ARE”) pursuant to that certain Performance Guaranty Agreement of even date herewith (the “Guaranty”) in favor of Digene Corporation. As provided therein, the Guaranty expires on the
first anniversary following Substantial Completion and is personal to Digene Corporation and the entities referred to in Section 24.3. 
  

	41.	Defined Terms 

 As used in this Lease, the following terms
have the meaning defined in this Section 41. 
 41.1. “ADA” refers to the Americans With Disabilities Act, 42 U.S.C. Sec.
12101, et seq., together with regulations promulgated pursuant thereto. 
 41.2. “Assignment Date” shall mean the date on which
Tenant desires a proposed assignment or sublease of the Demised Premises to be effective. 
 41.3. “Assignment Notice” shall mean a
notice containing information (including references) concerning the character of the proposed assignee or sublessee, the Assignment Date, any ownership or commercial relationship between Tenant and the proposed assignee or sublessee, and the
consideration and all other material terms and conditions of the proposed assignment or sublease. 
  

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 41.4. “BOMA Standard” shall mean the 1996 Standard Method for Measuring Floor Area in Office
Buildings as adopted by the Building Owners and Managers Association. 
 41.5. [Intentionally Omitted]. 
 41.6. [Intentionally Omitted]. 
 41.7.
“Expansion Space” shall mean rentable space, if any, in other buildings in the Project which Landlord may, but shall have no obligation to, construct from time to time. 
 41.8. “Force-Majeure Delays” shall mean delays due to strikes, lockouts, acts of God, enemy action, war, civil commotion, action or inaction by
any governmental agency or office not resulting from the failure of either party hereto to timely comply with all procedures required by such agency or office (including, without limitation, the failure of either party hereunder to receive
applicable governmental approvals or permits), casualty, weather conditions and the inability to obtain labor or materials as a result of any of the foregoing. 
 41.9. “Hazardous Material” shall mean any pollutant, contaminant, hazardous or toxic substance, material or waste, including, without limitation, those that are or become regulated by any local governmental
authority, the State of Maryland, or the United States government. The term “Hazardous Material” includes, without limitation, any material or substance which is (i) designated as a “hazardous substance” pursuant to
Section 311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (ii) defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conversation and Recovery Act, 42 U.S.C.
Section 6901, et. seq. (42 U.S.C. Section 6903), (iii) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. Section 9601
et. seq. (42 U.S.C. Section 9601), (iv) defined as “oil” pursuant to Section 4-401(g) of the Maryland Environmental Code Annotated (1993), or (v) designated as “hazardous substance” or “hazardous
waste” pursuant to Maryland Environmental Code Ann., Title 7, Subtitle 2 (1993), all as amended from time to time and together with the rules and regulations promulgated thereunder. 
 41.10. “Hazardous Materials List” shall mean a list identifying each type of Hazardous Material to be present on the Demised Premises and
setting forth any and all governmental approvals or permits required in connection with the presence of such Hazardous Materials on the Demised Premises. 
 41.11. “Improvement Rent” shall mean the amount determined in accordance with Section 5.3. 
  

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 41.12. [Intentionally Omitted.] 
 41.13. [Intentionally Omitted.] 
 41.14.
“Landlord’s Work” shall have the meaning set forth in the Work Letter. 
 41.15. “Person” shall mean an individual,
partnership, corporation, limited liability company or any other legally existing entity. 
 41.16. “Project Architect” shall have
the meaning ascribed to such term in the Work Letter. 
 41.17. “Project Common Areas” shall mean all portions of the Project which
are for the non-exclusive use of tenants of the buildings at the Project as shown on the site plan attached as Exhibit “C”. 
 41.18. “Rentable Area” shall mean the total of rentable area calculated in accordance with BOMA Standard. 
 41.19.
“Rules and Regulations” shall mean the rules and regulations adopted by Landlord and attached hereto as Exhibit “I” and to other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in
its discretion. 
 41.20. “Substantially Complete(d)” and “Substantial Completion” shall mean latest of (i) the date
of issuance of a temporary certificate of occupancy for the Demised Premises subject only to such minor work as would not unreasonably interfere with Tenant’s occupancy and use of the Demised Premises for the purposes for which it is to be
used, (ii) the date Tenant receives a Certificate of Substantial Completion in the form of the American Institute of Architects document G704 executed by the Project Architect and the TI Architect and the General Contractor (as required by and
defined in the Work Letter addressed to Tenant), and (iii) the date the Land constitutes a legally subdivided parcel assessed for tax purposes separate and apart from the remainder of the Project; provided, however, that validation by the
Federal Drug Administration or other similar governmental licensing of the Demised Premises for Tenant’s use shall in no event be deemed a condition to Substantial Completion. 
 41.21. “Target Term Commencement Date” shall mean August 1, 1999. 
 41.22. “Tenant-Caused Delays” shall mean, collectively, delays caused by (i) Tenant’s requests for Changes (as defined in the Work
Letter), (ii) Tenant’s failure to timely comply with any of Tenant’s obligations under the Work Letter, including, without limitation, failure to timely review and approve any documents which Tenant has an obligation to review and
approve, and (iii) any other delay which is deemed to be a Tenant-Caused Delay under this Lease or the Work Letter. 
  

 -63- 

 41.23. “Tenant Improvement Allowance” shall mean Tenant’s allowance of $25.00 per square
foot of Rentable Area, subject to increase pursuant to Section 4.10. 
 41.24. “Tenant Improvements” has the meaning set forth
in the Work Letter. 
 41.25. “Tenant’s Work” shall have the meaning ascribed to such term in the Work Letter 
 41.26. “Tenant’s Pro Rata Share of Building” shall mean one hundred percent 100%. 
 41.27. “Tenant’s Pro Rata Share of Project” shall mean a fraction, the numerator of which is the Rentable Area of the Demised Premises and
the numerator of which is the Rentable Area of the Project, subject to the terms of Section 6.6. 
 41.28. “Termination
Amount” shall mean an amount equal to the present value of all Annual Base Rent, Improvement Rent and Additional Rent anticipated to come due to during the period from the fifth anniversary of the Effective Date through the Term Expiration Date
(had the Lease not been terminated), computed at an eight percent (8%) per annum discount rate compounded monthly. 
 41.29.
“Usable Area” shall mean the usable area calculated in accordance with the BOMA Standard. 
 41.30. “Work Letter” shall
mean the work letter attached hereto as Exhibit “E”. 
  

 -64- 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above written.

  

					
	“TENANT”
	
	 DIGENE CORPORATION,
 a Delaware corporation

			
	By:	 		 	 /s/ Charles M. Fleischman

	Its:	 		 	CFO & COO
	
	“LANDLORD”
	
	 ARE-METROPOLITAN GROVE I, LLC.
 a Delaware
limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership, managing member

			
		 	By:	 	 ARE-QRS CORP.,
 a Maryland corporation, general
partner

			
		 	By:	 	 /s/ Alan D. Gold

		 	Its:	 	President

  

 -65- 

 EXHIBITS/SCHEDULES 
  

			
	Exhibit “A”	 	Land
		
	Exhibit “B”	 	Demised Premises
		
	Exhibit “C”	 	Project
		
	Exhibit “D”	 	Acknowledgment of Term Commencement Date
		
	Exhibit “E”	 	Work Letter
		
	Exhibit “F”	 	Acknowledgment of Rentable Area and Pro Rata Share
		
	Exhibit “G”	 	Tenant Property
		
	Exhibit “H”	 	Estoppel Certificate
		
	Exhibit “I”	 	Rules and Regulations
		
	Exhibit “J”	 	Subordination, Nondisturbance and Attornment Agreement
		
	Exhibit “K”	 	Hazardous Materials List
		
	Schedule 1	 	Milestone Events and Dates

  

 -66-4th Amendment to Lease

 Exhibit 4.4 
 FOURTH AMENDMENT TO LEASE 
 THIS FOURTH AMENDMENT TO LEASE (the “Fourth Amendment”),
is made as of November 15, 2005 (the “Effective Date”), by and between ARE-METROPOLITAN GROVE I, LLC, a Delaware limited liability company (“Landlord”), and DIGENE CORPORATION, a Delaware corporation
(“Tenant”). 
 RECITALS  
 A. Pursuant to that certain Lease dated as of March 2, 1998, by and between Landlord and Tenant, as amended by that certain First Amendment to Lease and Work Letter, dated June 30, 1998, as further
amended by that certain Second Amendment to Lease and Work Letter, dated as of July 7, 1999, and as further amended by that certain Third Amendment to Lease Agreement (the “Third Amendment”), dated October 31, 2001 (as
amended, the “Lease”), Landlord leased to Tenant that certain premises (the “Original Demised Premises”) located within the building (the “Building”) at 1201 Clopper Road, Gaithersburg, Maryland
(with the Land, as defined in the Lease, the “Property”) and more particularly described in the Lease. The Property is part of the “Project” known as Alexandria Technology Center—Gaithersburg I, more
particularly described in the Lease. Capitalized terms used but not defined herein shall have the meanings ascribed to them in the Lease. 
 B. The Original Demised Premises initially comprised 92,990 rentable square feet, but has been expanded to increase its size by 17,435 rentable square feet (the “First Expansion”), for a total of 110,425 rentable
square feet, but Annual Base Rent under the Lease is calculated as if the Original Demised Premises comprised 120,100 rentable square feet. As used in this Fourth Amendment, the Original Demised Premises shall be deemed to include the First
Expansion. 
 C. Tenant desires to expand the Original Demised Premises by constructing two additions to the Building which will
comprise, in the aggregate, approximately 33,160 additional rentable square feet. The first addition shall be located at the north end of the Building and will contain two stories of approximately 22,570 rentable square feet, in the aggregate, (the
“North Expansion”), and the second addition shall be located at the east end of the Building and shall contain two stories of approximately 10,590 rentable square feet, in the aggregate (the “East Expansion”) (the
North Expansion and the East Expansion collectively, the “Expansion Space”). 
 D. Landlord and Tenant desire to amend
the Lease to, among other things, permit Tenant to construct the Expansion Space, and to add the Expansion Space to the Original Demised Premises demised under the Lease. 
 AGREEMENT  
 Now, therefore, the parties hereto agree that the Lease is amended as follows:

 1. Demising of Expansion Space. As of the Effective Date, Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Expansion Space, and the Original 

 
Demised Premises shall be deemed modified to include the Expansion Space. The Expansion Space is more fully described on Exhibit A
attached hereto and incorporated herein. The Original Demised Premises, as expanded to include the Expansion Space, shall for purposes of the Lease be deemed to mean the “Demised Premises”. The Expansion Space comprises 33,160
rentable square feet, and Annual Base Rent for the Expansion Space, the Shell Allowance, and the Additional TI Allowance shall be calculated as if the Expansion Space comprised 33,160 rentable square feet, subject to a one time remeasurement of the
Expansion Space as set forth below in this Section 1. As of the Effective Date, the Demised Premises shall be deemed to comprise 143,585 rentable square feet (calculated as 92,990 rentable square feet originally demised, plus 17,435 rentable
square from the First Expansion, plus 33,160 rentable square feet of the Expansion Space). Upon Substantial Completion of the Expansion Space, Landlord shall cause the TI Architect (as defined in the Expansion Space Work Letter, attached hereto) to
remeasure the Expansion Space in accordance with current BOMA standards for single tenant properties (the “Remeasurement”). The cost of the Remeasurement shall be paid from the TI Fund, as defined in Section 6 of the Expansion
Space Work Letter attached hereto. The results of the remeasurement by the TI Architect shall be conclusive between the parties, and if necessary, the calculation of Annual Base Rent, Tenant’s Pro Rata Share of Project Operating Expenses, the
Shell Allowance, and the Additional TI Allowance shall be recalculated on the basis of the actual size of the Expansion Space, and the parties shall confirm such calculations in writing. 
 Notwithstanding anything herein to the contrary, Tenant’s continuing right to lease and construct the Expansion Space is subject to the condition
that on or before May 1, 2006, Commencement of Construction (as defined below) of the Expansion Space shall have occurred, and if as of such date, Commencement of Construction has not occurred, then Landlord shall have the right, in
Landlord’s sole discretion, exercisable by delivering written notice to Tenant, to terminate Tenant’s right to lease and construct the Expansion Space. Upon delivery of such notice, all of the terms of this Fourth Amendment shall be null
and void, including without limitation Landlord’s obligation hereunder to provide the Expansion Space TI Allowance and the Additional Expansion Space TI Allowance, Landlord’s obligation to provide parking for the Expansion Space as set
forth in Section 8 hereof, and Landlord’s obligation to make the Lot Line Adjustment (although in such event, nothing herein shall be deemed to prevent Landlord from making the Lot Line Adjustment, if Landlord so determines in its sole
discretion). In the event Landlord exercises its right to terminate Tenant’s right to lease and construct the Expansion Space as set forth in this Section 1 of this Fourth Amendment, then as of the date of Landlord’s notice, the
rentable area of the Demised Premises shall be reduced by 23,485 rentable square feet, and shall thereafter be deemed to be 120,100 rentable square feet. 
 Thereafter, Tenant shall have no further right to lease or construct the Expansion Space. For purposes of this Section 1, “Commencement of Construction” shall mean that Tenant shall have
commenced in a material way the actual on-site work of construction of the Tenant Improvements (as defined in the Expansion Space Work Letter), that the TI Contractor (as defined in the Expansion Space Work Letter) shall be on-site and proceeding
without material interruption to complete the work of the Tenant Improvements, that Tenant shall have funded the Excess TI Costs, and that Tenant shall have made actual expenditure of at least 10% of the costs set forth in the Budget. 
  

 -2- 

 2. Construction of Expansion Space. Landlord and Tenant agree that the Expansion Space
shall be constructed by Tenant in accordance with the terms and conditions set forth in the Work Letter attached hereto as Exhibit B and incorporated herein by reference (the “Expansion Space Work Letter”).

 3. Expansion Space Tenant Improvement Allowance. 
 (a) Landlord shall provide to Tenant a tenant improvement allowance in an amount equal to $75.00 per rentable square foot of the Expansion Space, up
to a maximum amount of $2,487,000.00 (“Shell Allowance”), which may be used by Tenant pay the costs to construct the shell building of the Expansion Space, as more specifically set out in the Expansion Space Work Letter. The Shell
Allowance is calculated at the rate of $75.00 per rentable square foot multiplied by 33,160 rentable square feet, and is subject to change upon the Remeasurement as set forth in Section 1. 
 (b) In addition, Landlord shall provide Tenant, at Tenant’s election, an additional tenant improvement allowance (the “Additional TI
Allowance”) in an amount up to $100.00 per rentable square foot of the Expansion Space, up to a maximum amount of $3,316,000.00 in the aggregate, for Tenant’s use in connection with the construction and installation of the remainder of
the Expansion Space, as more specifically set out in the Expansion Space Work Letter. Any portion of the Additional TI Allowance used by Tenant shall be repaid to Landlord as Expansion Improvement Rent (as defined below). The Additional TI Allowance
is calculated at the rate of $100.00 per rentable square foot multiplied by 33,160 rentable square feet, and is subject to change upon the Remeasurement as set forth in Section 1. 
 (c) The Shell Allowance and Additional TI Allowance shall be administered, disbursed and used in accordance with the terms and conditions of the
Expansion Space Work Letter. In no event shall Tenant use any portion of the Shell Allowance or the Additional TI Allowance to further improve, alter or otherwise renovate any part of the Original Demised Premises, other than as designated in the TI
Design Drawings and the TI Construction Drawings, prepared by the TI Architect as more fully set forth in the Expansion Space Work Letter. 
 4. Term. The Term of the Lease (for both the Original Demised Premises and the Expansion Space) shall be extended continuously for a period of ten (10) years (the “Extension Term”) commencing on
Expansion Space Rent Commencement Date (defined below) and expiring on the tenth anniversary of the last day of the month in which the Expansion Space Rent Commencement Date occurs (the “Extension Term Expiration Date”). For
purposes of the Lease, the “Term” of the Lease is modified to mean the period from the Term Commencement Date through the Extension Term Expiration Date, subject to termination or extension as otherwise provided in the Lease.

 5. Annual Base Rent. 
 (a) Commencing on the earlier to occur of (i) Substantial Completion (as defined in the Expansion Space Work Letter) of the Expansion Space or (ii) September 20, 2006, (the “Expansion Space
Rent Commencement Date”), Tenant shall pay Annual Base Rent with respect to the Expansion Space, in Monthly Rental Installments of $42,831.67 per month, computed on the basis of $15.50 per annum per rentable square foot of the Expansion
Space multiplied by 33,160 rentable square feet (subject to adjustment upon the Remeasurement). 
  

 -3- 

 (b) On each Adjustment Date during the Extension Term, Annual Base Rent on the Expansion Space shall
be increased by 2.5%, provided that on the first Adjustment Date following the Expansion Space Rent Commencement Date, Annual Base Rent on the Expansion Space shall be increased by that number resulting from multiplying 2.5% by a fraction, the
numerator of which is the actual number of days between the Expansion Rent Commencement Date and the first Adjustment Date and the denominator of which is 365. 
 (c) Commencing on the Expansion Space Rent Commencement Date, Tenant’s Pro Rata Share of Project Operating Expenses shall be increased to 40.53% (based on 143,585 rentable square feet in the Demised
Premises, and 354,258 rentable square feet in the Project). 
 (d) Annual Base Rent on the Original Demised Premises shall continue to
be payable according to the rent schedule attached as Exhibit A to the Third Amendment through December 31, 2009. On January 1, 2010, and on each Adjustment Date thereafter during the Extension Term, Annual Base Rent on the Original
Demised Premises shall be increased by 2.5%. 
 (e) “Adjustment Date” shall mean January 1 of any year during the
Extension Term. 
 6. Improvement Rent. In the event Tenant elects to receive the Additional TI Allowance, Tenant agrees
to pay to Landlord, as Additional Rent, Expansion Space Improvement Rent as set forth in this Section 6. As of the Expansion Space Rent Commencement Date, the amount of the Additional TI Allowance actually disbursed shall be amortized over the
Extension Term with nine percent (9%) annual interest. “Expansion Space Improvement Rent” shall mean the monthly amortized amount of such amortization, which shall be due and payable monthly by Tenant in the same manner as set
forth in the Lease for the payment of Annual Base Rent. Expansion Space Improvement Rent shall not be subject to annual adjustment on any Adjustment Date. For purposes of the Lease, the term “Improvement Rent” shall hereinafter
include the Expansion Space Improvement Rent. In the event of a termination of the Lease prior to the Extension Term Expiration Date, the full unamortized amount of the Additional TI Allowance shall be automatically due and payable as Additional
Rent by Tenant. In addition, the Shell Allowance shall be amortized in the same manner as the Additional TI Allowance, but the monthly amount of such amortization shall not be payable by Tenant. If the Lease is terminated prior to the Extension Term
Expiration Date, then the full unamortized amount of the Shell Allowance shall be automatically due and payable as Additional Rent. 
 7. Density. The parties acknowledge that the Expansion Space will increase the floor area ratio density for the Property beyond that which is permitted by applicable law. The parties further acknowledge that
Landlord’s affiliate, ARE-30 West Watkins, LLC, a Delaware limited liability company (“Landlord’s Affiliate”) is the owner of real property which is part of the Project and adjacent to the Property, at an address commonly
known as 30 West Watkins 

  

 -4- 

 
Mill Road (the “Adjacent Property”). Landlord, Landlord’s Affiliate and Tenant shall cooperate to adjust the location of the property
line between the Adjacent Property and the Property (the “Lot Line Adjustment”) in order to increase the floor area ratio density of the Property to permit the construction of the Expansion Space. All costs of the Lot Line
Adjustment shall be paid by Tenant, when due and payable from time to time, as Additional Rent under the Lease to include, but not limited to, Landlord’s and Landlord’s Affiliate’s legal fees and lender review fees, map recordation
fees, easement preparation and recordation fees, and all government processing fees. The parties acknowledge that Landlord intends to grant Landlord’s Affiliate, as the owner of the Adjacent Property, an easement to use that portion of the
Adjacent Property which is transferred to Landlord by the Lot Line Adjustment, so that Tenant shall have no right to the use of any portion of the Adjacent Property which is the subject of the Lot Line Adjustment. Landlord’s Affiliate has
joined this Fourth Amendment for the limited purpose of confirming its agreement to the terms of this Section 7. 
 8. Additional Parking. Landlord agrees to provide Tenant, at Landlord’s sole cost and expense, parking for the Expansion Space, in a location shown on the parking map attached to this Fourth Amendment as
Exhibit D. 
 9. Governmental Permits and Approvals. Tenant shall be responsible, at its sole cost and
expense, for applying for and obtaining all state and/or local government permits and approvals required in connection with the construction and occupancy of the Expansion Space, including without limitation all permits or approvals necessary to
permit the construction of the Expansion Space, including the Lot Line Adjustment. Landlord shall, at no cost or expense to Landlord, cooperate with Tenant as may be reasonably required in connection with Tenant’s obtaining such permits and
approvals. 
 10. Termination Option. 
 (a) Section 3.3 of the Lease is hereby deleted and replaced in its entirety as follows: 
 “Notwithstanding
anything to the contrary contained herein, Tenant shall have the right, in its sole and absolute discretion, to terminate this Lease, which termination shall be effective at the end of the fifth year after the Expansion Space Rent Commencement Date,
upon not less than twelve (12) months prior written notice to Landlord, which notice, as a condition to its effectiveness and the effectiveness of any termination, shall be accompanied by the payment of the Termination Amount. Upon the
effective date of such termination made pursuant to this paragraph, this Lease shall terminate and all of the rights and obligations of the parties hereunder shall thereafter cease and terminate, except pursuant to any provision which expressly
survives the termination hereof, including without limitation, Tenant’s indemnification obligations set forth in Article 38 of this Lease and Tenant’s obligations and liabilities which accrue or arise prior to the termination date of
this Lease, including, without limitation, Tenant’s obligation to pay any and all Rent which accrued prior to such termination date.” 
  

 -5- 

 (b) Section 41.28 of the Lease is hereby deleted and is replaced in its entirety as follows:

 “Termination Amount” shall mean an amount equal to the present value of the sum of Annual Base Rent,
Improvement Rent and Additional Rent anticipated to become due during the period from the fifth anniversary of the Expansion Space Rent Commencement Date through the Extension Term Expiration Date (had the Lease not been terminated) discounted at a
discount rate of 8%.” 
 11. Expansion Space Rent Commencement Date and Extension Term Expiration Date. Tenant shall
execute and deliver a written acknowledgment of the Expansion Space Rent Commencement Date and the Extension Term Expiration Date in the form attached hereto as Exhibit C; provided however, Tenant’s failure to execute and
deliver such acknowledgment shall not affect Landlord’s rights hereunder. 
 12. Miscellaneous. 
 (a) This Fourth Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and
contemporaneous oral and written agreements and discussions. This Fourth Amendment may be amended only by an agreement in writing, signed by the parties hereto. 
 (b) This Fourth Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries, affiliates,
assigns, heirs, successors in interest and shareholders. 
 (c) This Fourth Amendment may be executed in any number of counterparts,
each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s)
thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this Fourth Amendment attached thereto. 
 (d) Landlord and Tenant each represent and warrant that it has not dealt with any broker, agent or other person in connection with this transaction,
and that no broker brought about this transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any broker claiming a commission or other form of compensation by virtue of having dealt
with Tenant or Landlord, as applicable, with regard to this transaction. 
 (e) Except as amended and/or modified by this Fourth
Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect, unaltered and unchanged by this Fourth Amendment. In the event of any conflict between the provisions of this Fourth
Amendment and the provisions of the Lease, the provisions of this Fourth Amendment shall prevail. Whether or not specifically amended by this Fourth Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary
to give effect to the purpose and intent of this Fourth Amendment. 
  

 -6- 

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

							
	TENANT:
	
	DIGENE CORPORATION,
	a Delaware corporation
		
	By:	 	 /s/ Charles M. Fleischman

	Name:	 	Charles M. Fleischman
	Title:	 	President and Chief Operating Officer
	
	LANDLORD:
	
	ARE-METROPOLITAN GROVE I, LLC,
	a Delaware limited liability company
		
	By:	 	 ALEXANDRIA REAL ESTATE
 EQUITIES, L.P.,

		 	 a Delaware limited partnership,
 managing
member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	 a Maryland corporation
 its general partner

				
		 		 	By:	 	 /s/ Jennifer Pappas

		 		 	Name:	 	Jennifer Pappas
		 		 	Title:	 	V.P. & Assistant Secretary

  

 -7- 

 JOINDER BY LANDLORD’S AFFILIATE: 
 The undersigned hereby joins this Fourth Amendment for the limited purpose of confirming the provisions of Section 7 of this Fourth Amendment: 
  

							
	ARE-30 WEST WATKINS, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	 a Delaware limited partnership,
 managing member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	 a Maryland corporation,
 general
partner

				
		 		 	By:	 	 /s/ Jennifer Pappas

		 		 	Name:	 	Jennifer Pappas
		 		 	Title:	 	V.P. & Assistant Secretary

 EXHIBIT A  
 DEMISED PREMISES  
 EXHIBIT A 
  

 -1- 

 EXHIBIT B  
 EXPANSION SPACE WORK LETTER  
 THIS EXPANSION SPACE WORK LETTER dated as of November 15,
2005 (this “Work Letter”) is made and entered into by and between ARE-METROPOLITAN GROVE I, LLC, a Delaware limited liability company (“Landlord”), and DIGENE CORPORATION, a Delaware corporation
(“Tenant”), and is attached to and made a part of the Fourth Amendment to Lease dated as of even date herewith (the “Fourth Amendment”), by and between Landlord and Tenant. Any initially capitalized terms used but
not defined herein shall have the meanings given them in the Fourth Amendment. 
 1. General Requirements  
 (a) Tenant’s Authorized Representative. Tenant designates Charles Fleishman and Larry Wellman (either such individual acting alone,
“Tenant’s Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication
(“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any time upon not
less than 5 business days advance written notice to Landlord. No period set forth herein for any approval of any matter by Tenant’s Representative shall be extended by reason of any change in Tenant’s Representative. Whenever this Work
Letter requires that Tenant’s Representative notify either Landlord or Landlord’s Representative in writing, such notice may be made by a facsimile transmission and/or electronic (e-mail) notification. 
 (b) Landlord’s Authorized Representative. Landlord designates Larry Diamond and Vin Ciruzzi (either such individual acting alone,
“Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication from or
on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change Landlord’s Representative at any time upon not less than 5 business days advance written
notice to Tenant. No period set forth herein for any approval of any matter by Landlord’s Representative shall be extended reason of any change in Landlord’s Representative. Whenever this Work Letter requires that Landlord’s
Representative notify either Tenant or Tenant’s Representative in writing, such notice may be made by a facsimile transmission and/or electronic (e-mail) notification. 
 (c) Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that DNC Architects has been mutually approved as
the architect (the “TI Architect”) for the Tenant Improvements (as defined below), and the Whiting-Turner Contracting Company has been mutually approved as the general contractor (the “TI Contractor”). Any
subcontractors for the Tenant Improvements shall be selected by Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. 
  

 EXHIBIT B 
 -1- 

 (d) Development Schedule. The Tenant Improvements may be completed in one or more phases, and the
schedule for design and development of each phase of the Tenant Improvements, including without limitation the time periods for delivery of construction documents and performance, shall be in substantially the form attached hereto as
Schedule A (each development schedule is herein a “Development Schedule”). For each phase of the Tenant Improvements, Tenant shall prepare and deliver to Landlord a Development Schedule, which shall be subject to
Landlord’s reasonable approval. Tenant shall use commercially reasonable efforts to complete that portion of the Tenant Improvements in accordance with any approved Development Schedule. 
 2. Tenant Improvements  
 (a)
Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the Expansion Space, desired by Tenant of a fixed and permanent nature. Other than funding the TI Allowances (as defined below)
as provided herein, Landlord shall not have any obligation whatsoever with respect to the finishing of the Expansion Space. 
 (b)
Tenant’s Space Plans. Tenant has previously delivered to Landlord schematic drawings and outline specifications (the “TI Design Drawings”) detailing Tenant’s requirements for the Tenant Improvements. Landlord shall
promptly upon execution and delivery of the Lease deliver to Tenant the written objections, questions or comments of Landlord and the TI Architect with regard to the TI Design Drawings. Tenant shall cause such TI Design Drawings to be revised to
address Landlord’s written comments and shall resubmit said drawings to Landlord for approval within 10 business days thereafter. Such process shall be repeated until Landlord has approved the TI Design Drawings. 
 (c) Working Drawings. On or before the date shown in the Development Schedule, Tenant shall cause the TI Architect to prepare and deliver to
Landlord for review and comment construction plans, specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the TI
Design Drawings. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI Construction Drawings to Tenant
not later than 10 business days after Landlord’s receipt of the same; provided, however, that Landlord may not disapprove any matter that is consistent with the TI Design Drawings. Tenant and the TI Architect shall consider all such comments in
good faith and shall, within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such comments. Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that
the design reflected in the TI Construction Drawings is consistent with the TI Design Drawings, Landlord shall approve the TI Construction Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 2(d) below,
Tenant shall not materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the TI Permit (as defined in Section 4(b) below). 
  

 EXHIBIT B 
 -2- 

 (d) Approval and Completion. Upon any dispute regarding the design of the Tenant Improvements,
which is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant shall make the final decision regarding the design of the Tenant Improvements, provided that (i) Landlord shall make the
final decision regarding the design of the shell of the Building, (ii) Tenant and Landlord act reasonably and such final decisions are either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to
such dispute, and (iii) all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Fund, as defined in Section 5(d) below. Any changes to the TI Construction Drawings following Landlord’s and
Tenant’s approval of same requested by Tenant shall be processed as provided in Section 4 hereof (regarding Changes). 
 3. Performance of Tenant Improvements.  
 (a) Commencement and Permitting of Tenant Improvements. Tenant shall
commence construction of each phase of the Tenant Improvements upon obtaining and delivering a building permit (the “TI Permit”) authorizing the construction of the applicable phase of the Tenant Improvements consistent with the TI
Construction Drawings approved by Landlord. The cost of obtaining the TI Permit shall be payable from the TI Fund. Consistent with its obligations under this Work Letter and to the extent not detrimental to Landlord’s interests, Landlord shall
assist Tenant in obtaining the TI Permit. 
 (b) Selection of Materials, Etc. Where more than one type of material or structure is
indicated on the TI Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion regarding the Tenant Improvements, provided that Landlord shall make any such decision regarding the shell of
the Building. 
 (c) Completion of Tenant Improvements. The Tenant Improvements shall be deemed substantially complete when the Tenant
Improvements are completed in a good and workmanlike manner in accordance with the TI Permit, subject only to Minor Variations and normal “punch list” items of a non-material nature which do not interfere with the use of the Premises
(“Substantial Completion”). For purposes of this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to
comply with any required permit; (ii) to comport with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered during the
construction of the Tenant Improvements. 
 4. Changes. Any changes requested by Tenant to the Tenant Improvements after the
delivery and approval by Landlord of the TI Design Drawings, shall be requested and instituted in accordance with the provisions of this Section 4. 
 (a) Tenant’s Right to Request Changes. If Tenant shall request changes (“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the
AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall review and approve
or disapprove such Change Request within 10 business days thereafter, provided that (i) Landlord’s approval shall 

  

 EXHIBIT B 
 -3- 

 
not be unreasonably withheld, conditioned or delayed for any Change Request which does not relate to the shell of the Building, and (ii) Landlord’s
approval may be given or withheld in Landlord’s sole discretion for any Change Request which relates to the shell of the Building. 
 (b) Implementation of Changes. If Landlord approves such Change Request and Tenant deposits with Landlord any Excess TI Costs (as defined in Section 5(d) below) required in connection with such Change, Tenant may cause the
approved Change to be instituted. 
 5. Costs  
 (a) Budget For The Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain and deliver to Landlord a detailed breakdown, by trade, of the costs incurred or
which will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”). The Budget shall be based upon the TI Construction Drawings approved by Landlord and shall include a payment to
Landlord of administrative rent (“Administrative Rent”) equal to 3.0% of the hard construction related costs of the Tenant Improvements for monitoring and inspecting the construction of Tenant Improvements, which sum shall be
payable from the TI Fund. If the Budget is greater than the TI Allowances, Tenant shall deposit with Landlord the difference, in cash, prior to the commencement of construction of the applicable portion of the Tenant Improvements, for disbursement
by Landlord as described in Section 5(d). 
 (b) TI Allowances. Landlord shall provide to Tenant certain improvement allowances
(collectively, the “TI Allowances”) as follows (and as set forth in Section 3 of the Fourth Amendment): 
 (i) a
tenant improvement allowance in the maximum amount of $75.00 per rentable square foot in the Expansion Space, or $2,487,000 in the aggregate, which is to be applied to the costs of constructing the shell of the Expansion Space, and is included in
the Annual Base Rent for the Expansion Space set forth in the Fourth Amendment (the “Shell Allowance”); and 
 (ii) an
additional tenant improvement allowance in the maximum amount of $100.00 per rentable square foot in the Expansion Space, or $3,316,000 in the aggregate (the “Additional TI Allowance”), which shall, to the extent used, shall be
repaid as Expansion Space Improvement Rent in accordance with the terms of Section 6 of the Fourth Amendment. 
 Prior to the
commencement of construction of the Tenant Improvements, Tenant shall notify Landlord of how much of the TI Allowances Tenant has elected to receive from Landlord, and how much of the TI Allowances Tenant has elected to use towards any portion of
the Tenant Improvements. Such election shall be final and binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute discretion. The TI Allowances
shall be disbursed in accordance with this Work Letter. Tenant may not use any portion of any of the TI Allowances after the first anniversary of the Expansion Term Commencement Date. Tenant may not use more than $1,692,750 of the Shell 

  

 EXHIBIT B 
 -4- 

 
Allowance for the construction of the shell for the North Expansion, and not more than $794,250 of the Shell Allowance for the construction of the shell for
the East Expansion. Tenant may not use more than $2,257,000 of the Additional TI Allowance for the construction of the Tenant Improvements for the North Expansion, and not more than $1,059,000 of the Additional TI Allowance for the construction of
the Tenant Improvements for the East Expansion. 
 (c) Costs Includable in TI Fund. The TI Fund shall be used solely for the payment
of design and construction costs of the Tenant Improvements, including, without limitation, the cost of preparing the TI Design Drawings and the TI Construction Drawings, all costs set forth in the Budget, including Landlord’s Administrative
Rent, and the cost of Changes (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, the TI Fund shall not be used to purchase any furniture, personal property, Tenant’s voice or data cabling, or
other non-Building System materials or equipment not incorporated into the Improvements. 
 (d) Excess TI Costs. Landlord is under no
obligation to bear any portion of the cost of the Tenant Improvements except to the extent of the TI Allowances. Before the commencement of construction of the Tenant Improvements, if at any time the remaining TI Costs under the Budget exceed the
unexpended TI Allowances which Tenant has elected to receive, Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to fund the TI Allowances, 100% of the then current TI Cost in excess of the remaining TI
Allowances (“Excess TI Costs”). If Tenant fails to deposit, or is late in depositing the Excess TI Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but
not limited to, the right to interest at the Default Rate and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same will be considered Rent. Such deposit of Excess TI Costs, together
with the TI Allowances, is herein referred to as the “TI Fund”. Funds so deposited by Tenant shall be the first disbursed to pay TI Costs before the disbursement of any portion of the TI Allowances. Tenant shall be fully and solely
liable for TI Costs and the cost of Minor Variations in excess of the TI Allowances. If upon Substantial Completion of the Tenant Improvements and the payment of all sums due in connection therewith there remains any undisbursed portion of the TI
Fund, Tenant shall be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs deposit Tenant has actually made with Landlord. 
 (e) Payment for TI Costs. Commencing December 1, 2005, and subject to the condition precedent that Tenant shall have met all of its obligations hereunder (including without limitation its obligation to
deliver to Landlord the Budget and deposit the full amount of Excess TI Costs), Landlord shall pay TI Costs once a month against a draw request in Landlord’s standard form, containing such certifications, lien waivers, inspection reports and
other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30 days following receipt of such draw request. Notwithstanding the foregoing provision, Landlord may disburse portions of
the Excess TI Costs deposited by Tenant prior to December 1, 2005 to pay TI Costs. Upon completion of each phase of the Tenant Improvements, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors
and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans in both print and electronic (CAD) format for such portion of the Tenant Improvements. Landlord
will pay TI Costs directly to the TI Contractor. 
  

 EXHIBIT B 
 -5- 

 6. Miscellaneous  
 (a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly
set forth herein to the contrary. 
 (b) Modification. No modification, waiver or amendment of this Work Letter or of any of its
conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 
 (c)
Counterparts. This Work Letter may be executed in any number of counterparts but all counterparts taken together shall constitute a single document. 
 (d) Governing Law. This Work Letter shall be governed by, construed and enforced in accordance with the internal laws of the state in which the Demised Premises are located, without regard to choice of law
principles of such State. 
 (e) Time of the Essence. Time is of the essence of this Work Letter and of each and all provisions
thereof. 
 (f) Default. Notwithstanding anything set forth herein or in the Lease to the contrary, Landlord shall not have any
obligation to perform any work hereunder or to fund any portion of the TI Fund during any period Tenant is in Default under the Lease. 
 (g)
Severability. If any term or provision of this Work Letter is declared invalid or unenforceable, the remainder of this Work Letter shall not be affected by such determination and shall continue to be valid and enforceable. To the extent any
term or provision of this Work Letter is declared invalid or unenforceable, Tenant and Landlord shall, using good faith efforts, revise this Work Letter to address the invalid or unenforceable term or provision in a manner (to the extent possible)
which will nevertheless provide Tenant and/or Landlord with the benefits or impose the obligations intended to be provided or imposed by the invalid or unenforceable term or provision. 
 (h) Merger. All understandings and agreements, oral or written, heretofore made between the parties hereto and relating to Tenant Improvements are
merged in this Work Letter, which alone (but inclusive of provisions of the Lease incorporated herein and the final approved constructions drawings and specifications prepared pursuant hereto) fully and completely expresses the agreement between
Landlord and Tenant with regard to the matters set forth in this Work Letter. 
 (i) Entire Agreement. This Work Letter is made as a
part of the Fourth Amendment, and together with the Lease, constitutes the entire agreement of the parties with respect to the subject matter hereof. This Work Letter is subject to all of the terms and limitation set forth in the Lease, and neither
party shall have any rights or remedies under this Work Letter separate and apart from their respective remedies pursuant to the Lease. 
  

 EXHIBIT B 
 -6- 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on the date first
above written. 
  

					
	TENANT:
	
	DIGENE CORPORATION,
	a Delaware corporation
		
	By:	 	 /s/ Charles M. Fleischman

	Name:	 	Charles M. Fleischman
	Title:	 	President and Chief Operating Officer
	
	LANDLORD:
	
	ARE-METROPOLITAN GROVE I, LLC,
	a Delaware limited liability company
		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES,
 L.P., a Delaware limited partnership,
 managing member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation
		 		 	its general partner
			
		 	By:	 	 /s/ Jennifer Pappas

		 	Name:	 	Jennifer Pappas
		 	Title:	 	V.P. & Assistant Secretary

  

 EXHIBIT B 
 -7- 

 SCHEDULE A TO WORK LETTER 
 Development Schedule 
  

			
	 Event
	  	 Date

	Delivery of space plans for TI Design Drawings pursuant to Section 2(b) of the Work Letter	  	done
		
	Delivery of TI Construction Drawings pursuant to Section 2(c) of the Work Letter	  	December 2, 2005
		
	Delivery of Building Permit	  	By January 1, 2006
		
	Commence construction of phase Tenant Improvements	  	By May 1, 2006
		
	Substantial Completion of phase Tenant Improvements	  	By September 20, 2006
		
	Recordation of Lot Line Adjustment	  	September 20, 2006
		
	Issuance of Temporary Certificate of Occupancy for phase of Tenant Improvements	  	September 20, 2006

  

 SCHEDULE A TO 
 WORK LETTER 
 -1- 

 EXHIBIT C 
 ACKNOWLEDGMENT OF EXPANSION SPACE RENT COMMENCEMENT DATE 
 This ACKNOWLEDGMENT OF EXPANSION
SPACE RENT COMMENCEMENT DATE is made this              day of
                    ,             , between ARE-METROPOLITAN GROVE I, LLC,
a Delaware limited liability company (“Landlord”), and DIGENE CORPORATION, a Delaware corporation (“Tenant”), and is attached to and made a part of the Fourth Amendment to Lease dated as of November
    , 2005 (the “Fourth Amendment”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Fourth Amendment. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Fourth Amendment, that the Expansion Space Rent Commencement Date of the
Lease is             ,                      and Extension Term Expiration
Date of the Lease shall be midnight on                     ,             .

 IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF EFFECTIVE DATE to be effective on the date first above
written. 
  

					
	TENANT:
	DIGENE CORPORATION,
	a Delaware corporation
		
	By:	 	  

	Name:	 	  

	Title:	 	  

	
	LANDLORD:
	
	ARE-METROPOLITAN GROVE I, LLC,
	a Delaware limited liability company
		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES,
 L.P.,

		 	 a Delaware limited partnership,
 managing
member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation
		 		 	its general partner
			
		 	By:	 	  

		 	Name:	 	  

		 	Title:	 	  

  

 EXHIBIT C 
 -1- 

 EXHIBIT D 
 PARKING MAP 
 see attached 
  

 EXHIBIT D 
 -1-

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