Document:

EX-10.11

 Exhibit 10.11 
 LEASE 
 Between 

150 SECOND STREET, LLC 
 as Landlord, 
 and 

FOUNDATION MEDICINE, INC. 
 as Tenant, 
 For Premises located at: 

150 Second Street 
 Cambridge, Massachusetts 

 TABLE OF CONTENTS 

 

					
	 ARTICLE 1 BASIC LEASE PROVISIONS; DEFINITIONS
	  	 	1	  
	 1.1 Basic Lease Provisions
	  	 	1	  
	 1.2 Definitions
	  	 	5	  
		
	 ARTICLE 2 PREMISES; APPURTENANT RIGHTS; RESERVATIONS
	  	 	8	  
	 2.1 Lease of Premises
	  	 	8	  
	 2.2 Appurtenant Rights
	  	 	9	  
	 2.3 Landlord Reservations
	  	 	10	  
		
	 ARTICLE 3 DELIVERY OF PREMISES; ACCEPTANCE
	  	 	10	  
	 3.1 Delivery of Premises; Acceptance of Premises
	  	 	10	  
	 3.2 Acknowledgment of Lease Commencement Date
	  	 	11	  
		
	 ARTICLE 4 RENT
	  	 	11	  
	 4.1 Base Rent
	  	 	11	  
	 4.2 Base Rent Abatement Period
	  	 	11	  
	 4.3 Additional Rent
	  	 	14	  
	 4.4 Intentionally Omitted
	  	 	14	  
	 4.5 Operating Expense Payments
	  	 	14	  
	 4.6 Taxes
	  	 	17	  
		
	 ARTICLE 5 CONDITION OF PREMISES; CONSTRUCTION
	  	 	18	  
	 5.1 Base Building Work
	  	 	18	  
	 5.2 Tenant’s Work
	  	 	19	  
	 5.3 Intentionally Deleted
	  	 	21	  
	 5.4 Landlord’s Contribution
	  	 	21	  
	 5.5 Measurement of Premises
	  	 	23	  
		
	 ARTICLE 6 USE
	  	 	23	  
	 6.1 Use
	  	 	23	  
		
	 ARTICLE 7 PARKING
	  	 	24	  
	 7.1 Parking
	  	 	24	  
		
	 ARTICLE 8 UTILITIES; SERVICES
	  	 	26	  
	 8.1 Utilities; Services
	  	 	26	  
	 8.2 Shafts and Risers
	  	 	27	  
	 8.3 Rooftop Premises
	  	 	28	  
	 8.4 Tenant’s Generator
	  	 	28	  
	 8.5 Access
	  	 	29	  
		
	 ARTICLE 9 ALTERATIONS
	  	 	29	  
	 9.1 Alterations and Tenant’s Property
	  	 	29	  

  
 i 

					
		
	 ARTICLE 10 REPAIRS AND MAINTENANCE
	  	 	30	  
	 10.1 Landlord’s Repairs
	  	 	30	  
	 10.2 Tenant’s Repairs
	  	 	31	  
		
	 ARTICLE 11 MECHANIC’S LIENS
	  	 	31	  
	 11.1 Mechanic’s Liens
	  	 	31	  
		
	 ARTICLE 12 INDEMNIFICATION
	  	 	32	  
	 12.1 Indemnification
	  	 	32	  
		
	 ARTICLE 13 INSURANCE
	  	 	33	  
	 13.1 Insurance
	  	 	33	  
		
	 ARTICLE 14 RESTORATION
	  	 	35	  
	 14.1 Restoration
	  	 	35	  
		
	 ARTICLE 15 CONDEMNATION
	  	 	36	  
	 15.1 Condemnation
	  	 	36	  
		
	 ARTICLE 16 EVENTS OF DEFAULT
	  	 	36	  
	 16.1 Events of Default
	  	 	36	  
	 16.2 Landlord’s Remedies
	  	 	38	  
		
	 ARTICLE 17 ASSIGNMENT AND SUBLETTING
	  	 	40	  
	 17.1 General Prohibition
	  	 	40	  
	 17.2 Permitted Transfers
	  	 	40	  
	 17.3 Additional Conditions
	  	 	42	  
	 17.4 No Release of Tenant, Sharing of Excess Rents
	  	 	42	  
	 17.5 No Waiver
	  	 	43	  
	 17.6 Prior Conduct of Proposed Transferee
	  	 	43	  
		
	 ARTICLE 18 ESTOPPEL CERTIFICATE
	  	 	43	  
	 18.1 Estoppel Certificate
	  	 	43	  
		
	 ARTICLE 19 SUBORDINATION
	  	 	44	  
	 19.1 Subordination
	  	 	44	  
	 19.2 Ground Lease
	  	 	44	  
		
	 ARTICLE 20 SURRENDER
	  	 	44	  
	 20.1 Surrender
	  	 	44	  
		
	 ARTICLE 21 ENVIRONMENTAL REQUIREMENTS
	  	 	45	  
	 21.1 Prohibition/Compliance/Indemnity
	  	 	45	  
	 21.2 Business
	  	 	46	  
	 21.3 Tenant Representation and Warranty
	  	 	47	  
	 21.4 Testing
	  	 	47	  
	 21.5 Control Areas
	  	 	48	  
	 21.6 Intentionally Deleted
	  	 	48	  
	 21.7 Tenant’s Obligations
	  	 	48	  
	 21.8 Definitions
	  	 	48	  

  
 ii 

					
		
	 ARTICLE 22 TENANT’S REMEDIES/LIMITATION OF LIABILITY
	  	 	49	  
	 22.1 Tenant’s Remedies/Limitation of Liability
	  	 	49	  
	 22.2 Limitation on Landlord’s Liability
	  	 	49	  
		
	 ARTICLE 23 INSPECTION AND ACCESS
	  	 	50	  
	 23.1 Inspection and Access
	  	 	50	  
		
	 ARTICLE 24 SIGNAGE
	  	 	50	  
	 24.1 Signs; Exterior Appearance
	  	 	50	  
		
	 ARTICLE 25 HOLDING OVER
	  	 	51	  
	 25.1 Holding Over
	  	 	51	  
		
	 ARTICLE 26 WAIVER OF JURY TRIAL
	  	 	51	  
	 26.1 Waiver of Jury Trial
	  	 	51	  
		
	 ARTICLE 27 SECURITY DEPOSIT
	  	 	52	  
	 27.1 Security Deposit
	  	 	52	  
		
	 ARTICLE 28 RIGHT TO EXTEND TERM
	  	 	53	  
	 28.1 Extension Rights
	  	 	53	  
	 28.2 Arbitration
	  	 	54	  
	 28.3 Rights Personal
	  	 	54	  
	 28.4 Exceptions
	  	 	55	  
	 28.5 No Extensions
	  	 	55	  
	 28.6 Termination
	  	 	55	  
		
	 ARTICLE 29 RIGHT OF FIRST OFFER
	  	 	55	  
	 29.1 Tenant’s Right of First Offer
	  	 	55	  
		
	 ARTICLE 30 MISCELLANEOUS
	  	 	56	  
	 30.1 Notices
	  	 	56	  
	 30.2 Joint and Several Liability
	  	 	56	  
	 30.3 Financial Information
	  	 	56	  
	 30.4 Recordation
	  	 	57	  
	 30.5 Interpretation
	  	 	57	  
	 30.6 Not Binding Until Executed
	  	 	57	  
	 30.7 Limitations on Interest
	  	 	57	  
	 30.8 Choice of Law
	  	 	58	  
	 30.9 Time
	  	 	58	  
	 30.10 OFAC
	  	 	58	  
	 30.11 Incorporation by Reference
	  	 	58	  
	 30.12 Entire Agreement
	  	 	58	  
	 30.13 No Accord and Satisfaction
	  	 	58	  
	 30.14 Hazardous Activities
	  	 	58	  
	 30.15 REIT/UBTI
	  	 	59	  

  
 iii

					
	 30.16 Quiet Enjoyment
	  	 	59	  
	 30.17 Prorations
	  	 	59	  
	 30.18 Rules and Regulations
	  	 	59	  
	 30.19 Security
	  	 	59	  
	 30.20 Force Majeure
	  	 	60	  
	 30.21 Brokers
	  	 	60	  
	 30.22 Severability
	  	 	60	  

  
 iv 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (this “Lease”) is made as of the 27th day of March 2013 (“Effective Date”),
between 150 SECOND STREET, LLC, a Delaware limited liability company (“Landlord”), and FOUNDATION MEDICINE, INC., a Delaware corporation (“Tenant”). 

ARTICLE 1 

BASIC LEASE PROVISIONS; DEFINITIONS 
 1.1 Basic Lease Provisions. 
  

			
	Landlord:	 	150 Second Street, LLC, a Delaware limited liability company
		
	Landlord’s Address:	 	 c/o Skanska USA Commercial Development Inc.
 253 Summer Street
 Boston, MA 02210
 Attn: Charles Leatherbee

		
	Tenant:	 	 Foundation Medicine, Inc., a Delaware corporation

		
	Tenant’s Original Address:	 	 300 One Kendall Square, Suite B3501
 Cambridge, MA 02139

		
	Address:	 	 150 Second Street, Cambridge, Massachusetts

		
	Premises:	 	 That portion of the Project known as Suite 101, containing approximately 61,591 rentable square feet, comprising the entire second floor
and a portion of the first floor of the Building, as shown on Exhibit A.

		
	Project:	 	 The real property on which the building (the “Building”)
 in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B.

		
	Base Rent:	 	 $56.00 per rentable square foot of the Premises per annum with annual escalations as set forth in the following
table:

													
	 Period
	 	Rate per RSF	 	 	Annual Base Rent	 	 	Monthly Base Rent	 
	 Months 1 (from Lease Commencement Date) through 12*
	 	$	56.00	  	 	$	3,449,096.00	  	 	$	287,424.67	  
	 Months 13 through 24*
	 	$	57.68	  	 	$	3,552,568.88	  	 	$	296,047.41	  
	 Months 25 through 36
	 	$	59.41	  	 	$	3,659,121.31	  	 	$	304,926.78	  
	 Months 37 through 48
	 	$	61.19	  	 	$	3,768,753.29	  	 	$	314,062.77	  
	 Months 49 through 60
	 	$	63.03	  	 	$	3,882,080.73	  	 	$	323,506.73	  
	 Months 61 through 72
	 	$	64.92	  	 	$	3,998,487.72	  	 	$	333,207.31	  
	 Months 73 through 84
	 	$	66.86	  	 	$	4,117,974.26	  	 	$	343,164.52	  
	 Months 85 through 95
	 	$	68.87	  	 	$	4,241,772.17	  	 	$	353,481.01	  

  

	*	Notwithstanding anything in this Section of the Lease to the contrary, Tenant shall be entitled to: (i) an abatement of Base Rent in the amount of $3,000,000
commencing on the Lease Commencement Date, subject to the terms and conditions set forth in Section 4.2; and (ii) an abatement of Base Rent pertaining to 5,000 RSF of the Premises applied on a monthly basis for the twelve (12) month
period following the Rent Commencement Date. 

  

			
	Rent Commencement Date:	  	The date following the Lease Commencement Date on which the full amount of the Rent Abatement has been fully applied to the Base Rent under this Lease subject to the terms and
conditions set forth in Section 4.2.
		
	Rentable Area of Premises:	  	61,591 rentable square feet
		
	Rentable Area of Project:	  	123,210 square feet
		
	Tenant’s Share of Operating Expenses:	  	49.99%
		
	Lease Commencement Date:	  	The earlier of: (i) the Substantial Completion of Tenant’s Work (as set forth in Section 5.4); or (ii) September 1, 2013.

  
 2 

			
	Base Term:	  	Beginning on the Lease Commencement Date and ending on the last day of the month in which the seventh anniversary of the Rent Commencement Date occurs, except that if such
anniversary is the first day of a calendar month, the expiration shall be the last day of the month immediately prior to such anniversary.
		
	Extension Term:	  	One option for five (5) years as set forth in Section 28.
		
	Landlord’s Contribution:	  	Subject to Section 5.4 below, $150 per RSF of the Premises calculated to equal $9,238,650 based on Premises containing 61,591 RSF, and at Tenant’s option, an additional $20 per
RSF calculated to equal $1,231,820.
		
	Permitted Use:	  	General office, research and development, laboratory and other related uses, consistent with the character of the Project and otherwise in compliance with the provisions of
Section 6 hereof.
		
		  	
		
	Wiring and ACH Instructions for Rent Payment:	  	
Bank:                  
       Bank of America

Account Name:         150 Second Street LLC

Account Number:

ACH Routing /ABA 

Wire Routing /ABA 

Mail Code:               
GA1-006-09-10

                   
              Atlanta Plaza Building
                                  600
Peachtree St NE

                   
              Atlanta, GA 30308-2265

		
	Parking:	  	As set forth in Section 7.
		
	Security Deposit:	  	$1,724,548.02 subject to the terms and conditions set forth in Section 27.
		
	General Liability Insurance:	  	$2,000,000.00 per occurrence/$3,000,000.00 aggregate (combined single limit) for property damage, bodily injury and death.
		
	Right of First Offer:	  	As set forth in Section 29.
		
	Landlord’s Notice Address:	  	 c/o Skanska USA Commercial Development Inc.
 253 Summer Street
 Boston, MA 02210
 Attn: Charles Leatherbee

  
 3 

			
	Tenant’s Notice Address:	  	Prior to the Lease Commencement Date:
		
		  	300 One Kendall Square, Suite B3501
		  	Cambridge, MA 02139
		  	Attention: Robert Hesslein, General Counsel
		
		  	After the Lease Commencement Date:
		
		  	150 Second Street
		  	Cambridge, MA 02139
		  	Attention: Robert Hesslein, General Counsel
		
	Brokers:	  	Jones Lang LaSalle and Richards Barry Joyce & Partners, LLC

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

EXHIBIT A - PLAN OF PREMISES, STORAGE SPACES AND SHARED SPACES 
 EXHIBIT B - DESCRIPTION OF PROJECT 
 EXHIBIT C - PERMITTED ENCUMBRANCES 

EXHIBIT D - ACKNOWLEDGMENT OF LEASE COMMENCEMENT DATE 
 EXHIBIT E - RENT CERTIFICATE 
 EXHIBIT F - BASE BUILDING SPECIFICATIONS 

EXHIBIT G - LANDLORD TENANT MATRIX 

EXHIBIT H - TENANT’S CONCEPT PLAN 

EXHIBIT I - TENANT DESIGN AND CONSTRUCTION GUIDELINES 
 EXHIBIT J - PARKING PLAN 
 EXHIBIT K - NON-DISTURBANCE AGREEMENT 

EXHIBIT L - SIGNAGE PLAN 
 EXHIBIT
M - RULES AND REGULATIONS 

  
 4 

 1.2 Definitions. 

“Abated Base Rent” shall have the meaning set forth in Section 4.2 hereof. 

“ADA” shall mean the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq., together with the regulations
promulgated pursuant thereto. 
 “Additional Rent” shall have the meaning set forth in
Section 4.3 hereof. 
 “AIA” shall mean the American Institute of Architects. 

“Alterations” shall have the meaning set forth in Section 9.1 hereof. 

“Annual Estimate” shall have the meaning set forth in Section 4.4 hereof. 

“Annual Statement” shall have the meaning set forth in Section 4.4 hereof. 

“Arbitrator” shall mean any person appointed by or on behalf of either party or appointed pursuant to the provisions
hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high tech industrial real estate in the greater Boston,
Massachusetts metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high tech or life sciences space in the greater Boston,
Massachusetts metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and disinterested. 

“Assignment Date” shall have the meaning set forth in Section 17.2 hereof. 

“Assignment Notice” shall have the meaning set forth in Section 17.2 hereof. 

“Assignment Termination” shall have the meaning set forth in Section 17.2 hereof. 

“Base Rent” shall have the meaning set forth in Section 1.1 hereof. 

“Base Rent Abatement Period” shall have the meaning set forth in Section 4.2 hereof. 

“Base Term” shall have the meaning set forth in Section 1.1 hereof. 

“Business Day” shall mean any day other than (a) a Saturday or Sunday and (b) any Federal holiday or
(c) a day on which banks are not open for business generally in the Commonwealth of Massachusetts. 
 “Broker”
shall have the meaning set forth in Section 1.1 hereof. 
 “Building Systems” shall mean
the structural, exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project. 

  
 5 

 “Claims” shall have the meaning set forth in Section 6.1
hereof. 
 “Common Areas” shall mean the portions of the Project which are for the non-exclusive use of tenants
of the Project. 
 “Default Rate” shall mean an annual rate equal to the lesser of 12% per annum or the
highest rate permitted by law. 
 “Default” shall have the meaning set forth in Section 16.1
hereof. 
 “Environmental Claims” shall have the meaning set forth in Section 21.1.

 “Environmental Requirements” shall have the meaning set forth in Section 21.8 hereof.

 “Excess Rent” shall have the meaning set forth in Section 17.4 hereof. 

“Expense Information” shall have the meaning set forth in Section 4.4 hereof. 

“Extension Proposal” shall have the meaning set forth in Section 28.2 hereof. 

“Extension Right” shall have the meaning set forth in Section 28.1 hereof. 

“Extension Term” shall have the meaning set forth in Section 28.1 hereof. 

“Force Majeure” shall have the meaning set forth in Section 30.20 hereof. 

“Governmental Authority” shall have the meaning set forth in Section 4.6 hereof. 

“Ground Lease” shall have the meaning set forth in Section 19.2 hereof. 

“Ground Lessor” shall have the meaning set forth in Section 19.2 hereof. 

“Haz Mat Documents” shall have the meaning set forth in Section 21.2 hereof. 

“Hazardous Materials Clearances” shall have the meaning set forth in Section 14.1 hereof. 

“Hazardous Materials List” shall have the meaning set forth in Section 21.2 hereof. 

“Hazardous Materials” shall have the meaning set forth in Section 21.8 hereof. 

“Holder” shall have the meaning set forth in Section 19.1 hereof. 

“Independent Review” shall have the meaning set forth in Section 4.4 hereof. 

“Initial Rent Abatement” shall have the meaning set forth in Section 4.2 hereof.  

“Installations” shall have the meaning set forth in Section 9.1 hereof. 

  
 6 

 “Landlord’s Work” shall have the meaning set forth in
Section 5.1 hereof. 
 “Legal Requirement(s)” shall mean all laws, orders, judgments,
ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Project, and to the use and occupancy thereof, including, without limitation, the ADA. 

“Letter of Credit” shall have the meaning set forth in Section 27.1 hereof. 

“Market Rate” shall have the meaning set forth in Section 28.1 hereof. 

“Material Service Interruption” shall have the meaning set forth in Section 8.1 hereof. 

“Maximum Restoration Period” shall have the meaning set forth in Section 14.1 hereof. 

“Mortgage” shall have the meaning set forth in Section 19.1 hereof. 

“OFAC” shall mean the Office of Foreign Assets Control of the U.S. Department of Treasury. 

“OFAC Rules” shall mean the rules of OFAC and any statute, executive order, or regulation relating thereto. 

“OKS Rent Savings Event” shall have the meaning set forth in Section 4.2 hereof. 

“One Kendall Square Lease” shall have the meaning set forth in Section 4.2 hereof. 

“Operating Expenses” shall have the meaning set forth in Section 4.4 hereof. 

“Permitted Assignment” shall have the meaning set forth in Section 17.2 hereof. 

“Permitted Use” shall have the meaning set forth in Section 1.1 hereof. 

“Premises” shall have the meaning set forth in Section 1.1 hereof. 

“Proceeding for Relief” shall have the meaning set forth in Section 16.1(f) hereof. 

“Project” shall have the meaning set forth in Section 1.1 hereof. 

“Related Parties” shall have the meaning set forth in Section 13.1 hereof. 

“Removable Installations” shall have the meaning set forth in Section 9.1 hereof. 

“Rent” shall mean Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to
Landlord hereunder. 
 “Rent Abatement Conditions” shall have the meaning set forth in
Section 4.2 hereof. 
 “Rentable Area of the Premises” shall have the meaning set forth in
Section 1.1 hereof. 

  
 7 

 “Rentable Area of the Project” shall have the meaning set forth in
Section 1.1 hereof. 
 “Rent Certificate” shall have the meaning set forth in
Section 4.2 hereof. 
 “Security Deposit” shall have the meaning set forth in
Section 27.1 hereof. 
 “Service Interruption” shall have the meaning set forth in
Section 8.1 hereof. 
 “Service Interruption Notice” shall have the meaning set forth in
Section 8.1 hereof. 
 “Substantial Completion” or “Substantially Complete”
shall have the meaning set forth in Section 5.4. 
 “Surrender Plan” shall have the meaning set
forth in Section 20.1 hereof. 
 “Swing Space Lease” shall mean that certain Lease by and
between Landlord and Tenant dated as of February 4, 2013 pertaining to certain premises located on the first floor of the Building. 
 “Taking” and “Taken” shall have the meaning set forth in Section 15.1 hereof. 
 “Taxes” shall have the meaning set forth in Section 4.5 hereof. 
 “Tenant HazMat Operations” shall have the meaning set forth in Section 20.1 hereof. 
 “Tenant Parties” shall have the meaning set forth in Section 10.1 hereof. 
 “Tenant’s Property” shall have the meaning set forth in Section 9.1 hereof. 
 “Tenant’s Share of Operating Expenses” shall have the meaning set forth in Section 1.1 hereof. 

“Tenant’s Share” shall mean the percentage set forth in the Basic Lease Provisions as Tenant’s Share as
reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. 

“Tenant’s Work” shall have the meaning set forth in Section 5.2. 

“Utilities” shall have the meaning set forth in Section 8.1 hereof. 

“Restoration Period” shall have the meaning set forth in Section 14.1 hereof. 

ARTICLE 2  
 PREMISES; APPURTENANT RIGHTS; RESERVATIONS 
 2.1 Lease
of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. 

  
 8 

 Excepted and excluded from the Premises and the Common Areas (as defined below) are the
ceiling, floor, perimeter walls and exterior windows (except the inner surface of each thereof), and any space in the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building
facilities, but the entry doors to the Premises are a part thereof, together with related glass and finish work. Landlord shall have the right to place in the Premises interior sun control devices, utility lines, cables and wiring, equipment,
stacks, pipes, conduits, ducts and the like, provided that any such installations shall be located above the ceiling or within the walls (except for the interior sun control devices which shall be located in or near the windows) and shall not
otherwise materially interfere with Tenant’s use of the Premises. 
 2.2 Appurtenant Rights. Subject to
the matters set forth in the following paragraph, Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use, and permit its invitees to use in common with Landlord and others, the following areas of the Property
(collectively, the “Common Areas”) (i) public or common lobbies, hallways, stairways, and common walkways necessary for access to the Building and the Premises, and if the portion the Premises on any floor includes less
than the entire floor, any common toilets, any corridors required, for access to the Premises and any elevator lobby of such floor; and (ii) the access driveways, parking areas (as the same may be designated or modified by Landlord from time to
time), loading areas, pedestrian sidewalks, landscaped areas, trash enclosures, if any, and other areas or facilities, if any, which are located in or on the Property and designated by Landlord time to time for the non-exclusive use of tenants and
other occupants of the Building. 
 If Landlord intends to perform work in the area above the ceiling to the Premises or on the
floor slab above the Premises in connection with the build out of any other space in the Building or otherwise as permitted herein and such work is likely to interfere unreasonably with Tenant’s use of the Premises due to the intrusion, noise
or vibration of the work, Landlord shall provide Tenant at least fifteen (15) day’s prior notice of such access, except in the event of an emergency, and will use reasonable efforts to coordinate such work to minimize any disruption to
Tenant and where feasible will cause the work to be performed outside of normal business hours. 
 Landlord has designated
certain areas located on the ground level and garage level of the Building for Storage Space and Shared Space, as shown on the plan attached hereto as Exhibit for use by the tenants of the Building. Tenant shall be allocated
Tenant’s Share of the Storage Space and Shared Space, the location and use of which shall be reasonably determined by Landlord and Tenant subject to applicable Legal Requirements, circulation requirements and Landlord’s reasonable
requirements and conditions (including, without limitation, consideration for the utility of the unused portions of the Storage Space and Shared Space by other tenants of Building). Without limiting Tenant’s right to use the Shared Space in
accordance with the terms this Section, Landlord authorizes Tenant’s use of Tenant’s Share of the Shared Space for the installation and use of an acid neutralization tank and/or similar storage tanks with appropriate partitioning at
Tenant’s cost subject to applicable Legal Requirements and Landlord’s reasonable requirements and conditions. The Storage Space and Shared Space shall be leased to Tenant on of the terms and conditions of this Lease which are applicable to
the Premises except as follows: (i) the rent for Tenant’s Share of the Storage Space shall be the then applicable market rate (currently $18.00 per RSF); (ii) Landlord shall not have any obligation to make any or alterations to the
Storage Space and Shared Space to prepare such space for Tenant’s use; (iii) Tenant shall use Tenant’s Share of the Storage Space and Shared Space solely for the storage or 

  
 9 

 
use of Tenant’s property or equipment and for no other purpose and in accordance with all applicable Legal Requirements; (iv) Tenant, at its sole expense, shall keep Tenant’s Share
of the Storage Space and Shared Space clean and in good condition; and (vi) Landlord shall not be required to provide any services for the Storage Space and Shared Space. 
 Tenant shall have the right to use the main lobby of the Building for events upon reasonable prior written notice to Landlord subject to: (i) the Legal Requirements; (ii) the Rules and
Regulations; (iii) any reasonable conditions that Landlord may impose with respect to the requested use of the main lobby; (iv) the rights of any other tenants or occupants in the Building; and (v) the condition that such use does not
adversely affect the use and enjoyment of any other tenant or occupant in the Building. 
 Notwithstanding any provision herein
to the contrary, Tenant’s rights under this Lease shall always be subject to (a) reservations, restrictions, easements and encumbrances and other matters of record as of the date of this Lease as shown on Exhibit C and such
future matters which do not unreasonably interfere with the use or occupancy of the Premises for the Permitted Uses or materially increase Tenant’s costs under this Lease or in connection with the use and occupancy of the Premises
(“Permitted Encumbrances”), (b) such reasonable rules and regulations from time to time established by Landlord with respect to the Property pursuant to Section 30.18 (the “Rules and
Regulations”), and (c) Landlord’s reservations set forth in Section 2.3 below or elsewhere in this Lease. 
 2.3 Landlord Reservations. Notwithstanding any provision herein to the contrary, Landlord reserves the right to: (i) grant, modify and terminate Permitted Encumbrances,
(ii) designate and change from time to time areas and facilities so to be used, (iii) make additions to Building, (iv) construct other buildings and improvements at the Property, (v) post “For Sale” “For
Lease” signs on the Property at any time during the Term, and (vi) change the name and address of the Building (provided that Landlord agrees not to name the Building after another tenant of the Building. Landlord reserves the right, at
any time and from time to time, to make such changes, alterations, additions, improvements, repairs or replacements in or to the Project (including the Premises but, with respect to the Premises, only for purposes of repairs, maintenance,
replacements and other rights expressly reserved to Landlord herein) and the and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it reasonably deem necessary or desirable, provided, however, that there be no
material obstruction or modification of access to, or material interference with the use or enjoyment of, the Premises parking spaces by Tenant. Subject to the foregoing, Landlord expressly reserves the right to temporarily close all, or any
portion, of the Common Areas for the purpose of making repairs or changes thereto. 
 ARTICLE 3 

DELIVERY OF PREMISES; ACCEPTANCE 
 3.1 Delivery of Premises; Acceptance of Premises. Landlord shall deliver the Premises to Tenant upon the Effective Date provided that Tenant has delivered the Security Deposit to Landlord
and complied with the requirements of Article 13. Except as set forth in Section 5.1, if applicable: (i) Tenant shall accept the Premises in their condition as of the time of delivery, subject to all applicable Legal Requirements (as
defined in Article 6 hereof); (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises with
Landlord’s Work Substantially Completed. 

  
 10 

 Tenant agrees and acknowledges that, except as otherwise set forth in this Lease, neither
Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s
business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any
and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments
and agreements contained herein. 
 3.2 Acknowledgment of Lease Commencement Date. Upon request of Landlord,
Tenant shall execute and deliver a written acknowledgment of the Lease Commencement Date, Rent Commencement Date and the expiration date of the Term when such dates are established accordance with the requirements of this Lease substantially in the
form of the of Lease Commencement Date” attached to this Lease as Exhibit D; provided, however, failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this
Lease shall be the Base Term, as defined above on the first page of this and, if applicable, the Extension Term which Tenant may elect pursuant to Article 28 hereof. 

ARTICLE 4 

RENT 
 4.1 Base Rent. The first month’s Base Rent shall be due and payable on the Lease Commencement Date and the Security Deposit shall be due and payable on delivery of an copy of this Lease
to Landlord. Tenant shall pay to Landlord in advance, equal monthly installments of Base Rent on or before the first day of each calendar month during the Term in lawful money of the United States of America, at the office of Landlord for payment of
Rent forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other
sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 1.2) due hereunder except for any
abatement, reduction or set-off as may be expressly provided in this Lease. 
 4.2 Base Rent Abatement Period.
Notwithstanding anything in this Section of the Lease to the contrary, so long as Tenant is not in Default (as defined in Section 16.1) under this Lease, Tenant shall be entitled to: (i) an abatement of Base Rent in the amount of
$3,000,000 commencing on the Lease Commencement Date so long as Tenant complies with the terms and conditions set forth in this Section (“Initial Rent Abatement”); and (ii) an abatement of Base Rent pertaining to 5,000
RSF of the Premises applied on a monthly basis for the twelve (12) period following the Rent Commencement Date. The period during which the foregoing Base Rent abatement rights are in effect shall be referred to as the “Base Rent
Abatement Period” the amount of Base Rent permitted to be abated shall be referred to as the “Abated Base Rent”. 

  
 11 

 During the Base Rent Abatement Period, only Base Rent shall be abated as provided in this Section, and all
Additional Rent and other costs and charges specified in this Lease shall remain due and payable pursuant to the provisions of this Lease. 
 As an inducement to Tenant’s entering into this Lease, Landlord offers the Initial Rent Abatement in order to offset Tenant’s rent obligation under its current lease pertaining to the premises
located at 300 One Kendall Square, Suite B3501, Cambridge, Massachusetts (“One Kendall Square Lease”), a true, accurate and complete copy of which Tenant has provided to Landlord. 

In order to receive the Initial Rent Abatement, Tenant shall comply with the following requirements (collectively, the “Rent
Abatement Conditions”): 
  

	 	i.	Upon the Lease Commencement Date and the first day of each successive month thereafter until the expiration or earlier termination of the term of the One Kendall Square
Lease, Tenant shall deliver to Landlord a Rent Certificate substantially in the form attached hereto as Exhibit E (“Rent Certificate”) whereby Tenant certifies to Landlord, among other things, the amount of
Tenant’s actual out of pocket rent payment under the One Kendall Square Lease for the applicable monthly period. 

  

	 	ii.	Upon Landlord’s receipt of the Rent Certificate, Tenant’s obligation to pay the Base Rent for the applicable month shall abate. 

If the Rent Certificate indicates that Tenant’s out of pocket rent obligation under the One Kendall Square Lease is reduced or
eliminated by virtue of entering into an assignment or sublease, termination agreement or suffering a recapture of such premises or other such means (each, an “OKS Rent Savings Event”), Landlord and Tenant shall split
Tenant’s rent savings under the One Kendall Square Lease on a 60% to Landlord and 40% to Tenant basis after the deduction of reasonable documented transaction costs, including, but not limited to legal and brokerage fees, architectural and
engineering fees, rental concessions and tenant improvement allowances, and any profits that Tenant is obligated to split with the landlord under the One Kendall Square Lease. If an OKS Rent Savings Event occurs, the amount of the Initial Rent
Abatement that may be applied to Base Rent hereunder shall be reduced by the portion of the rent savings allocated to Landlord under the prior sentence. If an OKS Rent Savings Event occurs and the amount of the rent savings under the One Kendall
Square Lease is greater than the remaining amount of the Initial Rent Abatement at such time, then Tenant shall pay Landlord, as additional rent, the rent savings allocated to Landlord amortized over the remainder of the stated term of the One
Kendall Square Lease. The following examples illustrate three (but not all) possible scenarios that may arise in any given month under these Section: 
 (a) No OKS Rent Savings Event Occurs: 
  

	 	1.	Tenant submits a Rent Certificate to Landlord evidencing that no OKS Rent Savings Event has occurred. 

 

	 	2.	Tenant pays the monthly base rent of approximately $85,000 to landlord under the One Kendall Square Lease. 

  
 12 

	 	3.	No Base Rent is paid to Landlord and the amount of the unapplied Initial Rent Abatement is reduced by the $287,424.67 rent payment otherwise due Landlord pursuant to
Section 1.1 hereof. 

 (b) OKS Rent Savings Event Occurs Before the Expiration of the Base Rent
Abatement Period: 
  

	 	1.	Tenant submits a Rent Certificate to Landlord evidencing that Tenant and the landlord under the One Kendall Square Lease have entered into a lease termination agreement
(i.e. an OKS Rent Savings Event) yielding a rent savings of $500,000 (after deduction of Tenant’s reasonable documented transaction costs). 

  

	 	2.	Landlord’s share of the rent savings is $300,000 and Tenant’s share of the rent savings is $200,000. 

 

	 	3.	Tenant pays the net monthly rent (or no monthly rent, as the case may be) due to landlord under the One Kendall Square Lease after accounting for the rent savings under
the One Kendall Square Lease. 

  

	 	4.	No Base Rent is paid to Landlord and the amount of the unapplied Initial Rent Abatement is reduced by $300,000 (the amount of Landlord’s share of the rent
savings). 

  

	 	5.	The Rent Commencement Date is accelerated accordingly based on the amount of Landlord’s share of the rent savings. 

 

	 	6.	If the OKS Rent Savings Event occurs due to Tenant entering into a sublease for the premises under the One Kendall Square Lease, the rent savings and the corresponding
reduction in the Initial Rent Abatement would be accounted for on a monthly basis as the actual rent savings is realized by Tenant under the One Kendall Square Lease. 

(c) OKS Rent Savings Event Occurs After the Expiration of the Base Rent Abatement Period: 

 

	 	1.	Tenant submits a Rent Certificate to Landlord evidencing the occurrence of an OKS Rent Savings Event and rent savings of $500,000 (after deduction of Tenant’s
reasonable documented transaction costs). 

  

	 	2.	Landlord’s share of the rent savings is $300,000 and Tenant’s share of the rent savings is $200,000. 

 

	 	3.	Tenant pays the net monthly rent (or no monthly rent, as the case may be) due to landlord under the One Kendall Square Lease after accounting for the rent savings under
the One Kendall Square Lease. 

  
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	 	4.	Assuming five months remaining in the Term under the One Kendall Square Lease, the monthly amount of the Landlord’s share of the rent savings amortized on a
straight line basis over the unexpired portion of the Term under the One Kendall Square Lease is $60,000 ($300,000 ÷ 5 months). 

  

	 	5.	Since the amount of the Initial Rent Abatement has been exhausted, Tenant pays the applicable monthly Rent to Landlord plus additional rent of $60,000.

 In the event of any inconsistency or conflict between the numeric examples provided above and the written
provisions set forth in this Section, the written text shall govern. 
 If Tenant fails to comply with the requirements set forth
in this Section 4.2, Tenant shall be obligated to pay the applicable Base Rent. If a Rent Certificate is inaccurate or if Tenant and Landlord have failed to properly account for a previously-occurring OKS Rent Savings Event, then Tenant shall
be obligated to prepare and deliver a Rent Certificate addressing such inaccuracy or failure and shall pay to Landlord the Landlord’s share of any previously Abated Base Rent or shall receive an abatement of Base Rent, as the case may be.

 4.3 Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) Tenant’s Share of “Operating Expenses” (as defined in Section 4.5), and (ii) any and all other amounts Tenant assumes or agrees to pay to Landlord the provisions of this
Lease, including, without limitation, any and all other sums that may due by reason of any default of Tenant or failure to comply with the agreements, terms, and conditions of this Lease to be performed by Tenant, after any applicable notice and
cure period. 
 4.4 Intentionally Omitted. 
 4.5 Operating Expense Payments. Landlord shall endeavor to deliver to Tenant a written estimate of Operating Expenses for each calendar year during the Term (the “Annual
Estimate”) not later than November 30 of the preceding calendar year, which may be revised by Landlord from time to time during such calendar year. During each month of the Term commencing on the Lease Commencement Date, on the
same date that Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate, for any fractional calendar month shall be prorated. If Landlord fails to give Tenant the Annual Estimate prior to
the beginning of any calendar year, Tenant shall continue to pay Operating Expenses in accordance with the previous Annual Estimate, until Tenant receives a new from Landlord. 
 The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each calendar year by Landlord in operating, maintaining,
repairing, and managing the Building and the Project including, without duplication, Taxes (as defined in Section 4.5), capital repairs and improvements (1) reasonably projected to reduce the amount of Operating Expenses
payable by Tenant or (2) required to comply with any Legal Requirements that first become effective and applicable to the Project after the date of this Lease, amortized over-the useful life of such capital items as determined in accordance
with generally accepted accounting principles, costs for transportation services and a property management fee not to exceed 3.0% of Base Rent, excluding only: 

  
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 (a) the original construction costs of the Project and renovation prior to the date
of the Lease and costs of correcting defects in such original construction or renovation; 
 (b) capital expenses for the
Project except as expressly permitted above; 
 (c) interest, principal and other payments pursuant to a Mortgage (as
defined in Section 19.1) debts of Landlord, ground rent, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured; 
 (d) depreciation of the Project (except for capital improvements, the cost of which are includable in Operating Expenses); 
 (e) advertising, promotional, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants for the Project, including
any leasing office maintained in the Project, free rent and construction allowances for tenants; 
 (f) legal and other
expenses incurred in the negotiation or enforcement of leases; 
 (g) completing, fixturing, improving, renovating,
painting, redecorating or other work, which Landlord pays for or performs for other tenants within their premises, and costs of correcting defects in such work; 
 (h) costs to be reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 

(i) The cost of any work or services performed for any other property other than the Project, including, without limitation,
salaries, wages, benefits and other compensation paid to employees of Landlord who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; 

(j) salaries, wages, benefits and other compensation paid to officers and executives of Landlord and administrative employees above
the grade of property manager or building supervisor and Landlord’s general overhead; 
 (k) general organizational,
administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(l) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection
with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or
mortgagees of the Building; 

  
 15 

 (m) costs incurred by Landlord due to the violation by Landlord, its employees,
agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 1.2); 
 (n) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax or informational returns when due, or from
Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 
 (o)
overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties
on a competitive basis; 
 (p) costs of Landlord’s charitable or political contributions, or of fine art maintained
at the Project; 
 (q) costs in connection with services (including electricity), items or other benefits of a type which
are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant is specifically charged
therefor by Landlord; 
 (r) costs incurred in the sale or refinancing of the Project; 

(s) costs for remediation, abatement, removal or encapsulation of Hazardous Materials at the Project other than routine cleaning
and maintenance which may involve the same; 
 (t) net income taxes of Landlord or the owner of any interest in the
Project, franchise, capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; and 

(u) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of
the Project under leases for space in the Project. 
 Within 90 days after the end of each calendar year, Landlord shall furnish
to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s
payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent
within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year, the excess shall be credited against the next due
amounts of Rent, provided that any overpayment shall be paid to Tenant within thirty (30) days if the Term has ended, provided that if Tenant is delinquent in its obligation to pay Base Rent or Additional Rent, Landlord shall pay the excess to
Tenant after deducting all other amounts due Landlord. 

  
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 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 60 days
after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 60 day period, Tenant reasonably and in good faith questions or
contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, provided that Tenant pays any amount due on the Annual Statement if applicable, Landlord will provide Tenant with access to Landlord’s books and
records relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If Landlord and Tenant cannot agree upon the
amount of Tenant’s Share of Operating Expenses within thirty (30) days after Tenant’s review of such Expense Information, then Tenant shall have the right to have an independent public accounting firm selected by Tenant, working pursuant
to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense) and approved by Landlord (which approval shall not be unreasonably withheld or delayed), audit and/or review the Expense Information 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 the payments actually made by Tenant with respect to Operating Expenses for
the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating
Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the
excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the
calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the Independent Review shows that Tenant has overpaid with respect to Operating Expenses stated in the Annual Statement or any adjustments
made thereafter by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be
prorated. Notwithstanding anything set forth herein to the contrary, if the Project is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses that vary according to occupancy of the Project for
such year shall be computed as though the Project had been 95% occupied on average during such year. 

“Tenant’s Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Share as
reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may equitably adjust Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair,
replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises, which adjustment may be reviewed by Tenant as part of the Independent Review. Base Rent, Tenant’s Share of Operating Expenses
and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 4.6 Taxes. Tenant shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Lease Commencement or thereafter
enacted (collectively referred to as “Taxes”), imposed by any federal, state, municipal, local or other governmental authority or agency, including, without limitation, quasi-quasi-public agencies (collectively,
“Governmental Authority”) during the Term, including, 

  
 17 

 without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on payable
to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the
Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from Legal
Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or of leasing space in the Project. The prorated portion of any
Taxes that are due and payable pertaining to periods prior to the Lease Commencement Date or after the expiration of the Term shall not be Tenant’s obligation to pay hereunder. Landlord may contest by appropriate legal proceedings the amount,
validity, or application of any Taxes or liens securing Taxes. If a in Taxes is obtained for any year of the Term during which Tenant paid Tenant’s Share of Taxes, then Taxes for that year will be retroactively adjusted and Landlord shall
provide Tenant with a credit, if any, based on the adjustment. Taxes shall not include any net income taxes imposed on Landlord except to the extent such net income taxes are in substitution for any Taxes payable hereunder. If any such Tax is levied
or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed
against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade are levied against Landlord or Landlord’s
property, or if the assessed valuation of the Project is expressly increased by the taxing authority by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the
real property so as to become a part thereof, higher than the base valuation on which from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlord’s
determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand. 

ARTICLE 5 

CONDITION OF PREMISES; CONSTRUCTION 
 5.1 Base Building Work. 
 (a) Landlord shall deliver the
Premises to Tenant upon the Effective Date with the work (“Landlord’s Work”) more particularly described in the base building specifications attached hereto as Exhibit F (“Base Building
Specifications”) completed. Landlord’s Work comply with the Legal Requirements and shall be consistent with Class A standards for and office space, and substantially in conformance with, and not materially inconsistent with,
the Base Building Specifications. Landlord shall deliver the Premises to Tenant with all base systems, including, but not limited to, HVAC, electrical, life safety and plumbing systems in working order, in compliance with applicable Legal
Requirements and suitable for laboratory purposes. The allocation of the responsibilities between the Landlord’s Work and Tenant’s Work set forth on the Landlord/Tenant Matrix attached hereto as Exhibit G
(“Landlord/Tenant Matrix”). 

  
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 (b) Tenant agrees (i) except as otherwise provided herein to the contrary, to
accept possession of the Premises in the condition described in the Base Building Specifications and otherwise in “as is” condition, (ii) that neither Landlord nor Landlord’s agents have made any representations or warranties
with respect to the Premises or the Building except as provided herein, and (iii) Landlord has no obligation to perform any work, supply any materials, incur any expense or make any alterations, additions or improvements to the Premises to
prepare the Premises for Tenant’s use and occupancy except as provided herein. Landlord will remedy any defect in workmanship, materials or equipment furnished by Landlord pursuant to this Section, excluding reasonable wear and tear and
improper use by Tenant, provided Tenant notifies Landlord of the defect within 12 months after the Lease Commencement Date. 

5.2 Tenant’s Work. 
 (a) Tenant shall prepare, at its sole cost and expense (against which the Landlord’s Contribution may be applied), a set of design/development plans in conformance with the concept plan
approved by Landlord (subject to Landlord’s review of further details regarding access, maintenance and ventilation issues in connection with the cold room located on the second floor along the window line) and attached hereto as Exhibit
H, Tenant Design and Construction Guidelines attached hereto as Exhibit I (“Tenant Design and Construction Guidelines”) and the allocation of responsibilities set forth in the Landlord/Tenant Matrix sufficient
for Landlord to approve Tenant’s proposed design of the Premises (“Design/Development Plans”), and a full set of final permit-ready construction drawings (“Final Construction Drawings”) for the
interior finish and layout of the initial improvements (“Tenant’s Work”) which Tenant desires to have performed in the Premises. The Design/Development Plans and the Final Construction Drawings are collectively referred
to herein as the “Plans.” Provided that no Default has occurred and remains outstanding, Landlord shall reimburse Tenant up to $6,159.10 ($.10 per RSF) for out of pocket costs incurred in preparing the initial test fit of the
Premises. 
 (b) The Plans shall be submitted to Landlord, together with a construction budget setting forth the
anticipated costs for the Tenant’s Work, and Landlord shall approve or disapprove of the Plans, which approval shall not be unreasonably withheld, conditioned or delayed, and Landlord shall respond in any event within fifteen (15) days of
receiving them. No work shall be conducted by or on behalf of Tenant until the Final Construction Drawings have been approved for such work in writing by Landlord. At Tenant’s sole cost and expense (against which the Landlord’s
Contribution may be applied), Tenant shall cause the Plans to be revised in manner sufficient to remedy the Landlord’s reasonable objections and/or respond to the reasonable concerns and for such revised Plans to be redelivered to Landlord, and
Landlord shall approve or disapprove such portions of the Plans to which Landlord previously commented seven (7) days following the date of resubmission. Landlord may not disapprove anything on a set of Plans which it has previously approved in
an earlier set of Plans unless new revealed by the applicable later iteration of Tenant’s Plans provides Landlord with a reasonable basis for doing so. Landlord’s failure to timely respond to Tenant’s submitted Plans or revised Plans
shall be deemed to be approval thereof provided that upon submitting such plans, Tenant provides written notice to Landlord stating “IF LANDLORD FAILS TO RESPOND TO THE ENCLOSED PLANS WITHIN 15 DAYS (OR 7 DAYS AS APPLICABLE), LANDLORD’S
APPROVAL SHALL BE DEEMED GIVEN PURSUANT TO SECTION 5.2(b) OF THE LEASE” in upper case boldface type in the top margin of such notice. Landlord’s approval is solely given for the benefit of Landlord and Tenant under this Section and
neither Tenant nor any third party shall have the right to rely upon Landlord’s approval of the Plans for any other whatsoever. 

  
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 (c) Landlord shall not charge Tenant any coordination, overhead or contractor
supervision fees in connection with Tenant’s Work; provided, however that Landlord shall be reimbursed from the Landlord’s Contribution for any reasonable third-party, out of pocket expenses incurred by Landlord in connection with the
review and approval of Tenant’s Work. 
 (d) The Plans shall be stamped by a Massachusetts registered architect and
engineer, such architect and engineer and Tenant’s general contractor and subcontractors, being subject to Landlord’s prior approval, which shall not be unreasonably withheld, conditioned or delayed, and shall comply with the Legal
Requirements and the requirements of the Tenant Design and Construction Guidelines. The final approved Plans shall be in a form satisfactory to appropriate governmental authorities responsible for issuing permits, approvals and licenses required for
Tenant’s Work. 
 (e) Tenant’s Work shall be completed in accordance with the Plans and no material changes to
Tenant’s Work shall occur without Landlord’s approval as set forth herein. All of the Tenant’s Work shall be performed in accordance with the requirements set forth in the Tenant Design and Construction Guidelines and completed in a
first class workmanlike manner. Tenant shall be solely responsible for the effect of the Tenant’s Work on the Building’s structure and systems, whether or not Landlord has consented to the Alterations, and shall reimburse Landlord on
demand for any costs incurred by Landlord that can be demonstrated by clear evidence to have been caused by reason of any faulty work done by Tenant or its contractors. All of Tenant’s Work shall be performed in such manner as to maintain
harmonious labor relations and to minimize any material interference with Building operations. 
 (f) Tenant shall use
diligent efforts to keep the Project and Tenant’s leasehold interest therein free of any liens or claims of liens arising from acts or omissions of Tenant, or its subtenants, contractors or others claiming by, through or under Tenant, and shall
discharge or bond any such liens within ten (10) Business Days following notice to Tenant of their filing. Tenant shall provide evidence of such insurance as Landlord may reasonably require, naming Landlord as an additional insured. Tenant
shall indemnify Landlord and hold it harmless from and against any cost, claim, or liability arising from any work done by or at the direction of Tenant. 
 (g) All alterations affixed to the Premises shall become part thereof and therein at the end of the Term. However, if Landlord gives Tenant a notice, at the time Landlord approves the Plans, to
remove any alterations, Tenant shall do so and shall pay the cost of and any repair required by such removal. Notwithstanding the foregoing, within four weeks after the expiration or earlier termination of the Term of the Lease and provided that
Tenant continues pay the periodic Rent obligation pending completion of the work, Tenant shall remove the stairwell shown on the Plans and installed as part of Tenant’s Work and restore the applicable to the condition existing as of the
Effective Date. Tenant may elect to have Landlord perform stairwell infill restoration work at Tenant’s cost (in which case, no Rent shall be due Landlord assuming that Tenant is not otherwise is in possession of the Premises) upon written
notice to Landlord at least six months prior to the expiration of the Term. If Tenant makes such election, 

  
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Landlord will solicit at least three bids from contractors at least four months prior to the of the Term. Landlord will choose the lowest qualified bidder and arrange for such restoration work to
be performed at Tenant’s cost within four weeks after the expiration or earlier of the Term of the Lease. Notwithstanding the foregoing, if Landlord has entered into a lease agreement with a tenant that desires that the stairwell remains in
place, Tenant shall not be obligated to remove the staircase or pay for Landlord to do so. 
 (h) All of Tenant’s
personal property, trade fixtures, equipment, furniture, movable partitions, and any alterations not affixed to the Premises shall remain Tenant’s property, removable at any time. If Tenant fails to remove any such materials at the end of the
Term, Landlord may do so and store them at Tenant’s expense, without liability to Tenant, and may sell them at public or private sale and apply the proceeds to any amounts due hereunder, including costs of removal, storage and sale. 

(i) Tenant desires to achieve a LEED Gold Certification for Tenant’s Work from the United States Green Building Council. Upon
Tenant’s request, Landlord shall cooperate with such process and provide all information and documentation reasonably required in connection therewith provided that such cooperation shall not cause Landlord to incur any cost or liability
including, without limitation, required modifications to Landlord’s Work. Nothing contained herein shall be construed as a warranty or guaranty that Tenant’s aspirational LEED certification will necessarily be achieved or maintained.

 5.3 Intentionally Deleted. 
 5.4 Landlord’s Contribution. (a) As an inducement to Tenant’s entering into this Lease, Landlord shall, subject to the terms set forth in this Section, provide to Tenant a
special tenant improvement allowance for the actual costs incurred with respect to the hard and soft of design and performance of the Tenant’s Work (including without limitation, architectural and engineering fees, project management fees,
signage expenses, data/telecom cabling and security) up to a maximum aggregate amount of Nine Million Two Hundred Thirty Eight Thousand Six Hundred Fifty and 00/100 Dollars ($9,238,650.00) [$150.00 per RSF] less any past due expenses owed to
Landlord by Tenant under this Lease (“Initial Allowance”). 
 (b) As a further inducement to
Tenant’s entering into this Lease, upon Tenant’s written request prior to Tenant’s submission of the Final Construction Drawings to Landlord for Landlord’s approval in accordance with Section 5.2(b), Landlord shall provide
an additional allowance to fund such excess costs (which costs may include, without limitation, costs in connection with design and construction costs and expenses) up to a maximum aggregate amount of One Million Two Hundred Thirty One Eight Hundred
Twenty and 00/100 Dollars ($1,231,820.00) [$20.00 per RSF] less any past due expenses owed to Landlord by Tenant under this Lease (“Additional Allowance”) (the Initial Allowance and the Additional Allowance, are hereinafter
referred to, singly or collectively, as the “Landlord’s Contribution”). 
 (c) If the
Additional Allowance is provided, commencing on the Rent Commencement Date, Tenant shall pay Landlord as additional rent the monthly installment of amortization of the Additional Allowance actually disbursed by Landlord in an amount sufficient to
fully amortize the funded amount of the Additional Allowance over the unexpired portion of Base Term on a direct reduction basis payable in equal monthly installments including interest at the annual rate of eight percent (8%). 

  
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 (d) Landlord shall pay to Tenant an amount not to exceed Landlord’s Contribution
to the extent permitted pursuant to this Section, provided that as of the date on which Landlord is required to make payment thereof pursuant to this Section: (i) this Lease is in full force and effect, and (ii) no Event of Default then
exists. Tenant shall pay all costs of the Tenant’s Work in excess of Landlord’s Contribution. Each funded requisition for Landlord’s Contribution shall be applied first on account of any hard construction costs and labor directly
related to the Tenant’s Work and materials delivered to the Building in connection with the Tenant’s Work, and then, second on account of any soft construction costs or design fees. Upon the completion of the Tenant’s Work and
acquisition of Tenant’s furniture, fixtures and equipment and satisfaction of the conditions set forth in this Section, any amount of Landlord’s Contribution which has not been previously requisitioned may be applied to reimburse Tenant
for out of pocket relocation expenses and furniture, fixtures and equipment. 
 (e) Landlord shall make progress payments
on account of Landlord’s Contribution to Tenant on a monthly basis, for the work performed during the previous month, less such retainage (“Retainage”) as is provided for in Tenant’s construction contract(s) and
contracts for the purchase and delivery of furniture, fixtures and equipment, provided that such contracts shall require Retainage of not less than five percent (5%) of the total contract price (in the aggregate) (which 5% Retainage shall not
be in addition to the amounts retained under such contracts). 
 (f) Landlord shall pay Landlord’s Proportion
(hereinafter defined) of the cost shown on each requisition submitted by Tenant to Landlord until the entirety of Landlord’s Contribution has been exhausted. “Landlord’s Proportion” shall be a fraction, the
numerator of which is Landlord’s Contribution and the denominator of which is the total contract price for Tenant’s Work (as evidenced by reasonably detailed documentation delivered to Landlord with the requisition first submitted by
Tenant). 
 (g) Landlord’s progress payments shall be made payable directly to Tenant or, upon Tenant’s written
request, to Tenant’s general contractor, within thirty (30) days following delivery to Landlord of requisitions therefor. Landlord shall have the right, upon reasonable advance notice to Tenant, to inspect Tenant’s books and records
relating to each requisition in to verify the amount thereof. Tenant shall submit requisition(s) no more often than monthly, such requisition shall be executed by a duly authorized officer of Tenant, and shall be by (i) with the exception of
the first requisition, copies of partial waivers of lien from all contractors, subcontractors, and material suppliers covering all work and materials which were subject of previous progress payments by Landlord and Tenant, (ii) a certification
from Tenant’s architect on a completed AIA Form G702, and (iii) a requisition certificate on a completed AIA Form G703. Landlord shall hold such Retainage and disburse the Retainage, or portions thereof requisitioned by Tenant from time to
time on account of subcontractors who have completed respective portions of the job, upon submission by Tenant to Landlord of Tenant’s requisition therefor accompanied by all documentation required under the foregoing provisions of this
Section, together with (A) proof of the satisfactory completion of all required inspections and issuance of any required approvals, permits and sign offs for the work of such subcontractor, or 

  
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 with respect to the work of the Tenant’s general contractor, the Tenant’s Work, by Governmental
Authorities having jurisdiction thereover (including issuance of the Certificate of Occupancy) (“Substantial Completion of Tenant’s Work”), and (B) issuance of final lien waivers by all contractors, subcontractors
and material suppliers covering all of the Tenant’s Work or the thereof as applicable (which final lien waivers may be conditioned upon, or delivered concurrent with, payment of such Retainage). If Tenant fails to pay to Tenant’s
contractors the amounts paid by Landlord to Tenant in connection with any previous requisition(s), Landlord shall thereafter have the right to have Landlord’s Contribution paid directly to Tenant’s contractors. In addition, concurrent with
the final requisition for the Retainage, Tenant shall submit “as-built” plans and specifications for the Tenant’s Work. The right to receive Landlord’s Contribution is for the exclusive benefit of Tenant, and in no event shall
such right be assigned to or be enforceable by for the benefit of any third party, including any contractor, subcontractor, materialman, laborer, architect, engineer, attorney or other person or entity (excepting only to a permitted assignee of this
Lease pursuant to Article 17). 
 If Landlord fails to fund Landlord’s Contribution notwithstanding Tenant’s
compliance with the foregoing conditions, within thirty (30) days after Tenant’s written demand, the unfunded amount of the Landlord’s Contribution shall accrue interest at the Default Rate from the date due until paid, and Tenant may
offset such owed amounts from subsequent installments of Rent which abatement shall be applied up to a maximum of seventy five percent (75%) of each monthly installment of Rent until the total cost incurred by Tenant is reimbursed. 

5.5 Measurement of Premises. 
 If requested by Tenant, the Premises shall be measured according to the BOMA Standard Method for Measuring Floor Area in Office Buildings, modified as is customary for laboratory buildings in the
Boston/Cambridge area market, to include mechanical shafts dedicated solely to tenant use in the tenant rentable area. The following are expressly excluded from the measurement of the Premises and reserved to Landlord: all the perimeter walls of the
Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks or other
Building facilities, and the use of all of the foregoing. If the measurement of the Premises determines that the area of the Premises is greater or less than ten percent (10%) of the area of the Premises set forth in Section 1.1 hereof,
then whenever the size of the Premises is necessary for any computation, size shall be the adjusted size as herein determined. 

ARTICLE 6 

USE 

6.1 Use. The Premises shall be used solely for the Permitted Use set forth in the basic lease provisions in
Section 1.1 of this Lease, and in compliance with all Legal Requirements now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42
U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”). Tenant shall, upon 5 days’ written notice Landlord, discontinue any use of the Premises which is declared by any
Governmental Authority (as defined in Section 4.6) having jurisdiction to be a violation of a Legal Requirement. Tenant not use or permit the Premises to be used for any purpose or in any manner that would void

  
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or Landlord’s insurance, increase the insurance cost, or cause the disallowance of any sprinkler or other credits. Tenant shall reimburse Landlord promptly upon demand for any additional
charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section. Tenant will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would
damage the Premises or obstruct or interfere the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing
the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from Premises from extending into Common Areas, or other space in the
Project. Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the capacity of the as set forth in this Lease.

 Tenant, at its sole expense, shall make any alterations or modifications to the interior or the exterior of the Premises or
the Project that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related to Tenant’s use or occupancy of the Premises. Notwithstanding any other provision herein to the contrary,
Tenant shall be responsible for 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 and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal Requirements related to Tenant’s use or occupancy of the
Premises, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement (to the extent that such Claims
do not arise from the failure of Landlord’s Work to comply with any Legal Requirements). 
 ARTICLE 7 

PARKING 
 7.1 Parking. Subject to all matters of record, Force Majeure, and the exercise by Landlord of its rights hereunder, Tenant shall have the right, in common with other tenants of the
Project to use Tenant’s pro rata share of the non-reserved parking spaces at the Project at the then-then-current prevailing rate equal to (a) .65 parking spaces per 1,000 rentable square feet of the Premises (or 40 spaces based on 61,591
RSF) for the parking spaces located in the Building at the current monthly fee of $225 per space, and (b) .35 parking spaces per 1,000 rentable square feet of the Premises (or 21 spaces based on 61,591 RSF) for surface parking spaces located on
the adjacent lot at the current monthly fee of $175 per space, as such rates may vary from time to time as shown on the parking plan attached hereto as EXHIBIT J (“Parking Plan”). Subject to
Landlord’s reasonable requirements or conditions and any applicable Legal Requirements, Tenant may designate and mark (by virtue of signage reasonably approved by Landlord) at Tenant’s cost portion of Tenant’s allocated parking spaces
for visitor parking on a reserved basis in locations to be reasonably agreed upon by Landlord and Tenant. 
 If additional
parking spaces are available in the Building garage or adjacent surface lot, Landlord shall offer to Tenant the first right to use such additional spaces on a monthly basis and the parking rates then in effect, subject only to the rights of other
tenants of the Building to use 

  
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pro rata share of the garage and surface lot spaces allocable to such tenants. If Tenant does not such spaces, Landlord shall have the right to allocate such spaces to other occupants in the
Landlord shall not be liable to Tenant, and this Lease shall not be affected, if any parking rights of Tenant hereunder are impaired by Applicable Law. The parking spaces shall be subject to such reasonable rules and regulations as may be in effect
for the use of the parking garage/areas from time to time (including, without limitation, Landlord’s right, without additional charge to Tenant above the prevailing rate for parking spaces, to institute a valet or attendant-managed parking
system) provided that access to the parking spaces by Tenant’s employees shall be on a 24/7 Notwithstanding anything to the contrary contained herein, Landlord shall have the right to the surface parking spaces to the following garages in order
of priority: (1) the CambridgeSide Galleria Parking Garage located at 100 CambridgeSide Place in Cambridge; (2) the First Street Garage located on Spring Street in Cambridge; and (3) the common parking facility that serves the
buildings located at 350 Kendall Street, 650 East Kendall Street, 675 West Kendall Street, 500 Kendall Street and 350
3rd Street (Watermark Cambridge), each located in
Cambridge. If parking spaces are not available in such garages, then Landlord shall have the right to relocate surface parking spaces to an alternate public parking facility of comparable quality located no further than one quarter mile from the
Project and located within the City of Cambridge. Tenant shall be responsible for the actual fee for such offsite parking spaces which fee shall not to exceed the published parking rates for monthly parking for the respective parking garage from
time to and shall not include any mark-up of such fee by Landlord or the owner or operator of the parking garage. If the actual fee for the offsite parking spaces exceeds the published parking rates, shall provide Tenant a credit for the amount by
which the actual fee exceeds the published rates on a monthly basis. If the actual fee for the offsite parking spaces is less than the published parking rates, Tenant shall pay Landlord as additional rent the amount by which the published parking
rates exceed the actual fee incurred by Tenant on a monthly basis. 
 Within thirty (30) days after the Effective Date and
each anniversary of the Lease Commencement Date, Tenant shall provide Landlord written notice of the number of parking spaces allocated to Tenant that Tenant is committed to using each year. If the number of parking spaces requested by Tenant is
less than the 40 garage spaces and 21 surface spaces allocated to Tenant, then Landlord reserves the right to allocate the excess parking spaces to other occupants in the Building on monthly basis. Upon sixty (60) days notice from Tenant,
Landlord shall arrange for such reallocated parking spaces to be restored for Tenant’s non-exclusive use. 
 Tenant shall
have no right to hypothecate or encumber the parking spaces, and shall not sublet, assign, or otherwise transfer the parking spaces other than to employees of Tenant occupying the Premises or to a permitted transferee pursuant to Section 17 of
this Lease. 
 Tenant shall, at Tenant’s sole expense, for so long as the Parking and Traffic Demand Management Plan dated
April 2008 as approved by the City of Cambridge on April 28, 2008, including the conditions set forth in such approval (as amended from time to time, the remains applicable to the Project, (i) offer to subsidize mass transit monthly passes
for all of its employees; (ii) implement a Commuter Choice Program; (iii) discourage single-occupant vehicle use by its employees; (iv) promote alternative modes of transportation and use of alternative hours; (v) meet with
Landlord and/or its representatives no more than quarterly to discuss transportation programs and initiatives; (vi) participate in annual surveys monitoring transportation programs and initiatives; (vii) cooperate with Landlord in
connection with 

  
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transportation programs and initiatives promulgated pursuant to the PTDM; (viii) provide alternative work programs (such as telecommuting, flex-time and compressed work weeks) to its
employees in order to reduce traffic impacts in Cambridge during peak commuter hours; and (ix) otherwise cooperate with Landlord in encouraging employees to seek alternate modes of transportation. 

ARTICLE 8 

UTILITIES; SERVICES 
 8.1 Utilities; Services. Landlord shall provide, subject to the terms of this Section, and cold water for restrooms, drinking and office kitchen purposes, sewer connection, heated and
chilled water for the HVAC system serving the Premises, electricity in an amount at least equal to 12 watts per usable square foot for office and 15 watts per rentable square foot for laboratory on 70% laboratory use and 30% office use, gas service
for the HVAC system and water for sprinklers (collectively, “Utilities”) as more particularly set forth in the Base Building Specifications. Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement
obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental or Utility provider, and any taxes, penalties, surcharges or
similar charges thereon. Utilities will separately metered or charged directly to Tenant by the provider as provided in the Landlord/Tenant Matrix attached hereto as Exhibit G. Tenant shall pay directly to the Utility provider, prior
to delinquency, any separately metered Utilities and services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon
consumption, as reasonably determined by Landlord. No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s negligence or willful misconduct, shall result in eviction or constructive eviction of Tenant,
termination of this Lease or the abatement of Rent. Tenant to limit use of water and sewer with respect to Common Areas to normal restroom use. Tenant supply its own cleaning and rubbish removal service. Landlord at Landlord’s cost shall supply
a dumpster or compactor at the loading dock for Tenant’s use for the disposal of non-hazardous, non-controlled substances. 

Notwithstanding the foregoing, in the event that there shall be an interruption, curtailment or suspension of any service required to be
provided by Landlord pursuant to this Lease (and no reasonably equivalent alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use and enjoyment of a material portion of the Premises, and Tenant
actually ceases to use the affected portion of the Premises (any such event, a “Service Interruption”), and if (a) such Service Interruption shall continue for five (5) consecutive Business Days following receipt by
Landlord of written notice from Tenant describing such Service Interruption (the “Service Interruption Notice”) and (b) such Service Interruption shall not have been caused, in whole or in part, by reasons beyond
Landlord’s reasonable control or by an act or omission of Tenant or Tenant’s agents, employees, contractors or invitees (a Service Interruption that satisfies the foregoing conditions being referred to hereinafter as a “Material
Service Interruption”) then, Tenant shall be entitled to an equitable abatement of Base Rent, based on the nature and duration of the Material Service Interruption, the area of the Premises affected, and the then current Base Rent
amounts, for the period that shall begin on the sixth Business Day after such Material Service Interruption and that shall end on the day such Material Service Interruption shall cease. In all events, Landlord will use commercially reasonable
efforts to restore the service interruption as soon as is reasonably practicable. 

  
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 8.2 Shafts and Risers. During the Term, Landlord grants to Tenant a
non-exclusive license to use a portion (reasonably specified by Landlord based on Tenant’s Plans and generally based on Tenant’s Share) of the Building risers and other Building communications pathways reasonably designated by Landlord
(“Communications Pathways”) for the installation, maintenance, operation, replacement and/or removal at Tenant’s sole expense of certain cables, conduits, innerducts and connecting hardware approved by Landlord (any such
cables, conduits, innerducts and connecting hardware installed within the Communications Pathways, as the same may be modified, altered or replaced during the Term, are collectively referred to herein as the “Connecting
Cables”). Any such approvals shall be granted, and installation performed, in accordance with the terms of Section 11 below. With respect to each cable placed in the Communications Pathways from and after the Execution Date, Tenant
shall label such cable (at floor of the Building where the cable originates and the floor where such cable terminates and at each access point in between at which such cable is pulled) with identification information as reasonably required by
Landlord which shall be consistent with commercial practice in the Cambridge/Kendall Square submarket. Landlord makes no warranties or representations to as to the suitability of the Communications Pathways for the installation and operation of the
Connecting Cables and Tenant hereby accepts the same in their as is, where is condition with all faults on the date hereof, provided, however, Landlord shall use its reasonable efforts to ensure such Communications Pathways are dry and free of
interference from electrical cables and other base building devices likely to interfere with the operation of such Connecting Cables. In the that at any time during the Term, Landlord reasonably determines, that the operation and/or periodic testing
of the Connecting Cables interferes with the operation of the Building or the business operations of any of the occupants of the Building, then Tenant shall, upon reasonable notice from Landlord attempt to correct such interference in accordance
with commercially reasonable approaches. Tenant is expressly forbidden to serve other tenants or occupants of the Building, to serve any locations outside the Building, or to resell any communications services without the prior written consent of
Landlord, which consent may be granted in Landlord’s sole discretion. Upon the expiration or earlier termination of this license, Tenant shall remove the Connecting Cables from the Communications Pathways and restore any damage to the Building
related to the removal of the Connecting Cables caused by Tenant, which obligations shall survive the expiration or earlier termination of this Lease. In addition, Landlord may, upon reasonable written notice (which notice shall not be required in
the event of an emergency), suspend this license and/or relocate the Connecting Cables in the event of any repair or construction affecting the Communications Pathways, provided, however, prior to making any such repair or construction, Landlord
shall ensure that Tenant has an alternative means of communicating in a manner consistent with the operation and standards of the Connecting Cables at the time of such license suspension and at Landlord’s sole cost and expense. After the
completion of such repair and/or construction, this license shall be reinstated with such reasonable modifications as may require and for which Landlord shall reimburse Tenant to ensure consistency with the new of the Communications Pathways.
Subject to earlier termination pursuant to the provisions of this Section, this license shall be coterminous with the Lease. 

  
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 8.3 Rooftop Premises. During the Term, Tenant shall have the right to use a
portion the rooftop of the Building reasonably designated by Landlord (the “Rooftop Premises”) at no additional rental cost for the installation of HVAC equipment, antennas, satellite dishes or other communications device and
certain mechanical devices necessary for the operation of Tenant’s business in the Premises, all of which shall have been approved by Landlord (any devices and/or equipment installed within the Rooftop Premises, as the same may be modified,
altered or during the Term, is collectively referred to herein as “Tenant’s Rooftop Equipment”). approval of such devices and/or equipment shall not be unreasonably withheld, conditioned or delayed provided Tenant
demonstrates to Landlord’s reasonable satisfaction that the proposed devices and/or equipment (i) do not interfere with any base building equipment operated by Landlord on the roof; (ii) will not affect the structural integrity of the
Building or void the for the roof or the roof membrane; (iii) shall be adequately screened so as to minimize the of such devices and/or equipment; and (iv) shall be adequately sound-proofed to meet all requirements of Legal Requirements.
Tenant shall not install or operate Tenant’s Rooftop Equipment until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses, and authorizations necessary for the installation and operation thereof.
In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in connection with the installation, maintenance and operation of Tenant’s Rooftop Equipment. Landlord shall provide reasonable
utility service (at Tenant’s reasonable cost) to the Rooftop Premises or to Tenant’s Rooftop Equipment. Tenant shall be responsible for the cost of repairing and maintaining Tenant’s Rooftop Equipment in good order, condition and
repair and for the cost of repairing any damage to the Building, or the cost of any necessary improvements to the Building, caused by or as a result of the installation, replacement and/or removal of Tenant’s Rooftop Equipment. Landlord makes
no warranties or representations to Tenant as to the suitability of the Rooftop Premises for the installation and operation of Rooftop Equipment. Tenant shall use Landlord’s roof contractor (if such roof is under warranty such contractor) or
another contractor reasonably acceptable to Landlord for any work impacting the roof or roof membrane. If Tenant’s Rooftop Equipment damages the roof (other than ordinary wear and tear damage or damage arising from extraordinary events of a
nature not controllable by Tenant such as high winds, fire, electrical storms and the like) or invalidates or adversely affects any warranty, Tenant shall be fully responsible for the cost of repairs directly related and limited the damage caused by
Tenant’s Rooftop Equipment (and any subsequent repairs to the roof to the extent that any warranty is invalidated or adversely affected). Except as set forth in the next sentence, Landlord shall elect, at the time of Landlord’s approval
thereof, either to require Tenant convey to Landlord, in consideration of Ten Dollars ($10.00), all of Tenant’s right, title and in and to all or any portion of Tenant’s Rooftop Equipment or to remove such Tenant’s Rooftop Equipment
or a portion thereof at the expiration or sooner termination of the Term. Notwithstanding the foregoing, unless this Lease has been terminated due to a Default by Tenant, Tenant may remove Tenant’s satellite dishes and generators and equipment
appurtenant thereto at the expiration of the Term at Tenant’s cost provided that Tenant complies with any reasonable requirements or conditions imposed by Landlord and that Tenant remains responsible for the cost repairs directly related and
limited to the damage caused by the removal of such equipment. 
 8.4 Tenant’s Generator. Landlord shall
provide a location on the roof of the Building to be mutually agreed upon which Tenant may install one or more emergency generators, shall have no obligation to provide emergency generators or providing emergency back-up power to Tenant. Tenant
shall contract with a third party to maintain the emergency generators as per manufacturer’s standard maintenance guidelines. 

  
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 8.5 Access. Subject to reasonable security procedures that Landlord may
institute time to time to prevent unauthorized access to the Building, Tenant shall have access to the Premises, the Rooftop Premises, the Building garage and surface lot, the guest parking spaces, the freight elevator and freight loading dock, and
any other appurtenant areas, twenty-four (24) hours per day, seven (7) days per week. A security card will be issued to all permitted Building occupants. An access card will be required for access to the Building between the hours of 6:00
p.m. and 7:00 a.m. on weekdays and 24 hours a day on weekends. Landlord shall install a card access system on the elevators providing Tenant with the ability to lock off any full floors that it occupies. 

ARTICLE 9 

ALTERATIONS 
 9.1 Alterations and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind nature
upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or
connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 10.1) (“Alterations”), shall be subject to Landlord’s prior written consent, which may be given or withheld in
Landlord’s sole if any such Alteration affects the structure or Building Systems and shall not be otherwise unreasonably withheld, conditioned or delayed. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in
connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s sole and discretion. However, Landlord’s consent shall not be required for any Alterations that (a) are
not visible from the exterior of the Building; (b) will not adversely affect the Building Systems or structural elements; and (c) either are of a cosmetic nature such as painting, wallpapering, pictures and installing carpeting, or cost
less than $75,000 in any one instance. Any request for approval shall be in writing, delivered not less than 15 Business Days in advance of any construction, and accompanied by plans, specifications, bid proposals, work contracts and such other
information concerning the nature and cost of the alterations as may be reasonably by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and
specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that plans and specifications or construction comply with applicable Legal Requirements. Tenant cause, at its sole cost and
expense, all Alterations to comply with insurance requirements and Legal Requirements and shall implement at its sole cost and expense any alteration or required by Legal Requirements as a result of any Alterations. Landlord shall not charge Tenant
any coordination, overhead or contractor supervision fees in connection with the Alterations; provided, however that Landlord shall be reimbursed for any reasonable third-party, out of expenses incurred by Landlord in connection with the review and
approval of the Alterations. Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless
from, any expense incurred by Landlord by reason of work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. The construction of Tenant’s Work shall be governed by the provisions contained in Section 5.2,
and not the provisions of this Article 9. 

  
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 Tenant-shall provide (and cause each contractor or subcontractor to provide) certificates of
insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any
Alterations, 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 for any such Alteration. 
 Except for Removable Installations (as hereinafter defined), all Installations (as
hereinafter defined) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall remain upon and be
surrendered with the Premises as a part thereof. Notwithstanding the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires that Tenant remove such Installation upon the
expiration or earlier termination of the Term, in which event Tenant shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove
(i) Connecting Cable as required in Section 8.2, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s Property (as
hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls of the Premises and repairing any holes.
During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. Landlord hereby waives any lien or other interest in any
of Tenant’s Property and Removable Installations and shall confirm such waiver in a form reasonably acceptable to Landlord and Tenant provided that Landlord shall be paid for Landlord’s reasonable out of pocket expenses in connection with
the waiver process. 
 For purposes of this Lease, (x) “Removable Installations” means any
Installations that Tenant desires to have removed from the Premises at the expiration or earlier termination of the Term which Landlord agrees in writing may be removed by Tenant, (y) “Tenant’s Property” means
Removable Installations and, other than Installations, any personal property or equipment of Tenant that may be removed without material damage to the Premises, and (z) “Installations” means all property of any kind paid
for by Landlord, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral
part of the Premises, including, without limitation, fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves,
chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch. 

ARTICLE 10 

REPAIRS AND MAINTENANCE 
 10.1 Landlord’s Repairs. Landlord, as an Operating Expense subject to the provisions of Section 4.5 hereof, shall maintain all of the structural, exterior, parking and other Common
Areas of the Project, including roof, HVAC, plumbing, fire sprinklers, elevators and all other 

  
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building systems serving the Premises and other portions of the Project (“Building Systems”), in good repair, comparable to other first class lab research buildings in the
Kendall Square area and compliance with all applicable Legal Requirements, reasonable wear and tear and uninsured and damages and damage caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees and contractors
(collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord
reserves the right to stop Building services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until
said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that
Landlord shall, except in case of emergency, give Tenant 24 hours advance notice of any planned stoppage of Building Systems services for maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of any
repair required by Landlord pursuant to this Section, after which Landlord shall a commercially reasonable effort to effect such repair. Landlord shall not be liable for any to make any repairs or to perform any maintenance unless such failure shall
persist for an unreasonable time after Tenant’s written notice of the need for such repairs or maintenance but no event not later than thirty (30) days after receipt of such notice, or such longer time as is reasonably necessary if more
than 30 days are reasonably required to complete such repairs so as Landlord commences such repairs within such 30 day period and thereafter diligently attempts to complete the same. Tenant waives its rights under any state or local law to terminate
this or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war,
or similar cause of damage or destruction shall be controlled Section 14.1. 
 10.2 Tenant’s
Repairs. Subject to Section 10.1 hereof, Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows,
interior walls, and the interior side of walls, reasonable wear and tear and damage by fire or other casualty excepted. Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant
fail to make any such repair or replacement or fail to maintain the Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such within 30 days of Landlord’s notice, and thereafter diligently prosecute such cure
to completion, Landlord may perform such work and shall be reimbursed by Tenant within 30 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of
such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to Articles 13 and 14, Tenant shall bear the uninsured cost of any repair or replacement to any part of the Project that results from damage caused
by Tenant or any Tenant Party and any repair that benefits only the Premises. 
 ARTICLE 11 

MECHANIC’S LIENS 
 11.1 Mechanic’s Liens. Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for,
or 

  
 31 

 
materials claimed to have been furnished to, Tenant within 10 Business Days after written notice of the filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the
Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim or
post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office
equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement as a matter of public record by any lessor or
creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Project be furnished the
statement without qualifying language as to applicability of the lien only to removable property, located in an identified suite held by Tenant. 
 ARTICLE 12 
 INDEMNIFICATION 

12.1 Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold 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 investigating or resisting the same (including, without limitation, reasonable attorneys’ fees,
charges and disbursements and costs of suit) (collectively, “Claims”) for injury or death to or damage to property (a) occurring within the Premises, or (b) occurring outside of the Premises and caused by the
negligence or willful misconduct of Tenant, or (c) arising from a breach or default by Tenant in the performance of any of its obligations hereunder, in all cases unless solely by the willful misconduct or negligence of Landlord or
Landlord’s agents, servants, employees, and contractors. Landlord shall not be liable to Tenant for, and Tenant assumes all of damage to, personal property (including, without limitation, loss of records kept within the Premises), unless caused
solely by the willful misconduct or negligence of Landlord or Landlord’s agents, servants, employees, and contractors, but subject to waiver of claims and subrogation provisions of Article 13. Tenant further hereby irrevocably waives any and
all for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord shall not be for any damages arising from any act, omission or
neglect of any tenant in the Project or of any other third party. 
 Landlord hereby indemnifies and agrees to defend, save and
hold Tenant harmless from and against any and all Claims for injury or death to persons or damage to property sustained or occurring in or about the Building (other than the Premises) and caused by the gross negligence or wilfull misconduct of
Landlord or Landlord’s agents, servants, employees, and contractors unless caused solely by the willful misconduct or negligence of Tenant or Tenant’s agents, servants, employees, and contractors, but subject to waiver of claims and
subrogation provisions of Article 13. 
 The provisions of this Section 12.1 shall survive the expiration or earlier
termination of Lease. 

  
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 ARTICLE 13 
 INSURANCE 
 13.1 Insurance. (a) Tenant
shall not conduct or permit to be conducted any activity, or place any equipment in or about the Premises or the Building which will in any way increase the rate of fire insurance or other insurance on the Building pertaining to the Permitted Use in
compliance with the terms of the Lease provided that the Hazardous Materials List (defined in Section 21.2) does not change. If any increase in the rate of fire insurance or other insurance is stated by any insurance company to be due to any
activity or equipment of Tenant in or about the Premises or the Building, such statement shall be conclusive evidence that the increase in such is due to such activity or equipment and, as a result thereof, Tenant shall be liable for the amount such
increase. Tenant shall reimburse Landlord for such amount upon written demand from Landlord and such sum shall be considered additional rent payable hereunder. 
 (b) Landlord shall insure the Building, other than Tenant’s Work and Alterations, against loss due to fire and other casualties included in standard extended coverage insurance policies in an
amount equal to ninety percent (90%) of the replacement cost thereof (with a waiver of co-insurance), exclusive of architectural and engineering fees, excavations, footings and foundations. Throughout the Lease Term, Landlord shall maintain
commercial general liability insurance (written on an occurrence basis) covering the Project. Such insurance shall need not cover (a) Tenant’s furniture, fixtures, equipment or other personal property of Tenant on the Premises, or
(b) any portion of the Tenant’s Work. 
 (c) Commencing on the Lease Commencement Date and throughout the Term,
Tenant shall obtain and maintain (1) commercial general liability insurance (written on an occurrence basis) including coverage provided in the current Insurance Services Office commercial general liability policy form insuring the
indemnification obligations assumed by Tenant under this Lease, premises and operations coverage, broad form property damage and independent contractors coverage, and containing an endorsement for personal injury and an endorsement for the Amendment
of Pollution Exclusion, (2) all-risk property insurance, (3) business interruption insurance (in an amount no less than the Base Rent and Additional Rent in effect during any year), (4) comprehensive automobile liability insurance
(covering any automobiles owned or operated by Tenant, if any), (5) worker’s compensation insurance, (6) during all periods alcoholic beverages are dispensed or sold by Tenant at the Building or the Premises, liquor liability
insurance or host liquor liability insurance as the case may be, (7) employer’s liability insurance, and (8) such additional insurance relating to Tenant’s use and storage of Hazardous Materials as may be necessary to comply with
any requirement of any Governmental Authority. Such commercial general liability insurance shall be in an amount (which may include umbrella liability insurance) of no less than Two Million Dollars combined single limit per occurrence with a Three
Million Dollar ($3,000,000) annual aggregate. Such property insurance shall be in an amount not less than that required to replace of Tenant’s Work at Tenant’s expense, all Alterations and all other contents of the Premises (including,
without limitation, Tenant’s trade fixtures, decorations, furnishings, equipment and personal property). Such automobile liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident. Such
worker’s compensation insurance shall carry minimum limits as defined by the law of the jurisdiction in which the Building is located the same may be amended from time to time). Such employer’s liability insurance shall be in an amount not
less than Five Hundred Thousand Dollars ($500,000) for each accident, Five Thousand Dollars ($500,000) disease-policy limit, and Five Hundred Thousand Dollars ($500,000) disease-each employee. 

  
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 (d) All such insurance required under this Section shall: (1) be issued by a
company that is licensed to do business in the jurisdiction in which the Building is located and that has a rating equal to or exceeding A: VII from Best’s Insurance Guide; (2) in the case of the commercial general liability insurance,
name Landlord and if designated by Landlord, the managing agent of the Building and the holder of any mortgage as additional insureds; (3) in the case of the all-risk property insurance and business interruption insurance, contain an
endorsement that such policy shall remain in full force and effect notwithstanding that the insured may have waived its right of action against any party prior to the occurrence of a loss; (4) in the case of the all-risk property insurance and
business interruption insurance, provide that the insurer thereunder waives all right of recovery by way of subrogation against Landlord, its partners, agents, employees, representatives and mortgage holders and all trustees and beneficiaries with
respect thereto, in connection with any loss or damage covered by such, policy; (5) be reasonably acceptable in form and content to Landlord if not on customary industry form and content; (6) be primary and noncontributory;
(7) contains an endorsement (or an insurer undertaking in a certificate or otherwise), to the extent obtainable, prohibiting cancellation, failure to renew, reduction of amount of insurance or material reduction in coverage without the insurer
first providing Landlord thirty (30) days’ prior written notice of such proposed action; and (8) not contain any deductible provision that is not commercially reasonable unless such provision is first approved in writing by Landlord
(provided that Tenant’s deductible of $25,000 as of the Effective Date is deemed approved). Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts of commercial general liability insurance or reduced
deductible amounts (based on Landlord’s reasonable review of Tenant’s ability to pay anticipated claims) to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being generally required of new
tenants within the Project or customarily required for similar projects. Tenant shall deliver a certificate of all such insurance and receipts evidencing payment therefor (and, upon request, copies of all required insurance policies, including
endorsements and declarations) to Landlord on or before the Effective Date and at such other times as Landlord may request (and pending such delivery of the insurance certificate, Landlord may defer commencement of the Tenant’s Work).

 (e) Tenant hereby waives and releases Landlord and the holder of any mortgage from any and all liabilities, claims and
losses for damage to property for which Landlord is or may otherwise be held liable to the extent Tenant either is required to maintain property insurance pursuant to this Article with respect to the property so damaged, or receives insurance
proceeds on account thereof. Landlord hereby waives and releases Tenant from any and all liabilities, claims and losses for damage to property for which Tenant is or may be otherwise held liable to the extent Landlord either is required to maintain
property insurance pursuant to this Article with respect to the property so damaged, or receives insurance proceeds on account thereof. In the case of the all-risk property insurance, both parties shall secure waiver of subrogation endorsements from
their respective insurance carriers as to the other party. 

  
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 ARTICLE 14  

RESTORATION 
 14.1 Restoration. If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 30 days after
discovery of such damage as to the amount of time Landlord reasonably estimates it take to restore the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is reasonably estimated to
exceed 9 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate this Lease as of the date that is 45 after the date of discovery of such damage or destruction. Notwithstanding
Landlord’s election restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within Business Days of receipt of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum
Restoration Period. Unless either Landlord or Tenant so to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises
(including Landlord’s Work and Tenant’s Work, but excluding the improvements installed by Tenant or by Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as
needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, release, disposal,
removal or remediation of Hazardous Materials in, on or about the Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not
substantially complete as of the end of the Restoration Period or, if longer, the Restoration Period, Tenant may elect, by written notice to Landlord, to terminate this Lease, in which event Landlord shall be relieved of its obligation to make such
repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord
shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Tenant. 
 Tenant, at its
expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 30.20) events or to obtain Hazardous Material Clearances, all repairs or restoration deemed
necessary by Tenant in accordance with its then current operations and not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Rent shall be abated from the date of such
casualty until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as
provided in this Section, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 

Notwithstanding the foregoing, either party may terminate this Lease if the Premises are damaged during the last year of the Term and
Landlord reasonably estimates that it will take more than two months to repair such damage, or if insurance proceeds are not available for such restoration. 

  
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 The provisions of this Lease, including this Section, constitute an express agreement
between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no
application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section sets forth their entire understanding and agreement with respect
to such matters. 
 ARTICLE 15  
 CONDEMNATION 
 15.1 Condemnation. If the whole or any
material part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or
“Taken”), and the Taking would in Landlord’s reasonable judgment, either prevent or materially interfere with Tenant’s use of the Premises or materially interfere with or impair Landlord’s ownership or
operation of the Project, then upon written notice by Landlord this Lease shall terminate and shall be apportioned as of said date. In addition, if a Taking of the whole or any material part of Premises or the Project would in the reasonable
judgment of Tenant either prevent or materially interfere with Tenant’s use of the Premises, Tenant shall have the right to terminate this Lease by written notice to Landlord within thirty (30) days of the date that Landlord’s title
has been of such property. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to
their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired shall be reduced
to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord
Tenant’s interest, if any, such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be
separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any
provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 
 ARTICLE 16 

 EVENTS OF DEFAULT 
 16.1 Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due and such
default shall continue for more than five (5) Business Days after written notice from Landlord. 

  
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 (b) Insurance. Any insurance required to be maintained by Tenant pursuant to
this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed and Tenant shall fail to replace such insurance before the expiration of the current coverage. 

(c) Improper Transfer. Tenant shall assign, sublease or otherwise transfer all or any portion of Tenant’s interest in
this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action. 

(d) Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation
of this Lease within 15 days after written notice from Landlord. 
 (e) Insolvency Events. Tenant or any guarantor
or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or
to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for
all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die
or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

(f) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under Article
18 or 19 within 5 Business Days after a second notice requesting such document. 
 (g) Swing Space Lease. A
“Default of Tenant” (as defined in the Swing Space Lease) occurs under the Swing Space Lease. 
 (h) Other
Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section, and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after
written notice thereof from Landlord to Tenant. 
 Any notice given pursuant to this Section hereof shall: (i) specify the
alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a
termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to this Section is such that it cannot be cured by the payment of money and reasonably requires more than 30
days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later
than 90 days from the date of Landlord’s notice. 

  
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 16.2 Landlord’s Remedies. 

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any
obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the Default Rate, shall be payable to Landlord on
demand as Additional Rent. 
 (b) Late Payment Rent. 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, processing and accounting charges and late charges
which may be imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due more than once in any eighteen month
period, Tenant shall pay to Landlord an additional sum equal to 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 Landlord will incur by reason of late payment by
Tenant. In addition to the late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 
 (c) Remedies. Upon the occurrence of a Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this
Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 

(i) Terminate this Lease, or at Landlord’s option, Tenant’s right to possession only, in which event
Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises in
compliance with applicable Legal Requirements and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages therefor unless such process is
accomplished by Landlord in violation of applicable Legal Requirements; 
 (ii) Upon any termination of
this Lease, whether pursuant to the foregoing subsection (i) or otherwise, Landlord may recover from Tenant the following: 
 (A) The worth at the time of award of any unpaid Rent which has been earned at the time of such termination; plus 

(B) The worth at the time of award of the amount by which the unpaid Rent which would have been earned after
termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (C) 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 amount of such rental loss that Tenant proves could have been
reasonably avoided; plus 

  
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 (D) Any other amount necessary to compensate Landlord for all the
detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including, but not limited to, brokerage commissions and
advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

(E) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted
from time to time by applicable law. 
 As used in the foregoing subsection (c)(ii) (A) and (B), the
“worth at the time of award” shall be computed by allowing interest at the Default Rate. As used in subsection (c)(ii)(C) above, the “worth at the time of award” shall be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of Boston at the time of award plus 1%. 
 (iii) Landlord may
continue this Lease in effect after Tenant’s Default and recover Rent as it becomes due (Landlord and Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if
Landlord does not elect to terminate this Lease following a Default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes
due. 
 (iv) Intentionally Deleted. 

(v) Independent of the exercise of any other remedy of Landlord hereunder or under applicable law, upon the
occurrence of a monetary Default or Default pertaining to Tenant’s failure to comply with the requirements of Article 21, Landlord may conduct an environmental test of the Premises as generally described in Section 21.4
hereof, at Tenant’s expense. 
 Notwithstanding anything to the contrary contained herein, in no event shall Tenant
ever be liable to Landlord for any special, indirect, consequential or punitive damages under this Lease except as may arise in connection with Tenant’s holding over of the Premises as set forth in Article 25. 

(d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an
acceptance of surrender of the Premises and/or termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, custom to
the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at 

  
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any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions,
and covenants of this Lease or as having modified the same and shall not be deemed waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with
knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and by Landlord. To the greatest
extent permitted by law, Tenant waives all right of redemption in Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord
in its sole discretion may determine. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or
otherwise to mitigate any damages arising by reason of Tenant’s Default. Landlord shall use commercially reasonable efforts to mitigate its damages following termination of this Lease. 

ARTICLE 17  
 ASSIGNMENT AND SUBLETTING 
 17.1 General Prohibition.
Without Landlord’s prior written consent which shall not be unreasonably withheld, conditioned or delayed subject to and on the conditions described in this Section, Tenant shall not, directly or indirectly, voluntarily or by operation of
law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no
effect. 
 17.2 Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise
transfer this Lease or sublet the Premises other than pursuant to a Permitted (as defined below), then at least 15 Business Days, but not more than 45 Business Days, before date Tenant desires the assignment or sublease to be effective (the
“Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises
and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee sublessee, and all material terms and
conditions of the proposed assignment or sublease, a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its
consent. Landlord may, by giving written notice to Tenant within 15 Business Days after receipt of the Assignment Notice: (i) grant such consent, or (ii) refuse such consent, in its reasonable discretion; or (iii) if the proposed
assignment, hypothecation or other transfer or subletting concerns (x) an entire floor of the Building or (y) more than (together with all other then subleases) 50% of the Premises with a proposed sublease term that would expire during the
last months of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). Among other reasons, it be reasonable for Landlord to
withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable judgment, the use the Premises by the proposed assignee or subtenant would entail any
Alterations that would 

  
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substantially lessen the value of the leasehold improvements in the Premises, or would require substantially increased services by Landlord; (3) in Landlord’s reasonable judgment, the
assignee lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment–(4) in Landlord’s reasonable judgment, the business of the proposed or subtenant is inconsistent with the type and quality
of the nature of the Building; (5) the use of the Premises by the proposed assignee or subtenant will violate any applicable Legal (6) Landlord has experienced previous defaults by or is in litigation with the proposed assignee subtenant;
(7) the proposed assignee or subtenant is an existing tenant in the Building or a prospective tenant with whom Landlord has been in negotiations; or (8) if the assignment or subletting concerns more than 50% of the Premises, the net worth
(as determined in accordance with generally accepted accounting principles) of the proposed assignee or subtenant is less than $10,000,000. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the
right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 Business Days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall
continue in full and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space in such Assignment Notice. No failure of
Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall
Landlord for its reasonable, out of pocket costs in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents (provided that expenses shall not exceed $5,000 in any one instance with respect
to the approval of any assignments or sublets unless such assignment or sublease does not occur in the ordinary course business (e.g. is in connection with a bankruptcy or reorganization of tenant), involves additional documentation beyond
Landlord’s customary form of consent or significant negotiation of the same, or Landlord provides unusual or extraordinary services in connection therewith). 
 Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under common control with
Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve the form of any such sublease or assignment. In addition, Tenant shall have the right to assign this
Lease, upon prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by
the purchase of all or substantially all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not
principally for the purpose of transferring the Lease, and (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the net worth (as
determined in accordance with GAAP) of Tenant as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this
Lease arising after the effective date of the assignment (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as
“Permitted Assignments.” 

  
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 Notwithstanding anything to the contrary in this Article, Tenant shall have the right to
obtain financing from investors (including venture capital funding and corporate partners) which invest in private companies or undergo a public offering which results in a change in control of Tenant without such change of control constituting an
assignment under this Section requiring Landlord consent, provided that (i) Tenant notifies Landlord in writing of the financing prior to closing of the financing, and (ii) provided that in no event shall such financing result in a change
use of the Premises from the use contemplated by Tenant at the commencement of the Term. 
 17.3 Additional
Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such party notice that Tenant is in Default under this Lease, such party
shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability 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, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; and 

(ii) A list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed
assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation, release or disposal of
Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence; storage and management plans;
plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given 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 Authorities for any storage tanks installed in, on or under the Project for the closure of any
such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature which, in and of themselves, do not contain a
reference to any Hazardous Materials or hazardous activities. 
 17.4 No Release of Tenant, Sharing of Excess Rents.
Notwithstanding any or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of
Tenant’s other obligations under this Lease. If the Rent due and payable a sublessee or assignee (or a combination of the rental payable under such sublease or plus any bonus or other consideration therefor or incident thereto in any form)
exceeds the sum the rental payable under this Lease, (excluding however, any Rent payable under this Section) actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the
terms of any such sublease and any tenant improvement expenses paid by Tenant in excess of Landlord’s Contribution) (“Excess Rent”), then Tenant be bound and obligated to pay Landlord as Additional Rent hereunder 50% of
such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any 

  
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thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, 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 a Default, Tenant shall
have the right to collect and retain such rent. 
 17.5 No Waiver. The consent by Landlord to an assignment or
subletting shall not relieve Tenant or any assignees of this Lease or any sublessees of the Premises from obtaining 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. The acceptance Rent 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 of this
Lease or a consent to any subletting, assignment or other transfer of the Premises. 
 17.6 Prior Conduct of Proposed
Transferee. Notwithstanding any other provision of this Section, if the proposed assignee or sublessee has operations in the Commonwealth of Massachusetts that are or have been subject to an enforcement order issued by any Governmental
Authority and such operations are substantially comparable to the operations proposed by the assignee or sublessee for the Premises in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials
(including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority) pertaining to a use similar to the Permitted Use, Landlord shall have the absolute right to refuse to consent to assignment
or subletting to any such party. 
 ARTICLE 18  

ESTOPPEL CERTIFICATE 
 18.1 Estoppel Certificate. Tenant shall, within 10 Business Days of written notice Landlord, execute, acknowledge and deliver a statement to Landlord, or any prospective or lender, in
writing (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 full force and effect) and the dates to which the
rental and other charges are paid in advance, if (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information
with respect to the status of this Lease or the Premises as may be requested thereon. Any such may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the property of which the Premises are a part. Tenant’s
failure to deliver such statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event, be conclusive upon Tenant that the Lease is in full force and effect and without modification except as
may be represented by Landlord in any certificate prepared by Landlord and delivered Tenant for execution. Landlord shall, within 10 Business Days of written notice from Tenant, execute, acknowledge and deliver a comparable statement to Tenant.

  
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 ARTICLE 19  

SUBORDINATION 
 19.1 Subordination. This Lease and Tenant’s interest and rights hereunder are hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing
hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, provided that the Holder of such Mortgage delivers to Tenant a
subordination, non-disturbance and attornment agreement on such holder’s standard and customary form provided that such holder is an institutional lender or investor. Tenant agrees, at the election of the Holder of any Mortgage, to attorn to
any such Holder. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing Tenant, and thereupon this Lease shall be deemed prior to such Mortgage
without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of
such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the
“Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. 
 19.2
Ground Lease. Landlord represents and warrants that Landlord has enforceable leasehold rights in the land comprising the Project by virtue of the Ground Lease dated November 12, 2010, by and between Bent Associates Limited
Partnership, as landlord (“Ground Lessor”), and Landlord as tenant (“Ground Lease”). Landlord represents and warrants that the Ground Lease is in full force and effect and, to its knowledge,
there are no defaults under the Ground Lease as of the date hereof. Landlord shall cause the Ground Lessor to enter into a subordination and non-disturbance agreement substantially in the form attached hereto as Exhibit K for
Tenant’s benefit. 
 ARTICLE 20  
 SURRENDER 
 20.1 Surrender. Upon the expiration of the
Term or earlier termination of Tenant’s of possession, Tenant shall surrender the Premises to Landlord in the condition the Premises are required to be maintained during the Term, along with any Alterations or Installations permitted Landlord
to remain in the Premises pursuant to the provisions of this Lease, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released or disposed of from, the Premises by Tenant or any Tenant Party or
subtenant (collectively, “Tenant Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear tear and casualty loss and condemnation covered by Sections 14 and 15 excepted. At
least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including
any Installations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from any impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the
“Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant

  
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with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and
approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its such additional non-proprietary information concerning
Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to
reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of
the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by Landlord for
Landlord’s environmental consultant to review and approve Surrender Plan and to visit the Premises and verify satisfactory completion of the same, which shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such
Surrender and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 
 If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by
Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises
and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this
Section. 
 Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all
or any portion of the Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of
reprogramming the access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be
deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All
obligations of Tenant hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Article 21 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation,
indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 
 ARTICLE 21  
 ENVIRONMENTAL REQUIREMENTS 

21.1 Prohibition/Compliance/Indemnitv. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to
be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in 

  
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violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party or subtenant. If Tenant breaches the obligation stated in the preceding sentence, or the
presence of Hazardous Materials in the Premises is caused or permitted by Tenant or any Tenant Party during the Term or any holding over results in contamination of the Premises, the Project or any adjacent property, or if contamination of the
Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in about, or released or disposed of from, the Premises by Tenant or any Tenant Party or subtenant otherwise occurs
during the Term or any holding over, Tenant hereby indemnifies and shall and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all actions (including, without limitation, remedial or enforcement actions
of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Premises
or the Project, or the loss of, or restriction on, of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any
claims or fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or
natural resources), liabilities or losses “Environmental Claims”) which arise during or after the Term as a result of such This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection
with any investigation of site conditions or any cleanup, treatment, remedial, or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or
under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the
Project or any adjacent property, Tenant shall promptly take actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, 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 be obtained, which approval shall not unreasonably be withheld so long as such actions would potentially have any material adverse
long-term or short-term effect on the Premises or the 
 Notwithstanding anything to the contrary contained in this
Section 20, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth in this paragraph shall not apply to (i) contamination in the Premises which existed in the Premises prior to the Commencement
Date, or (ii) the presence of any Hazardous Materials in the Premises which migrated from outside of the Premises into the Premises, or (iii) contamination caused by Landlord or any Landlord Party. Landlord hereby indemnifies and shall
defend and hold Tenant, its officers, directors, employees, agents and contractors harmless from any Environmental Claims arising as result of such contamination described in clause (i) and (iii) of the immediately prior sentence.

 21.2 Business. Landlord acknowledges that it is not the intent of this Section to Tenant from using the Premises
for the Permitted Use. Tenant may operate its business to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a material
inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Lease Commencement Date a list 

  
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identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all
governmental approvals or permits required in connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”).
Tenant shall deliver to Landlord an updated Materials List at least once a year and shall also deliver an updated list before any new Material is brought onto, kept, used, stored, handled, treated, generated on, or released or of from, the Premises.
Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to
the Lease Commencement Date, if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, of violations of any Legal
Requirements; plans relating to the installation of any storage tanks to installed in the Project (provided, said installation of tanks shall only be permitted in compliance with the applicable Legal Requirements and subject to any reasonable
conditions or requirements imposed by Landlord); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the for the closure of any such
tanks; and a Surrender Plan (to the extent surrender in accordance Article 20 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing information of a
proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information could be detrimental to Tenant’s business
should such information become possessed by competitors. 
 21.3 Tenant Representation and Warranty. Tenant hereby
represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection Hazardous Materials
contaminating a property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order
issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to
any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

21.4 Testing. If any Governmental Authority requires testing to determine whether any contamination of the Premises or the
Project has occurred as a result of Tenant’s use, then Landlord shall have the right to conduct such testing at Tenant’s expense. If Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable
to (and such Governmental Authority), which tests are certified to Landlord (and such Authority), Landlord shall accept such tests in lieu of the tests to be paid for by Tenant. In addition, 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 Premises and the Project determine if contamination has occurred as a result of Tenant’s use of the Premises. In with such testing,
upon the request of Landlord, Tenant shall deliver to Landlord or its consultant 

  
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such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is under this
Section, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Landlord shall provide Tenant with a copy of all third party,
non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly satisfactorily remediate
any environmental conditions identified by such testing for which Tenant is responsible hereunder in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any
rights which may have against Tenant. 
 21.5 Control Areas. Tenant shall be allowed to utilize up to its pro rata
share of the Hazardous Materials inventory within any control area or zone (located within the Premises), as designated by the applicable building code, for chemical use or storage. As used in the sentence, Tenant’s pro rata share of any
control areas or zones located within the Premises shall determined based on the rentable square footage that Tenant leases within the applicable control area or zone. For purposes of example only, if a control area or zone contains 10,000 rentable
square feet and 2,000 rentable square feet of a tenant’s premises are located within such control area or zone (while such premises as a whole contains 5,000 rentable square feet), the applicable tenant’s pro rata share of such control
area would be 20%. 
 21.6 Intentionally Deleted. 

21.7 Tenant’s Obligations. Tenant’s obligations under this Section shall survive the expiration or earlier
termination of the Lease, any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including, without limitation, the release
and termination any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by
Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 
 21.8 Definitions. As used
herein, the term “Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or
relating to health, safety, environmental conditions on, under, or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the
Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any
substance, material, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum,
including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to
be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated,
resulting, or produced therefrom. 

  
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 ARTICLE 22  

TENANT’S REMEDIES/LIMITATION OF LIABILITY 
 22.1 Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written
notice from Tenant specifying such failure (unless such performance will, due to the of the obligation, require a period of time in excess of 30 days, then after such period of time as reasonably necessary, provided that Landlord shall diligently
and continuously pursue such Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are
located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of or a judicial action if such should prove necessary to effect a cure; provided
Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

All obligations of Landlord under this Lease arising or accruing during the period of such Landlord’s ownership of the Premises, and
not thereafter, will be binding upon Landlord. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be
released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

22.2 Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN
LANDLORD AND TENANT TO THE CONTRARY: (A) EXCEPT TO THE EXTENT ARISING AS A RESULT OF THE NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ANY LANDLORD PARTY, LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH
SUCH OTHER PERSON ASSUME RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC
EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE
PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD
HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY 

  
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INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD
IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS,
DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 
 ARTICLE 23  
 INSPECTION AND ACCESS 

23.1 Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises during business
hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of making such repairs as may be required or permitted
pursuant to the Lease, inspecting the Premises, showing the Premises to prospective purchasers lenders and, during the last year of the Term, to prospective tenants, and at any time during the Term for any other business purpose. Landlord may grant
easements, make public dedications, designate Common Areas and create restrictions pertaining to the Project, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the
Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant at all times, except in the case of emergencies, have the right to escort
Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder 

ARTICLE 24  
 SIGNAGE 
 24.1 Signs; Exterior Appearance. Tenant shall
not, without the prior written consent Landlord, which may be granted or withheld in Landlord’s sole discretion: (i) attach any exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside
wall of the Project, (ii) use any curtains, blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or
other articles on the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or
door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Building. Landlord shall provide at Landlord’s expense building standard signage in the lobby and at Tenant’s entrance. If
Tenant occupies the entire floor, Tenant may install at Tenant’s expense Tenant’s signage in the elevator lobby in a size and location to be determined and subject to Landlord’s approval which will not be unreasonably withheld,
conditioned or delayed. Provided that Tenant occupies at least 50,000 rentable square feet, Tenant shall have a non-exclusive right to install at Tenant’s expense exterior signage on the Building facade in one the three locations designated as
area 1, area 2 or area 3 shown on the attached Exhibit L, as 

  
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Tenant may elect, with modest lighting, but in a design, size, construction and operation subject Landlord’s approval which shall not be unreasonably conditioned, withheld or delayed, and
subject to the applicable Legal Requirements of the City of Cambridge. Notwithstanding the foregoing, if Tenant occupies less than 50,000 rentable square feet but at least one entire floor of the Building, Tenant shall have a non-exclusive right to
install at Tenant’s expense exterior signage on the Building facade in a size and location to be determined, subject to the rights of tenants, and subject to Landlord’s approval which will not be unreasonably withheld, or delayed and the
applicable Legal Requirements of the City of Cambridge. Tenant shall be responsible for all costs relating to the permitting, installation and maintenance of the signage. Additional exterior signage shall be limited to one future tenant and the size
of such exterior signage shall not exceed the size of Tenant’s exterior signage. 
 ARTICLE 25 

 HOLDING OVER 
 25.1 Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such
written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease shall remain in full force and effect (excluding any expansion or renewal option or
other similar right or option) during such period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in
Landlord’s sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the 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 150% of Base Rent in effect during the last 30 days of the Term, plus all
other Additional Rent hereunder, Tenant shall be responsible for all damages suffered by resulting from or occasioned by Tenant’s holding over, including consequential damages. No holding over by Tenant, whether with or without consent of
Landlord, shall operate to extend Lease except as otherwise expressly provided, and this Section shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or
earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 
 ARTICLE 26 

 WAIVER OF JURY TRIAL 
 26.1 Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN
CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 

  
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 ARTICLE 27  

SECURITY DEPOSIT 
 27.1 Security Deposit. Tenant shall deposit with Landlord, upon delivery of an copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the
performance all of Tenant’s obligations hereunder in the amount set forth in Section 1.1 of this Lease, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter
of Credit”): (i) in form and substance satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer
notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured financial institution satisfactory to Landlord, (v) redeemable by presentation of a sight draft in the state of Landlord’s choice, and
(vi) transferable without fee or cost to Landlord. Landlord hereby approves Silicon Valley Bank as the issuer of the Letter of Credit. If Tenant not provide Landlord with a substitute Letter of Credit complying with all of the requirements
hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest
thereon as the Security Deposit. The Letter Credit shall be held by Landlord as security for the performance of Tenant’s obligations under Lease. The Letter of Credit is not an advance rental deposit or a measure of Landlord’s damages case
of Tenant’s default. Upon each occurrence of a Default (as defined in Section 16.1), Landlord may draw all or any part of the Letter of Credit to pay delinquent payments due under this Lease, future rent damages, and the cost of
any damage, injury, expense or liability caused such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s right to use the Letter of Credit under this Section includes the right to use the Letter Credit
to pay future rent damages following the termination of this Lease pursuant to Section below. Upon any use of all or any portion of the Letter of Credit, Tenant shall on demand a new Letter of Credit or amend the existing Letter of
Credit to restore the Letter of Credit to the amount set forth on Page 1 of this Lease. Tenant hereby waives the provisions of any law, now hereafter in force which provide that Landlord may claim from a security deposit only those reasonably
necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or
damage, foreseeable or unforeseeable, caused by the Default of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Letter of Credit shall be deemed to be applied first to the of Rent and other charges due Landlord for
periods prior to the filing of such proceedings. The Letter of Credit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 90 days after the expiration or earlier termination of this Lease. 
 Provided that no Default (as defined in Section 16.1) or event that with the passage of or the giving of notice, or both, would constitute a Default has occurred that remains uncured, amount of the
Security Deposit shall be reduced to $862,274.00 effective as of the Rent Commencement Date, whereupon, within thirty (30) days following receipt of Tenant’s written request, any portion of the Security Deposit in excess of the respective
reduced amounts shall, if held by Landlord in cash, be refunded to Tenant, without interest, or Landlord shall agree to an appropriate replacement or amendment of the Letter of Credit in order to effect such reduction.

  
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Notwithstanding the foregoing, if any uncured monetary Default exists as of such reduction date, such reduction will occur at the later of: (i) one year from the original reduction date; or
(ii) such time as the Default shall have been cured. If any uncured material non-monetary Default exists of such reduction date, such reduction will occur at the later of: (i) six months from the original reduction date; or (ii) such
time as the Default shall have been cured. If any event that with the passage of time, or the giving of notice, or both, would constitute a monetary Default or material non-monetary Default exists as of such reduction date, such reduction will occur
at such time as the uncured default shall have been cured. 
 If Landlord transfers its interest in the Project or this Lease,
Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section, or (b) return to Tenant any Security Deposit then held by Landlord and remaining
after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of
the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the
Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 ARTICLE 28 

 RIGHT TO EXTEND TERM 
 28.1 Extension Rights. Tenant shall have one right (an “Extension Right”) to extend the term of this Lease for five (5) years (an “Extension
Term”) on the same terms and as this Lease (other than with respect to Base Rent and the Landlord’s Work) by giving Landlord written notice of its election to exercise the Extension Right no sooner than fifteen
(15) months earlier than and at least 12 months prior to the expiration of the Base Term of the Lease. 
 Upon the
commencement of the Extension Term, Base Rent shall be equal to the Market Rate (as defined below). As used herein, “Market Rate” shall mean the then market rental rate for space that includes laboratory and office space in
the Cambridge, Massachusetts area of comparable age, quality, level of finish and proximity to amenities and public transportation as the Premises, as determined pursuant to the provisions of this Article 28. In addition, Landlord may impose a
market rent for the parking rights provided hereunder. 
 Within thirty (30) days after Landlord’s receipt of
Tenant’s notice of exercise of the Extension Right, Landlord shall deliver to Tenant Landlord’s estimate of the Market Rate for the Extension Term. Within twenty (20) days after Landlord delivers Landlord’s estimate of the Market
Rate to Tenant, Tenant may provide written notice to Landlord of Tenant’s election to rescind the exercise of Extension Right whereupon the Base Term shall expire as set forth herein and Tenant shall have no further right to extend the term of
this Lease. If Tenant has not elected rescind the exercise of the Extension Right, and if, on or before the date which is 45 days after delivery of Landlord’s estimate of the Market Rate Tenant has not agreed with Landlord’s determination
of the Market Rate during the Extension Term after negotiating in good faith, Tenant shall be deemed to have elected arbitration as described in this Article. Except as set forth in this paragraph, Tenant acknowledges and agrees that, if Tenant has
elected to the Extension Right by delivering notice to Landlord as required in this Article, Tenant shall have no right thereafter to rescind or elect not to extend the term of the Lease for the Extension Term. 

  
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 28.2 Arbitration. 

Within ten (10) days after Tenant’s notice to Landlord of its election (or deemed election) to arbitrate Market Rate, each
party shall deliver to the other a proposal containing the Market Rate that the submitting party believes to be correct (“Extension Proposal”). If either party fails to timely submit an Extension Proposal, the
other party’s submitted proposal shall determine the Base Rent for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within seven (7) days after delivery of the last Extension Proposal and
make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by written notice delivered to the other within
ten (10) days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for the Extension Term. The two
Arbitrators so appointed shall, within five (5) Business Days after their appointment, appoint a third Arbitrator. If the two Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above specified, then
either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon ten (10) days prior written
notice to the other party of such intent. 
 (a) The decision of the Arbitrator(s) shall be made within thirty
(30) days after the appointment of a single Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator
panel shall be final and binding upon the parties. Each party shall pay the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the
Market Rate is not determined by the first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term until such determination is made. After the
determination of the Market Rate, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the Market Rate for the Extension Term. 

(b) An “Arbitrator” shall be any person appointed by or on behalf of either party or appointed pursuant to
the provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than ten (10) years of experience in the appraisal of improved office and high tech industrial real estate in the
greater Boston, Massachusetts metropolitan area, or (B) a licensed commercial real estate broker with not less than fifteen (15) years experience representing landlords and/or tenants in the leasing of high tech or life sciences space in
the greater Boston, Massachusetts metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and
disinterested. 
 28.3  Rights Personal. The Extension Right is personal to Tenant and any transferee
pursuant to a Permitted Assignment and is not otherwise assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s
interest in the Lease. 

  
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 28.4 Exceptions. Notwithstanding anything set forth above to the contrary, at
Landlord’s option, the Extension Right shall not be in effect and Tenant may not exercise the Extension Right: 
 (i) during any period of time that Tenant is in Default under any provision of this Lease; or 
 (ii) if Tenant has been in Default under any provision of this Lease three or more times, whether or not the Defaults are cured, during the 12 month period immediately prior to the date that Tenant
intends to exercise the Extension Right, whether or not the Defaults are cured. 
 28.5 No Extensions. The period
of time within which the Extension Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Right. 
 28.6 Termination. The Extension Right shall, at Landlord’s option, terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Extension
Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any Default by Tenant under this Lease; or (ii) Tenant has Defaulted three or more times during the period from the
date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured. 
 ARTICLE 29 
 RIGHT OF FIRST OFFER 

29.1 Tenant’s Right of First Offer. After the initial lease-up of the entire Building (or before
the initial lease-up thereof after the 24th month
following the Lease Commencement Date), Tenant shall have an on-going Right of First Offer to lease any space (“Offer Space”) in the Building subject to the right of Landlord to extend or renew any then current lease (or
enter into a new lease with the same tenant even if no extension or renewal rights are contained in the current lease) and subject to the following terms and conditions: 

(a) Landlord shall give notice (“Offer Notice”) to Tenant of the
availability anticipated availability) of such space, setting forth the terms and conditions on which Landlord would lease such space to Tenant which terms shall include rent at the Market Rate. The term of the lease for the Offer Space shall be
co-terminus with the Term for Premises provided that there is at least three (3) years of unexpired Term remaining in the Base Term or Extension Term. Otherwise the term pertaining to the Offer Space shall be five (5) years unless a longer
term is requested by Tenant. Tenant shall have the right, exercisable by notice to Landlord given on or before the tenth
(10th) Business Day after receipt of the Offer Notice
to lease such space on the terms and conditions set forth in the Offer Notice. If Tenant shall not elect to lease such space within the ten (10) Business period, Landlord shall be free to lease such space on any terms and conditions, provided,
however, that the new lease shall contain a net effective rental rate (taking into account 

  
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relevant factors, including the average annual base rent and additional rent (less concessions) tenant improvement allowances and other economic inducements) equal to least ninety five percent
(95%) of such net effective rental rate set forth in Landlord’s Notice to Tenant. If, within six months after Tenant’s actual or deemed rejection, desires to lease the Offer Space at a net effective rental rate less than ninety five
percent (95%) of the net effective rental rate set forth in Landlord’s Offer Notice, then, prior to leasing the Offer Space to a third party, Landlord shall again give Tenant an Offer Notice of the availability of the Offer Space and an
opportunity to lease the same. 
 (b) If Landlord has not leased the Offer Space within six (6) months of
the date of Landlord’s Offer Notice for such space, then Tenant’s Right of First Offer shall once again apply to such space and Landlord must continue to first offer such space to Tenant prior to leasing to a third party at all times
during the Term after the expiration of any such six (6) month period (provided that the six month deadline shall be extended as necessary if Landlord has commenced negotiations with a prospective tenant but not yet in good faith executed a
lease during the six month period). 
 (c) The terms and provisions of Sections 28.3-28.6 shall be incorporated
into this Section and pertain to Tenant’s option to exercise its Right of First Offer as if originally stated herein. 

ARTICLE 30  
 MISCELLANEOUS 
 30.1 Notices. All notices or other
communications between the parties shall be in and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed
and sent to the parties at their addresses set forth above. Landlord and Tenant may time to time by written notice to the other designate another address for receipt of future notices. 

30.2 Joint and Several Liability. If and when included within the term “Tenant,” as used in this instrument, there
is more than one person or entity, each shall be jointly and liable for the obligations of Tenant. 
 30.3 Financial
Information. Upon request from Landlord given not more than once in any twelve month period unless a Default shall have occurred and remain outstanding, Tenant shall furnish Landlord with true and complete copies of Tenant’s most recent
annual financial statements and Tenant’s most recent unaudited quarterly financial statements, in form prepared by Tenant. If Tenant becomes a “public company” and its financial information is publicly available, then the foregoing
delivery requirements of this Section shall not apply. Such financial information shall be provided subject to the requirement that Landlord agree to: (a) in confidence all such financial information and not disclose the financial information
to third parties other than Landlord’s affiliates, attorneys, lenders and consultants without the prior consent of Tenant; (b) use the financial information solely in connection with this Lease; (c) treat the financial information
with the same degree of care it uses to protect its own but in no event with less than a reasonable degree of care; (d) reproduce the financial information solely to the extent necessary in connection with this Lease, with all such
reproductions being considered 

  
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confidential; and (e) disclose solely to its employees or consultants on a need-to-know basis; provided, however, that (i) any such employees and consultants are bound by written
obligations of confidentiality at least as restrictive as those set forth in this Lease, and (ii) Landlord remains liable for the compliance of such employees and consultants with such obligations. 

Landlord will not have obligations of non-disclosure and non-use with respect to any portion of the financial information that Landlord
can demonstrate, by clear and convincing evidence: (a) is generally known to the public at the time of disclosure or becomes generally known through no wrongful act on the part of Landlord; (b) is in Landlord’s possession at the time
of disclosure other than as a result of Landlord’s breach of any legal obligation; (c) becomes known to Landlord through disclosure by sources other than Tenant having the legal right to disclose such financial information; or (d) is
independently developed by Landlord without reference to or reliance upon the financial information as evidenced by written records. 
 If Landlord is required by a governmental authority or by order of a court of competent jurisdiction to disclose any of the financial information, Landlord will give Tenant prompt written notice thereof
and Landlord shall take all reasonable and lawful actions to avoid or minimize the degree of such disclosure. Landlord will reasonably cooperate with Tenant in any efforts to seek a protective order. 

30.4 Recordation. Tenant agrees not to record this Lease, but upon request of either party, both parties shall execute and
deliver a notice of this Lease in form appropriate for or registration, and if this Lease is terminated before the Term expires, an instrument in such acknowledging the date of termination. 

30.5 Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be and construed to include any other gender, and words in the singular number shall be held
to include the plural, unless the context otherwise requires. The captions inserted in this Lease are convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect
the interpretation of this Lease. 
 30.6 Not Binding Until Executed. The submission by Landlord to Tenant of this
shall have no binding force or effect, shall not constitute an option for the leasing of the nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

30.7 Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law
governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as render usurious any interest called for under this Lease, or contracted for, charged, taken, or
received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be
paid in full, refunded to Tenant), and the provisions this Lease immediately shall be deemed reformed and the amounts thereafter collectible reduced, without the necessity of the execution of any new document, so as to comply with the applicable
law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 

  
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 30.8 Choice of Law. Construction and interpretation of this Lease shall be
governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws. 

30.9 Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

30.10 OFAC. Tenant, and all beneficial owners of Tenant, are currently (a) in with and shall at all times during the
Term of this Lease remain in compliance with the of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the
“OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List maintained by OFAC and/or on any other similar list maintained by
OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is from conducting business under the OFAC Rules. 

30.11 Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made
a part hereof. If there is any conflict between such or addenda and the terms of this Lease, such exhibits or addenda shall control. 
 30.12 Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant pertaining to the subject matter hereof and
supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations or other agreements, express or implied, made
to either party by the other party connection with the subject matter hereof except as specifically set forth herein. 
 30.13
No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent or any Additional Rent will be other on account of the earliest stipulated Base Rent and Additional Rent,
nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to
recover the balance of such Rent or to pursue any other remedy provided in this Lease. 
 30.14 Hazardous
Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to
Tenant’s safety guidelines, practices or custom or prudent industry practices, require any form of clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in
Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not
providing such repairs or services to Tenant. 

  
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 30.15 REIT/UBTI. The Landlord and the Tenant hereby agree that it is their
intent that minimum rent and all other additional rent and any other rent and charges payable to the under this lease (hereinafter individually and collectively referred to in this Section as “Rent”) shall qualify as
“rents from real property” within the meaning of Sections 512(b)(3) and 856(d) the Internal Revenue Code of 1986, as amended, (the “Code”) and the U.S. Department of the Treasury Regulations promulgated thereunder
(the “Regulations”). In the event that (i) the Code or the Regulations, or interpretations thereof by the Internal Revenue Service contained in rulings or other similar public pronouncements, shall be changed so
that any Rent no longer so qualifies as “rent from real property” for purposes of either said Section 512(b)(3) or Section 856(d) or (ii) the Landlord, in its sole discretion, determines that there is any risk that all or
part any Rent shall not qualify as “rents from real property” for the purposes of either said Sections 512(b)(3) or 856(d), such Rent shall be adjusted in such manner as the Landlord may require so that it will so qualify; provided,
however, that any adjustments required pursuant to this Section shall be made so as to produce the equivalent (in economic terms) Rent as payable prior to such adjustment and shall not materially adversely affect the operations of Tenant in the
Premises, parties agree to execute such further commercially reasonable instrument as may reasonably be required by the Landlord in order to give effect to the foregoing provisions of this Section. 

30.16 Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall, subject to the terms of this
Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 
 30.17 Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months. 

30.18 Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all
reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit M. If there is any conflict
between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and
shall not enforce such rules and regulations in a discriminatory manner. 
 30.19 Security. Landlord and Tenant
acknowledge and agree that security devices and services, if any, while intended to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the and that
Tenant is not providing any security services with respect to areas outside of the Tenant agrees that, except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Party, Landlord shall not be liable to Tenant for,
and Tenant waives claim against Landlord with respect to, any loss by theft or any other damage suffered or by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant
shall be entitled to install and maintain security devices and services as it deems appropriate within the Premises, and Landlord acknowledges 

  
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the scope of such security devices and services may include surveillance and monitoring of areas outside of the Premises provide that such devices do not affect the rights and use and enjoyment
other tenants in the Building. Tenant shall be solely responsible for the personal safety of officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at
Tenant’s cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts. 
 30.20
Force Majeure. Neither party shall be responsible or liable for delays in the performance of its obligations hereunder (other than monetary obligations) when caused by, related to, or arising out of acts of God, sinkholes or subsidence,
strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at costs or failure of, or
inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance revocation of permits, enemy or hostile governmental action, terrorism,
insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the control of such party (“Force Majeure”). 

30.21 Brokers. Landlord and Tenant each represents and warrants 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, other than the Brokers listed in Section 1.1 hereof. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any
claims any broker, other than the Brokers named in Section 1.1, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to leasing transaction. Landlord will be
responsible to pay the commissions due to the named pursuant to a separate agreement. 
 30.22 Severability. If any
clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the
intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or
unenforceable clause or provision as shall be legal, valid and enforceable. 
 [Signatures on next page] 

  
 60 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and
year first above written. 
  

			
	TENANT:
	
	 FOUNDATION MEDICINE, INC.,
 a Delaware corporation

		
	By:	 	/s/ Michael Pellini
	Name:	 	Michael Pellini, MD
	Title:	 	President & CEO
	
	LANDLORD:
	
	 150 SECOND STREET, LLC,
 a Delaware limited liability company

		
	By:	 	/s/ Shawn Hurley
		 	Shawn Hurley, Manager
		
	By:	 	/s/ Mats Johansson
		 	Mats Johansson, Manager

  
 61 

 EXHIBIT A TO LEASE 

PLAN OF PREMISES, STORAGE SPACES AND SHARED SPACES 
 (Attached) 

 

 
  

 

 
  

 

 
  

 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
 That certain parcel of land with the buildings thereon situated in Cambridge, Middlesex County, Massachusetts being bounded and described as follows: 

65 Bent Street, Cambridge, Massachusetts 
  

			
	WESTERLY	  	on Second Street, two hundred (200) feet;
	NORTHERLY	  	on Charles Street, three hundred (300) feet;
	EASTERLY	  	on land of owners unknown, two hundred (200) feet;
	SOUTHERLY	  	on Bent Street, three hundred (300) feet.

 Containing 60,000 square feet of land, any or all of said measurements being more or less. 

Subject to that certain Ground Lease dated November 12, 2010 by and between Bent Associates Limited Partnership, a Massachusetts limited
partnership, as ground lessor, and 150 Second Street, LLC, a Delaware limited liability company, as ground lessee, notice of which Ground Lease is recorded with the Middlesex County South District Registry of Deeds in Book 55812, Page 1. 

Being the same premises conveyed by Quitclaim Deed dated December 26, 1985 and recorded with said Deeds in Book 16676, Page 105. 

 EXHIBIT C TO LEASE 

PERMITTED ENCUMBRANCES 

 Fidelity National Title Insurance Company 

SCHEDULE B 

OWNER’S POLICY 

Owner’s Policy No.: 27306-82121850 
 This
policy does not insure against loss or damage by reason of the following: 
  

	 	1.	Liens for taxes and assessments which become due and payable subsequent to the Date of Policy. Note: Taxes are paid through December 31, 2010.

  

	 	2.	Rights of tenants in possession under unrecorded leases as listed on Schedule B attached. 

 

	 	3.	Rights to maintain foundation of wall as set forth in deed dated July 22, 1965 recorded in Book 11673, Page 520. 

 

	 	4.	Order of Taking by the City of Cambridge for sidewalk purposes dated August 3, 1949 and recorded in Book 7321, Page 539, as affected by Order dated
September 12, 1949 recorded in Book 7478, Page 260. 

  

	 	5.	Notice of Variance by the City of Cambridge Board of Zoning Appeals dated May 7, 1982 recorded in Book 14832, Page 501. 

 

	 	6.	Notice of Activity and Use Limitation dated October 13, 2004 recorded in Book 44244, Page 407. 

 

	 	7.	Notice of Decision by the City of Cambridge Planning Board recorded April 8, 2010 in Book 54516, Page 247. 

 

	 	8.	Assignment, Certificate and Indemnity Concerning Lessor’s Interest in Leases dated December 26, 1985, recorded in Book 16676, Page 109.

  

	 	9.	Plan entitled: “ALTA/ACSM Land Title Survey in Cambridge, MA, 69 Bent Street and 29 Charles Street, dated June 14, 2010, last revised September 10, 2010,
prepared for Skanska USA Commercial Development, Inc.” by Hancock Associates, discloses the following: 

  

	 	(a)	Overhead wire from Parcel I crosses land of abutter; 

  

	 	(b)	Exhaust on metal platform projects onto land of abutter; 

  

	 	(c)	Abutter’s sign is on the building; 

  

	 	(d)	Building comer projects over property line. 

  

	 	(e)	Metal security doors, lights, sign and building corners project into Bent Street. 

 

	 	(f)	Building corner, steel bracket and light on the building project into Second Street. 

 

	 	(g)	Roof gutter and sign (“Kendall Press”) project into Charles St. 

  

	 	(h)	Abutter’s sign (“Soldanor Realty Company”) on building projects onto the premises; 

 

	 	(i)	Abutter’s sign and vent (B & D Realty Trust) project onto the premises; 

 

	 	(j)	Electric conduit runs between shack and abutting building; 

  

	 	(k)	“Fire Exit” for abutter accesses the premises; 

  

	 	(l)	Utility lines extend from Bent Street, Second Street, and Charles Street onto the premises. 

 

	 	14.	Decision by the City of Cambridge recorded on September 7, 2010 in Book 55323, Page 557, 

 

	 	15.	Lease from Bent Associates Limited Partnership, as Landlord to 150 Second Street, LLC, as tenant, Notice of Lease of which is dated November 12, 2010 and recorded
on November 12, 2010 in Book 55812, Page 1. 

 Fidelity National Title Insurance Company 

SCHEDULE B 

OWNER’S POLICY 
  

	 	16.	Notice of Permit Cooperation Obligations by and between Bent Street Land Company LLC and 150 Second Street, LLC dated November 12, 2010 and recorded in Book 55812,
Page 17. 

  

	 	17.	Notice of Sublease of Surface Parking Spaces and Option to Sublease Structured Parking Spaces by and between Bent Street Land Company and 150 Second Street, LLC dated
November 12, 2010 and recorded in Book 55812, Page 28. 

 Note: This policy omits any covenants, conditions or restrictions
referred to above, if any, based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal law, except to
the extent that said covenants, conditions or restrictions are permitted by applicable state or federal law. 

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF LEASE COMMENCEMENT DATE 
 This ACKNOWLEDGMENT OF LEASE COMMENCEMENT DATE is made this      day of             ,
        , between 150 SECOND STREET, LLC, a Delaware limited liability company (“Landlord”), and             , a
             corporation (“Tenant”), and is attached to and made a part of the Lease dated
            ,             (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms
used but not defined herein shall have the meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and
agree, for all purposes of the Lease, that the Lease Commencement Date of the Base Term of the Lease is             ,          and the termination
date of the Base Term of the Lease shall be midnight on             ,         . The Rent Commencement Date is
            ,         . In case of a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this
Acknowledgment of Lease Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have
executed this Acknowledgment of Lease Commencement Date to be effective on the date first above written. 
  

			
	TENANT:

 

			
	  
	 	,

 
			
	a              corporation
		
	By:	 	  

	Its:	 	  

 

			
	
	LANDLORD:
	
	150 SECOND STREET, LLC,
a Delaware limited liability company
		
	By:	 	  

	Name:	 	  

	Title:	 	  

 EXHIBIT E TO LEASE 

RENT CERTIFICATE 

150 Second Street, LLC 
 c/o Skanska USA
Commercial Development Inc. 
 253 Summer Street 
 Boston, MA 02210 
  

			
	Re:	  	Lease dated as of July 13, 2010 by and between RB Kendall Fee, LLC (“Landlord”), and Foundation Medicine, Inc. (“Tenant”), pertaining to the
entire fourth floor consisting of 11,466 rentable square feet and the entire fifth floor consisting of 11,040 rentable square feet of the building (collectively, the “Premises”) located at 300 One Kendall Square, Cambridge,
Massachusetts (“Lease”).

 The undersigned hereby certifies, represents and warrants to 150 Second Street, LLC and its successors,
assigns, affiliates and lenders (together, the “New Landlord”), as follows and acknowledges that this certification, representation and warranty are being relied upon by the New Landlord in connection with provisions of
Section 4.2 of the Lease Agreement dated as of March 27, 2013 by and between New Landlord and Tenant pertaining to certain premises located at 150 Second Street, Cambridge, Massachusetts: 

1. Tenant has previously delivered a true, accurate and complete copy of the Lease to the New Landlord and there have been no amendments,
modifications, side letters or other agreements relating to the Lease since such delivery. The Lease is in full force and effect. 
 2. The term of the Lease expires on October 31, 2015. 
 3. Tenant has paid to
Landlord the monthly fixed rent of $         and monthly additional rent for operating costs and taxes of $         due under the Lease through the period ended
            , 20    . 
 4. Tenant is not
entitled to, and has made no agreement(s) with Landlord concerning, free rent, partial rent, rebate of rent payments, credit or offset or deduction in rent, or any other type of rental concession, including, without limitation, lease support
payments, lease buy-outs, or rental concessions pertaining to any unfunded tenant improvement allowance. 
 5. Tenant has
neither assigned its interest under the Lease, by operation of law or otherwise, nor entered into any sublease, concession agreement or license pertaining to the Premises or any portion thereof. 

6. Tenant has no option to reduce the Premises or no right to terminate the Lease prior to the stated expiration date other than as
specifically set forth in the Lease with respect to casualty and condemnation. The Landlord has no right to recapture any portion of the Premises prior to the stated expiration date other than as specifically set forth in the Lease with respect to
casualty and condemnation. 

  
 E-1

 7. [If an OKS Rent Savings Event has occurred, in lieu of Sections 4, 5 or 6 above, as
the case may be, insert in substantially the following form: Tenant has entered into a sublease pertaining to the Premises. The monthly base rent and escalations due to Landlord is $         for the period
ended             . The documented out of pocket transaction costs to Tenant in connection with the sublease is $            .
The rent payable under the sublease is $         for the period ended             . 

Or in the alternative, as the case may be: Tenant’s rent obligations under the Lease have terminated or been reduced by
virtue of              (for example, lease termination agreement). The aggregate amount of rent savings under the Lease through the original expiration date of the term of the Lease is
$        . The documented out of pocket transaction costs to Tenant in connection with the (lease termination agreement) is $        .] 

Executed under seal as of the      day of             ,
20    . 
  

			
	FOUNDATION MEDICINE, INC.,
a Delaware corporation
		
	By:	 	  

	Name:	 	  

	Title:	 	  

  
 E-2

 EXHIBIT F TO LEASE 

BASE BUILDING SPECIFICATIONS 

			
	

	  	3.5.13

  

 Base-Building Core & Shell Definition 

150 Second Street – Cambridge, MA 
 1. GENERAL 
 Landlord is to deliver building for
Use Group B and S-2, using Type I-B Construction in accordance with 780 CMR Massachusetts State Building Code –
8th Edition. 

 

	 	A.	Basement Level – 12’-2” Floor-to-floor height. 

  

	 	B.	Ground Floor – 14’-8” Floor-to-floor height. 

  

	 	C.	Second Floor – 14’-8” Floor-to-floor height. 

  

	 	D.	Third Floor – 14’-8” Floor-to-floor height. 

  

	 	E.	Total area is approximately 123,210 RSF subject to final measurement. 

  

	 	F.	Structure designed to accommodate finish ceiling height of 9’-4” AFF. 

 

	 	G.	Slab to underside of beam dimension is 11’ typical with ability for utilities to be run though open webbed joists. 

 

	 	H.	General column spacing is 32’ x 45’. 

  

	 	I.	Building/Core and Shell Project designed to achieve LEED Gold Certification (NC). 

 2. FOUNDATIONS AND SLAB-ON-GRADE 
  

	 	A.	Foundations consist of spread footings with a perimeter foundation wall. Basement slab consists of 5” reinforced concrete slab-on-grade. 

 

	 	B.	All foundation, slab-on-grade, and slabs-on-deck concrete will be controlled and tested in accordance with applicable building codes and standards. Concrete compressive
strengths will be as required to meet structural requirements, but no less than 4,000 psi. 

  

	 	C.	Concrete reinforcing steel conforms to ASTM 615. 

  

	 	D.	Welded wire mesh conforms to ASTM 185. 

  

	 	E.	Slab-on-grade designed for a 100 psf live load. 

3. STRUCTURE 
  

	 	A.	The structure has been designed with the following live loads: 

  

	 	1.	Wind and seismic loads in accordance with State Building Code. 

  

	 	2.	Tenant area floors – 100 psf. 

  

	 	3.	Mechanical equipment rooms – 150 psf 

  

	 	4.	Penthouse Roof – 20 psf Minimum Live Load and in accordance with governing building codes, plus allowances for specific snow drifting and equipment loads.

  

	 	B.	The structure consists of an internally-braced steel frame supporting composite 3” metal deck with 4 1/2 “NW concrete fill at tenant floors, reinforced with
6x6 W.W.F. 

  
 

 

			
	

	  	3.5.13

  

	 	C.	All steel is ASTM A36, A572 grade 50, A992 grade 50, A500 grade B, or as required. All shop and field-welded connections are welded in accordance with AWS standards.
Bolted field connections have been made with 3/4” diameter A325 high-strength bolts, minimum. 

  

	 	D.	Floor deck at tenant floors consists of minimum 18 gauge steel or as engineered. All metal deck will conform to the Steel Deck Institute’s Code of Recommended
Standard Practice. 

  

	 	E.	Composite steel floor deck concrete cover at floors have a minimum compressive strength of 4,000 psi and reinforced with welded wire mesh. 

 

	 	F.	Structure is fireproofed where required by the Commonwealth of Massachusetts Building Code. 

 

	 	G.	Fire exit stairs are standard steel pan stair assemblies with painted steel handrails and concrete treads. 

 

	 	H.	Miscellaneous iron items (elevator sill angles, ladders, railings, access platforms, stairs for accessing all equipment in compliance with OSHA and applicable codes,
loose lintels, expansion plates, toilet partition support frames, etc.) are provided as needed. 

 4. ROOFING AND
WATERPROOFING 
  

	 	A.	Roofing system is a loose-laid, mechanically-fastened or fully adhered, single-ply membrane, TPO type similar to Carlisle. 

 

	 	B.	Roof insulation is extruded polystyrene board similar to Styrofoam by Dow, conforming to requirements of the Massachusetts State Energy Code and is acceptable
for use with the roofing membrane specified. 

  

	 	C.	Roof accessories such as bonding adhesive, splicing cement, lap sealant, tape, water cut-off mastic, etc., are compatible with the roofing membrane specified. Typical
roof penetrations are flashed with material matching the roof system. 

  

	 	D.	Metal flashing has been provided and a perimeter coping/gravel stop is anodized extruded or painted brake-formed aluminum. 

 

	 	E.	Elevator pits are waterproofed as required. 

  

	 	F.	Compatible roof walkway pads by the roofing manufacturer have been provided for base building equipment access and servicing. 

 

	 	G.	Base building includes a prescribed method for exterior window. Equipment to be provided by property management personnel. 

5. EXTERIOR WALLS 
  

	 	A.	The Building is clad with a combination of cementitious fiberboard, strip windows, curtain wall and composite metal panels. All glass is new energy efficient “low
E” glass. 

  
 

 

			
	

	  	3.5.13

  

  

	 	B.	Entrance doors are aluminum storefront doors. BOH doors are painted hollow metal. 

 

	 	C.	Loading dock exterior doors are electronically operated, high-cycle aluminum doors by Rytec or similar. 

6. INTERIOR FINISHES 
  

	 	A.	Main entrance floor finish is terrazzo flooring. Lobby walls are finished with a combination of wood paneling/glass/resin synthetic panel feature wall and painted
drywall and ceilings. 

  

	 	B.	Core Toilet floors are ceramic tile or similar. Marble thresholds are provided at door openings where ceramic tile abuts other floor finishes. All toilet room wet walls
are covered with ceramic tile or similar up to ceiling. Paint is provided for the remaining walls. Toilet ceilings are acoustical tegular tile suspended ceilings with an exposed suspension grid, or drywall. Lavatory counters are polished granite or
similar with under mounted sinks. All toilet spaces throughout the building are of the same color and level of finish. Automatic flushometers and touchless faucets have been installed on all lavoratories, water closets, and urinals.

  

	 	C.	Door frames are hollow metal (cold-formed steel). Solid core, wood veneer doors are provided for common area amenities such as toilet rooms. Painted hollow metal doors
are provided for Base Building service areas. All doors and hardware comply with regulations of the Massachusetts Architectural Access Board and The Americans with Disabilities Act. 

 

	 	D.	Landlord has provided the Base Building mechanical rooms, electrical rooms, telephone/data riser closets and janitorial closets in core area on typical floors and
ground floor. 

  

	 	E.	Inside face of typical exterior walls consists of the back of the facade cladding system with insulation, fireproofed as required by code. 

 

	 	F.	Lobby and Base Building interior lighting consists of architecturally specified efficient lighting. 

 

	 	G.	Typical stair finishes include concrete floors and treads, painted steel risers and rails, primed and painted drywall surfaces. 

7. SPECIALTIES & EQUIPMENT 
  

	 	A.	Building Directory’s will be provided by Base Building. Base Building will specify and install signage required by code, including City of Cambridge Inspectional
Services and Fire Dept. for Base Building portion of construction. 

  

	 	B.	Metal toilet partitions are steel panels with brushed stainless steel finish, and floor-mounted. 

 

	 	C.	Toilet room accessories, brushed stainless steel, Bobrick Co., or equal: recessed paper towel dispenser; toilet paper holders; soap dispensers; grab bars.

  
 

 

			
	

	  	3.5.13

  

 8. VERTICAL TRANSPORTATION 

 

	 	A.	 Two (2) gearless, standard elevators based on the following quantities, speeds and capacity: One (1) 3,500 #, 200fpm passenger elevator
serving Basement through 3rd floors and One
(1) 4,000, 200fpm, double-sided combination service / passenger elevator serving Basement through penthouse floors. Interior cab finishes are similar in quality and context to ground floor lobby. 

9. PLUMBING 
  

	 	A.	Domestic water system supplied by dual metered service from public water mains. Piping is type “L” copper. Two (2) 125 gallon, gas-fired domestic
water heaters are provide re-circulating hot water to accommodate core toilet rooms and tempered water risers. 

  

	 	B.	Stormwater is reclaimed from a portion of the roof; collected in an underground storage tank and reused for toilet and urinal flushing to supplement potable water
requirement. Overflow from tank and the remainder of the roof discharges to a storm infiltration system. 

  

	 	C.	Low pressure gas service provided to all base building equipment. Gas riser is sized with additional capacity to supply tenant provided generators.

  

	 	D.	Typical toilet rooms on floors 1-3 have fixture count as required by code. All water closets and urinals are wall hung to facilitate floor cleaning. All fixtures are
“low-flow” type, hands-free. Lavatory sinks are under mounted and have metered and motion sensor operated faucet controls with hot water flow restrictors. 

 

	 	E.	Showers are provided on the first floor. 

  

	 	F.	Non-potable cold water risers are provided to supply non-potable connection at each floor. 

 

	 	G.	Clear water waste receivers aree provided at each floor to accept RO reject water, condensate and similar clean water. This water can also be collected in the
above-mentioned tank for reuse. 

 10. FIRE PROTECTION SYSTEM 

 

	 	A.	Fire protection is fed from a 6” service from the public water main. An in-line, vertical fire pump feeds two (2) 6” combined standpipes, to provide
pressure for the sprinkler system. 

  

	 	B.	Hose connections for Fire Department use will be provided as required by code for base building only. Piping will be black steel pipe schedule 10 for pipe 2 1/2”
and larger and schedule 40 for pipe 2” and smaller. All piping, valves and equipment is UL-Listed and labeled. Tamper switches are provided on all control valves. 

 

	 	C.	Automatic sprinkler system is supplied from the combination sprinkler/standpipe risers in each stair. The sprinkler systems on each floor is connected to the riser in
each stair. All occupied space in the building is fully sprinklered using upright sprinkler heads, at a density in accordance with code. Sprinkler coverage is designed for light hazard protection in core and common areas, ordinary hazard group 1
protection in mechanical and storage areas, and up to ordinary hazard group 2 in tenant lab areas. 

  
 

 

			
	

	  	3.5.13

  

 11. HEATING, VENTILATING AND AIR CONDITIONING 

 

	 	A.	The cooling system includes a chilled water plan consisting of three (3) 300-ton water-cooled centrifugal chillers, associated pumps, and distribution to two
(2) custom manufactured variable volume air handling units with a nominal capacity of 82,000CFM. Heat is rejected to the atmosphere by two (2) 625-ton cooling towers equipped with whisper quiet fans. 

 

	 	B.	Heating is provided by hot water risers fed from four (4) 2,700-MBH gas-fired, condensing boilers. Valved branch lines on the hot water risers is provided to each
floor for tenant use. 

  

	 	C.	Laboratory exhaust is provided by two (2) 82,000 CFM variable volume exhaust air handlers with energy recovery systems to transfer heat from the exhaust to the
outside air entering the building. 

  

	 	D.	Space is provided for additional tenant dedicated air handlers, exhaust air handlers, cooling towers, boilers and chillers. 

 

	 	E.	Tenant supplemental cooling capacity is provided by secondary condenser water risers connected to the building’s cooling towers by 140 ton plate and frame heat
exchanger providing approximately 45 tons of cooling to each floor. 

  

	 	F.	Garage exhaust is equipped with a total capacity of 20,600CFM exhaust control with carbon monoxide sensors and VFD control. 

 

	 	G.	The Building Automation System is equipped with Direct Digital Control (DDC). The DDC system incorporates a complete graphics interface package to monitor and control
all HVAC systems. The system is expandable to include all tenant systems and equipment. 

  

	 	H.	One 660 gallon double wall fuel storage tank is provided to feed the life-safety emergency generator in the mechanical penthouse. 

 

	 	G.	Toilet areas have exhaust air systems maintaining an exhaust rate of 75CFM/fixture. 

 

	 	H.	Base building provides infrastructure for approximately 75 degrees Fahrenheit, dry bulb at 55% relative humidity during the cooling season and approximately 70 degrees
Fahrenheit during the heating season; both based on ASHRAE design conditions of the City of Boston. 

 OUTDOOR
DESIGN CONDITIONS ( ASHRAE 1%) 
  

			
	 A.     Summer:
	  	91 F dry bulb
		  	88 degrees Farhrenheit dry bulb, 73 degree Farhrenheit wet bulb
	 B.     Winter:
	  	6 degrees Fahrenheit Dry Bulb

  
 

 

			
	

	  	3.5.13

  

 INDOOR DESIGN CONDITIONS 

 

			
	 A.     Summer:
	  	74 F dry bulb 50 % RH
	 B.     Winter:
	  	72 F dry bulb 20% RH

 VENTILATION 
  

			
	 Minimum Outside Air: In accordance with the Massachusetts State Building Code, 8th Edition

 

	Anticipated occupancy:	  	7 people per 1000sf for office
		  	50 people per 1000sf for conference room
	Ventilation Rate:	  	1.7 CFM/sq ft

 INTERNAL HEAT GAIN 
  

			
	Occupants:	  	108sf/person (useable sf)
	Lighting	  	1.0 watts/useable sf
	Power	  	7 watts/useable sf

  

	 	G.	Outside air for ventilation is provided by four ventilation riser ducts stubbed into 1 location on each floor in accordance with current codes and ASHRAE standards.
Ventilation and exhaust airflows for Tenant needs shall be designed by Tenant designers. Available floor exterior static pressure allowance shall be 0.75”wc. 

 

	 	I.	Base Building mechanical equipment is provided with necessary acoustical vibration isolation as recommended by an independent acoustical consultant to achieve a Sound
Transmission Class in accordance with code. 

 12. ELECTRICAL 

 

	 	A.	Base building service is a metered 3,000-amp 277/480V 3-phase, 4 wire electric service 

 

	 	B.	Each tenant floor is served by a separately unmetered 800-amp 277/480V 3-phase, 4 wire electric service capable of providing 12w/sf of tenant floor power

  

	 	C.	Spare capacity is provided at the building switchgear for additional electric service as required. 

 

	 	D.	A 250 KW, diesel engine generator to accommodate base building life safety requirements is provided. 

 

	 	E.	One telephone/data closet per floor is provided in base building for tenant installed risers and distribution cabling, consisting of three (3) riser sleeves at
5” each 

  

	 	F.	A fully addressable code compliant fire alarm system is installed with sufficient power supplies and infrastructure capacity at the head end for the future tenant
tie-in. The tenant is responsible for electronic release devices and locking mechanisms at stair tower egress doors if the tenant intends to use stairwells for inter-floor travel. The tenant is to supply, install and coordinate all fire alarm
notification and initiating devices within the tenant space connected to base building systems. Base Building egress stairwell doors will be passage type, unlocked. 

 

	 	G.	Fire alarm system includes a City of Cambridge Master Box, all front end equipment, common area ADA notification and alarm initiating devices, elevator

  
 

 

			
	

	  	3.5.13

  

	 	
recall, and terminal boxes on each floor for connection of tenant fire alarm and notification devices to the base building system. The fire alarm terminal cabinets shall be located in the
electrical closets. 

  

	 	H.	Base building security system provides building perimeter security with card readers and CATV. Tenant security system is to be designed by the tenant for its specific
needs. Tenant will be responsible for system design, distribution wiring and installing all the cameras, access control, and related appurtenances as part of TI. 

 —END— 

  
 

 

 EXHIBIT G TO LEASE 

LANDLORD TENANT MATRIX 

 

 
  

 Skanska Commercial Development Inc 
 150 Second Street 
 3.5.13 

 
  
 Allocation of Responsibility Between Landlord and Tenant Work 
  

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
	SITE IMPROVEMENTS:	  	Entrance Plaza, perimeter sidewalks, street trees, street lights and furniture in accordance with the Approved Project.	  	X	  	
				
		  	Telephone conduit from outside building into basement floor telephone room.	  	X	  	
				
		  	Cable/Data conduit from outside building into basement telephone room	  	X	  	
				
		  	Electrical Service to building	  	X	  	
				
		  	Gas Service to building for base building and tenant systems	  	X	  	
				
		  	Domestic sanitary sewer connection to street	  	X	  	
				
		  	Lab waste sanitary sewer connection from tenant pH room in basement floor to building drain.	  	X	  	
				
		  	Domestic and fire protection water service to building.	  	X	  	
				
	CODE COMPLIANCE:	  	Building construction in accordance with requirements of Massachusetts State Building Code, 8th edition (as amended, restated, or superseded as applicable)	  	X	  	X
				
	STRUCTURE:	  	Floor systems capable of supporting a live / partition load of 100 lbs. psf on all floors	  	X	  	

  

					
		  	Page 1 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	14’8” Floor to floor heights, 12’ floor to floor height in B1	  	X	  	
				
		  	 Floor construction to accommodate 100lbs/sf on floors 1 through 3. Penthouse floor construction to accommodate

150lbs/sf
	  	X	  	
				
		  	Structural modifications to increase floor live load capacity	  		  	X
				
		  	Structural modifications to accommodate tenant specific openings including but not limited to shafts, risers, and interconnecting stairs	  		  	X
				
		  	Framed openings for base building supply air and tenant exhaust shafts	  	X	  	
				
		  	All catwalks and dunnage required to support and enable access to Base Building mechanical equipment.	  	X	  	
				
		  	All structural modifications, dunnage, catwalks and other requirements necessary to support and enable access to Tenant equipment in Penthouse	  		  	X
				
		  	Miscellaneous metal items such as brackets or supports and concrete housekeeping pads required for tenant supplied equipment	  		  	X
				
		  	Structural assemblies requiring fire-proofing to be sprayed with cementitious fireproofing system	  	X	  	X
				
	BUILDING ENVELOPE:	  	Environmentally responsible sustainable building design that achieves LEED Gold Certification.	  	X	  	
				
		  	Facade of aluminum and glass window wall, cementitious rain screen and metal panels, with thermally insulated glass including light-gauge metal stud back-up with insulation where
required	  	X	  	

  

					
		  	Page 2 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Overhead coiling doors at loading dock and at parking garage entry	  	X	  	
				
		  	Acoustic roof screen to conceal tenant exhaust fans and standby generators	  	X	  	
				
		  	Architecturally integrated, enclosed mechanical penthouse with space for tenant mechanical equipment.	  	X	  	
				
		  	Any modifications to facade, penthouse or screen wall system necessary to accommodate tenant requirements, provided that any such modifications must be approved by
Landlord.	  		  	X
				
	ROOFING:	  	TPO system with walking pads to all base building mechanical equipment.	  	X	  	
				
		  	Roofing penetrations for tenant equipment or systems, to be made in accordance with roofing manufacturer’s details and warranty requirements	  		  	X
				
		  	Walking pads to tenant special mechanical equipment.	  		  	X
				
	COMMON AREAS:	  	Entrance lobby with finishes that include stone, tile & carpet flooring, wood or stone wall accents, drywall and suspended ceilings and appropriate accent lighting.	  	X	  	
				
		  	Finished egress stairways and corridors as required for occupant circulation and emergency egress	  	X	  	
				
		  	Men’s and Women’s shower rooms located near first floor bathrooms	  	X	  	
				
		  	Exterior loading area with two truck bays with access and space for one rubbish dumpster	  	X	  	
				
		  	Loading Dock Lift (if required)	  		  	X
				
		  	Ground floor recycling room	  	X	  	

  

					
		  	Page 3 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Basement level parking area	  	X	  	
				
		  	Bike racks located in basement	  	X	  	
				
		  	Finished basement floor main electrical service rooms, water and fire pump room	  	X	  	
				
		  	Finished toilet rooms, janitor closets, telephone and electric closets, and egress stairways serving each floor.	  	X	  	
				
		  	Construction of code-required corridor system on each floor, including door packages, ready for Tenant finish if tenant occupies entire floor.	  		  	X
				
		  	Construction of and finish for common corridors and elevator lobbies on multi-tenant floors.	  	X	  	
				
		  	Rooftop mechanical penthouse and screened roof area for base building mechanical equipment. Rooftop expansion space allocated for tenant mechanical equipment in designated locations
within the screen wall.	  	X	  	
				
		  	Doors and frames at common areas: hollow metal frames; hollow metal doors at service areas, solid core wood doors at other areas, and lever hardware	  	X	  	
				
		  	Doors, frames, and hardware to tenant areas	  		  	X
				
	ELEVATORS	  		  		  	
		  	One gearless passenger elevator with 3,500 lb. capacity	  	X	  	
				
		  	One gearless combination freight/passenger elevator with 4,000lb capacity	  	X	  	
				
		  	Dedicated shaft way for third elevator	  	X	  	

  

					
		  	Page 4 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Third Elevator if required	  		  	X
				
	WINDOW TREATMENT:	  	Supply and installation of building standard blinds for all windows	  		  	X
				
		  	Modifications to window wall system approved by Landlord	  		  	X
				
		  	Signage, lighting and other brand identity treatments approved by Landlord	  		  	X
				
	TENANT AREAS:	  	Construction of and finishes for corridors and elevator lobbies for single tenanted floors	  		  	X
				
		  	Light gauge framing, insulation & vapor barrier on inside face of exterior walls.	  	X	  	
				
		  	Interior wall furring and sills (if applicable) and drywall finish at perimeter walls.	  		  	X
				
		  	Interior drywall soffit at perimeter of building with blocking for building standard window treatments.	  		  	X
				
		  	Partitions, ceilings, flooring, painting, doors, millwork and all related finishes for office and laboratory build out within Tenant premises	  		  	X
				
	HVAC:	  		  		  	
		  	Processed condenser water system capable of providing 45 Tons per floor	  	X	  	
				
		  	(2) Condenser Water Supply and Return Distribution Risers connected to a plate/frame heat exchanger with 2 1/2” valves capped on floors 1 through 3 for tenant distribution and
1 1/2” valves capped in the basement on the east side of the building.	  	X	  	
				
		  	Condenser Water on-floor distribution	  		  	X

  

					
		  	Page 5 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Central Chilled Water Plant sized to provide cooling with 100% outside air at 1.7CFM per usable sf	  	X	  	
				
		  	Allotted space for future 150ton chiller to accommodate expansion of system to 2CFM per usable sf	  		  	X
				
		  	Processed Chilled Water system capable of providing 45 Tons per floor with energy recovery taken into account	  	X	  	
				
		  	Plate and Frame heat exchanger, associated piping and pumps to connect chilled water riser to existing chillers and/or future 150ton chiller	  		  	X
				
		  	(2) Processed Chilled Water Supply and Return Distribution Risers	  		  	
				
		  	Processed Chilled Water Supply and Return riser connection in penthouse to tenant provided chiller (if required)	  		  	X
				
		  	Tenant Chiller for Tenant Process Chilled Water	  		  	X
				
		  	Penthouse air handling units capable of providing 1.7 CFM per usable sf. Vertical supply ducts sized to accommodate 2.0CFM stubbed out in (2) locations per floor	  	X	  	
				
		  	Additional AHU to exceed 1.7CFM/sf of supply	  		  	X
				
		  	General laboratory exhaust fans capable of exhausting 1.7 CFM per usable sf. Vertical exhaust ducts sized to accommodate 2.0CFM stubbed out in (2) locations per floor	  	X	  	
				
		  	Additional laboratory exhaust fans to exceed 1.7CFM/sf of exhaust	  		  	X
				
		  	All on-floor supply and exhaust distribution in tenant spaces	  		  	X

  

					
		  	Page 6 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Central Heating Plant consisting of condensing boilers supplying hot water to AHU’s and other shell and core heating elements.	  	X	  	
				
		  	Allotted space for future condensing boiler	  	X	  	
				
		  	Future boiler and associated piping and pumps to accommodate expansion of system to 2CFM per usable sf	  		  	X
				
		  	(2) Hot water supply and return distribution risers with 2 1/2” valves capped on floors 1 though 3 for tenant distribution. 1 1/2” riser drops to basement level on the
East side of the building.	  	X	  	
				
		  	All hot water supply and return on-floor distribution for tenant use	  		  	X
				
		  	Any additional mechanical equipment and/or any modifications to Base Building equipment to increase the mechanical capacity of the building.	  		  	X
				
		  	Ductwork, VAV boxes, registers and controls for HVAC in lobby spaces and core areas, including toilet exhaust system.	  	X	  	
				
		  	Supply and exhaust air distribution within the tenant space including all medium pressure and low pressure ducts, diffusers, registers, grilles, terminal volume control boxes, VAV
boxes, fan powered units, reheat coils, baseboard radiation and hot water piping.	  		  	X
				
		  	Toilet and/or shower ventilation requirements for additional tenant locker rooms and restrooms as required.	  		  	X

  

					
		  	Page 7 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	 Central DDC computerized energy management system for applicable core and shell system with expansion capacity

for tenant fit out systems.
	  	X	  	
				
		  	Temperature controls within tenant space, and links to base building system.	  		  	X
				
		  	Dedicated kitchen exhaust system	  		  	X
				
		  	All components of tenant exhaust systems, including fume hoods, floor distribution ductwork, specialty high corrosive system ducts and dedicated exhaust fans, controls, equipment
dunnage and sound attenuation.	  		  	X
				
		  	Dedicated air handler, additional cooling, additional heating and associated ductwork, equipment and controls if required for a Tenant Animal Care Facility.	  		  	X
				
		  	Specialized tenant systems and equipment including supplemental or spot cooling, steam boilers, dedicated rated exhaust for H2 or H3 storage rooms, air and vacuum systems and all
related HVAC equipment.	  		  	X
				
		  	Additional sound attenuation necessary to ensure tenant’s equipment complies with local noise regulations.	  		  	X
				
		  	Carbon Monoxide Monitored garage exhaust system	  	X	  	
				
		  	Fuel oil storage tank, transfer pumps and distribution piping for Base Building life safety emergency generator	  	X	  	
				
		  	Fuel oil system tenant provided stand-by generator.	  		  	X

  

					
		  	Page 8 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	BTU Meters connected to BAS for hot, condenser, and processed chilled water at floor connections	  		  	X
				
		  	Air monitoring flow stations connected to BAS by monitoring supply and exhaust at terminal units or at floor take-offs	  		  	X
				
	GAS:	  	Gas service capable of providing low-pressure (10” w.g.) service.	  	X	  	
				
		  	Gas piping for Base Building equipment.	  	X	  	
				
		  	6” Gas service brought to tenant non-roofed penthouse for tenant provided generator capable of providing 8000 cfh (tenant premises to dictate allocation)	  	X	  	
				
		  	Gas Sub-meter for tenant use	  		  	X
				
		  	Gas connection to tenant generator	  		  	X
				
		  	Any and all tenant required gas service and distribution for on-floor use	  		  	X
				
	PLUMBING:	  	Domestic water service, with back-flow prevention and duplex booster.	  	X	  	
				
		  	(2) Gas Fed Boilers providing hot water to restrooms and tempered water risers	  	X	  	
				
		  	Hot water supply and return risers and distribution to restrooms	  	X	  	
				
		  	Core and Restroom plumbing and fixtures to meet code requirements	  	X	  	
				
		  	(1) 4” Domestic Cold water riser with 1” connections valved and capped on floors 1 through 3	  	X	  	
				
		  	Water Sub-meter and on-floor distribution of domestic cold water	  		  	X

  

					
		  	Page 9 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Hot water plumbing including heaters, boilers, distribution and associated equipment for tenant use	  		  	X
				
		  	(2) 2” Tempered Water Risers valved and capped on floors 1 through 3 providing 70-90 degree water	  	X	  	
				
		  	Tempered Water Sub-meter and on-floor distribution for tenant use	  		  	X
				
		  	(2) 3” Nonpotable Water risers fed from 2 booster pumps stubbed out on floors 1 though 3	  	X	  	
				
		  	Nonpotable Water submeter and on-floor distribution	  		  	X
				
		  	Installation of Tenant’s non-potable/potable water heaters.	  		  	X
				
		  	Tenant metering, sub metering, distribution and backflow prevention at laboratory connections.	  		  	X
				
		  	Waste and vent risers for tenant non-lab waste	  	X	  	
				
		  	Connection to non-lab waste and vent	  		  	X
				
		  	Shaft Space for lab waste and vent risers	  		  	X
				
		  	Lab waste and vent risers for tenant use	  		  	X
				
		  	Domestic sanitary sewer, storm, and water to/from city	  	X	  	
				
		  	Roof and canopy storm drains	  	X	  	
				
		  	Production and distribution of clean steam including fuel source.	  		  	X
				
		  	Steam generator, fuel source, floor by floor humidification associated steam piping and reducing stations.	  		  	X

  

					
		  	Page 10 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	All non-base building plumbing including kitchen, cafeteria and specialized equipment.	  		  	X
				
		  	Reserved, allocated space in basement for tenant’s acid neutralization system	  	X	  	
				
		  	Acid waste neutralization equipment, lifting stations and laboratory waste lines including distribution, pumps, and risers.	  		  	X
				
		  	Manifolds, piping, floor drains, equipment and other requirements for laboratory gases, compressed air, vacuum systems and RO/DI water systems. Distributed vertical utility chases
are provided.	  		  	X
				
		  	Waste stacks to receive base building and tenant clear water wastes (e.g., a.c. condensate, RO reject).	  	X	  	
				
	ELECTRICAL:	  	Base building electric metered by Nstar at main switchboard	  	X	  	
				
		  	Tenant electric metered by Nstar on tenant floor	  		  	X
				
		  	Tenant submeter for any specialized and/or processed loads (data center, etc.)	  		  	X
				
		  	Life safety lighting and other “Legally Required” emergency power systems.	  	X	  	
				
		  	Automatic transfer switch for emergency and egress lighting	  		  	X
				
		  	Building electrical service to provide two 3,000 Ampere 480/277 Volt, 3 phase, 4 wire via main switchboards in main electrical room.	  	X	  	
				
		  	Allocation of approximately 12 watts/sf in office and 15 watts/sf for lights and power based on 30% lab an 70% office	  	X	  	

  

					
		  	Page 11 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	(2) 4” Conduits from unmetered switchboard in basement to 800AMP unmetered wireway	  	X	  	
				
		  	Conductor from basement switchboard to 800 AMP wireway in each floor’s electric room	  		  	X
				
		  	CT cabinet, utility meter, high voltage, low voltage and distribution for tenant power	  		  	X
				
		  	All power for any and all systems within tenant space	  		  	X
				
		  	Lighting & receptacles serving core areas.	  	X	  	
				
		  	Building Exterior lighting package.	  	X	  	
				
		  	Exterior and Interior Signage lighting package	  		  	X
				
		  	Diesel fuel life safety generator to provide emergency power for MA code-required egress lighting, fire alarm systems, common area emergency egress lighting and exit signs, capacity
to serve emergency egress and exit lighting in tenant areas and lab exhaust fans.	  	X	  	
				
		  	Emergency Transfer switch(s) capable of providing power to code required emergency equipment.	  	X	  	
				
		  	Back-up generator and systems, including transfer switch, distribution, controls and associated appurtenances	  		  	X
				
		  	Emergency egress and exit lighting in core areas.	  	X	  	
				
		  	Emergency egress and exit lighting fixtures in tenant area, connected to Base Building life safety emergency generator.	  		  	X

  

					
		  	Page 12 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
	FIRE PROTECTION:	  	Sprinkler service entrance including fire department connection, alarm valve, backflow protection and standpipe in each stair.	  	X	  	
				
		  	Fire Pump and all related controls	  	X	  	
				
		  	 Core and stair area sprinkler heads and
 piping.
	  	X	  	
				
		  	Flow control valve station in stair at each floor.	  	X	  	
				
		  	Primary sprinkler distribution on each floor.	  	X	  	
				
		  	All run outs, drops, heads and related equipment within tenant premises.	  		  	X
				
		  	All run outs, drops, heads and related equipment within unleased and unoccupied space within the building as required to obtain a building occupancy permit.	  	X	  	
				
		  	Special extinguishing systems.	  		  	X
				
		  	Fire Extinguisher Cabinets in core area with appropriate Fire Extinguisher	  	X	  	
				
		  	Fire Extinguisher Cabinets in tenant area (building standard) with appropriate Fire Extinguisher	  		  	X
				
		  	Additional hose connection in fit-up spaces to meet 150 foot distance requirements of Cambridge Fire Department.	  		  	X
				
	FIRE ALARM:	  	Base building expandable addressable fire alarm system that meets all code requirements.	  	X	  	
				
		  	Detection and annunciation devices (i.e. horns and strobes) in core areas and stair entries.	  	X	  	

  

					
		  	Page 13 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	Detection, annunciation and all wiring in tenant areas and as required to tie into base building system.	  		  	X
				
	TELECOMMUNICATIONS	  	Main Distribution Frame (MDF) telephone room, core riser closets on each floor with sleeves through slab.	  	X	  	
				
		  	(4) 4” Conduits from City Service Ductbank into main tel/data closet in basement	  	X	  	
				
		  	Primary POS and distribution into tenant space	  		  	X
				
		  	Telephone and data wiring, conduits and outlets for Tenant areas from core closets.	  		  	X
				
		  	Audio-visual connections and systems for Tenant areas.	  		  	X
				
		  	Any special equipment needed to provide specific requirements for tenants telephone equipment.	  		  	X
				
	SECURITY:	  	(Base) Building security network system for monitoring and access control.	  	X	  	
				
		  	Card access at Building main entries, service doors, and traveling cable for security in elevators.	  	X	  	
				
		  	Card access in elevator cabs if required	  		  	X
				
		  	Electric door hardware and wiring on interior emergency egress doors in Stair #1 only.	  	X	  	
				
		  	Electric door hardwayre and wiring on interior emergency egress does in Stair #2	  		  	X
				
		  	Card access and/or alarm systems into or within Tenant’s premises. Emergency egress doors must be tied into Base Building Fire Alarm system.	  		  	X

  

					
		  	Page 14 of 15	  	

 

 
  

							
	 ELEMENT
	  	 DESCRIPTION
	  	 BASE BUILDING
WORK
	  	 TENANT

WORK

				
		  	CCTV DVR surveillance in basement and at ground floor entries	  	X	  	
				
	SIGNAGE:	  	Building and site exterior address, directional, and any common identity signage to owner standards.	  	X	  	
				
		  	Building common area interior signage.	  	X	  	
				
		  	Signage within tenant’s space.	  		  	X
				
		  	Exterior Signage subject to Landlord Approval	  		  	X

  

					
		  	Page 15 of 15	  	

 EXHIBIT H TO LEASE 

TENANT’S CONCEPT PLAN 

  
 

 

  
 

 

 EXHIBIT I TO LEASE 

TENANT DESIGN AND CONSTRUCTION GUIDELINES 

  
 

 

 

 
  

 Table of Contents 
 Section I: Rules & Procedures for Tenant Contractors 
 Section II: Insurance
Requirements for Tenant Contractors 
 Section III: Close-Out Requirements for Tenant Contractors 

Section IV: Tenant Improvement Standards 

Section V: LEED Guidelines 

Part A: Introduction and General Information 
 Part B: LEED-CS and LEED-CI Certification 
 1. Sustainable Sites (SS) 

2. Water Efficiency (WE) 
 3. Energy and Atmosphere (EA) 
 4. Materials and Resources (MR) 

5. Indoor Environmental Quality (IEQ) 
 6. Innovation in Design (ID) 
 Appendix A: Reference Material 

  
 

 

  
 

 

 

 
  

 Section I: Rules & Procedures for Tenant Contractors 

Introduction 
 The following requirements
apply only to Tenant’s contractors and have been developed to ensure that modifications or improvements to the building and/or building systems and equipment are completed to building standards while maintaining a level of safety consistent
with industry standards. The review of tenant plans and/or specifications by Landlord and its insurers, consultants or other representatives, does not imply that any plans so reviewed comply with applicable laws, ordinances, codes, standards or
regulations. Nor does Landlord’s review or approvals imply that any work is to be performed at Landlord’s expense. 
 Landlord has the
explicit right to remove from the project any person who does not comply with these rules after one day’s notice. 
 Part A: General

  

	1.	No work will be performed until the Landlord has received two (2) sets of signed and sealed drawings and specifications and has given written approval.

  

	2.	All modifications to the building or to the building systems and equipment must comply with state, federal and local codes and ordinances. 

 

	3.	Prior to the work commencing, a building permit must be obtained and displayed and a certificate of insurance from the contractor must be furnished to the Landlord
naming the as additional insureds all parties specified in the Lease. 

  

	4.	At the completion of the work, the Leasehold Contractor shall furnish to the Landlord two (2) hard copies of redlined “as builts” as installed by the
Leasehold Contractor and one (1) complete CADD.DWG disk file showing the final architectural and engineering drawings. 

  

	5.	The contractor must notify the Landlord of all work scheduled and must provide the Landlord with a list of all personnel working in the building.

  

	6.	The contractor must furnish the Landlord with a list of all subcontractors including emergency phone and/or pager numbers prior to commencing the work.

  

	7.	The contractor must provide an on-site project superintendent at all times that construction work is underway. This supervisor must be knowledgeable of the
project’s scope of work and have adequate on-site reference materials including plans, specifications and MSDS information on all materials used in the performance of the work. 

 

	8.	 All workers must be dressed appropriately (appropriate dress will include hard

  
 

 

 

 
  

	 	
hat, appropriate foot ware, etc.) to meet building safety standards that have been provided to Tenant in writing. Shirts must be worn at all times. No shorts are permitted.

  

	9.	All carts must be furnished with pneumatic tires and rubber bumpers. 

  

	10.	Smoking is not allowed in the building. 

  

	11.	The use of radios is prohibited. 

  

	12.	Prior to the start of work, all blinds must be raised and bagged, all windowsills and other base building components must be adequately protected and the protection
must be maintained. Workers must not stand on windowsills or other building components. 

  

	13.	Any work that requires access to another tenant’s space must first be coordinated through the Landlord. 

 

	14.	Dumping of construction debris into building drains, mop sinks, trash dumpsters, etc. is strictly prohibited. If this does occur, the contractor shall be charged 200%
of the cost of clearing any drain, including administrative time, where evidence of this is found. 

  

	15.	Base building restrooms within the construction area will be available for use by the contractor unless landlord dedicates an alternate location. Contractor shall be
responsible for any damage to the restrooms and for cleaning and stocking during construction. All other base building restrooms shall be locked and are not to be used by construction personnel. 

 

	16.	Use of the building stairwells for moving construction materials and construction personnel shall be limited to the stairwell designated by Landlord. No material may be
brought through the Building lobby. Any damage done to the stairwell (rails, doors and frames, sheetrock, ceilings etc.) shall be repaired by the Tenant contractor at its sole expense to the satisfaction to the Landlord. 

 

	17.	The contractor shall repair all construction disturbed by the new tenant work or damaged by the contractor’s or subcontractor’s personnel.

  

	18.	After initial occupancy of the building, no work will be performed from 8:00 am to 8:00 pm Monday through Friday and 9:00 am to 4:00 pm Saturday that will disturb or
inconvenience any existing tenants in the building (e.g. core drilling, shooting track, noxious odors, etc.). The Landlord must preapprove any work that entails noise, vibration or noxious odors. 

 

	19.	All structural revisions, including but not limited to penetrations of slabs, are to be reviewed by Landlord’s engineer. 

 

	20.	Any roof related work must be performed by the roofing contractor designated by the Landlord. 

  
 

 

 

 
  

	21.	The contractor shall immediately report all accidents to the Landlord in writing after first notifying the Landlord by telephone. 

 

	22.	Landlord shall provide the name of the manufacturer of lockset and key cores for compatibility with building master keying system. 

Part B: Life Safety 
  

	1.	Contractor shall furnish Landlord one set of sprinkler shop drawings and hydraulic calculations for approval by the Landlord’s insurance company once they are
completed by subcontractor and ready for submittal to the Fire Marshall. Once approved by the Fire Marshall, the contractor shall furnish Landlord one set of the approved sprinkler shop drawings. 

 

	2.	Contractor will not disconnect, tamper with, delete, obstruct, relocate, or expand any life safety equipment, except as indicated on drawings approved by the Landlord.
Contractor shall not interfere with or delay any other inspections scheduled prior to Contractors inspections or testing. 

  

	3.	The contractor must take necessary precautions to prevent accidental fire alarms. Any fees or costs charged to the Landlord by the local fire department that arise from
accidental fire alarms caused by the contractor will be paid by the contractor. The Landlord strongly suggests that, during any work that increases the likelihood of an accidental fire alarm such as demolition or sprinkler work, a person approved by
the Landlord be designated to “watch” the fire alarm panel. 

  

	4.	Any unit or device temporarily incapacitated will be red-tagged “Out of Service” and the Landlord will be alerted prior to the temporary outage.

  

	5.	The base building fire alarm system shall monitor all tenant installed special fire extinguisher/alarm detection systems. The connections to the base building fire
alarm system will be at the tenant’s expense. To the extent the Premises are occupied, or same is otherwise required under Legal Requirements, fire “watch” shall also be provided by tenant contractor during any period fire alarm
system is placed out of service for work or connection to base building. 

  

	6.	All Tenant installed fire alarm initiation and notification devices that connect with the base building fire alarm system shall match the base building system and be
approved by the Landlord. 

  

	7.	All connections to the building’s existing fire alarm system are to be made only by the subcontractor specified by the Landlord. 

 

	8.	All fire alarm testing will be scheduled at least 72 hours in advance with the Landlord and other contractors and must occur after normal business hours if the building
is occupied. 

  
 

 

 

 
  

	9.	Combustible and hazardous materials are not allowed to be stored in the building without prior written approval of the Landlord. Material safety data sheets on all
materials to be stored in the building must be kept on site and a copy submitted to the Landlord. 

  

	10.	Dust protection of smoke detectors must be installed and removed each day (if operational). Dust protection is required during construction to avoid false fire alarms
and damaging of detector system. Filter media must be installed over all return air paths to any equipment rooms prior to demolition. The media must be maintained during construction and removed at substantial completion. 

 

	11.	The building is to be fully protected by automatic sprinkler systems in accordance with Landlord’s standards and specifications. 

 

	12.	All sprinkler systems and equipment are to be designed and installed in accordance with the current standards of the National Fire Protection Association.

  

	13.	All equipment, devices and materials used in the installation must be listed by UL and FM Approved. 

 

	14.	Connections to the base building sprinkler system/standpipe riser shall be provided with a control valve and water flow alarm device. Sprinkler system control valves
shall be UL Listed and FM Approved, clockwise closing, indicating valves with supervisory switches. 

  

	15.	All corrective work to the fire alarm system due to the contractor’s work shall be charged to the contractor. 

 

	16.	All fire alarm wiring in public areas (outside of Tenant demising walls) shall be in rigid conduit. 

Part C: Parking — Loading Dock 
  

	1.	Contractors, subcontractors and their personnel will not use the loading dock area for parking without first obtaining permission from the Landlord 24 hours in advance
to assure dock availability. Unauthorized vehicles will be ticketed and towed. 

  

	2.	Use of the loading dock for deliveries/trash removal must be scheduled through the Landlord. 

 

	3.	Material that does not fit into the service elevator must be delivered through a window opening. The contractor will be required to properly remove and replace the
glass and to adequately protect the window framing with prior approval from the Landlord. 

  

	4.	Any instance that requires the removal and replacement of exterior glass, must be approved by Landlord and performed by Landlord approved contractor.

  
 

 

 

 
  

 Part D: Utilities 

 

	1.	Utilities (i.e. electric, gas, water, telephone/cable) must not be cut off or interrupted without 48 hour notice and written permission of the Landlord.

 Part E: Security 
  

	1.	The contractor will be responsible for controlling any keys or access cards furnished by the Landlord and will return them to the Landlord. 

 

	2.	The contractor will be responsible for locking any secure area made available to the contractor whenever that area is unattended. 

 

	3.	Contractors may be required to wear identification badges, in which case the badges will be issued by the Landlord to the contractor. 

Part F: Elevators 
  

	1.	No passenger elevators will be used to move construction material or construction personnel. 

 

	2.	The passenger/service elevator can be used to move construction personnel at any time during the day, provided the elevator doors are not held open. The service
elevator can not be used to move construction materials into the building during building operating hours between the hours of 8:00 am and 8:00 p.m. unless approved in writing by Landlord. All other usage must be scheduled with the Landlord with at
least 48 hours notice. 

  

	3.	Any costs to repair damage to the elevators including dust or dirt in machine rooms or shaft or costs for service calls resulting from the contractor’s operations
will be charged to the contractor. 

  

	4.	Any work on the elevators, call buttons and signal lanterns must be approved by Landlord and coordinated with building management. 

Part G: Cleaning 
  

	1.	The contractor will remove all trash and debris daily or as often as necessary to maintain cleanliness in the building. The building trash compactors or containers are
not to be used for construction debris. 

  

	2.	Walk-off mats or other protection must be provided at door entrances where work is being performed. 

  
 

 

 

 
  

	3.	Carpeting shall be protected by plastic runners or hardboard as necessary to maintain cleanliness and to protect carpets from damage. 

 

	4.	Tile, terrazzo and wood floors shall be protected from damage as necessary. 

 

	5.	Contractor will furnish a vacuum(s) with a supply of clean bags and an operator to facilitate ongoing clean-up. 

 

	6.	Trash removal will be scheduled and coordinated with the Landlord and undertaken only through the service elevator. 

 

	7.	Contractors must remove all food cartons and related debris from the work area on a daily basis. 

 

	8.	Driveway and street cleaning by Contractor will be required when Contractor’s work has created mud or debris. 

Part H: Mechanical and Electrical Work 
  

	1.	Before any new electrical or mechanical equipment is installed in the building, the contractor must submit a copy of the manufacturer’s data sheets along with
complete shop drawings and submittals to the Landlord for approval. 

  

	2.	Any installation or modification to building HVAC or electrical systems must be first submitted to the Landlord for review. This includes base building systems as well
as supplemental units and/or exhaust systems. 

  

	3.	The mechanical and electrical plans must be prepared by a licensed engineer and engineer and must show size and location of all supply and return grilles.

 We may require that the Landlord’s MEP engineer review the MEP drawings. In that event the tenant will pay
for the cost of this review. We will notify the tenant prior to engaging the Landlord’s engineer. 
  

	4.	Contractors modifying ductwork, air grilles, VAV boxes, etc., must balance the air and water systems as necessary. All air balancing is to be done in the presence of
the Landlord. Two copies of all balance reports shall be submitted to Landlord for review and approval. 

  

	5.	Any domestic or condenser water connections made to the building’s piping system, must include a high quality isolation valve, (brass bodied gate or ball-type) and
adequate system drain valves. If the system piping is of a different material a dielectric union must be installed. All valves and equipment must be easily accessible; access doors are required in drywall or other fixed construction.

  

	6.	Exhaust fans from cooking areas may not discharge into a return ceiling plenum. Such fans will be ducted to the outside via exhaust shafts or other routes as approved
by the Landlord. 

  
 

 

 

 
  

	7.	Where independent tenant-owned air conditioning units are installed, an electric submeter with a output that is compatible with the base building management system must
be used or a flat rate electricity charge will be paid by the Tenant based on anticipated consumption. 

  

	8.	The installation of tenant equipment (except emergency lighting per code) on the base building emergency power supply systems is not permitted. Tenant may seek Landlord
review and approval for special circumstances. 

  

	9.	Any existing mechanical or electrical systems and their controls that are to remain shall be properly commissioned. That is, at the beginning of the job the systems
will be turned over to the contractor in working condition by the Landlord. Before beginning any work, the contractor should inspect the mechanical or electrical systems and their controls to ensure their working condition. The contractor should
advise the Landlord of any noted deficiencies. At the end of the job, the contractor will be responsible for the proper operation of the mechanical and electrical systems. If the contractor fails to note any deficiencies at the outset of the job,
the contractor will, nevertheless, be required to correct the problems before the Landlord accepts the system. 

  

	10.	All circuit breaker panels must be clearly and accurately identified with typed labels. 

 

	11.	Tenant shall properly protect any of its mechanical equipment with prefilters, dust covers etc. prior to start of work, and shall not disturb any similar prefilters and
covers covering base building mechanical equipment. Protection shall be removed and equipment wiped down at completion. 

  

	12.	Energy management and building control work is to be performed by Landlord’s designated subcontractor. 

 

	13.	Tenant installed equipment that supplements existing base building equipment such as VAV boxes, fire alarm devices, control work etc., shall be identical to the
existing base building equipment to facilitate warranty and maintenance operations. 

  

	14.	All concealed equipment shall be located with necessary accessibility for maintenance and repair. 

 

	15.	Contractor shall contract Landlord 48 hours in advance for Landlord wall and ceiling close-in inspectors. 

 

	16.	No flexible conduit installed in the electrical closets. All runs inside the closet must be electrical metallic tubing (EMT). 

  
 

 

 

 

 

 
  

 Section II: Insurance Requirements for Tenant Contractors 

Introduction 
 Tenant’s Con tractors
shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the contractor, his agents,
representatives, employees, or subcontractors. The cost of such insurance shall be included in the contractor’s bid, unless otherwise specified. 
 Part A: Minimum Scope of Insurance 
 Coverage shall be at least as b road as: 

 

	1.	Insurance Services Office “occurrence” form CG 00 01 (ed. 10/93) covering commercial general liability or its equivalent. 

 

	2.	Insurance Services Office form CA 00 01 (ed. 6/92) covering automobile liability, Code 1 “Any Auto” and Endorsements CA 22 32 ed. 4/92) and CA 01 12 (ed.
6/91). 

  

	3.	Workers compensation insurance as required by labor code of the jurisdiction in which the Building is located, and employers liability insurance.

 Part B: Minimum Limits of Insurance 
 Contractor shall maintain limits no less than: 
  

	1.	Commercial general liability: $1,000,000 combined single limit per occurrence for death, bodily injury and property damage. Minimum $2,000,000 aggregate. (The general
aggregate limit shall apply separately to this project/location or the general aggregate shall be twice the required limit.). 

  

	2.	Automobile liability: $1,000,000 per person/$2,000,000 per accident for death, bodily injury and property damage. 

 

	3.	Workers compensation and employers liability: Workers compensation limits as required by the labor code of the jurisdiction in which the Building is located and
employers liability limits of $1,000,000 per accident. 

  

	4.	Umbrella Liability: $5,000,000 per occurrence and $5,000,000 aggregate (The aggregate limit shall apply separately to this project/location). 

Part C: Coverages 
  

	1.	General Liability and Automobile Liability Coverage 

 (a) The managing agent of the Building, the holder of any mortgage, and 

  
 

 

 

 
  

 
their respective officers and employees are to be covered as additional insureds as respects: liability arising out of activities performed by or on behalf of the contractor; products and
completed operations of the contractor; premises owned, leased, or used by the contractor; or automobiles owned, leased, hired, or borrowed by the contractor. 
 The coverage shall contain no special limitations on the scope of protection afforded. 
 (b) The contractor’s insurance coverage shall be primary insurance as respects the Landlord, its officers, officials, and employees. Any other insurance or self-insurance maintained by the Landlord,
its officers, officials, and employees shall be excess of and not contribute with the contractor’s insurance. 
 (c) Any
failure to comply with reporting provisions of the policies shall not affect coverage provided to the agency, its officers, officials, and employees. 
 (d) The contractor’s insurance shall apply separately to each insured against whom claim is made or suit is brought except with respect to the limits of the insurer’s liability. 

The insurer shall agree to waive all rights of subrogation against the Landlord, its officers, officials, and employees for losses
arising from work performed by the contractor for the Landlord. 
 Part D: All Coverages 

Each insurance policy required by this clause shall be endorsed to state that coverage shall not be suspended, voided, canceled by either party, reduced
in coverage or in limits except after 30 days’ prior written notice by certified mail, return receipt requested, has been given to the city. 
 Part E: Acceptability of Insurers 
 Insurance is to be placed with insurers licensed to do
business in the jurisdiction in which the Building is located, that have been approved in advance by the Landlord, with a Best’s rating of no less than A:XI unless specific approval has been granted by the Landlord. 

Part F: Verification of Coverage 

Contractor shall furnish the Landlord with certificates of insurance evidencing the coverages required by this Article. The certificates for each
insurance policy are to be signed by a person authorized by that insurer to bind coverage on its behalf. The 

  
 

 

 

 
  

 
certificates are to be on ACORD Form 27 and/or ACORD Form 25-S, or other forms that are similarly binding on insurers, which forms are to be received and approved by the Landlord before work
commences. In addition, the Landlord shall require an endorsement naming the Landlord, the managing agent of the Building, the holder of any mortgage and their respective officers and employees as additional insureds or loss-payees (whichever is
applicable). The Landlord reserves the right to require Tenant to deliver complete, certified copies of all required insurance policies, at any time. 
 Part G: Subcontractors 
 Contractors shall include all subcontractors as insureds under
their policies or shall furnish separate certificates for each subcontractor in the form described in clause E above. All coverage for subcontractors shall be subject to all of the requirements stated herein. Commercial general liability coverage
shall include independent contractors coverage, and the contractor shall be responsible for assuring that all subcontractors are properly insured. 

  
 

 

  
 

 

 

 
  

 Section III: Close-Out Requirements for Tenant Contractors 

The following are required from the general contractor prior to final payment being made: 

 

	1.	Two complete sets of all Operations and Maintenance Manuals bound in notebooks with an index, as specified in the project manuals. 

 

	2.	Two sets of blackline prints and one(1) CADD.DWG disk file including architectural, structural, plumbing, fire protection, elevator, mechanical, and electrical
drawings. The as-built drawings must include modifications made to the specifications, schedules and details and all changes initiated by requests for information and field orders. 

 

	3.	Copies of all building permits and certificates of occupancy, or occupancy permits. 

 

	4.	Final Releases of Liens from the general contractor and all subcontractors. 

 

	5.	One copy of all warranties bound in notebooks with a corresponding warranty log. 

 

	6.	One complete set of all approved submittals and shop drawings and a copy of the final submittal log. 

 

	7.	A complete list of all persons, including names, addresses, phone numbers and contact persons that will be providing warranty service during the warranty periods.

  

	8.	One copy of NEBB certified air and water balancing reports. 

  

	9.	When the general contractor considers the work to be ready for final acceptance, written certification from the general contractor shall be submitted stating the
following: 

  

	(a)	Work has been completed in accordance with the contract documents and Tenant Plans; 

 

	(b)	All punch list items and other deficiencies identified by the Certificate of Substantial Completion have been corrected; 

 

	(c)	Work has been inspected for compliance with the contract documents and Tenant Plans; 

 

	(d)	All mechanical and electrical equipment and systems have been tested in the presence of the Landlord’s representative and are operational.

  
 

 

  
 

 

 

 
  

 1.0 Ceiling 
 1.1 All tile and grid shall be standard white, Class A fire rated, and contain recycled content. 
 1.2 Perimeter Soffit detail shall be constructed as follows: 
  
 

 
 2.0 Wall Finishes 
 2.1 All partitions shall be finished with paint and standard base unless alternate is proposed. 
  

	(a)	 Standard resilient wall base shall be 2  1/2” high. Cove base shall be used at all resilient or exposed flooring. Straight
base shall be used at all carpeted flooring. 

  
 

 

 

 
  

 3.0 Doors/Hardware 
 3.1 Suite Entry—Glass Double Doors. Doors shall be 3’x8’,
 1/2” frameless
glass with polished edges and top and bottom rails. Hardware shall include vertical pull bar with back to back mounting through door, a recessed and concealed header, and door closer. Standard hardware to be brushed stainless steel.

 3.2 Corridor Wood Doors. Doors shall be 3’x8’. Doors shall be flush, solid-core, paint-grade wood door with aluminum
frame assembly. Doors shall have mortised locksets and be equipped with a recessed, concealed header and door closer. Standard hardware to be brushed stainless steel. 
 3.3 Interior Wood Doors. Doors shall be 3’x8’. Doors shall be flush, solid-core, paint-grade wood door with aluminum frame assembly. Doors shall have butt hinges, cylindrical locksets and
be equipped with a surface mounted door closer. Standard hardware to be brushed stainless steel. 
 4.0 Lighting 

Suggested Guidelines 
 Use of
indirect pendant mounted ambient lighting system to reflect off high ceiling is preferred, with a design work surface illumination level of 25 – 30 foot-candles. 
 Use of LED lighting is recommended for task lighting; 
 Use light colored ceiling
materials to reflect indirect lighting 
 5.0 Partitions 
 Suggested Guideline 
 Use low partitions (below 42”) to promote better
lighting/day lighting and allow views to perimeter whenever possible 
 In an attempt to maximize natural day lighting the use of light
shelves and reflective ceiling materials is encouraged to bounce light deep within the building. 

  
 

 

 

 
  

 6.0 Suite Entry Signage 
 Subject to Article 24 of the Lease. 
 7.0 Window Blinds 

In accordance with landlord specified treatments. 
 8.0 Flooring 
 Carpet and vinyl flooring adhesive to be low VOC. 

9.0 HVAC 
 9.1 See Building Shell
Definition 
 9.2 Subject to Landlord approval, Tenant may elect to install supplemental HVAC systems. All supplemental HVAC systems shall be
sub metered. Supplemental HVAC is not included in the turnkey cost – and would be paid for by Tenant. 
 10.0 Telephone/Data

 10.1 Pull string and trim ring at locations determined by Tenant. Entire cable plant will be contracted for directly between the Tenant
and their vendor. 
 10.2 All necessary communications equipment is the responsibility of the Tenant and shall be located completely with Tenant
space. 
 11.0 General Plumbing Requirements 
 11.1 Any plumbing fixtures installed in the Tenant Premises shall be EPA Water Sense rated fixtures or equivalent. 

  
 

 

  
 

 

 

 
  

 Part A: Introduction and General Information 

Why Green? 
 Buildings in the United
States consume over 80% of the total electricity and more than 30% of total energy used annually. Buildings also utilize significant amounts of fresh water during both construction and occupancy. Material waste during construction accounts for up to
53% of landfill waste, depending on location. A well designed, sustainable building works to reduce impact on the environment while garnering financial and health-related benefits for the Owner and Tenants. 

Currently, people spend over 90% of their time in buildings- much of that time at work. One benefit of a green building for occupants is the more
comfortable and controllable environment designed into sustainable buildings. The impact of such an attribute can be manifested in increased employee retention and productivity. 
 United States Green Building Council and LEED 
 The United States Green Building Council
(USGBC) is a nonprofit organization committed to expanding sustainability in the built environment. Its mission is to transform the way buildings and communities are designed, built and operated, enabling an environmentally and socially responsible,
healthy, and prosperous environment that improves the quality of life. LEED (Leadership in Energy and Environmental Design) is a voluntary, consensus-based national rating system for developing high-performance, sustainable buildings. 

Developed by the USGBC, LEED addresses all building types and emphasizes state-of-the-art strategies for sustainable site development, water savings,
energy efficiency, materials and resource selection, and indoor environmental quality. LEED is a voluntary rating system for green building design and construction that provides immediate and measurable results for building owners and occupants.

 Opportunities for Tenants 

Tenants at 150 Second have a remarkable opportunity to help lead the shift to sustainability in buildings, and in the process define a new kind of
workplace. By locating in a LEED Gold building, tenants will benefit from a high performance building with excellent indoor air quality and ample daylight and views. These and other elements combine to create a healthier workplace and improve the
indoor environment for all 

  
 

 

 

 
  

 
employees. In addition, 150 Second has set a higher standard with high-performance technologies that use less energy, consume less water, and leave a smaller footprint on the city’s
resources. Some of the building’s innovative features will be noticed at once: low flow plumbing fixtures and the zero irrigation rain garden. Others, such as energy-saving base building mechanical systems will exist behind the scenes, quietly
but significantly setting the building apart from its neighbors. 
 The LEED Guidelines that follow summarize the measures that Skanska has
taken to achieve LEED Gold certification for 150 Second. These guidelines are intended to help tenants understand and take full advantage of the high-performance features of the building, and to provide guidance in ways that tenants can reinforce
these features in their own workplaces. 
 Skanska set a goal of achieving LEED Gold for the base building at 150 Second using LEED for Core and
Shell (LEED-CS) version 2009. We can only design and build the building, however. It is up to our tenants to fit it out and operate it in an environmentally friendly way. To do this, we recommend you use the LEED for Commercial Interiors (LEED-CI)
rating system. The intent of LEED-CI is to assist in the creation of high-performance, healthy, durable, affordable and environmentally sound commercial interiors. Together LEED-CS and LEED-CI address the commercial office real estate market for
both developers and tenants enabling significant benefits through improved indoor air quality, maximized day lighting and lower energy costs. A copy of the LEED-Cl 2009 Scorecard and link to the Rating System are included in Appendix A for reference
by tenants who wish to explore more information on timing and detailed strategies. 

  
 

 

 

 
  

 Project Data 
  

			
	Floor Area:	  	123,210 rentable square feet (total)
		
	Occupancy Group:	  	Group S-2, Low Hazard Storage (Parking Garage)
		
		  	Group B, (30%) and Lab areas (70%)
		
	Construction Type:	  	IB
		
	Building Address:	  	150 Second Street
		
		  	Cambridge, MA 02141

 Part B: LEED-CD and LEED-CI Certification 
 Base Building Certification at 150 Second 
 The LEED Guidelines that follow summarize the
measures Skanska has undertaken to achieve LEED certification under the LEED for Core and Shell (LEED-CS) rating system. It is intended to help tenants understand and take full advantage of the high-performance features of the building, and to
provide guidance to assist tenants in reinforcing these features in their own workplaces. It will also provide tenants with guidance and information on achievement of LEED for Commercial Interiors (LEED-CI). 

Sustainable Sites (SS) 
 The LEED
requirements for the Sustainable Sites category are predominantly base-building responsibilities. A tenant applying for LEED for Commercial Interiors (LEED-CI) certification automatically gains five credits simply by choosing to be a tenant in the
LEED-CS building at 150 Second. 
 SSp1: Erosion and Sedimentation Control 
 Intent Reduce pollution from construction activities by controlling soil erosion, waterway sedimentation and airborne dust generation. 
 LEED-CS This prerequisite is normally required as a routine part of the site design and city entitlement process. 150 Second complied with the requirements of this pre-requisite

  
 

 

 

 
  

 
by developing and adhering to a Stormwater Pollution Prevention Plan as required by the United States Environmental Protection Agency. Tenants benefit by knowing that the construction process of
the LEED-CS building had minimal negative impact on the local environment in terms of loss of soil, sedimentation of local storm-sewer systems, and localized air pollution. 
 LEED-CI No related LEED-CI credit. 
 SSc1: Site Selection 

Intent Avoid development of inappropriate sites and reduce the environmental impact from the location of a building on the site. 

LEED-CS 150 Second meets all of the stated criteria for this credit. By developing in a dense, urban neighborhood, urban sprawl is reduced, as is
the pressure to develop in environmentally sensitive areas. The LEED-CS building did not develop on prime farmland, within a flood plain, near wetland areas, on land protected for endangered species, or on former public parkland. Location by the
tenant in 150 Second helps to preserve these valuable environmental resources. 
 LEED-CI No related LEED-CI credit. Tenants attempting
LEED-CI at 150 Second will earn five points for locating in a LEED-CS building. This is associated with LEED-CI SSc1: Site Selection. 

SSc2: Development Density and Community Connectivity 
 Intent Channel development to urban areas with existing infrastructure to protect greenfields, and persevere habitat and natural resources. 
 LEED-CS 150 Second is located on a previously developed site, within one-half mile of a dense residential zone and within close pedestrian access to more than ten basic community services.
Pedestrians also have easy access to all community services. Tenants benefit from the close proximity of numerous services such as restaurants, shopping, and groceries. The close proximity of neighborhood and community services help to reduce
pollution caused by the use of motor vehicles. 150 Second also meets the development density path of this credit. 
 LEED-CI Tenants
attempting LEED-CI at 150 Second will earn six LEED-CI points through SSc2: Development Density and Community Connectivity. 

  
 

 

 

 
  

 

 
 SSc3: Brownfield Redevelopment 
 Intent Remediate and redevelop sites deemed as contaminated in order to restore the health of the site and avoid development of greenfield sites. 

LEED-CS 150 Second is located on a site that was previously contaminated. The site has been remediated. Remediation and redevelopment of
brownfield sites is a huge undertaking by a developer, and Skanska is proud to have redeveloped this site and make it suitable for living and working conditions. 
 LEED-CI Brownfield redevelopment is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 

SSc4.1: Alternative Transportation-Public Transportation Access (LEED-CI SSc3.1) 
 Intent Locate project near public transportation to reduce the number of vehicles on the road and to reduce land redevelopment for parking. 

  
 

 

 

 
  

 LEED-CS 150 Second is located within one-quarter mile walking distance of the Lechmere T stop and
multiple bus lines. Locating in close proximity to rail and multiple bus lines is beneficial to tenants and their visitors because of the convenience of public transit access. This also reduces the need to drive cars to the site, thereby reducing
environmental impacts associated with pollution and development. 
 LEED-CI Tenants attempting LEED-CI at 150 Second will earn six points
meeting the credit requirements of SSc3.1: Alternative Transportation-Public Transportation Access in the LEED-CI rating system. 
 SSc4.2:
Alternative Transportation - Bicycle Storage and Changing Rooms (LEED-CI SSc3.2) 
 Intent Include bike racks and showering facilities
to encourage building occupants to bike to the site, in an effort to reduce the number of vehicles on the road and to reduce land development for parking. 
 LEED-CS 150 Second provided 22 long-term and 8 exterior bike storage spaces for an estimated >8% of the assumed building users and provided 2 shower and changing rooms. This exceeds the
requirement of racks for 3% of all building users and provided showering for an estimated 0.5% of full-time equivalent (FTE) occupants 

LEED-CI Tenants attempting LEED-CI at 150 Second may be able to earn two points for LEED-CI SSc3.2: Alternative Transportation-Bicycle Storage and
Changing Rooms. However, LEED-CI projects must provide bike racks for 5% of tenant occupants and showers for 0.5% of FTE. Tenants should verily that the bike racks and showers provided in the base building meet the required numbers for the tenant
space. The base building provides sufficient bike storage to satisfy the requirements. for 600 total peak users and changing facilities for 400 total FTE’s. 

  
 

 

 

 

 

 
  

 SSc4.3 Alternative Transportation – Low-Emitting and Fuel-Efficient Vehicles 

Intent Encourage the use of low-emitting and fuel-efficient (LE/FE) vehicles by providing preferred parking spaces for LE/FE vehicles. 

LEED-CS 150 Second will offer 5 preferred spaces for vehicles that meet the LEED definition of Low-Emitting and Fuel Efficient Vehicles.

 LEED-CI There is no related LEED-CI credit. 
 SSc4.4: Alternative Transportation – Parking Capacity (LEED-CI SSc3.3) 
 Intent
Minimize parking spaces and provide preference to carpool and vanpool vehicles, in an effort to reduce the number of vehicles on the road and to reduce land development for parking. 
 LEED-CS 150 Second minimized the total parking capacity to not exceed local zoning requirements but was not required to provide preferred parking for carpools or vanpools to meet the credit
requirements. Parking capacity was minimized in an effort to reduce land development. 
 LEED-CI Tenants attempting LEED-CI at 150 Second
may be able to earn two points for LEED-CI SSc3.3: Alternative Transportation – Parking Availability, which requires minimized parking for tenants and preferred parking for carpools and vanpools. Tenants in a LEED-CS building do not
automatically meet this credit and will have to determine the maximum number of parking spaces available to them and provide the preferred parking spaces. See the LEED-CI Rating System for exact requirements. 

SSc5.1: Site Development – Protect or Restore Habitat 
 Intent Conserve native habitat in an effort to promote biodiversity. 
 LEED-CS 150
Second did not pursue this credit. 
 LEED-CI There is no related LEED-CI credit. 

SSc5.2: Site Development – Maximize Open Space 
 Intent Provide a high ratio of open space to development footprint to promote biodiversity. 

  
 

 

 

 
  

 LEED-CS Although 150 Second did not pursue this LEED credit, the Project increased the amount of
vegetated open space which provides tenants with added amenities and park space. 
 LEED-CI There is no related LEED-CI credit.

 SSc6.1: Stormwater Design – Quality Control 
 Intent Limit disruption of natural hydrology by reducing impervious cover, increasing onsite infiltration, and managing stormwater runoff quantities. 

LEED-CS 150 Second implemented a stormwater management plan that reduced the stormwater runoff by 25% compared to pre-development volumes. Tenants
and the local community benefit from the stormwater management plan due to less stormwater runoff and less contamination entering local waterways. Post development conditions show 44.92% reduction in 2 year, 24-hour design storm. 

LEED-CI Stormwater management is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building.

 SSc6.2: Stormwater Design – Quality Control 
 Intent Limit disruption of natural hydrology by reducing impervious cover, increasing on-site infiltration, and managing the quality of storm water runoff. 

LEED-CS 150 Second has provided a new stormwater technology that captures and treats stormwater runoff from 90% of the annual rainfall and removes
at least 95.58% of total suspended solids. Tenants and the local community benefit from the stormwater management plan due to less stormwater runoff and less contamination entering local waterways. 

LEED-CI Stormwater management is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building.

 SSc7.1 Heat Island Effect – Nonroof 
 Intent Reduce heat island effect (thermal gradient differences between developed and undeveloped areas) to minimize impact on microclimate, and human and wildlife habitat. 

  
 

 

 

 
  

 LEED-CS 150 Second has placed 84% of the total parking capacity under a white roof in an effort
to reduce the heat island effect. By placing the majority of parking spaces under one cover in a stacked parking garage, 150 Second is able to reduce the amount of asphalt required for the same number of parking spaces and therefore minimize local
heat island effects. 
 LEED-CI The heat island effect is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for
locating in a LEED-CS building. 
 SSc7.2: Heat Island Effect – Roof 
 Intent Reduce heat island effect (thermal gradient differences between developed and undeveloped areas) to minimize impact on microclimate, and human and wildlife habitat. 

LEED-CS 150 Second installed a light colored roof which reduces the heat island effect. Tenants will benefit from more efficient operations of the
HVAC system in the building, which is passed on to the tenants in reduced energy costs. 
 LEED-CI The heat island effect is covered
under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 
 SSc8: Light Pollution Reduction

 Intent Reduce the impacts of lighting on nocturnal environments, reduce glare, and minimize light trespass from interior windows.

 LEED-CS 150 Second did not pursue this credit. 
 LEED-CI Light pollution reduction is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 

SSc9: Tenant Design and Construction Guidelines 
 Intent Provide tenants with a descriptive tool that both educates and helps implement sustainable design and construction features in their tenant improvement build-out. 

  
 

 

 

 
  

 LEED-CS Tenant Design and Construction Guidelines benefit the LEED-CS certified project for two
important reasons. First, the Guidelines help tenants design and build sustainable interiors and adopt green building practices; second, the Guidelines help in coordinating LEED-CI and LEED-CS certifications. These Guidelines are a tool to enable
tenants of 150 Second to design and implement sustainable, green building interiors that will benefit the overall health and quality of life for building occupants. 
 LEED-CI No related LEED-CI credit. 
 Water Efficiency (WE) 

WEp1: Water Use Reduction – 20% Reduction and WEc3: Water Use Reduction 
 Intent Maximize water efficiency within buildings to reduce the burden on municipal water supply and wastewater systems. 
 LEED-CS 150 Second installed base building fixtures to achieve the prerequisite of 20% water reduction but also earned additional points and achieved an overall water use reduction of 39% for
showers, low-flush toilets and low-flush urinals. In total, these measures will reduce water consumption of the building by approximately 250,000 gallons per year. 
 LEED-CI Tenants attempting LEED-CI at 150 Second will also need to meet the 20% water use reduction prerequisite. This prerequisite addresses only toilets, urinals, lavatory faucets, prerinse spray
valves and showerheads. 150 Second has ultra low-flow metering lavatories, low-flow showers, low-flow toilets and low-flush urinals that tenants will be using and can take advantage of in compliance with LEED-CI. The tenant’s participation in
this credit guideline could further support reduction of water use. 150 Second encourages tenants to employ water efficient fixtures in other areas of their space such as installing ultra flow faucets (0.5 gpm) in pantry/kitchenette laboratory
and/or prerinse spray valves below the baseline. By employing similar strategies for the tenant space, the tenant has the opportunity to achieve up to 11 points for WEc1: Water Use Reduction within the LEED-CI rating system. 

Goals for Tenant Water Fixtures: 
  

	•	 	 Low Flow Water Closets (1.28 gpf) - Already in core toilet rooms. 

  
 

 

 

 
  

	•	 	 Pint Flush Urinals (0.125 gpf) - Already in core toilet rooms. 

 

	•	 	 Ultra Low Flow Metering Lavatories (0.83 g/cycle) - Already in core toilet rooms. 

 

	•	 	 Ultra Low Flow Kitchen and Janitorial Sinks (1.0 gpm) 

 

	•	 	 Ultra Low Flow Shower Fixtures (1.5 gpm) - Already in core shower rooms. 

 

	•	 	 Residential Dishwashers (Energy Star) 

  

	•	 	 Commercial Dishwashers (1.0 gallons/rack) 

  

	•	 	 Residential Clothes Washers [4.5 WF (gallons/ft3/cycle)] 

  

	•	 	 Commercial Clothes Washer [7.5 WF (gallons/ft3/cycle)] 

 WEc1: Water Efficient Landscaping 
 Intent Reduce potable water consumption for
irrigation through the use of high-efficient technologies and low-water consuming plantings. 
 LEED-CS 150 Second installed limited turf
grass and drought-resistant plants that require no permanent irrigation. These measures have resulted in a 100% potable water use reduction for irrigation. 
 LEED-CI Water-efficient landscaping is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 

WEc2: Innovative Wastewater Technologies 

Intent Reduce wastewater generation and minimize the impact on municipal wastewater treatment plants. 

LEED-CS 150 Second installed an onsite rainwater storage system that treats water to tertiary standards. The treated rainwater is then reused for
the toilets and urinals. This rainwater storage system reduces water use for toilets and urinals by 85%. 
 LEED-CI Innovative wastewater
technologies are covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 

  
 

 

 

 
  

 Energy and Atmosphere (EA) 
 EAp1: Fundamental Commissioning and EAc3: Enhanced Commissioning (LEED-CI, EAc2: Enhanced Commissioning) 
 Intent 
 Fundamental: To verify that the project’s energy-related
systems are installed, calibrated and perform according to the owner’s project requirements, basis of design and construction documents. Benefits of commissioning include reduced energy use, lower operating costs, reduced contractor callbacks,
better building documentation, improved occupant productivity and verification that the systems perform in accordance with the owner’s project requirements. 
 Enhanced: To begin the commissioning process early in the design process and execute additional activities after systems performance verification is completed. 

LEED-CS 150 Second performed enhanced commissioning of all base building energy systems, including base building HVAC system and controls,
domestic hot water, core and lobby lighting systems and controls and building management system. This process helped to assure all energy-related systems are operating as intended. 
 LEED-CI Tenants attempting LEED-CI at 150 Second are required to perform fundamental commissioning of their energy-related systems. Additionally, tenants can achieve five points if they elect to
perform enhanced commissioning (EAc2). 
 EAp2: Minimum Energy Performance 
 Intent To establish the minimum level of energy efficiency for the proposed building and systems to reduce environmental and economic impacts associated with excessive energy use. 

LEED-CS 150 Second performed whole building energy simulation using ASHAE 90.1-2007 Appendix G and has met the requirements for energy
performance. 150 Second energy simulation demonstrated an improvement of 43% over ASHRAE 90.1-2007. The building envelope was designed to improve energy efficiency and reduce the cost of energy for the entire building, these savings are passed on to
the tenant. 
 LEED-CI Minimum Energy Performance of the tenant space is a prerequisite in the LEED-CI rating system CAp2. Tenants
attempting LEED-CI at 150 Second are required to comply with the mandatory provisions and prescription requirements of ASHRAE 90.1-2007, as well as reduce connected lighting power density by 10% from ASHRAE 90.1-2007 and install Energy Star
appliances for at least 50% of eligible equipment. Tenants occupying space in 150 Second will benefit from the energy efficiencies of the base building systems but will not be automatically guaranteed credit compliance. 

  
 

 

 

 
  

 EAp3: Fundamental Refrigerant Management 
 Intent To reduce stratospheric ozone depletion. 
 LEED-CS 150 Second installed new
HVAC systems which contained no Chlorofluorocarbon (CFC)-based refrigerants which thereby reduce the buildings impact on the ozone. 

LEED-CI Tenants attempting LEED-CI at 150 Second are required to comply with this prerequisite through either the purchase of new HVAC equipment
which contains no CFC-based refrigerants or upgrading of existing equipment which contains CFC-based refrigerants. 
 EAc1: Optimize Energy
Performance 
 Intent To achieve increasing levels of energy performance beyond the prerequisite standard and to reduce environmental
and economic impacts associated with excessive energy use. 
 LEED-CS 150 Second performed whole building energy simulation using ASHAE
90.1-2007 Appendix G and has met the requirements for energy performance. 150 Second energy simulation demonstrated an improvement of 43% over ASHRAE 90.1-2007. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can earn points for further enhancing energy efficiency. These combined strategies will contribute toward further reductions in environmental and
economic impacts for the project. Points are achievable across different areas of energy related systems as follows: 

EAc1.1: Optimize Energy Performance - Lighting Power: Projects can achieve up to five points for further reductions in lighting
power density below ASHRAE 90.1-2007. 
 Recommendations for Tenant Lighting Systems: 

 

	 	•	 	 Display lighting: metal halide, fluorescent, or LED lamps rather than halogen. 

  
 

 

 

 
  

 EAc1.2: Optimize Energy Performance - Lighting Controls: Projects that install
lightning controls such as daylight and occupancy sensors can achieve up to three points in and contribute towards increased energy conservation. 
 Recommendations for Tenant Lighting Controls: 
  

	 	•	 	 Install daylight responsive controls in all regularly occupied spaces within 15 feet of windows and under skylights. 

EAc1.3: Optimize Energy Performance - HVAC: Through increased HVAC equipment efficiencies and appropriate zoning and controls,
which result in HVAC performance above ASHRAE 90.1-2007, projects are eligible for up to 10 points. 
 Recommendations for
Tenant HVAC Systems: 
  

	 	•	 	 High SEER condensing units - minimum 14 SEER. 

  

	 	•	 	 Air source heat pump heating. 

  

	 	•	 	 Electronically Controlled Motors (ECM) in fan coils. 

  

	 	•	 	 Demand ventilation controls with CO2 sensors. 

 EAc1.4: Optimize Energy Performance - Equipment and Applications: Selecting energy-efficient equipment and appliances, as qualified by EPA’s Energy Star Program, can contribute up to 4 points.

 EAc2: On-Site Renewable Energy 
 Intent To encourage and recognize increasing levels of on-site renewable energy self-supply to reduce environmental and economic impacts associated with fossil fuel energy use. 

LEED-CD 150 Second did not pursue this credit. 
 LEED-CI On-site renewable energy is covered under LEED-CI SSc1: Site Selection, where tenants earn five points for locating in a LEED-CS building. 

EAc5: Measurement and Verification (LEED-CI, EAc3) 
 Intent To provide for the ongoing accountability of building energy consumption over time. 

LEED-CS 150 Second did not pursue this credit. 

  
 

 

 

 
  

 LEED-CI Tenants attempting LEED-CI at 150 Second can earn points by providing ongoing
accountability and optimization of their energy and water consumption over time. 150 Second has provided tenants a lease agreement in which energy costs are paid by the tenants and not included in the base rent, making the tenants eligible for three
points in LEED-CI (EAc3-Measurement & Verification). Furthermore, the base building central monitoring system allows tenants the ability to easily install submetering devices within their space. 

EAc6: Green Power (LEED-CI, EAc4) 

Intent To encourage the development and use of grid-source, renewable energy technologies on a net-zero pollution basis. 

LEED-CS 150 Second did not pursue this credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can earn five points by engaging in a 2 year renewable energy contract through LEED-CI EAc4. The contract amount must be for at least 50% of the
energy consumed in the tenant space for at least 8 kilowatt hours per square foot of tenant space. 
 Materials and Resources (MR)

 MRp1: Storage and Collection of Recyclables 
 Intent Facilitate the reduction of waste generated by building occupants that is hauled to and disposed of in landfills. 
 LEED-CS 150 Second provides a centrally located, easily accessible area for recycling of paper, cardboard, glass, plastics and metals, for the base building and tenant occupants. The recycling
storage area is located at Room 119 near the loading dock. 
 LEED-CI Tenants attempting LEED-CI at 150 Second are provided with an
easily accessible dedicated area for tenants recycling (paper, corrugated cardboard, glass, plastics and metals). This is a prerequisite in the LEED-CI rating system (MRp1) and LEED-CI projects will automatically earn this prerequisite. Tenants are
strongly encouraged to create a dedicated recycling area on each floor to facilitate efficient sorting and recycling of waste materials. 

  
 

 

 

 
  

 MRc1.1: Tenant Space - Long-term Commitment (LEED-CI Only) 

Intent To encourage choices that conserve resources, reduce waste and the environmental impacts of tenants related to materials, manufacturing and
transportation. 
 LEED-CS There is no related LEED-CS credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second are encouraged to pursue a ten-year lease. Doing so will help earn LEED-CI MRc1.1. 
 MRc1.2: Building Reuse - Maintain Interior Nonstructural Elements 
 Intent To reduce
the environmental impact of new construction by salvaging old building stock. 
 LEED-CS 150 Second did not pursue this credit.

 LEED-CI Tenants LEED-CI at 150 Second may earn a point for the interior salvage of the floors, walls and doors, as long as tenants
preserve these elements during fit-out. Projects can up to two points for MRc1.2: Building Reuse-Maintain Interior Nonstructural Components for maintain 40% or 60% of interior components. 
 MRc2: Construction Waste Management 
 Intent Divert Construction and demolition
debris from disposal in landfills and incinerators. Redirect recyclable recovered resources back to the manufacturing process. Redirect reusable materials to appropriate sites. 
 LEED-CS 150 Second implemented a Construction Waste Management Plan that resulted in diverting over 95% of the project’s construction and demolition waste from being disposed in landfills.

 LEED-CI Tenants attempting LEED-CI at 150 Second can develop and implement their own construction waste management plan during the
construction of the tenant space, and by recycling 50% or 75% of construction, demolition and packaging debris, tenants can qualify for up to two points for MRc2.1: Construction Waste Management. 

  
 

 

 

 
  

 MRc3: Materials Reuse (LEED-CI, MR3.1) 
 Intent To reduce the environmental impact of new construction by salvaging materials. 

LEED-CS 150 Second did not pursue this credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can earn up to two LEED-CI points under MRc3.1: Materials Reuse by using salvaged old doors and windows to make interior partitions, and an
additional credit for MRc3.2: Materials Reuse - Furniture and Furnishing for reusing furniture. 
 MRc3.2: Materials Reuse - Furniture and
Furnishing (LEED-CI Only) 
 Intent To reduce the environmental impact of new construction by salvaging materials. 

LEED-CS There is no related LEED-CS credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can refurnish, reuse or salvage 30% of their total furniture cost to earn an additional LEED-CI point. 

MRc4: Recycled Content 
 Intent
Increased demand for building products that incorporate recycled content materials, thereby reducing impacts resulting from extraction and processing of virgin materials. 
 LEED-CS 150 Second specified the use of a minimum of 20% of building materials (by cost) as recycled materials, containing post-consumer or post-industrial recycled content. 

LEED-CI Tenants attempting LEED-CI at 150 Second can specify 10% - 20% of materials to have recycled content, out of the total amount of
construction materials and furnishings, the tenant can achieve two LEED points through MRc4: Recycled Content. Consider specifying products such as structural steel, gypsum board and concrete to have high-recycled content. 

MRc5: Regional Materials 
 Intent
Increase demand for building materials and products that are extracted and manufactured within the region, thereby supporting the use of indigenous resources and reducing the environmental impacts resulting from transportation. 

  
 

 

 

 
  

 LEED-CS 150 Second specified the use of a minimum of 10% of building materials (by cost) to be
regionally extracted and manufactured (within 500 miles of the site). 
 LEED-CI Tenants attempting LEED-CI at 150 Second can specify 20%
of the combined value of construction materials and furnishings to be manufactured regionally (within 500 miles of the site) to earn a LEED-CI point for MRc5: Regional Materials. If 10% of those materials are also extracted, harvested or recovered
from within 500 miles of the project, tents earn an additional point under MRc5, Option 2. 
 MRc6: Rapidly Renewable Materials (LEED-CI
Only) 
 Intent To reduce the environmental impact of finite raw materials that have long-cycles of growth. 

LEED-CS There is no related LEED-CS credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second are encouraged to specify a minimum of 5% of the total value of all building materials from rapidly renewable sources to earn a LEED-CI point
through MRc6: Rapidly Renewable Materials. Rapidly renewable materials are agricultural products, either fiber or animal, which take ten years or less to grow or raise and then harvested in an ongoing and sustainable fashion. Bamboo, wool, carpets,
cork, rubber, strawboard and wheatboard are all examples of rapidly renewable resources. 
 MRc6: Certified Wood (LEED-CI, MRc7)

 Intent Encourage environmentally responsible forest management. 
 LEED-CS 150 Second specified a minimum of 50% of wood-based products to be harvested in accordance with the Forest Stewardship Council’s (FSC) Principles and Criteria, for base building wood
components. FSC certification means that the forest managers employed environmentally and socially responsible forest management practices. FSC wood has been specified for base building finishes such as the lobby wall paneling and cabinetry.

 LEED-CI Tenants attempting LEED-CI at 150 Second are encouraged to specify certified wood for new wood products and materials for
their space. A minimum of 50% of certified wood used in the project is required to achieve a LEED-CI point through MRc7: Certified Wood. 

  
 

 

 

 
  

 Indoor Environmental Quality (IEQ) 
 IEQp1: Minimum Indoor Air Quality Performance 
 Intent To establish minimum indoor
air quality (IAQ) performance to enhance indoor air quality in buildings, thus contributing to the comfort and well-being of the occupants. 

LEED-CS 150 Second has met the requirements of Section 4 through 7 of ASHRAE Standard 62.1-2007, Ventilation for Acceptable Indoor Air
Quality for the base building, and goes beyond the ventilation rates required by the prerequisite to provide 30% more ventilation than required by the ASHRAE standard. The base building HVAC system supports this design by providing at least 20 cubic
feet per minute of outside air per person, based on standard occupancy densities. The tenants from this by increased productivity. 

LEED-CI Tenants attempting LEED-CI at 150 Second are required to supply minimum levels of ventilation through compliance with ASHRAE 62.1-2007.
Depending on the location of the tenant spaces, tenants may need to provide adequate ventilation for their spaces to meet LEED-CI IEQp1: Minimum Indoor Air Quality Performance. Some spaces in the tenant building will automatically comply, others
will need to provide ventilation in their own spaces. Contact building management for details on your tenant space. 
 IEQp2: Environmental
Tobacco Smoke Control 
 Intent To minimize exposure of building occupants, indoor surfaces and ventilation air distribution systems
to environmental tobacco smoke (ETS). 
 LEED-CS 150 Second has prohibited smoking inside the building, and prohibited smoking on the
property from within 25 feet of entries, outdoor air intakes and operable windows. 
 LEED-CI Tenants attempting LEED-CI at 150 Second
will automatically comply with this prerequisite, through LEED-CI IEQp2: Environmental Tobacco Smoke Control, 

  
 

 

 

 
  

 
due to the building’s no smoking policy. Tenants are prohibited from smoking within the building and have been provided designated smoking areas which are at least 25 feet away from building
entries, outdoor air intakes and operable windows. Signage indicating that smoking is not allowed within 25 feet of the all entrances will be provided for the entire building. 
 IEQc1: Outdoor Air Delivery Monitoring 
 Intent To provide capacity for ventilation
system monitoring to help promote occupant comfort and well-being. 
 LEED-CS 150 Second has installed a permanent
monitoring system to ensure that ventilation systems in all public spaces maintain design minimum requirements. This has been accomplished through the incorporation of CO2 monitoring devices and outdoor airflow measurement devices within the base building. Furthermore, the installed system in
the base building is capable of being expanded to provide CO2
monitoring within the tenant spaces. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can achieve one point for installing permanent
ventilation monitoring systems within their tenant space, through IEQc1: Outdoor Air Delivery Monitoring. 
 IEQc2: Increased Ventilation

 Intent To provide additional outdoor air ventilation to improve indoor air quality (IAQ) and promote occupant comfort, well-being
and productivity. 
 LEED-CS 150 Second has increased breathing zone outdoor air ventilation rates to all occupied spaces by at least 30%
above the minimum rates required by ASHRAE 62.1-2007 for the base building. Furthermore, the base building systems have provided tenants with the ability to achieve LEED-CI, IEQc2: Increased Ventilation within their space by providing increased
ventilation for each zone. 
 LEED-CI Tenants attempting LEED-CI at 150 Second can achieve one point, through LEED-CI IEQc2: Increased
Ventilation, by providing additional air ventilation through appropriate mechanical or natural ventilation design strategies. The base building has provided the ability to easily facilitate increased ventilation within the tenant space. 

  
 

 

 

 
  

 IEQc3: Construction Indoor Air Quality Management Plan - During Construction (LEED-CI, IEQc3.1)

 Intent To reduce indoor air quality (IAQ) problems resulting from construction or renovation and promote the comfort and well-being
of construction workers and building occupants. 
 LEED-CS 150 Second has developed and implemented an IAQ management plan for the
construction and pre-occupancy phases for the base building. As a result, the base building has provided a healthy indoor environment for tenants as they commence occupancy in their space. Measures taken as part of the IAQ plan included enclosed
space ventilation, protection of absorption materials from moisture damage, replacement of filters prior to occupancy, among other requirements from the Sheet Metal and Air Conditioning National Contractors Association (SMACNA) guidelines.

 LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point, through LEED-CI IEQc3.1: Construction IAQ Management Plan -
During Construction, for developing and implementing their own IAQ management plan for the construction and preoccupancy phases of the tenant space. 
 IEQc3.2: Construction Indoor Air Quality Management Plan - Before Occupancy 
 Intent
To reduce indoor air quality (IAQ) problems resulting from construction or renovation to promote the comfort and well-being of construction workers and building occupants. 
 LEED-CS There is no related LEED-CD credit. 
 LEED-CI Tenants attempting LEED-CI at
150 Second may achieve one point by performing a building flush-out or air testing the tenant space to ensure a healthy indoor environment. 

IEQc4.1: Low-Emitting Materials-Adhesives & Sealants 
 Intent To reduce the quantity of indoor air contaminants that are odorous, irritating and/or harmful to the comfort and well-being of installers and occupants. 

LEED-CS 150 Second has complied with the applicable volatile organic compound (VOC) requirements for all adhesives and sealants installed within
the weather barrier for the base building. As a result, the base building has provided a healthy indoor environment for tenants as they commence occupancy in their space. 

  
 

 

 

 
  

 LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by ensuring that all
adhesives and sealants installed within the tenant space comply with the applicable VOC limits. 
 IEQc4.2: Low-Emitting Materials - Paints
and Coatings 
 Intent To reduce the quantity of indoor air contaminants that are odorous, irritating and/or harmful to the comfort
and well-being of installers and occupants. 
 LEED-CS 150 Second has complied with the applicable volatile organic compound (VOC)
requirements for all paints and coatings installed within the weather barrier for the base building. As a result, the base building has provided a healthy indoor environment for tenants as they commence occupancy in their space. 

LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by ensuring that all paints and coatings installed within the tenant space
comply with the applicable VOC limits. 
 IEQc4.3: Low-Emitting Materials - Flooring Systems 

Intent To reduce the quantity of indoor air contaminants that are odorous, irritating and/or harmful to the comfort and well-being of installers
and occupants. 
 LEED-CS 150 Second has complied with the applicable standards for all flooring systems installed within the weather
barrier for the base building. As a result, the base building has provided a healthy indoor environment for tenants as they commence occupancy for their space. 
 LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by ensuring that all flooring systems installed within the tenant space comply with the applicable standards. 

IEQc4.4: Low-Emitting Materials-Composite Wood and Agrifiber Product 
 Intent To reduce the quantity of indoor air contaminant that are odorous, irritating and/ or harmful to the comfort and well-being of installers and occupants. 

  
 

 

 

 
  

 LEED-CS All composite wood and agrifiber products used on the interior of 150 Second have
contained no added urea-formaldehyde resins for the base building. As a result, the base building has provided a healthy indoor environment for tenants as they commence occupancy in their space. 

LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by ensuring that all composite wood and agrifiber products installed within
tenant space contain no added urea-formaldehyde resins. 
 IEQc4.5: Low-Emitting Materials - Systems Furniture and Seating (LEED-CI Only)

 Intent To reduce the quantity of indoor air contaminants that are odorous, irritating and/or harmful to the comfort and well-being
of installers and occupants. 
 LEED-CS No related LEED-CS credit. 
 LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by ensuring that all systems furniture and seating installed within the tenant space comply with the applicable standards.

 IEQc5: Indoor Chemical and Pollutant Source Control 
 Intent To minimize building occupant exposure to potentially hazardous particulates and chemical pollutants. 
 LEED-CS 150 Second has complied with the applicable measures for indoor chemical and pollutant source control for the base building. 
 LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by minimizing and controlling the entry of pollutants into the tenant space through the employment of all applicable
requirements of LEED-CI IEQc5: Indoor Chemical and Pollutant Source Control. The base building has provided a permanent entryway system at all major entrances, sufficient exhaust and sealing of housekeeping and janitorial rooms, MERV-13 filtration
on air handling units and closed containment systems for all hazardous liquid wastes, In addition, tenants are required to provide a 10-foot long entryway system for all main entrances. 

  
 

 

 

 
  

 IEQc6.1: Controllability of Systems - Lighting 

Intent To provide a high level of lighting system control by individual occupants or groups in multi-occupant spaces (e.g., classrooms and
conference areas) and promote their productivity, comfort and well-being. 
 LEED-CS There is no related LEED-CS credit. 

LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by providing individual lighting control for at least 90% of occupants of
the tenant space and for all multi-occupant spaces. 
 IEQc6: Controllability of Systems-Thermal Comfort (LEED-CI, IEQc6.2) 

Intent To provide a high level of thermal comfort control by individual occupants or groups in multi-occupant spaces (e.g. classrooms and
conference areas) and promote their productivity, comfort and well-being. 
 LEED-CS 150 Second did not pursue this credit. 

LEED-CI Tenants attempting LEED-CI at 150 Second may achieve one point by providing individual thermal comfort controls for at least 50% of
occupants of the tenant space and for all multi-occupant spaces. 
 IEQc7: Thermal Comfort - Design (LEED-CI, IEQc7.1) 

Intent To provide a comfortable thermal environment that promotes occupant productivity and well-being. 

LEED-CS 150 Second has designed and installed the HVAC system and building envelope to meet the requirements of ASHRAE-55-2004 for the base
building. ASHRAE-55 requires the regulation of temperature and humidity levels within the building based on climate zone. The base building has provided the ability for tenants to comply with the requirements of ASHRAE 55-2004 during build-out of
their tenant space. 
 LEED-CI Tenants attempting LEED Cl at 150 Second will achieve one point by demonstrating that the HVAC system
meets the requirements of ASHRAE-55-2004. 

  
 

 

 

 
  

 IEQc7.2: Thermal Comfort - Verification (LEED-CI Only) 

Intent To provide for the assessment of building occupants’ comfort over time. 
 LEED-CS There is no related LEED-CS credit. 
 LEED-CI Tenants attempting LEED-CI at
150 Second can achieve one point by meeting the following requirements: 
  

	•	 	 Achieving IEQc7.1 

  

	•	 	 Providing a permanent monitoring system and process for corrective action to ensure that building performance meets the desired comfort criteria.

  

	•	 	 Conduct a thermal comfort survey of tenant space occupants within 6-18 months after occupancy. 

IEQc8.1: Daylight and Views - Daylight 

Intent To provide occupants with a connection between indoor spaces and the outdoors through the introduction of daylight and views into the
regularly occupied areas of the building. 
 LEED-CS 150 Second did not pursue this credit. 

LEED-CI Tenants attempting LEED-CI at 150 Second will achieve one point by providing sufficient daylight to at least 75% of regularly spaces. To
do so tenants must be sure that their fit-out does not compromise the daylight provided by the base building, new simulations may need to be run. 
 IEQc8.2: Daylight and Views - Views 
 Intent To provide occupants with a connection
between indoor spaces and the outdoors through the introduction of daylight and views into the regularly occupied areas of the building. 

LEED-CS 150 Second has achieved direct views to the outdoor environment through vision glazing for 91% of regularly occupied areas. The
calculation of views for tenant spaces was done using a feasible tenant layout per the default occupancy counts. 

  
 

 

 

 
  

 LEED-CI Tenants attempting LEED-CI at 150 Second will achieve one point by providing direct views
to the outdoor environment through vision glazing for at least 90% of regularly occupied areas. To do so tenants must be sure that their fit-out does not compromise the views provided by the base building. Tenants should consider using an open plan,
desk partitions less than 42” in height in areas where views to the outside area possible, and glass partitions around common meeting areas. 
 Innovation in Design (ID) 
 IDc1: Innovation in Design 

Intent To provide design teams and projects the opportunity to be awarded points for exceptional performance above the requirements set by LEED and
to develop innovation ideas in green building categories not specifically addressed by LEED. 
 LEED-CS 150 Second has four points in the
LEED ID category: 
  

	•	 	 The base building has achieved exemplary performance under SSc4.1. 

 

	•	 	 The base building has achieved exemplary performance under MRc2. 

 

	•	 	 The base building has achieved exemplary performance under SSc2. 

 

	•	 	 The base building participated in Pilot Credit 12 Reduced Automobile Dependence. 

LEED-CI Tenants attempting LEED-CI at 150 Second are encouraged to achieve all four ID credits through creative design and management of their
built-out space. 
 IDc2: LEED Accredited Professional 
 Intent To support and encourage the design integration required by LEED green buildings and to streamline the application and certification process. 

LEED-CS 150 Second has accomplished this through the participation of many LEED Accredited Professionals on the design team and a sustainability
consultant. The use of a LEED-AP as a responsible member of the design team for the base building and any tenant improvements will help ensure that the design and material specifications for the project will properly address the established
sustainable design criteria for the project. 
 LEED-CI Tenants attempting LEED-CI at 150 Second are encouraged to include at least one
principle participant on the project team, who has successfully completed the LEED Accredited Professional exam. Tenants can achieve one point for LEED-CI. 

  
 

 

 

 
  

 Appendix A: Reference Material 
 Tenants should refer to the link below for a reference guide for the LEED 2009 for Commercial Interiors (LEED-CI) Rating System. http://www.usgbc.org/ShowFile.aspx?DocumentID=5543 

For reference, tenants should see to the LEED-CI 2009 Scorecard below 
  

 

  
 

 

  
 

 

 EXHIBIT J TO LEASE 

PARKING PLAN 

  
 

 

 EXHIBIT K TO LEASE 

NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS NON-DISTURBANCE AND ATTORNMENT AGREEMENT dated as of the      day of March, 2013 by and among BENT ASSOCIATES, LLC, a Massachusetts limited liability company formerly known
as Bent Associates Limited Partnership (“Landlord”), FOUNDATION MEDICINE, INC., a Delaware corporation (“Subtenant”) and 150 SECOND STREET, LLC, a Delaware limited liability company
(“Tenant”). 
 Reference is made to the Ground Lease (the “Ground Lease”) dated
November 12, 2010 from Landlord, as lessor, to Tenant, as lessee, pertaining to premises at 65 Bent Street, Cambridge, Massachusetts, more fully described therein (the “Premises”). 

Reference is also made to the Lease Agreement (the “Sublease”) dated as of March     , 2013, from
Tenant, as sublessor, to Subtenant, as sublessee, of premises described therein (the “Sublease Premises”), the Sublease being a sublease under the Ground Lease. 

In consideration of the mutual agreements set forth herein, the parties hereto agree as follows: 

1. In the event of termination or expiration of the Ground Lease for any reason or the exercise by Landlord of any of its rights
thereunder to take possession of the Premises, the following provisions shall be applicable: 
  

	 	(a)	So long as Subtenant shall not be in default of any obligation under the Sublease beyond any applicable grace and cure period, Landlord agrees, for itself and any
subsequent owner claiming through or under it, that the Sublease and the rights of Subtenant thereunder shall continue in full force and effect and the peaceful possession and enjoyment of the Sublease Premises shall not be terminated or disturbed
(whether by a termination of the Ground Lease or otherwise), except in the event that Tenant shall have the right to terminate the Sublease under the terms and provisions thereof; and 

 

	 	(b)	 Landlord or any successor to it, if it be the holder (each a “Successor”) shall assume and perform the remaining obligations of Tenant
as and for the balance of the then remaining term of the Sublease, subject to all of the terms and provisions of the Sublease, and Subtenant will attorn to and recognize the Successor as the sublessor under the Sublease, such assumption and
attornment to be effective and self-operative without the execution of any further instruments; provided, however, that Landlord shall not be subject to any claims, offsets or defenses which Subtenant might have against any prior tenant under the
Ground Lease (including Tenant), nor shall Landlord be liable for any act or omission of any prior tenant under the Ground Lease (including Tenant), nor shall Landlord be bound by any rent or additional rent which Subtenant might have paid for more
than the current month, nor shall Landlord be bound by any security deposit which Subtenant might have paid unless the same shall have been transferred by 

  
 K-1

	 	
Tenant to Landlord, nor shall Landlord be obligated to complete Landlord’s Work or fund the Landlord’s Contribution as such terms are defined in the Sublease or reimburse Tenant the
amount set forth in Section 5.2 of the Sublease (but nothing in this sentence shall prohibit Subtenant from the exercise of its express offset rights as further set forth in Section 5.4 of the Sublease). 

2. This agreement shall be binding upon and inure to the benefit of the successors in interest of the parties hereto. This agreement may
not be changed, waived, or terminated except in a writing signed by the party against whom enforcement of the change, waiver, or termination is sought. 
 WITNESS the execution hereof as of the day and year first above written. 
  

			
	LANDLORD:
		
	By	 	  

	
	TENANT:
		
	By	 	  

	
	SUBTENANT:
		
	By	 	  

  
 K-2

 EXHIBIT L TO LEASE 

SIGNAGE PLAN 

  
 

 

 EXHIBIT M TO LEASE 

RULES AND REGULATIONS 
 Tenant (and tenant employees and contractors) shall faithfully observe and comply with the following Rules & Regulations: 

 

	 	1.	The sidewalks, entrances, service elevator lobby, corridors, stairwells, and fire exits of the building shall not be encumbered by any tenant or its agents, employees,
licensees or guests or shall be used for tenant’s premises provided that the stairwells shall be may be so used. 

  

	 	2.	All deliveries to and removals from the building of furniture, equipment and supplies shall be by way of the loading dock – a platform (delivery entrance) located
at the ground level of the building and accessible from the street and then only during such hours as may be prescribed by the owner’s representative (Monday through Friday, 7AM – 5PM). During such hours there shall be no separate charge
to tenant for the normal use of the loading dock or freight elevator. After such hours there will be hourly costs for security guards to operate the elevator and to guard the loading dock. 

 

	 	3.	The loading dock and service elevator are for pick ups and deliveries only. Due to limited space at the loading dock, there is a vehicle parking limit of thirty
(30) minutes, unless special arrangements are made with the Property Management Office. Persons using service elevators will sign in at the security desk in the main lobby and be issued a floor pass. Each tenant will supply a list of authorized
employees that require access to the freight elevators. 

  

	 	4.	All incoming and outgoing shipments must be moved directly, by the delivery or pick up agent from the delivery entrance: such shipments will not be held at the delivery
entrance. Building operating personnel are not authorized to sign receipt for shipments to or from the building. 

  

	 	5.	Furniture, equipment and supplies and other packaged materials and items requiring the use of a hand truck, pallet truck or other type of wheeled transport, shall be
moved only upon the service elevator. 

  

	 	6.	All large deliveries, pick ups, moves and removal of demolition materials must be transported on the service elevator after hours, with prior approval of
the owner’s representative and at the expense of the tenant. The removal of demolition material and the delivery of sheet rock will require the smoke detectors in the freight elevators to be disabled. 

  
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	 	7.	No hand truck, pallet truck or other type of wheeled transport shall be used in the lobbies, corridors or elevators of the buildings, other than in the loading dock
corridor to and including the freight elevator. 

  

	 	8.	Except as otherwise permitted in the Lease, the owner’s representative reserves the right to inspect all items to be brought into the building and to exclude from
the building all items which violate any provision of the rules and regulations or which may, in the reasonable judgment of the owner’s representative, constitute a hazard or danger to the building, its equipment or occupants.

  

	 	9.	Any damage to the building or any part thereof caused by the moving in our out of the building of furniture, equipment, supplies, or other items, shall be repaired by
the owner’s representative at the expense of the tenant responsible. 

  

	 	10.	Tenant shall notify the property management office when safes or other heavy equipment are to be taken in or out of the building, and such moving shall only be done
after written permission is obtained from the property management office on such conditions, as the property management office shall require. Additional costs related to the installation of such equipment, shall, as for elevator use or window
removal, will be borne by tenant. 

  

	 	11.	All construction and demolition work requires a written request to be approved by the property management office who will act reasonably in connection therewith. Tenant
and tenant’s contractor will be required to follow the 150 Second Street Tenant Improvement Rules and Regulations that is available upon request at the property management office. Upon completion of approved work, if applicable, Tenant must
provide “As-Built” drawings in both CAD and black line form to the owner’s representative. 

  

	 	12.	Access to the area above the ceiling must be scheduled and approved by the property management office. All ceiling tiles must be back in place by the end of the working
day. 

  

	 	13.	The property management office reserves the right to control and operate the public portions of the building and the public facilities, as well as the facilities
furnished for the common use of the tenants, in such manner as they deem best for the benefit of the tenants. 

  

	 	14.	The property management office reserves the right to exclude from the building, during non-business hours, all persons who do not present a valid building access photo
id card that are not otherwise escorted by a Tenant representative. 

  
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	 	15.	The property management office must be given advance written notification of any after-hour functions or deliveries requiring access via loading dock or building
services. Tenant shall reimburse the owner’s representative for any third party out of pocket costs incurred in connection with these services. 

  

	 	16.	No additional locks or bolts of any kind shall be placed upon any of the doors in any tenant’s premises and no lock on any door therein shall be changed or altered
in any respect without property management approval. 

  

	 	17.	No acids, vapors, or other materials shall be discharged into non-designated waste lines, vents or flues of the building. The water wash closets and other plumbing
fixtures in or serving any tenant’s premises (not specifically designed for this purpose) shall not be used for any purpose other than that for which they were designed or constructed, and no sweeping shall be deposited therein. The property
management office shall repair any damage resulting to the same from misuse by a tenant, at the expense of the tenant. 

  

	 	18.	If a tenant’s premises becomes infested with vermin, such tenant, at its sole cost and expense, unless it is clearly determined that the same has been caused
entirely by others, shall cause it premises to be exterminated by such exterminators as shall be approved by the property management office at such times and to such extent as the property management office deems necessary. 

 

	 	19.	No part of the tenant’s premises shall be occupied at any time as sleeping quarters and no part of the building shall be used for gambling or for any immoral or
unlawful purposes or practices. No intoxicating liquor shall be sold in any part of the building unless allowed by the lease agreement. 

  

	 	20.	No animals or birds, bicycles, skate boards, in-line skater or other vehicles shall be allowed in the corridors, lobbies, elevators, sidewalks, walkways, gardens, or
elsewhere in or around the building. 

  

	 	21.	Canvassing, soliciting or peddling in the building is prohibited and each tenant shall cooperate to prevent the same. 

 

	 	22.	A building directory with the names of the tenants will be provided and maintained by the property management office. The property management office at the
tenant’s expense will make changes in the directory, within a reasonable time period after written notice from the tenant. 

  

	 	23.	Tenants may be requested to assign from their employees, personnel to perform specific tasks required by the building’s emergency evacuation plan. Person so
assigned shall be made available from time to time for instructions by the building life safety director. 

  
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	 	24.	Access to building tele/com centers and closets will be provided by building security only. Anyone requesting access must have a valid id from the telecommunication
company that employs them or be listed on the approved access list that is maintained at the property management office. 

  

	 	25.	Tenant shall have access to the building electric closets, upon prior notice to Building maintenance and provided that such access is conducted it the presence of a
Building maintenance representative. Tenants will be required to notify the property management office by electronic mail should a vendor require access. All tenant vendors must have a valid id from the company that employees them or be listed on
the approved access list that is maintained at the property management office. 

  

	 	26.	Portable electric heaters, fans or desktop heating appliances (coffee cup warmers) are not allowed inside any tenant spaces or common areas within the building, unless
approved by the property management office. 

  

	 	27.	Prior written approval, which shall be at the sole discretion of the property management office, must be obtained for installation of any window shades, blinds, drapes
or any other window treatment of any kind. 

  

	 	28.	Plumbing, fixtures and appliances shall be used only for the purpose for which constructed, no other unsuitable material shall be placed therein;

  

	 	29.	Owner and property management office shall have the right to prescribe the weight and position of heavy equipment or objects, which may overstress any portion of the
floors of the premises. All damage done to the building by the improper placing of such heavy items will be repaired at the sole expense of the tenant. 

  

	 	30.	No nails, hooks or screws shall be driven into or inserted in any part of the building except as approved by the property management office, permitted by tenant’s
lease, or as reasonably necessary to permit tenant to hang pictures and other wall decorations within the premises. 

  

	 	31.	Tenant shall comply with all requirements necessary for the security of the premises, including the use or property removal passes for the removal of office
equipment/packages, and use of security control cards for access to the building at all times. 

  

	 	32.	Smoking is not permitted in the 150 Second Street common areas including exterior entrances, vestibules, corridors, restrooms, stairwells and parking garage.
Additionally, smoking is not allowed within 25 feet of the front of the entrance of the building as well as the loading dock entrance. Tenant must comply with requests by the owner’s representative concerning informing their employees of items
of importance to the owner. 

  
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	 	33.	All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the premises, unless electrical holdbacks have been
installed. 

  

	 	34.	Owner reserves the right to close and keep locked all entrance and exit doors during hours when the building is closed. Access to the building may be refused unless
person seeking access has proper identification or has previously arranged a pass for access to the building. The owner and its representative shall in no case be liable for damages for any error with regard to the admission to or exclusion from the
building of any person. In case of invasion, mob, riot, public excitement or other commotion, owner reserves the right to prevent access to the building during the continuance of it by any means it deems appropriate for the safety and protection of
life and property. 

  

	 	35.	No furniture, freight, equipment or other bulky matter will be brought into or removed from the building or carried up or down in elevators, except upon prior notice to
the property management office and in such manner, in such specific elevator, and between such hours as shall be reasonably designated by the owner. Tenant shall provide the property management office with reasonable prior notice of the need to
utilize the elevator for any such purpose, so as to provide owner with a reasonable period to schedule such use and to install such padding or take such other actions or prescribe such procedures as are appropriate to protect against damage to the
elevators or other parts of the building. In no event shall tenant’s use of the elevators for any such purpose be permitted during the building’s prescribed business hours. 

 

	 	36.	Tenant shall not disturb, solicit or canvass any occupant of the building and shall cooperate with the owner or owner’s agent to prevent it.

  

	 	37.	The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance of
any kind whatsoever shall be thrown therein. 

  

	 	38.	Tenant shall not use any method of heating or air conditioning other than that which is supplied by the owner without the prior written consent of the owner.

  

	 	39.	Cooking shall not be permitted or done by any tenant on the premises, nor shall the premises be used for the storage of merchandise for lodging of for any improper
objectionable or immoral purposes. Notwithstanding the foregoing, laboratory approved equipment and microwave ovens may be used on the premises for heating food and brewing coffee, tea, hot chocolate and similar beverages, provided that such use is
in accordance with applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to owner and other tenants. 

  
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	 	40.	Owner will approve where and how telephone wires are to be introduced to the premises. No boring or cutting for wires shall be allowed without the consent of the owner.
The location of telephone, call boxes and other office equipment affixed to the premises shall be subject to the approval of the owner. 

  

	 	41.	Tenant, it’s employees and agents shall not loiter in the entrances or corridors, nor in any way obstruct the sidewalks, lobby, halls, stairwells or elevators and
shall use the same only as a means of ingress and egress for the premises. 

  

	 	42.	Tenant shall store all trash and garbage within the interior of the premises. No material shall be placed in the trash boxes or receptacles if material is of such
nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the City of Cambridge without violation of any law or ordinance governing such disposal. All trash, garbage and refuse
disposal shall be made only through entryways and elevators provided for such purposes at such times, as owner shall designate. 

  

	 	43.	Tenant shall assume any and all responsibility for protecting the premises form theft, robbery and pilferage, which includes keeping doors locked and other means of
entry to the premises closed, when the premises are not occupied. 

  

	 	44.	Owner may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants. This shall not prevent the owner from thereafter
enforcing any such Rules and Regulations against any or all tenants of the building. 

  

	 	45.	No awnings or other projects shall be attached to the outside walls of the building without the prior written consent of the owner. No curtains, blinds, shades or
screens shall be attached to or hung in, or used in connection with any window or door of the premises without prior written consent of the owner. All electrical ceiling fixtures hung in offices or spaces along the perimeter of the building must be
fluorescent and/or of a quality, type, design and bulb color approved by the owner. 

  

	 	46.	Food vendors shall be allowed in the 150 Second Street building upon receipt of a written request from the tenant. The food vendor shall service only the tenants that
have a written request on file in the property management office. Under no circumstances shall the food vendor display their products in a public or common area including corridors and elevator lobbies. Any failure to comply with this rule shall
result in the immediate permanent withdrawal of the vendor from 150 Second Street. 

  

	 	47.	Tenant shall comply with any non smoking ordinances adopted by any applicable governmental authority. In addition, owner reserves the right to designate in owner’s
sole discretion, the only outside areas of the premises where smoking shall be permitted. 

  
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	 	48.	Owner and its agent have the right to evacuate 150 Second Street in the event of an emergency or catastrophe. 

 

	 	49.	Owner and its agent reserves the right at any time to change or rescind any one or more of these Rule and Regulations or to make such other further reasonable Rules and
Regulations as in owner’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the premises and building, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants. Owner shall not be responsible to tenant or to any other person for the non-observance of the Rules and Regulations and tenant shall agree to abide by these rules as a condition of its occupancy of the premises.

  
 M-7EX-10.12

 Exhibit 10.12 
 LOAN AND SECURITY AGREEMENT 

THIS LOAN AND SECURITY AGREEMENT NO. 1881 (this
“Agreement”) is entered into as of November 1, 2010, by and between LIGHTHOUSE CAPITAL PARTNERS VI, L.P. (“Lender”) and FOUNDATION
MEDICINE, INC., a Delaware corporation (“Borrower”) and sets forth the terms and conditions upon which Lender will lend and Borrower will repay money. In consideration of the mutual covenants herein
contained, the parties agree as follows: 
 1. DEFINITIONS AND CONSTRUCTION

 1.1 Definitions. Initially capitalized terms used and not otherwise defined herein are defined in the California Uniform
Commercial Code (“UCC”). 
 “ACH” means the Automated Clearing House electronic funds
transfer system. 
 “Advance” means a Loan advanced by Lender to Borrower hereunder. 

“Affiliate” means a person or entity that directly or indirectly, through one or more intermediaries, controls or is controlled by, or
is under common control with, a person or entity. 
 “Basic Rate” means a per annum rate of interest equal to 8.25%.

 “Borrower’s Books” means all of Borrower’s books and records, including records concerning Collateral,
Borrower’s assets, liabilities, business operations or financial condition, on any media, and the equipment containing such information. 

“Borrowing Base” means 100% of Eligible Equipment. 
 “Collateral” means all property financed with the proceeds of this Agreement in which Lender now has or hereafter obtains a security interest or which is listed on any UCC-1 and on any
UCC-3 amendment thereof naming Borrower as Debtor in any capacity and Lender or an affiliate of Lender as Secured Party including Exhibit A attached hereto. 
 “Commitment” means an aggregate of $5,000,000, available in 2 tranches. Tranche 1, in the amount of $3,000,000 (“Tranche 1”) shall be available immediately upon the
closing of this Agreement; Tranche 2, in the amount of $2,000,000 (“Tranche 2”) shall be available upon the close of the New Equity Financing. 
 “Commitment Fee” means $7,500. 
 “Commitment Termination Date”
means the earliest to occur of (i) January 31, 2012; (ii) any Default or Event of Default; (iii) the date on which a representative of Third Rock Ventures, L.P. or its Affiliate is no longer serving as a
board member on Borrower’s Board of Directors; or (iv) the date on which Borrower ceases to be in the business of developing and manufacturing next generation personalized oncology testing solutions. 

“Default” means any event that with the passing of time or the giving of notice or both would become an Event of Default. 

“Default Rate” means the lesser of 18% per annum or the highest rate permitted by applicable law. 

“Disclosure Schedule” means the schedule attached as Schedule 1 hereto. 

“Eligible Equipment” means various new and used office equipment, computers and peripherals, office furniture, laboratory equipment and
furniture, analytical and test equipment, and any other equipment approved by Lender in its reasonable discretion, and that comply with all of Borrower’s representations and warranties herein; up to 35% of cumulative Eligible Equipment at the
time of any Advance may consist of software, laboratory consumables (including but not limited to reagents, sequencing reagents, bait sets, chemicals, library preparation kits, systems and oligos), leasehold improvements, freight, installation and
engineering expenses, sales tax and other taxes, insurance and other costs reasonably approved by Lender. 
 “Event of Default”
is defined in Section 8. 

  
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 “Funding Date” means any date on which an Advance is made to or on account of Borrower
hereunder. 
 “Incumbency Certificate” means the document in the form of Exhibit E. 

“Indebtedness” means (i) all indebtedness for borrowed money or the deferred purchase of property or services,
(ii) all obligations evidenced by notes, bonds, debentures or similar instruments, (iii) all capital lease obligations, and (iv) all contingent obligations, including guaranties and obligations of reimbursement or
respecting letters of credit. 
 “Lender’s Expenses” means all reasonable costs or expenses (including reasonable
attorneys’ fees and expenses) incurred in connection with the preparation, negotiation, modification, administration, or enforcement of the Loan or Loan Documents, or the exercise or preservation of any rights or remedies by Lender, whether or
not suit is brought; provided, however, that Lender’s Expenses for the preparation and negotiation of the initial set of Loan Documents and all other Lender’s Expenses accrued or incurred prior to the date of this Agreement shall
not exceed $7,500. 
 “Lien” means any lien, security interest, pledge, bailment, lease, mortgage, hypothecation, conditional
sales and title retention agreement, charge, claim, or other encumbrance. 
 “Loan” means all of the Advances, however
evidenced, and all other amounts due or to become due hereunder. 
 “Loan Commencement Date” means for any particular Advance
the first business day of the calendar month following the 6 month anniversary of the Funding Date. 
 “Loan Documents” means,
collectively, this Agreement, the Warrant, the Notes and all other documents, instruments and agreements entered into between Borrower and Lender in connection with the Loan, all as amended or extended from time to time. 

“New Equity Financing” means an equity financing in one or more closings consummated by Borrower after the date of this Agreement
whereby Borrower receives an aggregate of at least $10,000,000 in gross proceeds. 
 “Note” means a Secured Promissory Note in
the form of Exhibit B. 
 “Notice of Borrowing” means the form attached as Exhibit D. 

 “Obligations” means all Loans, debt, principal, interest, fees, charges, Lender’s Expenses and other amounts,
obligations, covenants, and duties owing by Borrower to Lender of any kind or description (whether pursuant to the Loan Documents or otherwise (with the exception of the Warrant), and whether or not for the payment of money), whether direct or
indirect, absolute or contingent, due or to become due, now existing or hereafter arising, and including any of the same obtained by Lender by assignment or otherwise, and all amounts Borrower is required to pay or reimburse by the Loan Documents,
by law, or otherwise. 
 “Permitted Liens” means: (i) Liens in favor of Lender; (ii) Liens for taxes,
fees, assessments or other governmental charges or levies not delinquent or being contested in good faith by appropriate proceedings, that do not jeopardize Lender’s interest in any Collateral; (iii) Liens to secure payment of
worker’s compensation, employment insurance, old age pensions or other social security obligations of Borrower on which Borrower is current and are in the ordinary course of its business; provided none of the same diminish or impair
Lender’s rights and remedies respecting the Collateral; and (iv) carriers’, warehousemen’s, mechanics’, materialmen’s, repairmen’s or other like Liens arising in the ordinary course of business. 

“Regulated Substance” means any substance, material or waste the use, generation, handling, storage, treatment or disposal of which is
regulated by any local or state government authority, including any of the same designated by any authority as hazardous, genetic, cloning, fetal, or embryonic. 
 “Responsible Officer” means each person as authorized by the board of directors of Borrower as set forth on the Incumbency Certificate. 

“Term” means the period from and after the date hereof until the full, final and indefeasible payment and performance of all
Obligations. 
 “Warrant” means the Warrant in favor of Lender and its affiliates to purchase securities of Borrower
substantially in the form of Exhibit C. 

  
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 1.2 Interpretation. References to “Articles,” “Sections,” “Exhibits,”
and “Schedules” are to articles, sections, exhibits and schedules herein and hereto unless otherwise indicated. “Hereof,” “herein” and “hereunder” refer to this Agreement as a whole. “Including” is
not limiting. All accounting and financial computations shall be computed in accordance with generally accepted accounting principles consistently applied (“GAAP”). “Or” is not necessarily exclusive. All interest
computation shall be based on a 360-day year and actual days elapsed prior to the Loan Commencement Date and on a 360-day year and 30 day month on and after the Loan Commencement Date. 

2. THE LOANS 
 2.1 Commitment. Subject to the terms hereof, Lender will make Advances to Borrower up to the principal amount of the Commitment, not to exceed 100% of the Borrowing Base at the time of any such
Advance, on or before the Commitment Termination Date. Notwithstanding anything in the Loan Documents to the contrary, Lender’s obligation to make any Advances or to lend the undisbursed portion of the Commitment shall terminate on the
Commitment Termination Date. Repaid principal of the Advances may not be re-borrowed. 
 2.2 The Advances. A Note setting forth the
specific terms of repayment will evidence each Advance. No Advance will be made for less than $100,000, unless less than $100,000 remains available under the Commitment for borrowing. Absence of a Note evidencing any portion of the Loan shall not
impair Borrower’s obligation to repay it to Lender. 
 2.3 Terms of Payment, Repayment. 

(a) Repayment. Borrower shall repay the principal and pay interest on each Advance on the terms set forth in the applicable Note.
Amounts not paid when due hereunder or under the Note shall bear interest at the Default Rate. If a court of competent jurisdiction determines that Lender has received payments that, if interest, would exceed the maximum lawfully permitted, Lender
will instead apply such money to fees and expenses and then to early prepayment of principal. 
 (b) ACH. All payments
due to Lender must be, at Lender’s option, paid to Lender in cash or through ACH. Borrower shall execute and deliver the ACH Authorization Form substantially in the form of Exhibit G. If the ACH payment arrangement is terminated
for any reason, Borrower shall make all payments due to Lender at Lender’s address specified in Section 11. 

(c) Default Rate. While an Event of Default has occurred and is continuing, interest on the Loan shall be increased to the Default
Rate. Lender’s failure to charge or accrue interest at the Default Rate during the existence of a Default shall not be deemed a waiver by Lender of its right or claim thereto. 

(d) Date. Whenever any payment due under the Loan Documents is due on a day other than a business day, such payment shall be made
on the next succeeding business day, and such extension of time shall be included in the computation of interest or fees, as the case may be. 
 (e) Prepayment. Subject to the prepayment provisions set forth in the applicable Note(s), Borrower may voluntarily prepay the Loan and/or any outstanding Note. 

2.4 Fees. Borrower shall pay to Lender the following: 
 (a) Commitment Fee. The Commitment Fee, which has been previously paid by Borrower, and shall be applied by Lender to Lender’s Expenses and other Obligations; 

(b) Late Fee. On demand, a late charge on any sums due hereunder that are not paid when due, in an amount equal to 2% of the past
due amount, payable on demand. 
 (c) Lender’s Expenses. On demand, accompanied by an invoice in sufficient detail
setting forth the amounts then due, all Lender’s Expenses. Lender’s Expenses not paid when due shall bear interest at the Default Rate. Lender will apply the Commitment Fee towards Lender’s Expenses; if Lender’s Expenses are less
than the Commitment Fee, any such remaining amounts shall be applied towards Borrower’s repayments under Section 2.3 after the Commitment Termination Date. 

  
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 3. CONDITIONS OF ADVANCES;
PROCEDURE FOR REQUESTING ADVANCES 
 3.1 Conditions Precedent to any and all
Advances. The obligation of Lender to make any Advances is subject to each and every of the following conditions precedent in form and substance satisfactory to Lender in its sole reasonable discretion: (i) this Agreement, a Note
evidencing the Advance, the Warrant, and all other UCC financing statements, and other documents required or as specified herein have been duly authorized, executed and delivered; (ii) Lender’s receipt of all vendor invoices, bills
of sale, receipts, agreements, proof of payment, and other documents as Lender shall reasonably request to evidence the ownership by Borrower of, the payment in full of the purchase price of, and the fair market value of, Collateral;
(iii) no Default or Event of Default has occurred and is continuing; (iv) delivery of a Notice of Borrowing with respect to the proposed Advance; (v) Lender’s security interests in the Collateral are valid
and first priority, except for Permitted Liens; and (vi) all such other items as Lender may reasonably deem necessary or appropriate have been delivered or satisfied. The extension of an Advance prior to the receipt by Lender of any of
the foregoing shall not constitute a waiver by Lender of Borrower’s obligation to deliver such item.  
 3.2 Procedure for Making
Advances. Borrower shall provide Lender an irrevocable Notice of Borrowing at least 15 business days prior to the desired Funding Date for Advances, including therewith all vendor invoices, bills of sale, receipts, agreements, proof of payment,
and other documents to evidence the ownership of such equipment by Borrower for which Borrower is requesting an Advance hereunder provided such financed equipment is delivered to Borrower within 120 days of the Funding Date for such
equipment. Lender shall only be required to make Advances hereunder based upon written requests which comply with the terms and exhibits of this Loan Agreement (as the same may be amended from time to time), and which are submitted and signed
by a Responsible Officer. Borrower shall execute and deliver to Lender a Note and such other documents and instruments as Lender may reasonably require for each Advance made. With respect to the initial Advance hereunder, Lender agrees to finance
equipment delivered to Borrower since January 1, 2010, provided the Notice of Borrowing for such Advance is delivered to Lender within 30 days from the date of this Agreement. 

4. CREATION OF SECURITY INTEREST 

4.1 Grant of Security Interest. Borrower grants to Lender a valid, first priority, continuing security interest in all present and future
Collateral in order to secure prompt, full, faithful and timely payment and performance of all Obligations. 
 4.2 Inspections. Lender
shall have the right upon reasonable prior notice to inspect Borrower’s Books, including computer files, and to make copies, and to test, inspect and appraise the Collateral, in order to verify any matter relating to Borrower or the Collateral.
Unless an Event of Default has occurred and is continuing, such inspection rights shall be limited to 2 times in any 12 month period. 
 4.3
Authorization to File Financing Statements. Borrower irrevocably authorizes Lender at any time and from time to time to file in any jurisdiction any financing statements and amendments that: (i) name Collateral as collateral
thereunder, regardless of whether any particular Collateral falls within the scope of the UCC; (ii) contain any other information required by the UCC for sufficiency or filing office acceptance, including organization identification
numbers; and (iii) contain such language as Lender determines helpful in protecting or preserving rights against third parties. Borrower ratifies any such filings made prior to the date hereof. 

5. REPRESENTATIONS AND WARRANTIES 

Borrower represents, warrants and covenants as follows: 
 5.1 Due Organization and Qualification. Borrower is a corporation duly formed, existing and in good standing under the laws of its state of incorporation and qualified and licensed to do business
in, and is in good standing in, any state in which the conduct of its business or its ownership of property requires that it be so qualified or in which the Collateral is located, except states other than Massachusetts and Delaware where
non-compliance would not reasonably be expected to have a material adverse effect on Borrower or any of the Collateral. 
 5.2
Authority. Borrower has all corporate power and authority, and has taken all actions, and has obtained all third party consents necessary to execute, deliver, and perform the Loan Documents.  

5.3 Disclosure Schedule. All information on the Disclosure Schedule is true, correct and complete. 

  
 4 

 5.4 Authorization; Enforceability. The execution and delivery hereof, the granting of the security
interest in the Collateral, the incurring of the Obligations, the execution and delivery of all Loan Documents and the consummation of the transactions herein and therein contemplated have been duly authorized by all necessary action by Borrower.
The Loan Documents constitute legal, valid and binding obligations of Borrower, enforceable in accordance with their terms, except as enforceability may be limited by bankruptcy or similar laws relating to enforcement of creditors’ rights
generally. 
 5.5 Name and Location. Borrower has not done business under any name other than that specified on the signature page
hereof or as set forth on the Disclosure Schedule. The chief executive office, principal place of business, and the place where Borrower maintains its records concerning the Collateral is set forth in Section 11. The Collateral is
presently located at the address(es) set forth in Section 11 and on the Disclosure Schedule. 
 5.6 Litigation. All
actions or proceedings pending or threatened in writing by or against Borrower before any court or administrative agency are set forth on the Disclosure Schedule. 
 5.7 Financial Statements. All financial statements fairly represent in all material respects the financial condition of the Borrower. All statements respecting Collateral that have been or may
hereafter be delivered by Borrower to Lender are true, complete and correct in all material respects for the periods indicated.  

5.8 Solvency. Borrower is solvent and able to pay its debts (including trade debts) as they come due. 

5.9 Taxes. Borrower has filed all required tax returns, and has paid all taxes it owes other than where the failure to comply would not reasonably
be expected to have an adverse effect on Borrower. 
 5.10 Rights; Title to Assets. Borrower possesses and owns all necessary assets,
rights, trademarks, trade names, copyrights, patents, patent rights, franchises and licenses which it needs to conduct of its business as now operated or proposed to be operated. Borrower has good title to the Collateral, free and clear of any Liens
except for Permitted Liens. 
 5.11 Full Disclosure. No written representation, warranty or other statement made by Borrower in
any Loan Document, certificate or statement furnished to Lender contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements contained in such certificates or statements not
misleading. 
 5.12 Regulated Substances. Borrower complies and will comply with all laws respecting Regulated Substances, except
where failure to do so would not reasonably be expected to have a material adverse effect on Borrower or any of the Collateral. 

5.13 Reaffirmation. Each Notice of Borrowing will constitute (i) a warranty and representation in favor of Lender that there does not
exist any Default and (ii) subject to any amended Disclosure Schedule delivered to Lender or any other written disclosure required to be sent to Lender pursuant to the terms hereof, a reaffirmation as of the date thereof of all of the
representations and warranties contained in this Agreement and the Loan Documents, provided, however, and notwithstanding any provision in this Agreement to the contrary, if any such amended Disclosure Schedule or other written disclosure
contains any matter which could reasonably be expected to have a material adverse effect on Borrower or the Collateral, Lender’s obligation to make Advances to Borrower hereunder shall be suspended during the pendency of any such material
adverse effect condition. 
 5.14 Auction Rate Securities. The Borrower (i) owns no auction rate securities directly or
indirectly in any brokerage, securities account or other account created by or for the benefit of the Borrower; and (ii) has not created any standing or discretionary purchase order or directive with any brokerage account or broker
service to purchase auction rate securities on behalf of the Borrower. 
 6. AFFIRMATIVE
COVENANTS 
 Borrower covenants and agrees that it shall do all of the following: 

6.1 Good Standing and Compliance. Borrower shall maintain all governmental licenses, rights and agreements necessary for its operations or business
and comply in all material respects with all statutes, laws, ordinances and government rules and regulations to which it is subject, except, in each case, where the failure to comply would not reasonably be expected to result in a material adverse
effect on Borrower or any of the Collateral. 

  
 5 

 6.2 Financial Statements, Reports, Certificates. Borrower shall deliver to Lender: (i) as
soon as prepared, and no later than 30 days after the end of each calendar month, an unaudited balance sheet, income statement and cash flow statement covering Borrower’s operations during such period; (ii) as soon as prepared, but
no later than 120 days after the end of the fiscal year or such other time period as approved by Borrower’s Board of Directors, audited financial statements prepared in accordance with GAAP, together with an opinion that such financial
statements fairly present Borrower’s financial condition by an independent public accounting firm reasonably acceptable to Lender; (iii) immediately upon notice thereof, a report of any legal or administrative action pending or
threatened in writing against Borrower which is likely to result in liability to Borrower in excess of $100,000; and (iv) such other financial information as Lender may reasonably request from time to time. Financial statements delivered
pursuant to subsections (i) and (ii) above shall be accompanied by a certificate signed by a Responsible Officer (each an “Officer’s Certificate”) in the form of Exhibit
F. 
 6.3 Notice of Defaults. Upon any Default or Event of Default, deliver an Officer’s Certificate setting forth
the facts relating to or giving rise thereto, and the Borrower’s proposed action with respect thereto.  
 6.4 Use; Maintenance.
Borrower, at its expense, shall (i) maintain the Collateral in good condition, reasonable wear and tear excepted, and will comply in all material respects with all laws, rules and regulations regarding use and operation of the
Collateral and (ii) repair or replace any lost or damaged Collateral.  
 6.5 Insurance. Borrower, at its own expense,
shall maintain insurance in amounts and coverages standard for companies in Borrower’s industry and reasonably satisfactory to Lender. Each insurance policy shall: (i) name Lender loss payee or additional insured, as appropriate,
(ii) provide for insurer’s waiver of its right of subrogation against Lender and Borrower, (iii) provide that such insurance shall not be invalidated by any action of, or breach of warranty by, Borrower and waive
set-off, counterclaim or offset against Lender, (iv) be primary without a right of contribution of Lender’s insurance, if any, or any obligation on the part of Lender to pay premiums of Borrower, and (v) require the
insurer to give Lender reasonable prior written notice of cancellation. Borrower shall (x) furnish all certificates of insurance required by Lender and (y) promptly notify Lender of any written notice of cancellation from the
insurer. 
 6.6 Loss Proceeds. So long as no Event of Default has occurred and is continuing, any proceeds of insurance on or
condemnation of Collateral shall, at Borrower’s election and so long as Lender’s security interest in such proceeds remains first priority, be used either to repair or replace such Collateral or otherwise applied to the purchase or
acquisition of property useful to Borrower’s business. 
 6.7 Taxes. Borrower shall file all required tax returns, and shall pay all
taxes it owes other than where the failure to comply would not reasonably be expected to have a material adverse effect on Borrower. 
 6.8
Further Assurances. At any time and from time to time, Borrower shall execute and deliver such further instruments and take such further action as Lender may reasonably request to effect the intent and purposes hereof, to perfect and continue
perfected and of first priority Lender’s security interests in the Collateral, and to effect and maintain ACH payment arrangements. 
 7. NEGATIVE COVENANTS 
 Borrower will not do any of the
following: 
 7.1 Location of Collateral. Change its principal place of business or remove, except in the ordinary course of
Borrower’s business, the Collateral or Borrower’s Books from the premises listed in Section 11 without giving 30 days prior written notice to Lender. 
 7.2 Extraordinary Transactions. Enter into any transaction not in the ordinary and usual course of Borrower’s business, involving the sale, lease, license or other disposition of its assets
(including Collateral), other than (i) sales of inventory in the ordinary course of Borrower’s business; and (ii) grant and transfer licenses and similar arrangements for use of Borrower’s intellectual property, in
arm’s length transactions, entered into in the ordinary course of business for adequate consideration. Notwithstanding anything contain in this Section 7.2 or elsewhere in this Agreement or the Loan Documents, the Borrower may do
any of the following: (i) declare or make any dividend payment payable solely in its equity securities; (ii) convert any of its convertible securities into other securities pursuant to the terms of such convertible securities
or otherwise in exchange therefor; (iii) repurchase stock from former employees, consultants or directors of Borrower in accordance with the terms of transfer restriction, repurchase, vesting or similar agreements between Borrower and
such employees, consultants or directors in its ordinary course of business; (iv) repurchase equity 

  
 6 

 
securities with the proceeds from the issuance of equity securities; (v) repurchase, redeem, retire, defease or otherwise acquire for value equity securities in connection with or
pursuant to any employees benefits plan or stock option plan of Borrower; or (vi) issue securities for adequate consideration. 

7.3 Restructure. Make any material change in Borrower’s financial structure or business operations (other than through the sale of preferred
stock to equity investors); or suspend operation of Borrower’s business.  
 7.4 Liens. Create, incur, assume or suffer to
exist any Lien of any kind with respect to any of the Collateral, whether now owned or hereafter acquired, except for Permitted Liens.  

7.5 Distributions. Pay any cash dividends or distributions, or redeem or purchase, any capital stock, except for repurchases of capital stock from
departing employees, consultants or directors, under repurchase agreements approved by the Borrower’s Board of Directors, or dividends payable solely in capital stock of Borrower 
 7.6 Transactions with Affiliates. Directly or indirectly enter into any transaction with any Affiliate which is on terms less favorable to Borrower than would be obtained in an arm’s length
transaction with a non-affiliated entity; provided, any such transaction shall not be a breach of this Section 7.6 if approved by a disinterested majority of the Borrower’s Board of Directors. 

7.7 Compliance. (i) Become an “investment company” under the Investment Company Act of 1940 or extend credit to purchase or
carry margin stock; (ii) fail to meet the minimum funding requirements of ERISA; (iii) permit a Reportable Event or Prohibited Transaction, as defined in ERISA, to occur; (iv) fail to comply with the Federal Fair
Labor Standards Act; or (v) violate any other material law or material regulation. 
 7.8 UCC Effectiveness. Change its name,
jurisdiction of organization, or take any other action that could render Lender’s financing statements misleading under the UCC, without giving Lender 30 days advance written notice. 
 7.9 Auction Rate Securities. For so long as the Obligations are outstanding, Borrower shall purchase or create a purchase order or directive to purchase any auction rate securities regardless of
whether such securities are to be held by Borrower or through one or more brokerage accounts. 
 8. EVENTS
OF DEFAULT 
 Any one or more of the following shall constitute an Event of Default by Borrower hereunder:

 8.1 Payment. Borrower fails to pay when due and payable in accordance with the Loan Documents any portion of the Obligations, or
cancels an ACH payment or transfer Lender has initiated in conformity with the terms hereof provided, however, that an Event of Default shall not occur on account of a failure to pay due solely to an administrative or operational error if
Borrower had the funds to make the payment when due and makes the payment the business day following Borrower’s knowledge of such failure to pay. 
 8.2 Certain Covenant Defaults. Borrower fails to perform any obligation under Section 6.5 or 6.6, or violates any of the covenants contained in Section 7. 

 8.3 Other Covenant Defaults. Borrower fails or neglects to perform, keep, or observe any other term, provision, condition,
covenant, or agreement contained in this Agreement, in any of the other Loan Documents, or in any other present or future agreement between Borrower and Lender and has failed to cure such failure within 20 days after its occurrence.

 8.4 Attachment. Any material portion of Borrower’s assets is attached, seized, subjected to a government levy, lien, writ or
distress warrant, or comes into the possession of any trustee or receiver and the same is not returned, removed, waived, stayed, discharged or rescinded within 20 days. 
 8.5 Other Agreements. There is a default in any agreement to which Borrower is a party resulting in a right by a third party, whether or not exercised, to accelerate the maturity of any
Indebtedness, in an amount greater than $100,000.  
 8.6 Judgments. One or more judgments for an aggregate of at least $100,000
is rendered against Borrower and remains unsatisfied and unstayed for more than 30 days. 

  
 7 

 8.7 Injunction. Borrower is enjoined, restrained, or in any way prevented by court order from
continuing to conduct any material part of its business affairs, or if a judgment or other claim becomes a Lien upon any material portion of Borrower’s assets. 
 8.8 Misrepresentation. Any representation, statement, or report made to Lender by Borrower was false or misleading when made in any material respect.  

8.9 Enforceability. Lender’s ability to enforce its rights against Borrower or any Collateral is impaired in any material respect, or
Borrower asserts that any Loan Document is not a legal, valid and binding obligation of Borrower enforceable in accordance with its terms. 
 8.10 Involuntary Bankruptcy. An involuntary bankruptcy case remains undismissed or unstayed for 60 days or, if earlier, an order granting the relief sought is entered. 

8.11 Voluntary Bankruptcy or Insolvency. Borrower commences a voluntary case under applicable bankruptcy or insolvency law, consents to the entry
of an order for relief in an involuntary case under any such law, or consents or is subject to the appointment of or taking possession by a receiver, liquidator, assignee, trustee, custodian or other similar official of Borrower or any substantial
part of its property, or makes an assignment for the benefit of creditors, or fails generally or admits in writing to its inability to pay its debts as they become due, or takes any corporate action in furtherance of any of the foregoing.

 8.12 Merger, Sale or Change of Control. The occurrence of (i) a merger of Borrower with another entity (whether or not the
Borrower is the “surviving entity”) whereby the shareholders of Borrower immediately prior to such merger own less than 50% of the outstanding voting securities of Borrower immediately after such merger; (ii) the sale (in one
or a series of related transactions) of all or substantially all of Borrower’s assets; or (iii) any transaction (or series of related transactions) other than a transaction that is a bona fide equity financing with the primary
purpose of raising capital for Borrower, whereby the shareholders of Borrower immediately prior to such transaction(s) own less than 50% of the outstanding voting securities of Borrower immediately after such transaction(s), and such acquirer or
resulting entity (including, Borrower, if Borrower is the resulting or surviving entity) fails to either: (a) pay off the Obligations in cash at the closing of the acquisition, merger or sale or (b) provide an unconditional,
unlimited guaranty or reaffirmation of the Obligations in form and substance satisfactory to Lender and is of a credit quality acceptable to Lender 
 9. LENDER’S RIGHTS AND REMEDIES 
 9.1 Rights and Remedies. Upon the occurrence and continuance of any Event of Default, Lender may, at its election, without notice of election and without demand, do any one or more of the
following, all of which are authorized by Borrower: (i) accelerate and declare the Loan and all Obligations immediately due and payable; (ii) make such payments and do such acts as Lender considers necessary or reasonable to
protect its security interest in the Collateral, with such amounts becoming Obligations bearing interest at the Default Rate; (iii) exercise any and all other rights and remedies available under the UCC or otherwise;
(iv) require Borrower to assemble the Collateral at such places as Lender may designate; (v) enter premises where any Collateral is located, take, maintain possession of, or render unusable the Collateral or any part of it;
(vi) without notice to Borrower, set off and recoup against any portion of the Obligations; (vii) ship, reclaim, recover, store, finish, maintain, repair, prepare for sale, advertise for sale, and sell the Collateral, in
connection with which Borrower hereby grants Lender a license to use without charge Borrower’s premises, labels, name, trademarks, and other property necessary to complete, advertise, and sell any Collateral; and (viii) sell the
Collateral at one or more public or private sales. 
 9.2 Power of Attorney in Respect of the Collateral. Borrower hereby irrevocably
appoints Lender (which appointment is coupled with an interest) its true and lawful attorney in fact with full power of substitution, for it and in its name to, upon and during the continuance of an Event of Default: (i) ask, demand,
collect, receive, sue for, compound and give acquittance for any and all Collateral with full power to settle, adjust or compromise any claim, (ii) receive payment of and endorse the name of Borrower on any items of Collateral,
(iii) make all demands, consents and waivers, or take any other action with respect to, the Collateral, (iv) file any claim or take any other action, in Lender’s or Borrower’s name, which Lender may reasonably deem
appropriate to protect its rights in the Collateral, or (v) otherwise act with respect to the Collateral as though Lender were its outright owner. 
 9.3 Charges. If Borrower fails to timely pay any amounts required hereunder to be paid by Borrower to any third party, Lender may at its option pay any part thereof and any amounts so paid
including Lender’s Expenses incurred shall become Obligations, immediately due and payable, bearing interest at the Default Rate, and secured by the Collateral. Any such payments by Lender shall not constitute an agreement to make similar
payments or a waiver of any Event of Default. 

  
 8 

 9.4 Remedies Cumulative. Lender’s rights and remedies under the Loan Documents and all other
agreements with Borrower shall be cumulative. Lender shall have all other rights and remedies as provided under the UCC, by law, or in equity. No exercise by Lender of one right or remedy shall be deemed an election, and no waiver by Lender of any
Event of Default shall be deemed a continuing waiver. No delay by Lender shall constitute a waiver, election, or acquiescence. 
 9.5
Application of Collateral Proceeds. Lender will apply proceeds of sale, to the extent actually received in cash, in the manner and order it determines in its sole discretion, and as prescribed by applicable law. 

10. WAIVERS; INDEMNIFICATION 
 10.1 Waivers. Without limiting the generality of the other waivers made by Borrower herein, to the maximum extent permitted under applicable law, Borrower hereby irrevocably waives all of the
following: (i) any right to assert against Lender as a defense, counterclaim, set-off or crossclaim, any defense (legal or equitable), set-off, counterclaim, crossclaim and/or other claim (a) which Borrower may now or at any
time hereafter have against any party liable to Lender in any way or manner, or (b) arising directly or indirectly from the present or future lack of perfection, sufficiency, validity and/or enforceability of any Loan Document, or any security
interest; (ii) presentment, demand and notice of presentment, dishonor, notice of intent to accelerate, protest, default, nonpayment, maturity, release, compromise, settlement, extension or renewal of any or all accounts, documents,
instruments, chattel paper and guaranties at any time held by Lender on which Borrower may in any way be liable and hereby ratifies and confirms whatever Lender may do in this regard; (iii) the benefit of all marshalling, valuation,
appraisal and exemption laws; (iv) the right, if any, to require Lender to (a) proceed against any person liable for any of the Obligations as a condition to or before proceeding hereunder; or (b) foreclose upon, sell or
otherwise realize upon or collect or apply any other property, real or personal, securing any of the Obligations, as a condition to, or before proceeding hereunder; (v) any demand for possession before the commencement of any suit or
action to recover possession of Collateral; and (vi) any requirement that Lender retain possession and not dispose of Collateral until after trial or final judgment. 
 10.2 Lender’s Liability for Collateral. Provided Lender complies with its duties and responsibilities under the UCC, Lender shall not in any way or manner be liable or responsible for:
(i) the safekeeping of any Collateral; (ii) any loss or damage thereto occurring or arising in any manner or fashion from any cause; (iii) any diminution in the value thereof; or (iv) any act or
default of any carrier, warehouseman, bailee, forwarding agency, or other person or entity whomsoever. All risk of loss, damage or destruction of the Collateral shall be borne by Borrower. Lender will have no responsibility for taking any steps to
preserve rights against any parties respecting any Collateral. Lender’s powers hereunder are conferred solely to protect its interest in the Collateral and do not impose any duty to exercise any such powers. None of Lender or any of its
officers, directors, employees, agents or counsel will be liable for any action lawfully taken or omitted to be taken hereunder or in connection herewith (excepting gross negligence or willful misconduct), nor under any circumstances have any
liability to Borrower for lost profits or other special, indirect, punitive, or consequential damages. Lender retains any documents delivered by Borrower only for its purposes and for such period as Lender, at its sole discretion, may determine
necessary, after which time Lender may destroy such records without notice to or consent from Borrower. 
 10.3 Indemnification.
Borrower shall defend, indemnify, and hold Lender and each of its officers, directors, employees, counsel, partners, agents and attorneys-in-fact (each, an “Indemnified Person”) harmless from and against any and all
liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, charges, expenses or disbursements (including Lender’s Expenses and reasonable attorney’s fees and the allocated cost of in-house counsel) of any kind
or nature whatsoever with respect to the execution, delivery, enforcement, performance and administration of this Agreement and any other Loan Documents, or the transactions contemplated hereby and thereby, with respect to noncompliance with laws or
regulations respecting Regulated Substances, government secrecy or technology export, or any Lien not created by Lender or right of another against any Collateral, even if the Collateral is foreclosed upon or sold pursuant hereto, and with respect
to any investigation, litigation or proceeding before any agency, court or other governmental authority relating to this Agreement or the Advances or the use of the proceeds thereof, whether or not any Indemnified Person is a party thereto (all the
foregoing, collectively, the “Indemnified Liabilities”); provided, that Borrower shall have no obligation hereunder to any Indemnified Person with respect to Indemnified Liabilities arising from
the gross negligence or willful misconduct of such Indemnified Person. The obligations in this Section 10.3 shall survive the Term. At the election of any Indemnified Person, Borrower shall defend such Indemnified Person using legal
counsel satisfactory to such Indemnified Person, at the sole cost and expense of Borrower. All amounts owing under this Section 10.3 shall be paid within 30 days after written demand. 

  
 9 

 11. NOTICES 
 All notices shall be in writing and personally delivered or sent by certified mail, postage prepaid, return receipt requested, or by confirmed facsimile, at the respective addresses set forth below:

  

			
	If to Borrower:	  	If to Lender:
		
	Foundation Medicine, Inc.	  	Lighthouse Capital Partners VI, L.P.
	Attention: Chief Financial Officer	  	Attention: Contract Administrator
	One Kendall Square, Suite B6501	  	3555 Alameda de las Pulgas, Suite 200
	Cambridge, Massachusetts 02139	  	Menlo Park, California 94025
	FAX: (617) 418-2201	  	FAX: (650) 233-0114

 12. GENERAL PROVISIONS 

12.1 Successors and Assigns. This Agreement shall bind and inure to the benefit of the parties' respective successors and permitted assigns.
Borrower may not assign any rights hereunder without Lender’s prior written consent, which consent may be granted or withheld in Lender’s sole discretion. Lender shall have the right without the consent of or notice to Borrower to sell,
transfer, negotiate, or grant participations in all or any part of any Loan Document, except to any entity reasonably deemed to be a competitor of Borrower. 
 12.2 Time of Essence. Time is of the essence for the performance of all Obligations. 

12.3 Severability of Provisions. Each provision hereof shall be severable from every other provision in determining its legal enforceability.

 12.4 Entire Agreement. This Agreement and each of the other Loan Documents dated as of the date hereof, taken together, constitute
and contain the entire agreement between Borrower and Lender with respect to their subject matter and supersede any and all prior agreements, negotiations, correspondence, understandings and communications between the parties, whether written or
oral. This Agreement is the result of negotiations between and has been reviewed by the Borrower and Lender as of the date hereof and their respective counsel; accordingly, this Agreement shall be deemed to be the product of the
parties hereto, and no ambiguity shall be construed in favor of or against Borrower or Lender. This Agreement may only be modified with the written consent of Lender and Borrower. Any waiver or consent with respect to any provision of the Loan
Documents shall be effective only in the specific instance and for the specific purpose for which it was given. No notice to or demand on Borrower in any one case shall entitle Borrower to any other or further notice or demand in similar or other
circumstances. 
 12.5 Reliance by Lender. All covenants, agreements, representations and warranties made herein by Borrower
shall, notwithstanding any investigation by Lender, be deemed to be material to and to have been relied upon by Lender. 
 12.6 No
Set-Offs by Borrower. All sums payable by Borrower pursuant to this Agreement or any of the other Loan Documents shall be payable without notice or demand and shall be payable in United States Dollars without set-off or reduction of any manner
whatsoever. 
 12.7 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed to
be an original, and all of which, when taken together, shall constitute one and the same original instrument. 
 12.8 Survival.
All covenants, representations and warranties made in this Agreement shall continue in full force and effect so long as any Obligations remain outstanding. 
 12.9 No Original Issue Discount. Borrower and Lender acknowledge and agree that the Warrant is part of an investment unit within the meaning of Section 1273(c)(2) of the Internal Revenue Code,
which includes the Loan. Borrower and Lender further agree as between them, that they will cooperate with each other in determining the fair market value of the Warrant and that, pursuant to Treas. Reg. § 1.1273-2(h), a portion of the
issue price of the investment unit will be allocable to the Warrant and the balance shall be allocable to the Loans. Borrower and Lender agree to prepare their federal income tax returns in a manner consistent with the foregoing and to cooperate
with each other in determining such valuation and allocation approach and methodology, pursuant to Treas. Reg. § 1.1273, the original issue discount on the Loan shall be considered to be zero. 

12.10 Relationship of Parties. The relationship between Borrower and Lender is, and at all times shall remain, solely that of a borrower and
lender. Lender is not a partner or joint venturer of Borrower; nor shall Lender under any circumstances be deemed to be in a relationship of confidence or trust or have a fiduciary relationship with Borrower or any of its Affiliates, or to owe any
fiduciary duty to 

  
 10 

 
Borrower or any of its Affiliates. Lender does not undertake or assume any responsibility or duty to Borrower or any of its Affiliates to select, review, inspect, supervise, pass judgment upon or
otherwise inform any of them of any matter in connection with its or their property, the Loans, any Collateral or the operations of Borrower or any of its Affiliates. Borrower and each of its Affiliates shall rely entirely on their own judgment with
respect to such matters, and any review, inspection, supervision, exercise of judgment or supply of information undertaken or assumed by Lender in connection with such matters is solely for the protection of Lender and neither Borrower nor any
Affiliate is entitled to rely thereon. 
 12.11 Choice of Law and Venue; Jury Trial Waiver. THIS AGREEMENT
SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH, THE INTERNAL
LAWS OF THE STATE OF CALIFORNIA, WITHOUT REGARD TO PRINCIPLES OF
CONFLICTS OF LAW. EACH OF BORROWER AND LENDER HEREBY SUBMITS TO THE
EXCLUSIVE JURISDICTION AND VENUE OF THE STATE AND FEDERAL COURTS LOCATED
IN THE CITY AND COUNTY OF SAN FRANCISCO, STATE OF CALIFORNIA.
BORROWER AND LENDER HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A JURY
TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING
OUT OF ANY OF THE LOAN DOCUMENTS OR ANY OF THE TRANSACTIONS
CONTEMPLATED THEREIN, INCLUDING CONTRACT CLAIMS, TORT CLAIMS, BREACH OF DUTY CLAIMS,
AND ALL OTHER COMMON LAW OR STATUTORY CLAIMS. EACH PARTY FURTHER
WAIVES ANY RIGHT TO CONSOLIDATE ANY ACTION IN WHICH A JURY TRIAL
HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL
CANNOT BE OR HAS NOT BEEN WAIVED. 

12.12 Confidentiality. In handling any confidential or non-public information concerning Borrower, Lender will maintain the confidentiality of
such information, but disclosure of information may be made (i) to Lender’s subsidiaries, partners or affiliates in connection with their business with Borrower, provided they are bound by this confidentiality provisions,
(ii) to prospective transferees or purchasers of any security interest in the loans, provided they are bound by this confidentiality provisions, (iii) as required by law, regulation, subpoena, or other order;
(iv) as required in connection with Lender’s examination or audit, provided that any person receiving confidential or non-public information is bound by this confidentiality provision or similar regulations, and (v) as
Lender considers appropriate in exercising remedies under this Agreement, provided that any person receiving confidential or non-public information is bound by this confidentiality provision or similar regulations. Confidential information does not
include information that either: (x) is in the public domain or in Lender’s possession when disclosed to Lender, or becomes part of the public domain after disclosure to Lender, or (y) is disclosed to Lender by a third
party, if Lender does not have actual knowledge that the third party is prohibited from disclosing the information. 
 IN
WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written. 
  

									
	FOUNDATION MEDICINE, INC.	 		 	LIGHTHOUSE CAPITAL PARTNERS VI, L.P.
					
		 		 		 	By:	 	LIGHTHOUSE MANAGEMENT PARTNERS VI, L.L.C., its general partner
					
	By:	 	/s/ Alexis Borisy	 		 	By:	 	/s/ Cristy Barnes
	Name:	 	Alexis Borisy	 		 	Name:	 	Cristy Barnes
	Title:	 	CEO	 		 	Title:	 	Managing Director

  

			
	Exhibit A	  	Collateral Description
	Exhibit B	  	Form of Note
	Exhibit C	  	Form of Preferred Stock Warrant
	Exhibit D	  	Form of Notice of Borrowing
	Exhibit E	  	Form of Incumbency Certificate
	Exhibit F	  	Form of Officers Certificate
	Exhibit G	  	ACH Authorization
	Schedule 1	  	Disclosure Schedule

  
 11 

 EXHIBIT A 

 

			
	DEBTOR/BORROWER:	  	FOUNDATION MEDICINE, INC.
		
	SECURED PARTY/LENDER:	  	LIGHTHOUSE CAPITAL PARTNERS VI, L.P.

 COLLATERAL 
 The Collateral shall consist of all right, title and interest of Debtor in and to all the following: 
 All right, title, interest, claims and demands of Debtor in and to each and every item of equipment, fixtures or personal property that is financed pursuant to one or more Loan and Security Agreements by
and between Debtor and Secured Party, including without limitation, such equipment, fixtures or personal property whether now owned or hereafter acquired, wherever located, together with all substitutions, renewals or replacements of and additions,
improvements, accessions and accumulations to any and all of such equipment, fixtures or personal property together with all the rents, issues, income, profits and avails therefrom and all of the products and proceeds thereof, including without
limitation, insurance, proceeds of insurance, proceeds of proceeds, condemnation, requisition or similar payments, and all proceeds from sales, renewals, releases or other dispositions thereof. 

  
 1 

 EXHIBIT B 
 [            ] 
 SECURED PROMISSORY NOTE 
 This
SECURED PROMISSORY NOTE (this “Note”) is made                     ,
200    , by FOUNDATION MEDICINE, INC. (“Borrower”) in favor of LIGHTHOUSE CAPITAL PARTNERS VI, L.P.
(collectively with its assigns, “Lender”). Initially capitalized terms used and not otherwise defined herein are defined in that certain Loan and Security Agreement No. 1881 between Borrower and Lender dated November 1,
2010 (the “Loan Agreement”). 
 FOR VALUE RECEIVED, Borrower promises to pay in
lawful money of the United States, to the order of Lender, at 3555 Alameda de las Pulgas, Suite 200, Menlo Park, California 94025, or such other place as Lender may from time to time designate (“Lender’s Office”), the principal
sum of $             (the “Advance”), including interest on the unpaid balance and all other amounts due or to become due hereunder according to the terms hereof and of the
Loan Agreement. 
 “Basic Rate” means a per annum rate of interest equal to 8.25%.
 
 “Final Payment” means 4.5% of the Advance. 
 “Loan Commencement Date” means             . [the first business day of the calendar month following 6 month anniversary
of the Funding Date.] 
 “Maturity Date” means the last day of the Repayment Period, or if earlier, the date of prepayment
under the Note. 
 “Payment Date” means the first day of each calendar month. 

“Prepayment Fee” means (i) 3% of the outstanding principal amount being prepaid for any prepayment made in 2010 or 2011;
(ii) 2% of the outstanding principal amount being prepaid for any prepayment made in 2012; and (iii) 1% of the outstanding principal amount being prepaid for any prepayment made thereafter and prior to the Maturity Date.

 “Repayment Period” means the period beginning on the Loan Commencement Date and continuing for 36
calendar months. 
 1. Repayment. Except for the interest-only period set forth in the following sentence, Borrower shall pay
principal and interest due hereunder from the Funding Date, until this Note is paid in full, on each Payment Date pursuant to the terms of the Loan Agreement and this Note. Prior to the Loan Commencement Date, Borrower shall pay to Lender, monthly
in advance on each Payment Date, interest (but not principal) calculated using the Basic Rate. Beginning on the Loan Commencement Date and on each Payment Date thereafter during the Repayment Period, Borrower shall make equal installments of
principal and interest in advance, calculated at the Basic Rate. On the Maturity Date, Borrower shall pay, in addition to all unpaid principal and interest outstanding hereunder, the Final Payment. 

2. Interest. Interest not paid when due will, to the maximum extent permitted under applicable law, become part of principal, at Lender’s
option, and thereafter bear like interest as principal. All interest computation shall be based on a 360-day year and actual days elapsed prior to the Loan Commencement Date and on a 360-day year and 30 day month on and after the Loan Commencement
Date. All Obligations not paid when due shall bear interest at the Default Rate unless waived in writing by Lender. All amounts paid hereunder will be applied to the Obligations in Lender’s discretion and as provided in the Loan Agreement.

 3. Voluntary Prepayment. Borrower may prepay the Note at its sole discretion prior to the Maturity Date if and only if Borrower pays
to Lender (i) the outstanding principal amount of this Note and any unpaid accrued interest, (ii) the Final Payment, (iii) the Prepayment Fee, and (iv) all other sums, if any, that shall have become
due and payable hereunder with respect to this Note. 
 4. Collateral. This Note is secured by the Collateral. 

  
 1 

 5. Waivers. Borrower, and all guarantors and endorsers of this Note, regardless of the time, order or
place of signing, hereby waive notice, demand, presentment, protest, and notices of every kind, presentment for the purpose of accelerating maturity, diligence in collection, and, to the fullest extent permitted by law, all rights to plead any
statute of limitations as a defense to any action on this Note. 
 6. Choice of Law; Venue. THIS NOTE
SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL
LAWS OF THE STATE OF CALIFORNIA, WITHOUT REGARD TO PRINCIPLES OF
CONFLICTS OF LAW. EACH OF BORROWER AND LENDER HEREBY SUBMITS TO THE
EXCLUSIVE JURISDICTION AND VENUE OF THE STATE AND FEDERAL COURTS LOCATED
IN THE CITY AND COUNTY OF SAN FRANCISCO, STATE OF CALIFORNIA.
BORROWER AND LENDER EACH HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A
JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR
ARISING OUT OF THIS NOTE. EACH PARTY FURTHER WAIVES ANY RIGHT TO
CONSOLIDATE ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED WITH
ANY OTHER ACTION IN WHICH A JURY TRIAL CANNOT BE OR HAS
NOT BEEN WAIVED. 
 7. Miscellaneous. THIS NOTE
MAY BE MODIFIED ONLY BY A WRITING SIGNED BY BORROWER AND
LENDER. Each provision hereof is severable from every other provision hereof and of the Loan Agreement when determining its legal enforceability. Sections and subsections are titled for convenience, and not for construction.
“Hereof,” “herein,” “hereunder,” and similar words refer to this Note in its entirety. “Or” is not necessarily exclusive. “Including” is not limiting. The terms and conditions hereof inure to the
benefit of and are binding upon the parties' respective permitted successors and assigns. This Note is subject to all the terms and conditions of the Loan Agreement. 
 IN WITNESS WHEREOF, Borrower has caused this Note to be executed by a duly authorized officer as of the day and year first above written. 

 

			
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  
 2 

 EXHIBIT C 

WARRANT 
  

 THIS WARRANT HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
“1933 ACT”), OR ANY APPLICABLE STATE SECURITIES LAWS, AND MAY NOT BE SOLD OR TRANSFERRED UNLESS SUCH SALE OR TRANSFER IS IN ACCORDANCE WITH THE REGISTRATION REQUIREMENTS OF SUCH ACT AND APPLICABLE LAWS OR SOME OTHER EXEMPTION
FROM THE REGISTRATION REQUIREMENTS OF SUCH ACT AND APPLICABLE LAWS IS AVAILABLE WITH RESPECT THERETO. 
 PREFERRED STOCK PURCHASE
WARRANT 
  

			
	Warrant
No.                                	  	Number of Shares: a maximum of 200,000
		  	 Series A Preferred Stock
 Subject to determination as set for the below

 FOUNDATION MEDICINE, INC. 

Effective as of November 1, 2010 
 Void after November 1, 2018, or earlier in accordance with 

Section 7 of this Warrant 
 1. Issuance. This Preferred Stock Purchase Warrant (the “Warrant”) is issued to LIGHTHOUSE CAPITAL PARTNERS VI, L.P. by
FOUNDATION MEDICINE, INC., a Delaware corporation (hereinafter with its successors called the “Company”) in connection with that certain Loan and Security Agreement No. 1881
dated November 1, 2010 between the Company and Lighthouse Capital Partners VI, L.P. (the “Loan Agreement”). Capitalized terms not defined herein shall have the meaning as set forth in the Loan Agreement. 

2. Purchase Price; Number of Shares. 
 (a) The registered holder of this Warrant (the “Holder”), is entitled upon surrender of this Warrant with the subscription form annexed hereto duly executed, at the principal
office of the Company, to purchase from the Company, at a price per share of $1.00 (the “Purchase Price”), up to a maximum of 200,000 fully paid and nonassessable shares of the Company’s Series A Preferred Stock, $0.0001 par
value (the “Preferred Stock”). Commencing on the date hereof, 100,000 (the “Exercise Quantity”) of shares of Preferred Stock are immediately available for purchase hereunder. 

(b) On the Commitment Termination Date or such earlier termination of this Warrant in accordance with the terms hereof, the
Exercise Quantity shall automatically be increased by such additional number of shares as is equal to (A) 2% of the amount of Aggregate Advances funded under the Loan Agreement, if any, divided by (B) the Purchase Price. 

In addition to other terms which may be defined herein, the following terms, as used in this Warrant, shall have the following meanings: 

 

	 	(i)	“Aggregate Advances” means the aggregate original dollar amount of Advances made under the Loan Agreement, whether such Advances are outstanding or
prepaid, at the time of any scheduled adjustment to the Exercise Quantity. 

 Until such time as this Warrant is exercised in full
or expires, the Purchase Price and the securities issuable upon exercise of this Warrant are subject to adjustment as hereinafter provided. The person or persons in whose name or names any certificate representing shares of Preferred Stock is issued
hereunder shall be deemed to have become the holder of record of the shares represented thereby as at the close of business on the date this Warrant is exercised with respect to such shares, whether or not the transfer books of the Company shall be
closed. 

  
 1. 

 3. Payment of Purchase Price. The Purchase Price may be paid (i) in cash or by
check, (ii) by the surrender by the Holder to the Company of any promissory notes or other obligations issued by the Company to the Holder, with all such notes and obligations so surrendered being credited against the Purchase Price in an
amount equal to the principal amount thereof plus accrued interest to the date of surrender, or (iii) by any combination of the foregoing. 
 4. Net Issue Election. The Holder may elect to receive, without the payment by the Holder of any additional consideration, shares of Preferred Stock equal to the value of this Warrant or any
portion hereof by the surrender of this Warrant or such portion to the Company, with the net issue election notice annexed hereto duly executed, at the principal office of the Company. Thereupon, the Company shall issue to the Holder such number of
fully paid and nonassessable shares of Preferred Stock as is computed using the following formula: 

X= Y(A-B) 
   A 
  

					
	        where:	  	X =	  	the number of shares of Preferred Stock to be issued to the Holder pursuant to this Section 4.
			
		  	Y =	  	the number of shares of Preferred Stock covered by this Warrant in respect of which the net issue election is made pursuant to this Section 4.
			
		  	A =	  	the Fair Market Value (defined below) of one share of Preferred Stock, as determined at the time the net issue election is made pursuant to this
Section 4.
			
		  	B =	  	the Purchase Price in effect under this Warrant at the time the net issue election is made pursuant to this Section 4.

 “Fair Market Value” of a share of Preferred Stock (or fully paid and nonassessable
shares of the Company’s common stock, $0.0001 par value (the “Common Stock”) if the Preferred Stock has been automatically converted into Common Stock) as of the date that the net issue election is made (the
“Determination Date”) shall mean: 
 (i) If the net issue election is made in connection with and
contingent upon the closing of the sale of the Company’s Common Stock to the public in a public offering pursuant to a Registration Statement under the 1933 Act (a “Public Offering”), and if the Company’s Registration
Statement relating to such Public Offering (“Registration Statement”) has been declared effective by the Securities and Exchange Commission, then the initial “Price to Public” specified in the final prospectus with respect
to such offering multiplied by the number of shares of Common Stock into which each share of Preferred Stock is then convertible. 
 (ii) If the net issue election is not made in connection with and contingent upon a Public Offering, then as follows: 
 (a) If traded on a securities exchange or NASDAQ market or system, the fair market value of the Common Stock shall be deemed to be the average of the closing or last reported sale prices of the
Common Stock on such exchange or market over the five day period ending five trading days prior to the Determination Date, and the fair market value of the Preferred Stock shall be deemed to be such fair market value of the Common Stock multiplied
by the number of shares of Common Stock into which each share of Preferred Stock is then convertible; 
 (b) If
otherwise traded in an over-the-counter market, the fair market value of the Common Stock shall be deemed to be the average of the closing ask prices of the Common Stock over the five day period ending five trading days prior to the Determination
Date, and the fair market value of the Preferred Stock shall be deemed to be such fair market value of the Common Stock multiplied by the number of shares of Common Stock into which each share of Preferred Stock is then convertible; and 

(c) If there is no public market for the Common Stock, then fair market value shall be determined in good faith by the
Company’s Board of Directors. 

  
 2. 

 5. Partial Exercise. This Warrant may be exercised in part at any time, and the
Holder shall be entitled to receive a new warrant, which shall be dated as of the date of this Warrant, covering the number of shares in respect of which this Warrant shall not have been exercised. 

6. Fractional Shares. In no event shall any fractional share of Preferred Stock be issued upon any exercise of this Warrant. If,
upon exercise of this Warrant in its entirety, the Holder would, except as provided in this Section 6, be entitled to receive a fractional share of Preferred Stock, then the Company shall pay the Holder an amount in cash equal to such
fraction of a share of Preferred Stock at such time. 
 7. Expiration Date; Automatic Exercise. This Warrant shall expire
at the earliest to occur of (the “Expiration Date”) (i) at the close of business on November 1, 2018; (ii) the second anniversary date of the effectiveness of the Company’s initial Public Offering; on the NASDAQ
or other stock exchange in the United States; or (iii) the effective date of a Merger (as defined below), and shall be void thereafter. 
 Notwithstanding the term of this Warrant fixed pursuant to this Section 7, and provided Holder has received advance written notice of at least twenty (20) days and has not earlier
exercised this Warrant, and provided this Warrant has not been assumed by the successor entity (or parent thereof), upon the consummation of a Merger (as defined below), this Warrant shall automatically be exercised pursuant to Section 4
hereof, without any action by Holder. “Merger” means: (i) a sale of all or substantially all of the Company’s assets to an Unaffiliated Entity (as defined below), or (ii) the merger, consolidation or acquisition of
the Company with, into or by an Unaffiliated Entity (other than a merger or consolidation for the principle purpose of changing the domicile of the Company or a bona fide round of preferred stock equity financing), that results in the transfer of
fifty percent (50%) or more of the outstanding voting power of the Company. “Unaffiliated Entity” means any entity that is owned or controlled by parties who own less than twenty percent (20%) of the combined voting power
of the voting securities of the Company immediately prior to such merger, consolidation or acquisition. Notwithstanding the foregoing, in the event that any outstanding warrants to purchase equity securities of the Company are assumed by the
successor entity of a Merger (or parent thereof), this Warrant shall also be similarly assumed. The Company agrees to promptly give the Holder written notice of any proposed Merger and written notice of termination of any proposed Merger.
Notwithstanding anything to the contrary in this Warrant, the Holder may rescind any exercise of its purchase rights after a notice of termination of the proposed Merger if the exercise of this Warrant occurred after the Company notified the Holder
that the Merger was proposed or if the exercise was otherwise precipitated by such proposed Merger, provided, however that such rescission right must be exercised within thirty (30) days of receipt of such written notice of termination of the
proposed Merger. In the event of such rescission, this Warrant will continue to be exercisable on the same terms and conditions. 
 8. Reserved Shares; Valid Issuance. The Company covenants that it will at all times from and after the date hereof reserve and keep available such number of its authorized shares of Preferred Stock
and Common Stock free from all preemptive or similar rights therein, as will be sufficient to permit, respectively, the exercise of this Warrant in full and the conversion into shares of Common Stock of all shares of Preferred Stock receivable upon
such exercise. The Company further covenants that such shares as may be issued pursuant to such exercise and/or conversion will, upon issuance, be duly and validly issued, fully paid and nonassessable and free from all taxes, liens and charges with
respect to the issuance thereof. 
 9. Stock Splits and Dividends. If after the date hereof the Company shall subdivide
the Preferred Stock, by split-up or otherwise, or combine the Preferred Stock, or issue additional shares of Preferred Stock in payment of a stock dividend on the Preferred Stock, the number of shares of Preferred Stock issuable on the exercise of
this Warrant shall forthwith be proportionately increased in the case of a subdivision or stock dividend, or proportionately decreased in the case of a combination, and the Purchase Price shall forthwith be proportionately decreased in the case of a
subdivision or stock dividend, or proportionately increased in the case of a combination. 
 10. Adjustments for Diluting
Issuances. The other antidilution rights applicable to the Preferred Stock of the Company are set forth in the Amended and Restated Certificate of Incorporation, as amended from time to time (the “Articles”), a true and complete
copy in its current form which is attached hereto as Exhibit A. Until full exercise or expiration of this Warrant, such rights shall not be restated, amended or modified in any manner which affects the Holder differently than the
holders of Preferred Stock without such Holder’s prior written consent, provided, however, that nothing herein shall be deemed to restrict the restatement, amendment or modification of the Articles, in accordance with the provisions of the
Articles, in a manner that affects equally all holders of Preferred Stock. The Company shall promptly provide the Holder hereof with any restatement, amendment or modification to the Articles promptly after the same has been made. 

  
 3. 

 11. Mergers and Reclassifications. Subject to the expiration provisions of
Section 7, if after the date hereof the Company shall enter into any Reorganization (as hereinafter defined), then, as a condition of such Reorganization, lawful provisions shall be made, and duly executed documents evidencing the same
from the Company or its successor shall be delivered to the Holder, so that the Holder shall thereafter have the right to purchase, at a total price not to exceed that payable upon the exercise of this Warrant in full, the kind and amount of shares
of stock and other securities and property receivable upon such Reorganization by a holder of the number of shares of Preferred Stock which might have been purchased by the Holder immediately prior to such Reorganization, and in any such case
appropriate provisions shall be made with respect to the rights and interest of the Holder to the end that the provisions hereof (including without limitation, provisions for the adjustment of the Purchase Price and the number of shares issuable
hereunder and the provisions relating to the net issue election) shall thereafter be applicable in relation to any shares of stock or other securities and property thereafter deliverable upon exercise hereof. For the purposes of this
Section 11, the term “Reorganization” shall include without limitation any reclassification, capital reorganization or change of the Preferred Stock (other than a Merger as defined in Section 7 or as a result
of a subdivision, combination or stock dividend provided for in Section 9 hereof). 
 12. Certificate of
Adjustment. Whenever the Purchase Price is adjusted, as herein provided, the Company shall promptly deliver to the Holder a certificate of the Company’s chief financial officer setting forth the Purchase Price after such adjustment and
setting forth a brief statement of the facts requiring such adjustment. 
 13. Notices of Record Date, Etc. In the event
of: 
 (a) any taking by the Company of a record of the holders of any class of securities for the purpose of determining
the holders thereof who are entitled to receive any dividend or other distribution, or any right to subscribe for, purchase, sell or otherwise acquire or dispose of any shares of stock of any class or any other securities or property, or to receive
any other right; 
 (b) any reclassification of the capital stock of the Company, capital reorganization of the Company,
consolidation or merger involving the Company, or sale or conveyance of all or substantially all of its assets; or 
 (c)
any voluntary or involuntary dissolution, liquidation or winding-up of the Company; 
 then in each such event the Company will provide or
cause to be provided to the Holder a written notice thereof. Such notice shall be provided at least twenty (20) business days prior to the date specified in such notice on which any such action is to be taken. 

14. Representations, Warranties and Covenants. This Warrant is issued and delivered by the Company and accepted by each Holder on
the basis of the following representations, warranties and covenants made by the Company: 
 (a) The Company has all
necessary authority to issue, execute and deliver this Warrant and to perform its obligations hereunder. This Warrant has been duly authorized issued, executed and delivered by the Company and is the valid and binding obligation of the Company,
enforceable in accordance with its terms. 
 (b) The shares of Preferred Stock issuable upon the exercise of this Warrant
have been duly authorized and reserved for issuance by the Company and, when issued in accordance with the terms hereof, will be validly issued, fully paid and nonassessable. 
 (c) The issuance, execution and delivery of this Warrant do not, and the issuance of the shares of Preferred Stock upon the exercise of this Warrant in accordance with the terms hereof will not,
(i) violate or contravene the Company’s Articles or by-laws, or any law, statute, regulation, rule, judgment or order applicable to the Company, (ii) violate, contravene or result in a breach or default under any contract, agreement
or instrument to which the Company is a party or by which the Company or any of its assets are bound or (iii) require the consent or approval of or the filing of any notice or registration with any person or entity. 

  
 4. 

 (d) As long as this Warrant is, or any shares of Preferred Stock issued upon exercise
of this Warrant or any shares of Common Stock issued upon conversion of such shares of Preferred Stock are, issued and outstanding, the Company will provide to the Holder (i) as soon as practicable, but in any event within 190 days after the
end of each fiscal year of the Company, an income statement for such fiscal year, a balance sheet of the Company and statement of stockholder’s equity as of the end of such year, and a statement of cash flows for such year, plus, where
applicable, comparisons to the annual budget and operating plan approved by the Board of Directors; such year-end financial reports to be in reasonable detail, prepared in accordance with generally accepted accounting principles in the United States
(“GAAP”), and audited and certified by an independent public accounting firm of nationally or regionally recognized standing selected by the Board of Directors; and (ii) as soon as practicable, but in any event within 30 days after
the end of each of the first three quarters of each fiscal year, an unaudited profit or loss statement, a statement of cash flows for such fiscal quarter and an unaudited balance sheet as of the end of such fiscal quarter, plus, where applicable,
quarterly comparisons to the annual budget and operating plan approved by the Board of Directors; such unaudited financial statements to be prepared in accordance with GAAP consistently applied with prior practice for earlier periods (with the
exception of footnotes that may be required by GAAP) and that fairly present the financial condition of the Company and its results of operation for the period specified, subject to year-end audit adjustment. 

(e) As of the date hereof, the authorized capital stock of the Company consists of (i) 40,200,000 shares of Common Stock, of
which (x) 17, 350,000 shares are issued and outstanding, (y) 323,500 shares have been approved and authorized for sale and issuance by the Company (and which, upon issuance, shall be subject to the terms and conditions of applicable
restricted stock agreements, and (z) and 200,000 shares are reserved for issuance upon the exercise of this Warrant with respect to Common Stock and the conversion of the Preferred Stock into Common Stock if this Warrant is exercised with
respect to Preferred Stock, and (ii) 25,200,000 shares of Series A Preferred Stock, of which 7,000,000 shares are issued and outstanding. Attached hereto as Exhibit B is a capitalization table summarizing the capitalization
of the Company as of November 1, 2010. Once per calendar quarter and upon request from Holder, the Company will provide Holder with a current capitalization table indicating changes, if any, to the number of outstanding shares of common stock
and preferred stock. 
 15. Registration Rights. The Company grants to the Holder all the rights of a “Holder”
under Section 2.2 of the Company’s Investors’ Rights Agreement dated as of March 30, 2010 and shall treat the shares of Common Stock issuable upon conversion of the shares of Preferred Stock issuable upon exercise of this Warrant
as “Registrable Securities,” as described therein. 
 16. Amendment. The terms of this Warrant may be
amended, modified or waived only with the written consent of the Holder and the Company. 
 17. Representations, Warranties
and Covenants of the Holder. This Warrant has been entered into by the Company in reliance upon the following representations and covenants of the Holder, which by its execution hereof the Holder hereby confirms: 

(a) Investment Purpose. The right to acquire Preferred Stock or the Preferred Stock issuable upon exercise of the Holder’s
rights contained herein will be acquired for investment and not with a view to the sale or distribution of any part thereof, and the Holder has no present intention of selling or engaging in any public distribution of the same except pursuant to a
registration or exemption. 
 (b) Accredited Investor. Holder is an “accredited investor” within the meaning of
the Securities and Exchange Rule 501 of Regulation D, as presently in effect. 
 (c) Private Issue. The Holder
understands (i) that the Preferred Stock issuable upon exercise of the Holder’s rights contained herein is not registered under the 1933 Act or qualified under applicable state securities laws on the ground that the issuance contemplated
by this Warrant will be exempt from the registration and qualifications requirements thereof, and (ii) that the Company’s reliance on such exemption is predicated on the representations set forth in this Section 17. 

(d) Financial Risk. The Holder has such knowledge and experience in financial and business matters as to be capable of evaluating
the merits and risks of its investment and has the ability to bear the economic risks of its investment. 

  
 5. 

 (e) Information. The Holder acknowledges that it has been afforded the opportunity to
meet with the management of the Company and to ask question of, and receive answers from, such management about the business and affairs of the Company and concerning the terms and conditions of the offering of this Warrant, and to obtain any
additional information, necessary to verify the accuracy of the information otherwise obtained by or furnished to the Holder in connection with the offering of this Warrant. The Holder agrees that the Company has furnished to the Holder all
information which the Holder considered necessary t form a decision concerning the purchase of this Warrant, and no request to the Company by the Holder for information of any kind about the Company has been refused or denied by the Company or
remains unfulfilled as of the date hereof. 
 (f) Legends. The Holder acknowledges that certificates for securities
purchased under this Warrant shall bear the following legend or a legend substantially similar thereto: 
 THE SHARES OF [SERIES
A PREFERRED STOCK/COMMON STOCK] 
 REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED 

UNDER THE SECURITIES ACT OF 1933, AS AMENDED, AND MAY NOT 
 BE SOLD OR TRANSFERRED UNLESS THE REGISTRATION PROVISIONS 
 OF THE SAID ACT HAVE
BEEN COMPLIED WITH OR UNLESS THE 
 COMPANY HAS RECEIVED AN OPINION OF COUNSEL IN FORM AND 

SUBSTANCE REASONABLY SATISFACTORY TO THE COMPANY TO THE 
 EFFECT THAT COMPLIANCE WITH SUCH PROVISIONS IS NOT REQUIRED. 
 18. Notices,
Transfers, Etc. 
 (a) Any notice or written communication required or permitted to be given to the Holder may be
given by certified mail or delivered to the Holder at the address most recently provided by the Holder to the Company. 
 (b)
Subject to compliance with applicable federal and state securities laws, this Warrant may be transferred by the Holder with respect to any or all of the shares purchasable hereunder. Upon surrender of this Warrant to the Company, together with
the assignment notice annexed hereto duly executed, for transfer of this Warrant as an entirety by the Holder, the Company shall issue a new warrant of the same denomination to the assignee. Upon surrender of this Warrant to the Company, together
with the assignment hereof properly endorsed, by the Holder for transfer with respect to a portion of the shares of Preferred Stock purchasable hereunder, the Company shall issue a new warrant to the assignee, in such denomination as shall be
requested by the Holder hereof, and shall issue to such Holder a new warrant covering the number of shares in respect of which this Warrant shall not have been transferred. 
 (c) In case this Warrant shall be mutilated, lost, stolen or destroyed, the Company shall issue a new warrant of like tenor and denomination and deliver the same (i) in exchange and
substitution for and upon surrender and cancellation of any mutilated Warrant, or (ii) in lieu of any Warrant lost, stolen or destroyed, upon receipt of an affidavit of the Holder or other evidence reasonably satisfactory to the Company of the
loss, theft or destruction of such Warrant 
 19. No Impairment. The Company will not, without the prior written consent
of the Holder, by amendment of its Articles or through any reclassification, capital reorganization, consolidation, merger, sale or conveyance of assets, dissolution, liquidation, issue or sale of securities or any other voluntary action, avoid or
seek to avoid the observance of performance of any of the terms of this Warrant, but will at all times in good faith assist in the carrying out of all such terms and in the taking of all such action as may be necessary or appropriate in order to
protect the rights of the Holder. 
 20. Governing Law. The provisions and terms of this Warrant shall be governed by and
construed in accordance with the internal laws of the State of Delaware without giving effect to its principles regarding conflicts of laws. 
 21. Successors and Assigns. This Warrant shall be binding upon the Company’s successors and assigns and shall inure to the benefit of the Holder’s successors, legal representatives and
permitted assigns. 
 22. Business Days. If the last or appointed day for the taking of any action required or the
expiration of any rights granted herein shall be a Saturday or Sunday or a legal holiday in Massachusetts, then such action may be taken or right may be exercised on the next succeeding day which is not a Saturday or Sunday or such a legal holiday.

  
 6. 

 23. Qualifying Public Offering. If the Company shall effect a firm commitment
underwritten Public Offering of shares of Common Stock which results in the conversion of the Preferred Stock into Common Stock pursuant to the Company’s Articles in effect immediately prior to such offering, then, effective upon such
conversion, this Warrant shall change from the right to purchase shares of Preferred Stock to the right to purchase shares of Common Stock, and the Holder shall thereupon have the right to purchase, at a total price equal to that payable upon the
exercise of this Warrant in full, the number of shares of Common Stock which would have been receivable by the Holder upon the exercise of this Warrant for shares of Preferred Stock immediately prior to such conversion of such shares of Preferred
Stock into shares of Common Stock, and in such event appropriate provisions shall be made with respect to the rights and interest of the Holder to the end that the provisions hereof (including, without limitation, the provisions for the adjustment
of the Purchase Price and of the number of shares purchasable upon exercise of this Warrant and the provisions relating to the net issue election) shall thereafter be applicable to any shares of Common Stock deliverable upon the exercise hereof. In
connection with any such Public Offering, the Holder shall also agree to execute a lock-up agreement if reasonably requested by the Company and the managing underwriter of such offering. 

24. Status of Holder. Except as may be set forth herein or to the extent the Holder may be entitled to certain rights pursuant to
other agreements with the Company or the Company’s stockholders, this Warrant neither entitles the Holder to any rights, voting or otherwise, nor subjects the Holder to any responsibilities or liabilities, as a stockholder of the Company.

 25. Value. The Company and the Holder agree that the value of this Warrant on the date of grant is $100.

  

			
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  
 7. 

 Subscription 
 To:
                                         
            
 Date:
                                         
        
 The undersigned hereby subscribes for
             shares of Preferred Stock covered by this Warrant. The certificate(s) for such shares shall be issued in the name of the undersigned or as otherwise indicated below:

  

	
	  
	Signature
	  
	Name for Registration
	  
	Mailing Address

  
 1. 

 Net Issue Election Notice 

 

			
	To:                             
                                       	  	Date:                          
          

 The undersigned hereby elects under Section 4 to surrender the right to purchase shares of Preferred Stock
pursuant to this Warrant. The certificate(s) for such shares issuable upon such net issue election shall be issued in the name of the undersigned or as otherwise indicated below: 

 

	
	  
	Signature
	  
	Name for Registration
	  
	Mailing Address

  
 1. 

 Assignment 
 For value received
                                         
                                         
                           hereby sells, assigns and transfers unto 

 
  
  

 
 [Please print or typewrite name and address of
Assignee] 
  
  
 the within Warrant, and does hereby irrevocably constitute and appoint
                                        
its attorney to transfer the within Warrant on the books of the within named Company with full power of substitution on the premises. 
 Dated:
                                        

  

	
	  
	Signature
	  
	Name for Registration
	 
	In the Presence of:
	  

  
 1. 

 EXHIBIT D 

NOTICE OF BORROWING 
                     ,          

Lighthouse Capital Partners VI, L.P. 
 3555
Alameda de las Pulgas, Suite 200 
 Menlo Park, CA 94025 
 Ladies and Gentlemen: 
 Reference is made to the Loan and Security Agreement
No. 1881 dated as of November 1, 2010 (as it has been and may be amended from time to time, the “Loan Agreement,” initially capitalized terms used herein as defined therein), between LIGHTHOUSE
CAPITAL PARTNERS VI, L.P. and FOUNDATION MEDICINE, INC. (the “Company”) 
 The undersigned is the President and CEO of the Company, and hereby irrevocably requests an Advance under the Loan Agreement, and in that connection certifies as follows: 

1. The amount of the proposed Advance is $            . The business
day of the proposed Advance is             . 
 2. The Loan
Commencement Date for this Advance shall be             . 

3. As of this date, no Event of Default, or event which with notice or the passage of time would constitute an Event of Default, has
occurred and is continuing, or will result from the making of the proposed Advance, and the representations and warranties of the Company contained in Section 5 of the Loan Agreement are true and correct in all material respects.

 4. No event that could reasonably be expected to have a material adverse effect on the ability of Company to fulfill its
obligations under the Loan Agreement has occurred since the date of the most recent financial statements, submitted to you by the Company. 
 5. Company’s statement of the Borrowing Base is true, complete and correct. 

The Company agrees to notify you promptly before the funding of the Advance if any of the matters to which I have certified above shall
not be true and correct in all material respects as of the Funding Date. 
  

			
	Very truly yours,
	
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  
 1 

 EXHIBIT E 

INCUMBENCY CERTIFICATE 
 The undersigned, Gary A. Cohen, hereby certifies that: 
 1. He/She is the duly elected and
acting Secretary of FOUNDATION MEDICINE, INC., a Delaware corporation (the “Company”). 
 2. That on the date hereof, each person listed below holds the office in the Company indicated opposite his or her name and that the signature appearing thereon is the genuine signature of each
such person: 
  

					
	 NAME
	  	 OFFICE
	  	 SIGNATURE

	Alexis Borisy, M.S.	  	President and Chief Executive Officer	  	 
			
	Gary A. Cohen	  	Vice President, Bioethics, Law and Public Policy and Secretary	  	 

 3. Attached hereto as Exhibit A is a true and correct copy of the Certificate of Incorporation of
the Company, as amended, as in effect as of the date hereof. 
 4. Attached hereto as Exhibit B is a true and correct copy
of the Bylaws of the Company, as amended, as in effect as of the date hereof. 
 5. Attached hereto as Exhibit C is a copy
of the resolutions of the Board of Directors of the Company authorizing and approving the Company’s execution, delivery and performance of a loan facility with Lighthouse Capital Partners VI, L.P. 

IN WITNESS WHEREOF, the undersigned has executed this Incumbency Certificate on November 1, 2010. 

 

			
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	Gary A. Cohen
	Title:	 	Secretary

 I, the President and Chief Executive Officer of the Company, do hereby certify that Gary A. Cohen
is the duly qualified, elected and acting Secretary of the Company and that the above signature is his or her genuine signature. 
 IN WITNESS WHEREOF, the undersigned has executed and delivered this Incumbency Certificate on November 1, 2010. 

 

			
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	Alexis Borisy, M.S.
	Title:	 	President and Chief Executive Officer

  
 1 

 EXHIBIT F 

OFFICER’S CERTIFICATE 

The undersigned, to induce LIGHTHOUSE CAPITAL PARTNERS VI, L.P.
(“Lender”), to extend or continue financial accommodations to FOUNDATION MEDICINE, INC., a Delaware corporation (the “Borrower”) pursuant to the terms of that
certain Loan and Security Agreement dated November 1, 2010 (the “Loan Agreement”), hereby certifies that on the date hereof: 
  

	 	1.	I am the duly elected and acting                     
of Borrower. 

  

	 	2.	I am a Responsible Officer as that term is defined in the Loan Agreement. 

 

	 	3.	The information submitted herewith is in fact what it purports to be. 

 

	 	4.	The information delivered herewith is true, correct and complete 

  

	 	5.	Borrower is currently able to meet its obligations as they come due. 

 

	 	6.	I understand that Lender is relying upon the truthfulness, accuracy and completeness hereof in connection with the Loan Agreement. 

 

	 	7.	I will advise you if it comes to my attention that, as of the date hereof, the information submitted herewith was not in fact true, correct and complete.

 IN WITNESS WHEREOF, the undersigned has executed this Officer’s Certificate on
            . 
  

			
	FOUNDATION MEDICINE, INC.
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  
 1 

 EXHIBIT G 

AUTHORIZATION FOR AUTOMATIC PAYMENT 

The undersigned FOUNDATION MEDICINE, INC. (“Borrower”) authorizes
LIGHTHOUSE CAPITAL PARTNERS VI, L.P. and any and all affiliated funds (collectively, “Lender”) and the bank / financial institution (“Bank”) named below to
initiate variable debit and/or credit entries to Borrower’s deposit, checking or savings accounts as designated below and to cause funds transfers to an account of Lender as payment of any and all amounts due under the Loan and Security
Agreement between Borrower and Lender dated November 1, 2010 (the “Loan Agreement”). 
 1. Lender is hereby
authorized to initiate variable debit and/or credit transactions and resulting funds transfers in Borrower’s designated accounts with respect to amounts calculated by Lender to be due and owing to Lender by Borrower periodically under the Loan
Agreement. Borrower consents to all such debit and/or credit transactions and resulting funds transfers and hereby authorizes Lender to take all such actions as may be required by Bank with respect to such transactions. Borrower acknowledges and
agrees that such credit and/or debit entries may be made in amounts due under the Loan Agreement in order to cause timely payments as required by the terms of the Loan Agreement. 
 2. Borrower hereby authorizes Lender to release to Bank all information concerning Borrower that may be necessary or desirable for Bank to investigate or recover any erroneous funds transfers that
may occur. 
 3. Borrower acknowledges and agrees that all such debit and/or credit transactions and funds transfers are intended to be
made through an Automated Clearing House system and in compliance with the NACHA Rules and in compliance with Bank’s security procedures. 

4. Borrower represents and warrants that the account information set forth below is accurate and complete and that each of the account(s) set
forth below is a business account maintained in Borrower’s name and for Borrower’s account. 
 This Consent shall be effective as of
November 1, 2010 and shall remain in effect until the Loan Agreement has been terminated. Any cancellation by Borrower of this consent shall (i) be made in writing and (ii) delivered to Bank and Lender in such time as to afford Bank
and Lender a reasonable opportunity to act on said cancellation. 

                Silicon Valley
Bank                                         
                                         
                                         
          
 (Name of Borrower’s Bank) 

                3003 Tasman Drive
            Santa Clara             CA
                     95054                   
                                  

(Address of
Bank)                                (City)       
               (State)                (Zip Code) 

Bank Routing Number
                                         
                                         
                                         
                            
                                   
      (between these symbols “ /:” “:/” on bottom left of check) 
 Account Number:
                                         
               (checking ) 
 Copy of a voided
check is attached to this form 
  

			
	Borrower Name:	  	FOUNDATION MEDICINE, INC.
	Borrower Address:	  	One Kendall Square, Suite B6501
		  	Cambridge, MA 02139
		
	Authorized by:	  	_____________________________________
		  	Its:
                                         
                           

  
 1 

 SCHEDULE 1 

DISCLOSURE SCHEDULE 
 SUBSIDIARIES 
 None 

PRIOR NAMES 
 Foundation Genomics 
 LITIGATION AND
ADMINISTRATIVE PROCEEDINGS COVERED BY ARTICLE 5 OF THE LOAN AND SECURITY AGREEMENT

 None 
 BUSINESS PREMISES 
  

					
	 	 	 Each Location Address where Lighthouse Capital Partners
has
financed assets:
	  	 Landlord/Property Management
Information:

	 Current

  Headquarters

    (Location 1)
	 	 Contact Name:         Ken Mullen
 Address:                   One Kendall Square, Suite B6501

City, State, Zip:        Cambridge, MA 02139
 Phone:                       (617) 418-2200

Fax:
                          (617) 418-2201
	  	 Contact Name:

Company Name:             RB Kendall Fee, LLC

c/o Beal and Company, Inc.
 Address:
                        177 Milk Street
 City, State, Zip:             Boston, MA 02109
 Phone:                           (617) 451-2100

Fax:
                              (617) 451-1801

  
 1 

 AMENDMENT NO. 01 

Dated April 22, 2011 
 TO 
 that certain Loan and Security Agreement No. 1881 

dated as of November 1, 2010 (“Agreement”), by and between 

LIGHTHOUSE CAPITAL PARTNERS VI, L.P. (“Lender”) and 

FOUNDATION MEDICINE, INC. (“Borrower”). 

(All capitalized terms not otherwise defined herein shall have the meanings given to such terms in the Agreement.) 

Without limiting or amending any other provisions of the Agreement, Lender and Borrower agree to the following: 

Section 1.1 of the Agreement, the following definition shall be deleted in its entirety and replaced with the following: 

“Commitment” means an aggregate of $5,000,000, available in 3 tranches. Tranche 1, in the amount of $3,000,000 (“Tranche
1”) shall be available immediately upon the closing of this Agreement; Tranche 2, in the amount of $1,000,000 (“Tranche 2”) shall be available upon the close of at least $5,000,000 of the New Equity Financing; and the
remaining $1,000,000 (“Tranche 3”) shall be available upon the close of the final $5,000,000 of the New Equity Financing. 

Section 3 of the Agreement, Section 3.2 shall be deleted in its entirety and replaced with the following: 

3.2 Procedure for Making Advances. Borrower shall provide Lender an irrevocable Notice of Borrowing at least 15 business days prior to the desired
Funding Date for Advances, including therewith all vendor invoices, bills of sale, receipts, agreements, proof of payment, and other documents to evidence the ownership of such equipment by Borrower for which Borrower is requesting an Advance
hereunder provided such financed equipment is delivered to Borrower within 180 days of the Funding Date for such equipment. Lender shall only be required to make Advances hereunder based upon written requests which comply with the terms
and exhibits of this Loan Agreement (as the same may be amended from time to time), and which are submitted and signed by a Responsible Officer. Borrower shall execute and deliver to Lender a Note and such other documents and instruments as Lender
may reasonably require for each Advance made. With respect to the initial Advance hereunder, Lender agrees to finance equipment delivered to Borrower since January 1, 2010, provided the Notice of Borrowing for such Advance is delivered
to Lender within 30 days from the date of this Agreement. 
 Execution and delivery of this Amendment constitutes a reaffirmation as of the date
thereof of all of the representations and warranties contained in the Agreement and the Loan Documents, as such representations and warranties may be amended hereby. 
 Except as amended hereby, the Agreement remains unmodified and unchanged. 
  

									
	BORROWER:	 		 	LENDER:
			
	FOUNDATION MEDICINE, INC.	 		 	LIGHTHOUSE CAPITAL PARTNERS VI, L.P.
					
	By:	 	/s/ Neil Exter	 		 	By:	 	LIGHTHOUSE MANAGEMENT
	Name:	 	Neil Exter	 		 		 	PARTNERS VI, L.L.C., its general partner
	Title:	 	CBO	 		 	  
 By:
	 	  
 /s/ Ryan
Turner

	 	 		 	Name:	 	Ryan Turner
		 		 		 	Title:	 	Managing Director

 AMENDMENT NO. 02 

Dated June 21, 2011 
 TO 
 that certain Loan and Security Agreement No. 1881 

dated as of November 1, 2010, as amended (“Agreement”), by and between 

LIGHTHOUSE CAPITAL PARTNERS VI, L.P. (“Lender”) and 

FOUNDATION MEDICINE, INC. (“Borrower”). 

(All capitalized terms not otherwise defined herein shall have the meanings given to such terms in the Agreement.) 

Without limiting or amending any other provisions of the Agreement, Lender and Borrower agree to the following: 

Section 1.1 of the Agreement, the following definition shall be deleted in its entirety and replaced with the following: 

“Commitment” means an aggregate of $5,000,000. 
 Execution and delivery of this Amendment constitutes a reaffirmation as of the date thereof of all of the representations and warranties contained in the Agreement and the Loan Documents, as such
representations and warranties may be amended hereby. 
 Except as amended hereby, the Agreement remains unmodified and unchanged. 

 

									
	BORROWER:	 		 	LENDER:
			
	FOUNDATION MEDICINE, INC.	 		 	LIGHTHOUSE CAPITAL PARTNERS VI, L.P.
					
	By:	 	/s/ Gary A. Cohen	 		 	By:	 	LIGHTHOUSE MANAGEMENT
	Name:	 	Gary A. Cohen	 		 		 	PARTNERS VI, L.L.C., its general partner
	Title:	 	Vice President	 		 	  
 By:
	 	  
 /s/ Cristy
Barnes

	 	 		 	Name:	 	Cristy Barnes
		 		 		 	Title:	 	Managing Director

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