Document:

exv10w6

Exhibit 10.6

SEPARATION AGREEMENT AND GENERAL RELEASE

     This Separation Agreement and General Release (the “Agreement”) is made and entered into this
20 day of August, 2008, by and between infoGroup, Inc. (“Company”) and Vinod Gupta (“Employee”).

RECITALS

     WHEREAS, Employee’s employment with Company has been terminated as the result of his
resignation effective August 20, 2008, and it is the parties’ intent that the termination
constitutes a “Separation from Service” for purposes of Section 409A of the Internal Revenue Code
of 1986, as amended (“Code”) and the regulations thereunder;

     WHEREAS, Employee is not eligible for severance benefits under any current policy or practice
of Company; and

     WHEREAS, Company desires to pay Employee additional compensation in the form of severance on
the terms set forth below.

     NOW THEREFORE, in consideration of promises and covenants contained herein, and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties,
intending to be legally bound, agree as follows:

     1. Termination of Employment. Employee’s employment with Company terminated effective August
20, 2008 (the “Termination Date”).

     a. Final Compensation. Employee shall receive Employee’s final paycheck, less
applicable withholdings, on the next regular payday following the Termination Date, in
accordance with Company’s regular payroll practices. Employee’s final paycheck will include
all accrued, unused vacation time owed to Employee as of the Termination Date. All employee
benefits terminated on the Termination Date, and Employee acknowledges that Employee is not
entitled to any additional amounts from Company for wages, bonuses, or benefits, of any
kind, except as expressly set forth in this Agreement. If Employee is entitled to receive
commission payments for the period up to the Termination Date, any such commission payments
will be made in accordance with the commission agreement signed by Employee, or other
applicable agreement. Employee will also receive reimbursement for any preapproved business
expenses properly submitted in accordance with the expense policy.

     b. 401(k) Plan. If Employee is a participant in the infoGROUP, Inc. 401(k) Plan (the
“Plan”), Employee’s vested balance in the Plan shall be held, paid or rolled over pursuant
to the Plan provisions. Contributions to the infoGROUP, Inc. 401k Plan will not continue
following the Termination Date.

     c. Stock. If Employee is a shareholder of infoGROUP, Inc., Employee will be able to
sell and transfer Employee’s shares of stock pursuant to the terms and conditions of the
relevant stock purchase or option plan.

 

 

     2. Severance. In consideration of Employee’s execution of this Agreement, Employee shall
receive the following:

     a. Severance Pay. Employee shall receive severance pay totaling $10,000,000.00 (the
“Severance Payments”). The Severance Payments shall be paid in cash as follows: Employee
will be paid $5,000,000.00 within sixty days of the execution of this Agreement (“First
Severance Payment”). Employee will be paid an additional $5,000,000.00 one business day
following the Company’s 2009 annual shareholders’ meeting. (“Second Severance Payment.”)
The Company retains the right to offset the Second Severance Payment by any amount Employee
owes to the Company under the settlement agreement dated August 20, 2008 (the “Settlement
Agreement”) in the case of In Re: infoUSA, Inc. Shareholders Litigation (Consolidated C.A.
No. 1956-CC) (the “Delaware Derivative Action”) in the event Employee fails to make a
payment when due and payable. Company shall use its best efforts in the Delaware Derivative
Action to obtain all necessary court approvals of the Settlement Agreement over any
objections by the stockholder plaintiffs or any other person. All Severance Payments shall
be net of deductions of applicable withholding taxes. Employee acknowledges that Employee
is only eligible for the severance pay if Employee signs this Agreement and complies with
its terms. For purposes of Section 409A of the Code, Employee’s right to receive the
payments described herein shall be treated as a right to receive a series of separate
payments and accordingly, each payment shall at all times be considered a separate and
distinct payment.

     b. Medical Insurance/COBRA Coverage. Employee’s group medical insurance terminates on
August 31, 2008, and for a twelve (12) month period after the Effective Date, Company shall
continue to provide Employee and his eligible family members with medical and dental health
benefits at least equal to those which would have been provided to Employee and such family
members if his employment had not been terminated; provided, however, that if Employee
becomes re-employed with another employer and is eligible to receive such benefits under
another employer’s plans, Company’s obligations under this Section 2(b) shall be reduced to
the extent comparable benefits are actually received by Employee during the twelve (12)
month period following the Effective Date. At the termination of the medical and dental
benefits coverage under the preceding sentence, Employee and his eligible dependents shall
be entitled to continuation coverage pursuant to section 4980B of the Code, commonly known
as COBRA (the “COBRA Coverage”). If Employee elects COBRA Coverage, Employee shall be
responsible for paying Company 100% of the COBRA premium for the COBRA Coverage period.

     c. No Mitigation. Employee shall not be required to mitigate the amount of any payment
provided for in this Section 2 by seeking other employment, and except as otherwise
described above, the amount of any payment or benefit provided for in this Section 2 shall
not be reduced by any compensation earned by Employee as the result of employment by another
employer or self-employment, by retirement benefits, by offset against any amount claimed to
be owed by Employee to the Company, or otherwise.

     3. Release. Employee hereby releases and forever discharges Company, its parent, subsidiaries
and affiliates, and their respective current and former shareholders, officers, directors,
employees, attorneys, representatives and agents (collectively, the “Company Released Parties),
from any and all claims, damages (including attorney fees), demands, actions or causes of action of
any kind or nature, whether known or unknown, whether under

2

 

contract or tort, that Employee, Employee’s heirs, executors, administrators, successors and
assigns have, or may have, arising out of Employee’s employment with Company and/or the termination
thereof, (collectively the “Claims”) including, but not limited to, any Claims under any federal,
state or local statutory or common laws, including, but not limited to, the Age Discrimination in
Employment Act, Older Workers Benefit Protection Act, Title VII of the Civil Rights Act, Americans
with Disabilities Act, Fair Labor Standards Act, Family and Medical Leave Act, Employee Retirement
Income Security Act, the Nebraska Fair Employment Practice Act, and the Nebraska Wage Payment and
Collection Act, all as amended; provided however, that Employee’s release shall not extend to any
rights or claims for advancement or indemnification. Employee hereby acknowledges and agrees that
Employee is knowingly and voluntarily releasing and waiving all Claims that Employee has or
may have against the Company Released Parties as described above. Company hereby releases and
forever discharges Employee, his heirs, executors, administrators, successors and assigns
(hereinafter collectively referred to as the “Employee Released Parties”), from any and all claims,
damages (including attorney fees), demands, actions or causes of action of any kind or nature,
whether known or unknown, whether under contract or tort, that Company or the Company Released
Parties have, or may have, arising out of Employee’s employment with Company and/or the termination
thereof.

     4. No Admission. Employee and Company agree that neither this Agreement nor any obligations
under this Agreement constitute an admission by Company or Employee of any violation of any
federal, state or local laws, rules or regulations or of any liability under contract or tort
theories.

     5. Interest. Each party represents and warrants that such party has the sole right and
exclusive authority to execute this Agreement, and that such party has not sold, assigned,
transferred, conveyed, or otherwise previously disposed of any claim or demand relating to any
matter covered by this Agreement. Employee acknowledges that, as of the date of this Agreement,
Employee has not initiated any administrative or legal proceeding of any kind against the Company
Released Parties, and Company acknowledges that, as of the date of this Agreement, Company has not
initiated any administrative or legal proceeding of any kind against the Employee Released Parties.

     6. Confidential Information. Employee acknowledges that Employee’s employment with Company
necessarily involved access to and familiarity with highly sensitive and proprietary information
regarding Company’s products, services, intellectual property (including, but not limited to,
patents, trademarks, copyrights, mask works, trade secrets, business processes, software and the
source code thereof), customers, prospective customers, vendors, suppliers, pricing and costing
information, marketing strategies, business plans, methods, financial information and other related
information (collectively referred to herein as “Confidential Information”). Employee agrees that
the Confidential Information was entrusted to Employee solely for use in Employee’s capacity as an
employee of Company. Employee will forever treat all matters relating to Company’s business as
Confidential Information, and Employee agrees not to use, give or divulge such Confidential
Information to any third party unless such Confidential Information becomes publicly available
other than by a breach of any confidentiality agreement or obligation.

     7. Return of Property. Employee agrees that Employee has returned, or will return within 7
business days of the date hereof, to Company all Company property of every kind provided to
Employee in connection with his employment (other than business equipment installed in his
residences), including but not limited to, all books, keys, records, computer

3

 

passwords, lists and other written or printed materials, whether furnished by Company or
prepared by Employee. Employee agrees that Employee will neither make nor retain any copies of
such materials after the Termination Date, and the parties agree that this Section 7 shall not
apply to any materials provided to Employee in his capacity as a member of Company’s Board of
Directors.

     8. Non-Solicitation of Employees. To protect Company’s interest in its Confidential
Information and goodwill, Employee agrees that, for the period beginning on the Termination Date
and ending on the date of the 2009 annual shareholders’ meeting, Employee will not, in any
capacity, either directly or indirectly, recruit, solicit, or induce, or attempt to induce any
employee of Company to terminate his or her employment with Company and will not assist any third
party in undertaking any of the foregoing; provided, however, that a general advertisement to
which a Company employee responds shall in no event be deemed to result in a breach of this Section
8.

     9. Non-Solicitation of Customers, Clients or Accounts. Employee agrees that for the period
beginning on the Termination Date and ending on the date of the 2009 annual shareholders’ meeting,
Employee will not, directly or indirectly, solicit business that is competitive with the Company’s
business for himself or any other person from any customers, clients or accounts, or prospective
customers, clients or accounts of the Company, or in any way engage in business with persons with
whom Employee had direct or indirect contact on behalf of the Company.

     10. Non-Competition. Employee hereby agrees not to directly or indirectly compete with the
business of the Company and its successors and assigns for the period beginning on the Termination
Date and ending on the date of the 2009 annual shareholders’ meeting. The term “not compete” as
used herein shall mean that the Employee shall not own, manage, operate, consult or be employed in
a business substantially similar to, or competitive with, (a) the present business of the Company,
or (b) such other business activity in which the Company engages during the period described in
this Section 10; provided, however, that Employee’s ownership of less than 1% of the publicly
traded securities of any publicly traded entity which engages in an activity described in (a) or
(b) shall not violate the terms of Section 10.

     11. Nondisparagement. Employee and Company agree not to make disparaging, critical or
otherwise detrimental comments to any person or entity concerning (a) in the case of Employee, the
Company and the Company Released Parties; the products, services or programs provided or to be
provided by the Released Parties; the business affairs or the financial condition of the Released
Parties, (b) in the case of Company, Employee and the Employee Released Parties; or (c) with
respect to either party, the circumstances surrounding Employee’s employment and/or the termination
thereof. The previous sentence does not apply to comments made during legal or administrative
investigations or proceedings, or otherwise as required by law.

     12. Remedies. Employee and Company expressly acknowledge that any breach or violation of any
of the covenants or agreements contained in this Agreement will cause immediate and irreparable
injury. In the event of a breach or threatened or intended breach of this Agreement by a party,
the counterparty, in addition to all other legal and equitable remedies available to it, shall be
entitled to injunctive relief to enforce this Agreement.

     13. Review Period. This Agreement affects the legal rights of the parties. Employee should
consult with an attorney prior to signing this Agreement. Employee’s

4

 

signature below acknowledges and confirms that this Agreement is written in a manner that
Employee understands, that Employee has read and fully understands this Agreement, and that
Employee has signed this Agreement freely and voluntarily. Employee acknowledges that Employee has
been given up to twenty one (21) days to consider signing this Agreement (the “Review Period”).
Employee may sign this Agreement before the expiration of the Review Period by signing and
delivering to Company this Agreement and the Waiver of the 21-Day Review Period attached hereto as
Exhibit “A” and incorporated by this reference.

     14. Indemnification; Advancement. Notwithstanding anything to the contrary herein, Employee
shall retain all indemnification, advancement and liability insurance rights he possesses
immediately prior to his execution of this Agreement. Employee will have no indemnification rights
with respect to any payments made by him pursuant to the Settlement Agreement dated August 20,
2008.

     15. Right of Revocation. Employee acknowledges and understands that Employee may revoke this
Agreement for a period of up to seven (7) days after Employee executes it (not counting the day it
is signed). Employee acknowledges and understands that revocation of this Agreement shall not act
as revocation of Employee’s resignation dated August 20, 2008. To revoke this Agreement, Employee
must give written notice to Company stating that Employee wishes to revoke this Agreement, by
providing notice by hand-delivery, mail or facsimile to:

infoGROUP, Inc.

Attn: Director of Human Resources

5711 S. 86th Cir.

P.O Box 27347

Omaha, NE 68127-0347

Fax: 402-537-6045

This Agreement shall become effective and enforceable on the eighth day following Employee’s
signing of this Agreement (“Effective Date”).

     16. General.

     a. Jurisdiction and Venue. This Agreement shall be governed by, construed, and
enforced in accordance with the laws of the State of Nebraska. Each party agrees that any
action by either party to enforce the terms of this Agreement may be brought by the other
party in an appropriate state or federal court in Omaha, Nebraska and waives all objections
based upon lack of jurisdiction or improper or inconvenient venue of any such court.

     b. Assignability. This Agreement and the rights, interests and obligations of Company
hereunder shall be assignable to and shall inure to the benefit of any parent, subsidiary or
affiliate of Company or to any person, corporation, partnership or entity that succeeds to
all or substantially all of the business or assets of Company, and Company shall require any
such successor (whether direct or indirect, by purchase, merger, consolidation or otherwise)
to all or substantially all of the business and/or assets of Company to expressly assume and
agree to perform this Agreement. This Agreement shall inure to the benefit of and be
enforceable by Employee and his personal or legal representatives, executors,
administrators, successors, heirs, distributees, devisees and legatees. If Employee should
die while any amount would still be payable to him hereunder had Employee continued to live,
all such amounts, unless otherwise provided

5

 

herein, shall be paid in accordance with the terms of this Agreement to Employee’s
devisee, legatee or other designee or, if there is no such designee, to Employee’s estate.

     c. Entire Agreement. Except as provided in the Settlement Agreement and the related
voting agreement approved in connection with the settlement of the Delaware Derivative
Action, this Agreement, including the initial paragraph, the recitals to this Agreement, and
the Exhibits to this Agreement, each of which is incorporated herein and made part of this
Agreement by this reference, constitutes the entire agreement and understanding of the
parties relating to all of the subject matter herein, and supersedes all prior agreements,
arrangements and understandings, written or oral between the parties concerning such subject
matter. The previous sentence notwithstanding, Employee acknowledges that as an employee of
Company, Employee was subject to other policies and agreements intended for the protection
of Company’s Confidential Information, and as such, Employee expressly acknowledges that all
such policies and agreements are not superseded herein and shall be used together with this
Agreement to protect Company’s interest in its Confidential Information to the fullest
extent allowed by law. This Agreement shall inure to the benefit of and shall be binding
upon Employee and Employee’s heirs, executors, personal representatives and legal
representatives. This Agreement may not be modified or supplemented except by a written
instrument signed by each of the parties.

     d. Reformation & Severability. Employee and Company intend and agree that if a court
of competent jurisdiction determines that the scope of any provision of this Agreement is
too broad to be enforced as written, the court should reform such provision(s) to such
narrower scope as it determines to be enforceable. Employee and Company further agree that
if any provision of this Agreement is determined to be unenforceable for any reason and such
provision cannot be reformed by the court as anticipated above, such provision shall be
deemed separate and severable and the unenforceability of any such provision shall not
invalidate or render unenforceable any of the remaining provisions hereof.

     e. Public Disclosure. The parties acknowledge that this Agreement will be filed with
the Securities and Exchange Commission and that Employee’s resignation will also be
announced publicly.

     f. Counterparts/Electronic Transmission. This Agreement may be executed in one or more
counterparts, any of which may be executed and transmitted by facsimile or other electronic
method, and each of which shall be deemed an original, but all of which together shall
constitute one and the same instrument.

     The parties hereto have executed this Separation Agreement and General Release as of the day
and year first above written.

	 	 	 	 	 
	infoGROUP, INC.	 	VINOD GUPTA
	 
	 	 	 	 
	By
	 	/s/ John H. Longwell	 	/s/ Vinod Gupta
	 

	 	 
	 	 
	 
	 	 	 	 
	Its:
	 	Executive Vice President for Business Conduct & 

General Counsel	 	 
	 

	 	 	 	 

6

 

EXHIBIT “A”

7

 

WAIVER OF 21-DAY REVIEW PERIOD

     I, the undersigned, hereby knowingly and voluntarily waive the twenty-one day review period to
consider the Separation Agreement and General Release (“Agreement”) set forth above. I fully
understand and agree that by signing this WAIVER I surrender for all time whatever right(s) and/or
claim(s) I may have to challenge the Agreement set forth above because a full twenty-one days did
not expire before I signed said Agreement in exchange for expediting implementation of the terms of
the Agreement. I have read, fully understand and consent to the terms of this WAIVER and I sign it
in the absence of fraud, duress, undue influence or reliance upon any oral and/or written
representations not included in the terms of this WAIVER.

	 	 	 	 	 
	Dated:
	 	8/20/08	 	/s/ Vinod Gupta
	 

	 	 
	 	 
	 

	 	 	 	Vinod Gupta

8exv10w7

Exhibit 10.7

CUMMINGS PROPERTIES, LLC

STANDARD FORM

COMMERCIAL LEASE

12020630-RSY-B

     In consideration of the covenants herein contained, Cummings Properties, LLC (“LESSOR”), does
hereby lease to BioTrove, Inc. (a DE corp.), 620 Memorial Drive, Cambridge, MA 02139
(“LESSEE”), the following described premises (“the leased premises”): approximately 19,359
square feet (including 0.3% common area) at 10-J and 10-K Gill Street, Woburn, MA 01801, TO
HAVE AND HOLD the leased premises for a term of five (5) years commencing at noon on
April 1, 2003 and ending at noon on March 30, 2008 unless sooner terminated as
herein provided, LESSOR and LESSEE now covenant and agree that the following terms and conditions
shall govern this lease during the term hereof and for such further time as LESSEE shall hold the
leased premises or any portion thereof.

     1. RENT. LESSEE shall pay to LESSOR base rent at the rate of five hundred sixty two
thousand nine hundred fifty nine (562,959) U.S. dollars per year, drawn on a U.S. bank, payable
in advance in monthly installments of $46,913.25 on the first day in each calendar month.
The first monthly payment, plus an appropriate fraction of a monthly payment for any portion of a
month at the commencement of the lease term, shall be made *.
All payments shall be made to LESSOR or agent at 200 West Cummings Park, Woburn, Massachusetts
01801, or at such other place as LESSOR shall from time to time in writing designate. If the “Cost
of Living” has increased as shown by the Consumer Price Index (Boston, Massachusetts, all items,
all urban consumers), U.S. Bureau of Labor Statistics, the amount of base rent due during each
calendar year of this lease and any extensions thereof shall be annually adjusted in proportion to
any increase in the Index., All such adjustments shall take place with the rent due on January 1 of
each year during the lease term. The base month from which to determine the amount of each increase
in the Index shall be January 2003 which figure shall be compared with the figure for
November 2003 and each November thereafter to determine the percentage increase (if any) in
the base rent to be paid during the following calendar year. In the event the Consumer Price Index
as presently computed is discontinued as a measure of “Cost of Living” changes, any adjustment
shall then be made on the basis of a comparable index then in general use.

*as provided in Paragraph 0 of the Rider to Lease.

     2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit in the amount of one hundred
seventy thousand seven hundred (170,700) U.S. dollars upon the execution of this lease by
LESSEE, which shall be held as security for LESSEE’s performance as herein provided and refunded to
LESSEE without interest at the end of this lease, subject to LESSEE’s satisfactory compliance with
the conditions hereof. LESSEE may not apply the security deposit to any payment due under the
lease. In the event of any default or breach of this lease by LESSEE, however,* LESSOR may elect to
apply the security deposit first to any unamortized improvements completed for LESSEE’S occupancy,
then to offset any outstanding invoice or other payment due to LESSOR, and then to outstanding
rent. If all or any portion of the security deposit is applied to cure a default or breach during
the term of the lease, LESSEE shall restore said deposit forthwith. LESSEE’s failure to remit the
full security deposit or any portion thereof or to restore said deposit when due shall constitute a
substantial lease default. Until such time as LESSEE pays the security deposit and first month’s
rent, LESSOR may declare this lease null and void for failure of consideration.

*following written notice and an opportunity to cure as provided below,

     3. USE OF PREMISES. LESSEE shall use the leased premises only for the purpose of executive and
administrative offices, laboratory space, research and development and light manufacturing

     4. ADDITIONAL RENT. LESSEE shall pay to LESSOR as additional rent a proportionate share (based on
square footage leased by LESSEE as compared with the total leaseable square footage of the building
or buildings of which the leased premises are a part (hereinafter called the building)) of any
increase in the real estate taxes levied against the land and building, whether such increase is
caused by an increase in the
tax rate or the assessment on the property, or a change in the method of determining real estate
taxes. LESSEE shall make payment within * days after receipt of any invoice from LESSOR, and any
additional rent shall be prorated should the lease terminate before the end of any tax year. The
base from which to determine the amount of any increase in taxes shall be the rate and the
assessment in effect as of July 1, 2002.

*20

     5. UTILITIES. LESSOR shall provide equipment per LESSOR’s building standard specifications to heat
the leased premises in season and to cool all office areas between May 1 and November 1. LESSEE
shall pay all charges for utilities used on the leased premises, including electricity, gas, oil,
water and sewer, and shall use whichever utility service provider LESSOR shall designate from time
to time. LESSEE shall pay the utility provider or LESSOR, as applicable, for all such utility
charges as determined by separate meters serving the leased premises. LESSEE shall also pay
LESSOR a proportionate share of any other fees and charges relating in any way to utility use at
the building.

     6. COMPLIANCE WITH LAWS. LESSEE acknowledges* that no trade, occupation, activity or work shall be
conducted in the leased premises or use made thereof which may be unlawful, improper, noisy,
or contrary to any applicable statute, regulation, ordinance or bylaw. LESSEE shall keep
all employees working in the leased premises covered by Worker’s Compensation Insurance and shall
obtain any licenses and permits necessary for LESSEE’s use and occupancy. LESSEE shall be
responsible for causing the leased premises and any alterations by LESSEE allowed hereunder to be
in full compliance with any applicable statute, regulation, ordinance or bylaw.

*to the best of its knowledge

     7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the leased premises, or of the
property of which they are a part, be substantially damaged by fire or other casualty, or be taken
by eminent domain, LESSOR may elect to terminate this lease. When such fire, casualty, or taking
renders the leased premises substantially unsuitable for their intended use, a proportionate
abatement of rent shall be made, and LESSEE may elect to terminate this lease if: (a) LESSOR fails
to give written notice within * days of its intention to restore the leased premises; or (b)
LESSOR fails to restore the leased premises to a condition substantially suitable for their
intended use within ** days of said fire, casualty or taking. LESSOR reserves all rights for
damages or injury to the leased premises for any taking by eminent domain, except for damage to
LESSEE’s property or equipment.

*15          **60

     8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises which will adversely
affect or make voidable any insurance on the property of which the leased premises are a part, or
on the contents of said property, or which shall be contrary to any law, regulation or
recommendation from time to time made by the Insurance Services Office (or successor organization),
state fire prevention agency, local fire department, LESSOR’s insurer, or any similar entity.
LESSEE shall on demand reimburse LESSOR and all other tenants all extra insurance premiums caused
by LESSEE’s use of the leased premises* LESSEE shall not vacate the leased premises or permit same
to be unoccupied other than during LESSEE’s customary non-business days or hours**, or cause or
allow the utilities serving the leased premises to be terminated. **unless LESSEE continues to pay
rent or otherwise comply with its obligations under this lease,

     9. SIGNS. LESSEE,
at LESSEE’S expense, shall erect promptly upon commencement of this lease, and
then maintain signage for the leased premises in accordance with building standards for style,
size, location, etc. now or hereafter made by LESSOR LESSEE shall obtain the prior written consent
of LESSOR before erecting any sign on the leased premises, which consent shall include approval as
to size, wording, design and location LESSOR may at LESSEE’s expense remove and dispose of any sign
not approved, erected, maintained or displayed in conformance with this lease

8. *for a use other than set forth in Section 3 above

 

10. *, including the roof of the building, parking areas and outdoor landscaping and lawns,
and outdoor lighting

     10. MAINTENANCE OF PREMISES. LESSOR will be responsible for all structural maintenance of the
leased premises*and for the normal daytime maintenance of all space heating and cooling equipment,
sprinklers, doors, locks, plumbing, and electrical wiring, but specifically excluding damage caused
by the careless, malicious, willful, or negligent acts of LESSEE or others, and chemical, corrosion,
or water damage from any source*.* LESSEE agrees to maintain at its expense all other aspects of
the leased premises in the same condition as they are at the commencement of the term or as they
may be put in with LESSOR’s written consent during the term of this lease, normal wear and tear
only excepted, and whenever necessary, to replace light bulbs and glass, acknowledging that the
leased premises*** are now in good order and the light bulbs and glass whole. LESSEE shall at all
times properly control and vent all solvents, degreasers, radioactive materials, smoke, odors, and
any other materials that may be harmful, and shall not cause the area surrounding the leased
premises or any other common area as defined below to be in anything other than a neat and clean
condition, depositing all waste in appropriate receptacles. LESSEE shall be solely responsible for
any damage to plumbing equipment, sanitary lines or any other portion of the building which results
from ****the discharge or use of any substance by LESSEE. LESSEE shall not permit the leased
premises to be overloaded, damaged, stripped or defaced, nor suffer any waste, and will not keep
animals within the leased premises. If the leased premises include any wooden mezzanine type space,
the floor capacity of such space is suitable only for office use, light storage or assembly work.
LESSEE will protect any carpet with plastic or Masonite chair pads under any rolling chairs. Unless
heat is provided at LESSOR’s expense, LESSEE shall maintain sufficient heat to prevent freezing of
pipes or other damage. Any***** increase in air conditioning equipment or electrical capacity, or
any installation or maintenance of any “non-building standard” leasehold improvements or
equipment which is necessitated by some specific aspect of LESSEE’s use of the leased premises,
whether installed by LESSOR, LESSEE or a prior occupant, shall be LESSEE’s sole responsibility, at
LESSEE’s expense, and subject to LESSOR’s prior written consent. All maintenance provided by LESSOR
shall be during LESSOR’s normal business hours*.

*except LESSOR’s negligence 

***upon delivery will be 

****inappropriate 

*****After delivery of the leased premises, any

     11. ASSIGNMENT OR SUBLEASING. LESSEE shall not assign this lease or sublet or allow any other
entity or individual to occupy the whole or any part of the leased premises without LESSOR’s prior
written consent in each and every instance. *In no case may LESSEE assign this lease or sublet the
leased premises to any other current or prospective** tenant of LESSOR, or any affiliate of such
current or prospective tenant. As a condition to any assignment or subletting, an additional
security deposit shall be paid to and held by LESSOR. In the event LESSEE notifies LESSOR in
writing of its desire to assign or sublet the leased premises, LESSOR shall have the option to
terminate this lease, at an effective date to be determined by LESSOR, upon written notice to
LESSEE.*** Notwithstanding LESSOR’s consent to any assignment or subleasing, LESSEE and GUARANTOR
shall remain liable to LESSOR for the payment of all rent and for the full performance of all
covenants and conditions of this lease.

*, which consent shall not be unreasonably withheld **(a party with whom LESSOR has dealt in the
previous six months)

     12. ALTERATIONS. LESSEE shall not make structural alterations or additions of any kind to the
leased premises, but may make nonstructural alterations with LESSOR’s prior written consent.* All
such allowed alterations shall be at LESSEE’s expense and shall conform with LESSOR’s construction
specifications. If LESSOR or its agent provides any services or maintenance for LESSEE in
connection with such alterations or otherwise under this lease, including any maintenance or
repairs LESSEE is required but has failed to do, LESSEE will promptly pay any just invoice. LESSEE
shall obtain a lien waiver from any contractor it employs prior to commencement of any work. LESSEE
shall not permit any mechanics’ liens, or similar liens, to remain upon the leased premises in
connection with work of any character performed or claimed to have been performed at the direction
of LESSEE and shall cause any such lien to be released or removed forthwith without cost to LESSOR.
Any alterations or additions shall become part of the leased premises and the property of LESSOR.
Any alterations completed by LESSOR or LESSEE shall be LESSOR’s building standard unless noted
otherwise. LESSOR shall have the right at any time to make additions to the building, change the
arrangement of parking areas, stairs, or walkways, or otherwise alter common areas or
the exterior of the building, provided such changes do not materially interfere with LESSEE’s use
of the leased premises.

*, which consent shall not be unreasonably withheld

     13. LESSOR’S ACCESS. LESSOR and its agents and designees may at any reasonable time*enter to view
the leased premises; to show the leased premises to others; to make repairs and alterations as
LESSOR or its designee should elect to do for the leased premises, the common areas, or any other
portions of the building; and without creating any obligation or liability for LESSOR, to make
repairs which LESSEE is required but has failed to do.

*upon reasonable notice subject to reasonable security requirements

     14. SNOW REMOVAL. The plowing of snow from all roadways and unobstructed parking areas shall be at
the sole expense of LESSOR. The control of snow and ice on all walkways, steps and loading areas
serving the leased premises and all other areas not readily accessible to plows shall be the sole
responsibility of LESSEE. Notwithstanding the foregoing, however, LESSEE shall hold LESSOR and
OWNER harmless from any and all claims by LESSEE’s employees, agents, callers or invitees for
damage or personal injury resulting in any way from snow or ice on any area serving the leased
premises, except for claims arising out of LESSOR’s negligence.

     15. ACCESS AND PARKING. Unless otherwise provided herein, LESSEE shall have the right without
additional charge to use parking facilities provided for the leased premises in common with others
entitled to the use thereof. Said parking areas plus any stairs, corridors, walkways, elevators or
other common areas (herein collectively called the common areas) shall in all cases be considered a
part of the leased premises when they are used by LESSEE or LESSEE’s employees, agents, callers or
invitees. LESSEE will not obstruct in any manner any portion of the building or the walkways or
approaches to the building. No unattended parking* will be permitted between 7:00 PM and 7:00 AM
without LESSOR’s prior written approval, and from November 15 through April 15 annually, such
parking shall be permitted only in those areas designated for assigned overnight parking.
Unregistered or disabled vehicles, or storage trailers of any type, may not be parked at any time.
LESSOR may tow, at LESSEE’s sole risk and expense, any misparked vehicle belonging to LESSEE or
LESSEE’s employees, agents, callers or invitees, at any time. LESSOR does not provide and shall not
be responsible for providing any security services.

*(i.e. parking where the driver of a vehicle is not readily available at the leased premises)

     16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and LESSEE for deaths or
personal injuries to all persons whomsoever occurring in or on the leased premises (including any
common areas that are considered part of the leased premises hereunder) from whatever cause
arising, and damage to property, including damage by fire or other casualty, to whomsoever
belonging, arising out of the use, control, condition or occupation of the leased premises by
LESSEE; and LESSEE agrees to indemnify and save harmless LESSOR and OWNER from any and all
liability, including but not limited to costs, expenses, damages, causes of action, claims,
judgments and attorney’s fees caused by or in any way growing out of any matters aforesaid, except
for death, personal injuries or property damage directly resulting from the sole negligence of
LESSOR.*

* or OWNER

     17. INSURANCE. LESSEE will secure and carry at its own expense a commercial general liability
policy insuring LESSEE, LESSOR and OWNER against any claims based on bodily injury (including death)
or property damage arising out of the condition of the leased premises (including any common areas
that are considered part of the leased premises hereunder) or their use by LESSEE, including damage
by fire or other casualty, such policy to insure LESSEE, LESSOR and OWNER against any claim up to
$1,000,000 in the case of any one accident involving bodily injury (including death), and
$1,000,000 against any claim for damage to property. This insurance shall be primary to and not
contributory with any insurance carried by LESSOR, whose insurance shall be considered excess.
LESSOR and OWNER shall be included in each such policy as additional insureds using ISO Form CG 20
26 11 85 or some other form approved by LESSOR, and each such policy shall be written by or with a
company or companies satisfactory to
LESSOR. Prior to occupancy, LESSEE shall deliver to LESSOR certificates and any applicable riders
or endorsements showing that such insurance is in force, and thereafter will provide renewal
certificates at least 15 days prior to the expiration of any such policies. All such insurance
certificates shall provide that such policies shall not be cancelled without at least 10 days prior
written notice to each insured. In the event LESSEE fails to provide or maintain such insurance at
any time during the term of this lease, LESSOR may elect to contract for such insurance at LESSEE’s
expense.

     18. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE has dealt with no broker or
third person with respect to this lease,* and LESSEE agrees to indemnify LESSOR against any
brokerage claims arising by virtue of this lease. LESSOR warrants and represents to LESSEE that
LESSOR has employed no exclusive broker or agent in connection with the letting of the leased
premises.** In the event either party elects to employ a broker or third person on its behalf for
any extension, renewal, or expansion of this lease, any fees or commissions shall be the sole
responsibility of the party engaging such broker or third person.

*except Tamie Thompson of
Spaulding & Slye Colliers whom LESSOR win pay a commission in accordance with LESSOR’s standard fee
schedule

     19. SUBORDINATION. This lease shall be subject and subordinate to any and all mortgages and other
instruments in the nature of a mortgage now or at any time hereafter, and LESSEE shall, when
requested, promptly execute and deliver such *written instruments as shall be necessary to show the
subordination of this lease to said mortgages or other such instruments in the nature of a mortgage.

* reasonable

11. ***, and the security deposit shall be returned to LESSEE in accordance with Section 2 above

 

 

     20. DEFAULT AND ACCELERATION OF RENT. In the event that, (a) any assignment for the benefit of
creditors, trust mortgage, receivership or other insolvency proceeding shall be made or instituted
with respect to LESSEE or LESSEE’s property: (b) LESSEE shall default in the observance or
performance of any of LESSEE’s* covenants, agreements, or obligations hereunder, and such default
shall not be corrected** Within 10*** days after written notice thereof, or (c) LESSEE vacates the
leased premises,**** then LESSOR shall have the right thereafter, while such default continues and
without demand or further notice, to re-enter and take possession of the leased premises, to
declare the term of this lease ended, and to remove LESSEE’s effects, without being guilty of any
manner of trespass or conversion, and without prejudice to any remedies which might be otherwise
used for arrears of rent or other default or breach of the lease. If LESSEE shall default in the
payment of the security deposit, rent, taxes, or substantial invoice from LESSOR or LESSOR’s agent
for goods and/or services or other sum herein specified, and such default shall continue for 10
days after written notice thereof, and, because both parties agree that nonpayment of said sums
when due is a substantial breach of the lease, and, because the payment of rent in monthly
installments is for the sole benefit and convenience of LESSEE, then, in addition to any other
remedies, the entire balance of rent due hereunder shall become immediately due and payable as
liquidated damages. LESSOR, without being under any obligation to do so and without thereby waiving
any default, may remedy same for the account and at the expense of LESSEE. If LESSOR pays or incurs
any obligations for the payment of money in connection therewith, such sums paid or obligations
incurred, plus interest and costs, shall be paid to LESSOR by LESSEE as additional rent. Any sums
received by LESSOR from or on behalf of LESSEE at any time shall be applied first to any
unamortized improvements completed for LESSEE’s occupancy, then to offset any outstanding invoice
or other payment due to LESSOR, and then to outstanding rent. If any rent or other payment is not
received by LESSOR within five***** days after such payment is due, then LESSEE shall pay LESSOR a
late charge equal to one percent of such overdue payment or $35, whichever is greater. LESSEE shall
also pay LESSOR interest at the rate of 18 percent per annum on any payment from LESSEE to LESSOR
which is past due.

**or, in the event such default cannot be cured within said 30-day period, LESSEE shall not have
commenced to cure and be diligently proceeding to cure *material ***30

     21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased premises or to the occupancy
thereof shall be deemed duly served when left at the leased premises, or served by constable, or
sent to the leased premises or to the last address designated by notice in accordance with this
section, by certified or registered mail, return receipt requested, postage prepaid, or by
recognized courier service with a receipt therefor, addressed to LESSEE. Any notice from LESSEE to
LESSOR relating to the leased premises or to the occupancy thereof shall be deemed duly served when
served by constable, or delivered to LESSOR by certified or registered mail, return receipt
requested, postage prepaid, or by recognized courier service with a receipt therefor, addressed to
LESSOR at 200 West Cummings Park, Woburn, MA 01801 or at LESSOR’s last designated address. No oral
notice or representation shall have any force or effect. Time is of the essence in the service of
any notice.

     22. OCCUPANCY. In the event that LESSEE takes possession of the leased premises prior to the start
of the lease term, LESSEE will perform and observe all of its covenants from the date upon which it
takes possession. LESSEE shall not remove LESSEE’s goods or property from the leased premises other
than in the ordinary and usual course of business, without *having first paid LESSOR all rent which
may become due during the entire term of this lease. LESSOR may require LESSEE to relocate to
another similar facility upon prior written notice to LESSEE and on terms comparable to these
herein. In the event that LESSEE continues to occupy or control all or any part of the leased
premises after the termination of this lease without the written permission of LESSOR, LESSEE shall
be liable to LESSOR for any and all loss, damages or expenses incurred by LESSOR, and all other
terms of this lease shall continue to apply, except that use and occupancy payments shall be due in
full monthly installments at a rate which shall be two times the greater of the monthly rent due
under this lease immediately prior to termination or LESSOR’s then current published rent
for the
leased premises, it being understood that such extended occupancy is a tenancy at sufferance,
solely for the benefit and convenience of LESSEE and is of greater rental value. LESSEE’s
control
or occupancy of all or any part of the leased premises beyond noon** on the
last day of any monthly
rental period shall constitute LESSEE’s occupancy for an entire additional month, and
increased
payment as provided in this section shall be due and payable immediately in advance. LESSOR’s
acceptance of any payments from LESSEE during such extended occupancy
shall not alter LESSEE’s
status as a tenant at sufferance.

*continuing to pay rent and otherwise comply with its obligations under this lease

**6:00 PM

     23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution against fire, and agrees to
provide and maintain approved, labeled fire extinguishers, emergency lighting equipment, and exit
signs, and complete any other modifications within the leased premises as required or recommended
by the Insurance Services Office (or successor organization), OSHA, the local fire department,
LESSOR’s insurer or any similar entity. LESSOR shall maintain the fire alarm system supplied by
LESSOR.

     24. OUTSIDE AREA. Any goods, equipment, or things of any type or description held or stored in any
common area without LESSOR’s prior written consent shall be deemed abandoned and may be removed by
LESSOR at LESSEE’s expense without notice. LESSEE shall maintain a building standard size dumpster
in a location approved by LESSOR, which dumpster shall be provided
and serviced at LESSEE’s expense
by whichever disposal firm LESSOR may designate from time to time. Alternatively,
if a shared
dumpster or compactor is provided by LESSOR, LESSEE shall pay the disposal firm or LESSOR, as
applicable, LESSEE’s proportionate share of any costs associated therewith.

     25. ENVIRONMENT. LESSEE will so conduct and operate the leased premises as not to interfere in any
way with the use and enjoyment of other portions of the same or neighboring buildings by others by
reason of odors, smoke, exhaust, smells, noise, pets, accumulation of garbage or trash, vermin or
other pests, or otherwise, and will at its expense employ a professional pest control service if
determined necessary by LESSOR. LESSEE agrees to maintain efficient and effective devices for
preventing damage to plumbing and heating equipment from solvents, degreasers. cutting oils,
propellants, acids, etc. which may be present at the leased premises. No hazardous materials or
wastes shall be stored, disposed of, or allowed to remain at the leased premises at any time*, and
LESSEE shall be solely responsible for any and all corrosion or other damage in any way associated
with the use, storage and/or disposal of same by LESSEE.

*except in full compliance with any applicable statutes, regulations, bylaws and the like

     26. RESPONSIBILITY. *Neither LESSOR nor OWNER shall be held liable to anyone for loss or damage
caused in any way by the use, leakage, seepage, flooding or escape of water in any form or from any
source, or for the interruption or cessation of any service rendered customarily to the leased
premises or building or agreed to by the terms of this lease, or due to any accident, the making of
repairs, alterations or improvements, labor difficulties, weather conditions, mechanical
breakdowns, trouble or scarcity in obtaining fuel, electricity, service or supplies from the
sources from which they are usually obtained for the building, or due to any change in any utility
or service provider, or any cause beyond LESSOR’s immediate control.

*Subject to Sections 16 and 17 above, neither

     27. SURRENDER. On or before the termination of this lease, LESSEE shall remove all of LESSEE’s
goods and effects from the leased premises. LESSEE shall deliver to LESSOR the leased premises and
all keys and locks thereto, all fixtures and equipment connected therewith,* and all alterations,
additions and improvements made to or upon the leased premises, whether completed by LESSEE, LESSOR
or others, including but not limited to any offices,** partitions, window blinds, floor coverings
(including computer floors), plumbing and plumbing fixtures, air conditioning equipment and
ductwork of any type, exhaust fans or heaters, water coolers, burglar alarms, telephone wiring,
telephone equipment. air or gas distribution piping, compressors, overhead cranes, hoists, trolleys
or conveyors, counters, shelving or signs attached to walls or floors, and all electrical work,
including but not limited to lighting fixtures of any type, wiring, conduit, EMT, transformers,
distribution panels, bus ducts, raceways, outlets and disconnects, and furnishings and equipment*
which have been bolted, welded, nailed, screwed, glued or otherwise attached to any wall, floor,
ceiling, roof, pavement or ground, or which have been directly wired to any portion of the
electrical system or which have been plumbed to the water supply, drainage or venting systems
serving the leased premises. LESSEE shall deliver the leased premises fully sanitized from any
chemicals or other contaminants, broom clean, and
in at least the same condition as they were at the commencement of this lease or any prior lease
between the parties for the leased premises, or as they were modified during said term with
LESSOR’s written consent, reasonable wear and tear only excepted. Any of LESSEE’s
property that
remains in the leased premises upon termination of the lease shall be deemed abandoned and
shall be
disposed of as LESSOR sees fit, with no liability to LESSEE for loss or damage thereto, and at he
sole risk of LESSEE. LESSOR may remove and store any such property at LESSEE’S expense,
retain same
under LESSOR’s control, sell same at public or private sale (without notice) and apply the net
proceeds of such sale to the payment of any sum due hereunder or destroy same*** in no case shall
the leased premises be deemed surrendered to LESSOR until the termination date provided herein or
such other date as may be specified in a written agreement between the parties notwithstanding the
delivery of any keys to LESSOR.

*except LESSEE’s equipment which contains its trade secrets

**permanent

****without continuing to pay rent and otherwise comply with its obligations under this
lease,

 *****10

 

 

     28. GENERAL. (a) The invalidity or unenforceability of any provision of this lease shall not affect
or render invalid or unenforceable any other provision hereof. (b) The obligations of this lease
shall run with the land, and this lease shall be binding upon and inure to the benefit of the
parties hereto and their respective successors and assigns except that LESSOR and OWNER shall be
liable for obligations occurring only while lessor or owner of the leased premises. (c) Any action
or proceeding arising out of the subject matter of this lease shall be brought by LESSEE within one
year after the cause of action has occurred and only in a court within the commonwealth of
Massachusetts. (d) If LESSOR is acting under or as agent for any trust or corporation, the
obligations of LESSOR shall be binding upon the trust or corporation, but not upon any trustee,
officer, director, shareholder, or beneficiary of the trust or corporation individually. (e) If
LESSOR is not the owner (OWNER) of the leased premises. LESSOR represents that OWNER has agreed to
be bound by the terms of this lease unless LESSEE is in default hereof. (f) This lease is made and
delivered in the commonwealth of Massachusetts and shall be interpreted, construed, and enforced in
accordance with the laws thereof. (g) This lease was the result of negotiations between parties of
equal bargaining strength, and when executed by both parties shall constitute the entire agreement
between the parties, superseding all prior oral and written agreements, representations, statements
and negotiations relating in any way to the subject matter herein. This lease may not be extended
or amended except by written agreement signed by both parties or as otherwise provided herein, and
no other subsequent oral or written representation shall have any effect hereon. (h)
Notwithstanding any other statements herein, LESSOR makes no warranty, express or implied,
concerning the suitability of the leased premises for LESSEE’s intended use. (i)* LESSEE agrees
that if LESSOR does not deliver possession of the leased premises as herein provided for any
reason, LESSOR shall not be liable for any damages to LESSEE for such failure, but LESSOR agrees to
use reasonable efforts to deliver possession to LESSEE at the earliest possible date. A
proportionate abatement of rent, excluding the cost of any amortized improvements to the leased
premises, for such time as LESSEE may be deprived of possession of the leased premises, except
where a delay in delivery is caused in any way by LESSEE, shall be LESSEE’s sole remedy. (j)
Neither the submission of this lease form or any amendment hereof, nor the prospective acceptance
of the security deposit and/or rent shall constitute a reservation of or option for the leased
premises, or an offer to lease, it being expressly understood and agreed that neither this lease
nor any amendment shall bind either party in any manner whatsoever unless and until it has been
executed by both parties. (k) LESSEE shall not be entitled to exercise any option or receive
LESSOR’s consent as provided for herein if LESSEE is at that time in** default of any terms or
conditions hereof. (I) Except as otherwise provided herein, neither LESSOR, nor OWNER, nor LESSEE
shall be liable for any special, incidental, indirect or consequential damages, including but not
limited to lost profits or loss of business, arising out of or in any manner connected with
performance or nonperformance under this lease, even if any party has knowledge of the possibility
of such damages. (m) The headings in this lease are for convenience only and shall not be
considered part of the terms hereof. (n) No restriction, condition or other endorsement by LESSEE
on any check, nor LESSOR’s deposit of any full or partial payment, shall bind LESSOR in any way or
limit LESSOR’s rights under this lease. (o) LESSOR, LESSEE, OWNER and GUARANTOR hereby waive any
and all rights to a jury trial in any proceeding in any way arising out of this lease. (p) LESSEE
shall pay LESSOR for*** legal and administrative expenses incurred by LESSOR in connection with any
consent requested by LESSEE or in enforcing any or all obligations of LESSEE under this lease. (q)
LESSEE will conform to all rules and regulations now or hereafter made by LESSOR for parking, for
the care, use, or alteration of the building, its facilities and approaches and for the
administration of this lease, and will not permit any employee or visitor to violate this or any
other covenant or obligation of LESSEE. (r) See attached Rider to Lease for additional provisions.

	*	 	Subject to the Rider to Lease,
	 
	**	 	material
	 
	***	 	reasonable

     [29. This
Paragraph Does Not Apply.]

     30. WAIVERS, ETC. No consent or waiver, express or implied, by LESSOR to or of any breach of any
covenant, condition or duty of LESSEE shall be construed as a consent or waiver to or of any other
breach of the same or any other covenant, condition or duty. If LESSEE is several persons,
several corporations or a partnership, LESSEE’s obligations are joint or partnership and also
several. Unless repugnant to the context, “LESSOR” and “LESSEE” mean the person or persons, natural
or corporate, named above as LESSOR and as LESSEE respectively, and their respective heirs,
executors, administrators, successors and assigns.

     [31. This
Paragraph Does Not Apply.]

     IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and common seals, intending to
be legally bound hereby this
21st day
of January,
2003.

	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	LESSEE: BIOTROVE, INC.
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Douglas Stephens	 	 	 	By:
	 	/s/ Colin Brenan	 	 
	 

	 	Duly authorized
	 	 	 	 	 	Duly authorized	 	 
	 

	 	 	 	 	 	Print name: Colin Brenan	 	 
	 

	 	 	 	 	 	 	 	            President & C.E.O.	 	 

 

 

12020630-RSY-14

CUMMINGS PROPERTIES, LLC

STANDARD FORM

RIDER TO LEASE

The following additional provisions are incorporated into and made a part of the attached lease:

     A. CONFLICTS. In the event of any conflict between any provision of this Rider to Lease and the
attached lease the provisions of this Rider shall govern.

     [B. THIS
PARAGRAPH DOES NOT APPLY.]

     [C. THIS
PARAGRAPH DOES NOT APPLY.]

     D. REMEDIES. Notwithstanding Section 20 above, in the event the entire balance of rent due under
this lease becomes due and payable as liquidated damages, said amount shall be discounted to its
net present value as of the date of LESSOR’s notice of default, using the published prime rate then
in effect. Furthermore, LESSEE’s covenants under this lease shall be independent of LESSOR’s
covenants, and LESSOR’s failure to perform any of its covenants under this lease, including a
covenant constituting a significant inducement to LESSEE to enter into this lease,* shall not
excuse the payment of rent or any other charges by LESSEE or allow LESSEE to terminate this lease.

	*	 	but excluding a failure to perform that constitutes a constructive eviction,

     E. PARKING. LESSEE shall be entitled to use, in common with others, a proportionate share of the
total number of common area parking spaces provided for the building (based on square footage
leased by LESSEE as compared with the total leasable square footage of the building). The number of
spaces used by LESSEE’s employees, agents and invitees shall not at any time exceed LESSEE’s
proportionate share of the total spaces for the building. For purposes of determining LESSEE’s
compliance with this paragraph at any time, the number of spaces used by LESSEE shall be presumed
to equal the number of persons who are then present at the leased premises.

     F. RECORDING AND SECURITY. Although LESSOR may choose at any time to record activities at the
building with unmonitored remote television cameras, LESSEE acknowledges and agrees that, as
provided in Section 15 above, LESSOR is not thereby or in any other way providing any security
service for LESSEE or its employees, agents, invitees, contractors and representatives, and that
LESSOR has made no representations whatsoever, written or oral, concerning the safety of the leased
premises or the presence, effectiveness or operability of any security devices or security
measures, or the safety or security of LESSEE, its employees, agents, invitees, callers, contractors and representatives, or LESSEE’s
property, against the criminal or wrongful acts of third parties. Additionally, LESSEE accepts full
responsibility for protecting the persons and property of LESSEE and those of its employees,
agents, invitees, callers, contractors and representatives, and (acknowledging that security
devices or measures may fail or be thwarted by criminals, by other third parties or by electrical
or mechanical malfunction), agrees not to rely on any such devices or measures, and to protect
itself, its property, and its employees, agents, invitees, callers, contractors and representatives
as if such devices or measures did not exist.

     [G. THIS
PARAGRAPH DOES NOT APPLY.]

     H. Notwithstanding the commencement date of this lease, the parties acknowledge and agree that 10-K
Gill Street is presently occupied by third parties. Upon full execution of this lease and full
payment of the security deposit, LESSOR will use reasonable efforts to obtain possession of said
premises from the existing tenants in sufficient time so that the modifications to the leased
premises described below may be substantially completed by March 21, 2003. In the event that
LESSOR fails for any reason to obtain, within one week after the date of LESSEE’s execution of this
lease and the mutually agreed upon plan and specifications dated January 14, 2003 attached hereto,
adequate assurances, satisfactory to LESSE in its reasonable discretion, for timely possession of
said premises, LESSOR shall so notify LESSEE in writing, and LESSEE may within five days thereafter
elect to terminate this lease by written notice to LESSOR, in which event the security deposit and
any other amounts paid by LESSEE to LESSOR shall be refunded, this lease shall terminate, and
neither party shall be further obligated hereunder.

 

 

12020630-RSY-14

RIDER TO LEASE

(Continued)

     I. * Notwithstanding monthly rent as provided in Section l above, LESSEE may deduct
$2,086.50 per month from each monthly rental payment due from April l, 2003 through
March 30, 2005 (only), provided LESSEE is not in default of the lease or in arrears of any
rent or invoice payments. Time is of the essence.

     J. LESSOR, at a cost incorporated in the base rent, shall use all best reasonable efforts to
substantially complete modifications to the leased premises according to the attached plan and
specifications dated January 14, 2003 (“LESSOR’s work”) on or before March 21, 2003.
Notwithstanding the commencement date of this lease, upon substantial completion of LESSOR’s work,
LESSEE may take possession of the leased premises and rent shall commence, and the discount
provided in Paragraph I above shall be prorated for any rent due prior to April 1, 2003.

     K. Either party shall have the option to cancel this lease if LESSOR fails for any reason to
commence LESSOR’s work on or before February 3, 2003, by serving the other party with written
notice to that effect on or before February 7, 2003. All monies paid by LESSEE hereunder shall then
be refunded to LESSEE, this lease shall terminate, and neither party shall be further obligated
hereunder. LESSOR agrees that upon its commencement of LESSOR’s work it shall continue such work
with best efforts. Time is of the essence.

     L. LESSOR’s failure to deliver possession on or before March 21, 2003 shall not affect the
validity of this lease or the obligations of LESSEE under this lease, except, however, the payment
of rent shall not commence until LESSOR’s work is substantially complete (except for punch list
items). Moreover, if LESSOR’s work is not substantially complete by March 21, 2003, LESSEE shall
be entitled to a credit of $750 per day from March 22, 2003 through April 4, 2003, and a credit of
$1,500 per day thereafter until April 28, 2003, which credits shall be applied against future rent
and shall terminate when LESSOR’s work is substantially complete. In the alternative, in the event
LESSOR substantially completes LESSOR’s work prior to March 21, 2003, LESSEE shall pay, in addition
to monthly rent, a rent premium of $750 per day until March 21, 2003. Moreover, in the event
LESSOR is unable to deliver possession on or before April 28, 2003, LESSEE shall have the option to
terminate this lease without penalty by giving LESSOR written notice to that effect on or before
May 1, 2003, whereupon neither party shall have any further obligation to the other and all monies
paid by LESSEE hereunder shall be refunded. This abatement of rent, rent credit and termination of
the lease shall be LESSEE’s sole and exclusive remedies for any failure by LESSOR to deliver
possession as provided herein. In the event LESSEE in any way delays LESSOR in such a way that
LESSOR is actually delayed in delivering possession (which shall include without limitation any
additions and/or changes requested by LESSEE to the scope of LESSOR’s work, any delay in LESSEE
providing information to LESSOR for any permits or plans and any interference by LESSEE or LESSEE’s
contractor with LESSOR’s work), there shall be no abatement of rent or rent credit for the period
of delay, and the above dates for substantial completion, delivery, rent premium and credits and
notice of termination shall be extended by the length of such delay. Time is of the essence.

     M. During LESSOR’S work, LESSEE and its consultant shall be entitled to inspect the leased premises
on a weekly basis, provided LESSEE does not interfere in any way with the progress of LESSOR’s
work. Upon substantial completion, LESSEE and its consultant shall be entitled to inspect LESSOR’s
work together with LESSOR, and the parties shall mutually agree upon a punch list of items to be
completed. LESSOR shall then use reasonable efforts to complete the punch list items, to the
reasonable satisfaction of LESSEE, 30 days after the list is compiled.

     N. LESSOR agrees that LESSOR’s work shall be completed in a good and workerlike manner and in
compliance with applicable laws. LESSOR shall warrant LESSOR’s workmanship and any materials LESSOR
supplies for 90 days after substantial completion and shall assign any manufacturers’ warranties
to LESSEE on a non-exclusive basis. “Substantially complete”, as used in this lease, shall mean the
leased premises are substantially in compliance with the attached plans and specifications, LESSOR
has obtained a temporary or permanent certificate of occupancy for LESSOR’s work, and LESSOR’s work
is complete to such a degree that LESSEE may use and occupy substantially the entire leased
premises for its intended use, in the reasonable judgment of both parties.

 

 

12020630-RSY-14

RIDER TO LEASE

(Continued)

     P. At any one time during the term of this lease, provided LESSEE is not then in default of this
lease or in arrears of any rent or invoice payments, LESSEE shall have the option to lease larger
similar space of approximately 30,000 to 38,000 square feet. LESSEE shall give LESSOR written
notice of such requirement for larger space, and shall then execute LESSOR’s then current standard
form lease with changes comparable to those herein or amendment to lease for such larger space in
the same or other buildings of LESSOR at LESSOR’s then current published rates for a term
equivalent to the initial term of this lease within one week after LESSOR’s written notice to
LESSEE that said larger space will be available. If LESSOR does not offer such larger similar space
within six months after receipt of written notice from LESSEE, then LESSEE shall have the option
within 30 days thereafter to terminate the unexpired portion of this lease, without penalty, by
serving LESSOR with 30 days written notice to that effect. Cancellation of the lease shall be
LESSEE’s exclusive remedy for any failure by LESSOR to offer such larger similar space or any
breach by LESSOR of the provisions of this paragraph. Time is of the essence.

     Q. LESSEE shall have the right to assign this lease to an entity in which LESSEE owns at least a 50
percent interest, an entity which owns at least a 50 percent interest in LESSEE, an entity which is
under common control with LESSEE, an entity which is formed as a result of a merger or
consolidation involving LESSEE, or an entity which purchases all or substantially all of LESSEE’s
assets, without further consent from LESSOR, provided LESSEE serves LESSOR with prior written
notice to that effect, together with all required certificates of insurance from the assignee. The
provisions of Section 11 shall govern said assignment in all other respects.

     R. * LESSOR represents and warrants that OWNER is the sole and exclusive owner of the leased
premises, holding good and clear record and marketable title thereto, free from encumbrances,
except for encumbrances that will not adversely affect LESSEE’s use and enjoyment of the leased
premises for the purposes permitted hereunder.

     S. LESSEE’s agreement to subordinate this lease to any and all mortgages and/or other instruments
in the nature of a mortgage, now or at any time in the future, is conditional upon the mortgagee’s
agreement that LESSEE’s possession will not be disturbed so long as LESSEE is not in material
default in the payment of rent or other covenants or obligations hereof.

     T. * LESSEE shall reasonably and quietly have, hold and enjoy the leased premises for the term
hereof without hindrance or molestation from LESSOR, provided LESSEE is not in arrears of any rent
or invoice payment and is in full compliance with all terms, conditions and obligations of this
lease.

     U. * LESSEE shall have access to the leased premises seven days per week, 24 hours per day. LESSEE
acknowledges and agrees that LESSOR has no responsibility for providing any security services for
the leased premises, and LESSEE assumes any and all risks in that regard.

     V. * With reference to Section 25 above, no hazardous materials or hazardous wastes shall be used,
processed, stored, or disposed of in any manner or form within the leased premises or any extension
thereof in violation of any applicable local, state, or federal law, rule or regulation. LESSEE
shall be solely responsible for and shall indemnify and hold LESSOR harmless from any and all
liability, damage or personal injury associated with any use, processing, storage, or disposal of
such materials.

     W. Prior to the termination date of this lease, LESSEE, at LESSEE’s sole expense, shall engage an
independent and certified industrial hygienist (“the CIH”) to prepare a decontamination work plan
for the leased premises in accordance with all CIH professional standards and all applicable laws
to address all conditions arising out of LESSEE’s tenancy. LESSEE shall provide a copy of said plan
to LESSOR. LESSEE shall then complete all measures specified in said plan, including cleaning and
testing all surfaces and other building

     X. Prior to delivery of the leased premises, LESSOR shall provide LESSEE with certification by a
CIH that, based on information available to LESSOR and the CIH concerning the operations of the
current occupants of the leased premises, the leased premises are free from any harmful chemical,
biological or other contamination arising out of the current occupants’ tenancy, in accordance with
all applicable CIH professional standards and all applicable laws. Said certification shall
confirm the clean condition of all ductwork, plumbing fixtures, drains, tanks, mechanical systems,
cabinetry, casework, all other surfaces, and the indoor air quality at the leased premises,
excluding any equipment, furniture, or furnishings that LESSEE may purchase from the current
occupants, and shall specify that there are not restrictions on future use and occupation by others
based on information available to LESSOR concerning the current occupants’ use.

 

12020630-RSY-14

RIDER TO LEASE

(Continued)

components recommended therein. The CIH shall certify that as of the termination date of this
lease, the entire leased premises and any extension thereof used in any way by LESSEE are free from
any harmful chemical, biological or other contamination arising out of LESSEE’s tenancy, in
accordance with all applicable CIH professional standards and all applicable laws. Said
certification shall confirm the clean condition of all ductwork, plumbing fixtures, drains, tanks,
mechanical systems, cabinetry, casework, all other surfaces, and the indoor air quality at the
leased premises, and shall specify that there are no restrictions on future use and occupation by
others, all based on LESSEE’s use. This certification and any required and recommended cleaning
shall be completed prior to the termination of this lease. Time is of the essence.

     Y. LESSEE’s maintenance obligations as provided in Section 10 above specifically include, but are
not limited to, at least usual and customary maintenance and cleaning of all plumbing drains, vents
and grease traps, as well as air vent filters, and all other maintenance necessitated by LESSEE’s
use and operation of the leased premises. In addition, LESSEE acknowledges and agrees that the
plumbing, electrical, heating and cooling systems provided and maintained by LESSOR are intended
and sized only for normal office and industrial use, and any additional maintenance or additional
equipment necessitated by LESSEE’s use and operation of the premises shall be at LESSEE’s sole
expense.

     Z. LESSEE shall notify LESSOR in writing 30 days prior to the expiration of the lease term of
LESSEE’s compliance with its inspection and maintenance obligations as stated above.

     AA. * The preceding two paragraphs regarding LESSEE’s responsibility for maintenance of the
premises are a key consideration of this lease.

     BB. Provided LESSEE is not then in default of this lease or in arrears of any rent or invoice
payment, LESSEE shall have two options to extend this lease, including all terms, conditions,
escalations, etc., each for one additional period of three years (“the first option term” and “the
second option term” respectively or collectively “the option terms”) by serving LESSOR with written
notice of its desire to so extend the lease. The time for serving such written notice shall be not
more than 12 months or less than 6 months prior to the expiration of the then current lease term.
Time is of the essence.

     CC. Notwithstanding the provisions of Section 1, annual base rent during the option terms shall be
recalculated at LESSOR’s published annual rental rate less two dollars per square foot as of the
commencement of the applicable option term for similar space, but shall in no case be less than the
annual base rent, plus all “Cost of Living” adjustments, that would otherwise be in effect as of
the commencement of the applicable option term. The base month from which to determine the amount
of each “Cost of Living” adjustment during the first option term shall then be changed to January
2008, the “comparison” month shall be changed to November 2008, and the first adjustment during the
first option term shall take place with the rent due on January 1, 2009. The base month from which
to determine the amount of each “Cost of Living” adjustment during the second option term shall be
changed to January 2011, the “comparison” month shall be changed to November 2011, and the first
adjustment during the second option term shall take place with the rent due on January 1, 2012.
Section 1 shall continue to apply in all other respects during the option terms.

 

12020630-RSY-14

RIDER TO LEASE

(Continued)

     DD. In the event LESSOR approves a sublease or an assignment of the lease, LESSEE shall pay LESSOR
on the 10th of each month during the period of the sublease or assignment, 50 percent of any amount
by which the payments due to LESSEE under the sublease or assignment exceed the rent payment due
from LESSEE to LESSOR for that month, less any out-of-pocket expenses incurred by LESSEE in
subleasing or assigning. Such amount shall, however, be calculated on a proportionate basis in the
case of a sublease of only a portion of the leased premises. LESSEE shall not be obligated to make
any such monthly payment to LESSOR for any month in which LESSEE does not receive its payment.

     EE. Except in the case of an emergency and subject to Section 13 above, LESSOR’s access to the
leased premises will be at such times as will not unreasonably interfere with the normal business
operations of LESSEE.

     FF. LESSOR consents to LESSEE’s access to the roof of the building for maintenance of non-building
standard HVAC and mechanical equipment serving the leased premises (only). LESSEE further agrees
that no other work shall be carried on or any other equipment installed on the roof without the
prior written consent of LESSOR, which shall not be unreasonably withheld. LESSEE shall be fully
responsible for, and agrees to indemnify and hold LESSOR harmless from, any and all property damage
and personal injury associated in any way with the activities of LESSEE and LESSEE’s agents,
employees and contractors on the roof and/or the location, installation or maintenance of LESSEE’s
equipment on the roof, except for any location or installation by LESSOR, including, but not
limited to, damage to the watertight integrity of the roof and the roof membrane from whatever
cause.

     GG. In lieu of the $170,700 cash security deposit provided for in Section 2 above, LESSEE may
substitute an Irrevocable Letter of Credit negotiable on sight in the amount of $170,700, provided
said Letter of Credit is issued by a commercial bank acceptable to LESSOR with a letter of credit
paying office in the Boston, Massachusetts area; provides for payment to LESSOR immediately and on
sight upon LESSOR’s delivery to the bank of a statement that the drawing represents amounts due to
LESSOR from LESSEE under this lease or is otherwise permitted under this lease; terminates no
earlier than two months after the termination of the lease; and is otherwise in a form acceptable
to counsel for LESSOR. LESSOR shall serve LESSEE with written notice of its intention to draw on
said Letter of Credit for any non-monetary default by LESSEE. In addition, LESSOR shall be entitled
to draw on said Letter of Credit and hold the proceeds as a cash security deposit in the event
LESSOR feels insecure about the continuing solvency of the issuing bank. Either the Letter of
Credit or the cash security deposit for which it is being substituted shall be delivered to LESSOR
upon LESSEE’s execution of this lease. If the cash security deposit is paid, LESSOR shall then
refund it to LESSEE upon delivery to LESSOR of a Letter of Credit that fully complies with this
paragraph. LESSEE shall pay LESSOR for legal and administrative expenses incurred by LESSOR in
connection with this Letter of Credit.

     HH. * LESSOR agrees to erect signage designating four parking spaces in front of the leased
premises for short term visitor parking. LESSOR shall have no responsibility for enforcing said
parking restriction.

     II. * LESSEE may install and maintain at LESSEE’s sole expense an illuminated exterior sign on the
building in a location to be designated by LESSOR and in compliance with LESSOR’s design and
construction standards and any and all ordinances, bylaws, and state and local building codes. In
the event LESSEE fails to maintain said sign in good working order and condition, LESSOR may elect
to have said sign repaired or removed from the building at LESSEE’s sole expense. In addition,
prior to commencement of installation, LESSEE shall obtain all necessary permits and LESSOR’s
written consent as to size, graphics, construction and the like.

     JJ. * In the event this lease is terminated and LESSEE pays LESSOR accelerated rent in accordance
with the provisions of Section 20 herein, LESSOR shall credit LESSEE for any rents actually
received by LESSOR over the balance of the lease term minus all costs incurred by LESSOR in
re-letting the premises. LESSOR shall use reasonable efforts to re-let the leased premises.
LESSOR’s failure to re-let the leased premises despite LESSOR’s reasonable efforts shall not limit
LESSEE’s liability hereunder.

 

12020630-RSY-14

RIDER TO LEASE

(Continued)

     KK. To the extent that compensation is unavailable under LESSEE’s business
interruption or other insurance coverage, LESSEE shall receive a proportionate abatement of rent in
the event that the leased premises are rendered substantially unusable for the purposes set forth
in Section 3 for at least 10 business days as a result of LESSOR’s failure to maintain the
structure and fire alarm, electrical, plumbing, HVAC and/or water systems to the extent they are
LESSOR’s responsibility to maintain hereunder. This paragraph shall not apply, however, in the case
of any interruption caused in any way by LESSEE or its employees or agents.

     LL. In the event LESSOR shall default in the performance of any of its obligations hereunder,
and such default shall continue for 30 days after written notice thereof from LESSEE, or longer if
the default cannot reasonably be cured in 30 days, and LESSOR commences to cure the default within
the 30-day period but then fails to diligently proceed with a cure (or, in the event of an
emergency, such shorter period as may be reasonable under the circumstances), then LESSEE shall
have the right to perform such work or cure such default, and LESSOR shall promptly reimburse
LESSEE for reasonable and necessary costs and expenses paid by LESSEE to any third party to cure
such default.

     MM. LESSOR agrees to carry out its maintenance obligations under this lease in a good and
workerlike manner.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ Douglas Stephens	 	 	 	By:	 	/s/ Colin Brenan	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 	 	Duly authorized	 	 	 	 	 	Duly authorized
	 	 
	Date:

	 	1/21/03	 	 	 	 	 	Print Name:	Colin Brenan	 	 
	 

	 	 	 	 	 	 	 	 	 	Illegible	 	 

 

 

01030051-RSY-C

CUMMINGS PROPERTIES, LLC

STANDARD FORM

AMENDMENT TO LEASE # 1

     In connection with a lease currently in effect between the parties at 10-J and 10-K Gill
Street Woburn, Massachusetts, executed on January 21, 2003 and terminating March 30, 2008 and in
consideration of the mutual benefits to be derived herefrom, Cummings Properties, LLC, LESSOR, and
BioTrove, Inc., LESSEE, hereby agree, effective January 24, 2003, to amend said lease as follows:

	1.	 	The location of the leased premises is hereby changed from 10-J and 10-K Gill Street to 12 Gill
Street, Suite 4000, Woburn, Massachusetts. As a result of this relocation, the size of the leased
premises is hereby increased to a new total of approximately 22,459 square feet (including 12%
common area), as further shown on the mutually agreed upon plan and specifications dated January
24, 2003 attached hereto.
	 
	2.	 	Paragraph H of the Rider to Lease are hereby deleted and of no further force or effect, and
LESSOR represents and warrants that the leased premises are not currently occupied by any other
party and that no other party has a claim to possession of the leased premises or any portion
thereof.
	 
	3.	 	Paragraph O of the Rider to Lease is hereby deleted and replaced by the following. LESSEE shall
pay LESSOR $313,787.25 in rent upon LESSEE’s execution of this amendment, which payment shall be
applied to the first seven months of the lease term.
	 
	4.	 	Paragraph X of the Rider to Lease is hereby deleted and replaced by the following. LESSOR shall
provide LESSEE with certification in form and substance reasonably satisfactory to LESSEE that any
used laboratory equipment that is incorporated into LESSOR’s work shall be clean of contamination.
	 
	5.	 	The mutually agreed upon plan and specifications attached hereto, dated January 24, 2003, shall
be substituted for the plan and specifications dated January 14, 2003 attached to the lease and
referred to in Paragraph J of the Rider to Lease. All references to “LESSOR’s work” in the Rider to
Lease and this amendment shall refer to the attached plan and specifications dated January 24,
2003.
	 
	6.	 	LESSOR, at no further cost to LESSEE, shall provide up to 32 Trendway workstations for LESSEE’s
use at the leased premises during the term of this lease, which shall be available for installation
at the leased premises by LESSEE on or before the completion of LESSOR’s work. LESSEE shall be
responsible for reimbursing LESSOR its costs and expenses for disassembling said workstations from
their current location, and then LESSEE shall be responsible for the set-up, reinstallation and
wiring of said workstations. LESSOR shall store the workstations at no charge to LESSEE during
LESSOR’s work. LESSEE acknowledges that said workstations are now in good condition and repair, and
LESSEE agrees to return said workstations to LESSOR in the same condition, reasonable wear and tear
(only) excepted, upon vacating the leased premises.
	 
	7.	 	The parties acknowledge and agree that, as of the execution
of this amendment, not all of the
perimeter walls of the leased premises have been built. Accordingly, after completion of the
modifications provided for herein, LESSOR shall carefully measure the entire leased premises, and
if the size including common area does not equal the total number of square feet set forth in
Section 1 of this amendment, LESSOR shall notify LESSEE in writing of the actual revised square
footage, and said actual square footage shall be substituted for the figure in this amendment.
	 
	8.	 	Notwithstanding Section 14 of the lease, the control of snow and ice on all walkways, steps and
loading areas serving the leased premises and all other areas not readily accessible to plows shall
be the sole responsibility of LESSOR. In all other respects, Section 14 shall remain unchanged.
	 
	9.	 	Notwithstanding Section 24 of the lease, a shared dumpster or compactor shall be provided by
LESSOR, and LESSEE shall pay the disposal firm or LESSOR, as applicable, LESSEE’s proportionate
share of any costs associated therewith.
	 
	10.	 	LESSOR hereby represents to LESSEE that the floor load capacity of the leased premises,
including without limitation the deflection and vibration of the floor itself, is sufficient to
accommodate the equipment set forth in the attached Exhibit A, in mutually agreed upon locations.
In the event the floor load capacity is not sufficient, in the reasonable judgment of LESSEE’s
engineer, LESSOR shall remediate the problem in order to reasonably accommodate said equipment at
LESSOR’s expense. In the event LESSEE desires to install additional equipment in the future for
which the floor load capacity is not sufficient then LESSOR at LESSEE’s expense shall reinforce the
floor or LESSOR shall

 

 

	 	 	provide LESSEE with additional space elsewhere to house said equipment, which space shall be added
to the leased premises on comparable terms.
	 
	11.	 	LESSEE shall have unrestricted access to the freight elevator in common with other occupants of
the building during the term of the lease, subject to LESSOR’s reasonable rules and regulations. In
the event any item of LESSEE’s cannot fit in the freight elevator, LESSEE, at LESSEE’s expense,
shall have the right to remove a window and have its item loaded into the leased premises via crane
or other method. LESSEE shall replace the window in a good and workerlike manner.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to the
extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common seals this
24th
day of January, 2003.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Douglas Stephens	 	 
	 	By:	 	/s/ Tanya Kanigan	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 	 	Duly Authorized	 	 	 	 	 	Duly Authorized
	 	 
	11/2002	 	          1/28/03	 	 	 	 	 	Print Name:	 	Tanya Kanigan	 	 
	 

	 	 	 	 	 	 	 	 	 	 

	 	 

 

 

01040062-DRS-I

CUMMINGS PROPERTIES, LLC

STANDARD FORM

LEASE EXTENSION

     In connection with a lease currently in effect between the parties at 12 Gill Street, Suite 4000,
Woburn, Massachusetts, fully executed on January 21, 2003 and terminating March 30, 2008, and in
consideration of the mutual benefits to be derived herefrom, Cummings Properties, LLC, LESSOR, and
BioTrove, Inc., LESSEE, hereby agree, effective April 1, 2004, to amend said lease as follows:

	 	1.	 	The lease is hereby extended for an additional term of one (1) year ending at noon on March 30,
2009.
	 
	 	2.	 	Base rent is hereby changed to six hundred fifty one thousand four hundred nine (651,409)
dollars per year or $54,284.08 per month.
	 
	 	3.	 	The base month from which to determine the amount of each annual increase in the “Cost of
Living” shall be November 2003, which figure shall be compared with the figure for November 2004,
and each November thereafter to determine the percentage increase (if any) in the base rent to be
paid during the following calendar year.
	 
	 	[4.	 	THIS PARAGRAPH DOES NOT APPLY.]
	 
	 	5.	 	The lease, including all terms, conditions, escalations, etc. shall be automatically extended
for additional successive periods of five (5) years each unless LESSOR or LESSEE shall serve
written notice, either party to the other, of either party’s desire not to so extend the lease. The
time for serving such written notice shall be not more than twelve months or less than six months
prior to the expiration of the then current lease period. Time is of the essence.
	 
	 	6.	 	To the extent any inconsistency exists between this Lease Extension and the lease, including any
prior amendments, the conditions contained herein shall control and supersede any earlier
provisions. Neither the submission of this Lease Extension, nor the prospective acceptance of any
increase in the security deposit, shall constitute a reservation of or option for the leased
premises, it being expressly understood and agreed that this Lease Extension shall not bind either
party in any manner whatsoever until it has been executed by both parties.
	 
	 	7.	 	The size of the leased premises is hereby increased by approximately 10,026 square feet
(including 0.3% common area), with the addition of 10-R Gill Street as shown on the mutually agreed
upon plan attached hereto (the “Attached Plan”). With this addition, the leased premises shall
consist of approximately 22,585 square feet (including 12% common area) at 12 Gill Street and
approximately 10,026 square feet (including 0.3% common area) at 10-R Gill Street.
	 
	 	8.	 	LESSEE agrees to take possession of 10-R Gill Street in “as is” condition, except LESSOR, at
LESSOR’s cost, shall construct a demising wall for 10-R Gill Street, construct a loading dock as
shown on the Attached Plan, and provide a 120V/208V, 200 AMP electrical service before or about the
completion date of any alterations to be completed pursuant to the New Plan as defined in Section
12 below.
	 
	 	9.	 	* The parties acknowledge and agree that, as of the execution of this Lease Extension, not all
of the perimeter walls of 10-R Gill Street have been built. Accordingly, upon completion of the
modifications provided for herein, LESSOR shall carefully measure 10-R Gill Street, and if the size
including common area does not equal the number of square feet set forth above, LESSOR shall notify
LESSEE in writing of the actual revised square footage and the corresponding increase or decrease
in rent, based on the same rate per square foot for 10-R Gill Street used in this Lease Extension,
and said actual square footage and adjusted rent shall be substituted for the figures herein.
	 
	 	10.	 	LESSOR, if requested to do so by LESSEE and at LESSEE’s sole expense, shall make alterations
necessitated by LESSEE’s use of 10-R Gill Street according to a plan to be mutually agreed upon by
both parties (the “New Plan”). Any such alterations shall be considered “non-building standard” for
maintenance purposes pursuant to Section 10 of the lease. At LESSEE’s request, up to half of the
charges for all alterations agreed to in advance and completed by LESSOR or LESSOR’s agents may be
incorporated into the lease by separate amendment to be attached hereto, amortized with interest at
nine percent per annum, and then paid for by LESSEE in the same manner as base rent which shall
otherwise be due.

 

 

LEASE EXTENSION

(Continued)

	 	11.	 	If LESSOR should make any alterations and amortize the cost thereof under the preceding
paragraph, then LESSEE shall provide LESSOR with additional security, which may include a letter of
credit, in an amount and form satisfactory to LESSOR and LESSOR’s counsel to ensure payment of all
charges to be amortized.
	 
	 	12.	 	On or before the commencement date of a lease between LESSOR and a third party for all or part
of the vacant space that is contiguous to 10-R Gill Street, LESSOR shall construct, at a charge to
LESSEE of $14,000, the hallway shown as the hatched area on the Attached Plan. Prior to that date,
LESSEE may use the additional egress for emergency purposes (only).
	 
	 	13.	 	Upon substantial completion of said hallway, the size of the leased premises shall be increased
by approximately 385 square feet (including 0.3% common area), and the annual base rent shall be
increased by $2,887.50.
	 
	 	14.	 	LESSOR, at its cost, may at any time, subject to LESSEE’s approval, which approval shall not be
unreasonably withheld or delayed, relocate the additional egress and the hallway to a different
location at 10 Gill Street, and the size of the leased premises and annual base rent shall be
adjusted accordingly.
	 
	 	15.	 	LESSOR, at no further cost to LESSEE, shall make available an additional 35 used Trendway
workstations for LESSEE’s use at the leased premises. LESSEE shall be responsible for the removal
and disassembly of said workstations from their current location and for the reinstallation and
wiring of said workstations at the leased premises. LESSEE acknowledges that said workstations are
now in good condition and repair, and LESSEE agrees to return said workstations to LESSOR in the
same condition, reasonable wear and tear (only) excepted upon vacating the leased premises.
	 
	 	16.	 	Nothing in this Lease Extension is intended to affect the $2,086.50 per month discount in
Paragraph I of the Rider to Lease, provided LESSEE is not in default of the lease or in arrears of
any rent or invoice payments.
	 
	 	17.	 	LESSEE shall pay LESSOR $11,000 to upgrade the existing electrical service in place from 200
AMPs to 600 AMPs on or before the completion date of the New Plan.

All other terms, conditions and covenants of the lease shall continue to apply. In Witness Whereof,
LESSOR and LESSEE have hereunto set their hands and common seals this 3rd day of March, 2004.

	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Dennis Clarke
 

	 	 
	 	By:
	 	/s/ R. M. STODDARD
 

	 	 
	Duly Authorized
Duly Authorized
	 	 	 	Print Name: R. M. STODDARD	 	 

10/03

 

 

02030109-RSY-B

CUMMINGS PROPERTIES, LLC

STANDARD FORM

CONSENT AND WAIVER

     For valuable consideration, the receipt of which is hereby acknowledged, Cummings Properties. LLC,
LESSOR, hereby consents to the security interest as provided hereinafter for the benefit of Oxford
Finance Corporation LENDER, in connection with a lease executed on January 21, 2003 and terminating
on March 30, 2008, at 12 Gill Street, Suite 4000, Woburn,
Massachusetts between LESSOR and BioTrove,
Inc., LESSEE, subject to the following provisions;

	1.	 	LENDER represents that it has been granted a security interest by LESSEE in and to LESSEE’s
goods, inventory, furniture and/or equipment (EQUIPMENT). LESSEE similarly represents that it has
granted said security interest to LENDER.
	 
	2.	 	LESSOR agrees not to interfere with LENDER’s enforcement of its rights in and to the EQUIPMENT,
including the removal of same if LENDER determines it necessary to do so. LENDER, however, shall
pay LESSOR for any physical damage to the leased premises in any way caused by LENDER’s actions in
this regard. LESSOR acknowledges receipt of $350 towards its expenses in connection with this
consent, and LESSEE shall, upon LESSEE’s execution of this Consent and Waiver, pay any additional
charges that may be due.
	 
	3.	 	LENDER also agrees to indemnify and hold LESSOR harmless from any and all liability, damages and
claims in any way associated with LENDER’s actions and
LENDER’s enforcement of its rights in
connection with its security interest.
	 
	4.	 	LENDER further agrees to provide LESSOR with a copy of any UCC financing statement and/or UCC
termination statement relating to the EQUIPMENT upon the filling of same.
	 
	5.	 	LESSOR’s consent as stated in this agreement shall not serve to alter or modify any aspect of
the lease. Specifically, all leasehold improvements or alterations, including but not limited to
those items referred to in Section 27 of the lease, shall remain a part of the leased premises and
may not be removed at any time.
	 
	6.	 	If LENDER exercises its right under its security interest, LENDER agrees to assume LESSEE’s
obligations under the lease including payment to LESSOR of the then current rental rate for use and
occupancy of the leased premises, from the date on which LENDER takes possession to the date on
which the leased premises are completely vacated and surrendered to LESSOR in proper condition as
provided in the lease.
	 
	7.	 	This agreement shall inure to the benefit of LESSOR, LESSEE and LENDER, respectively, their
successors and assigns, and shall be binding upon LESSOR, LESSEE and LENDER, respectively, and
their successors and assigns.
	 
	8.	 	In the event that LESSOR holds a security interest in the EQUIPMENT, LESSOR and LENDER agree
that their respective security interests shall have the same priority status.
	 
	[9.	 	THIS PARAGRAPH DOES NOT APPLY.]
	 
	[10.	 	THIS PARAGRAPH DOES NOT APPLY.]

     In Witness Whereof LESSOR, LESSEE and LENDER have hereunto set their hands and common seals this
28TH
 day of March, 2003.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE,
INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Douglas Stephens	 	 	 	By:	 	/s/ Robert Stoddard	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 

	 	               Duly Authorized	 	 	 	 	 	 	 	Duly Authorized	 	 
	 	 	4/7/03	 	 	 	Print Name:	 	ROBERT STODDARD	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	LENDER: OXFORD FINANCE CORPORATION	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	/s/
Michael J. Altenburger, CFO	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	Duly Authorized	 	 
	 	 	 	 	 	 	Print Name:	 	Michael J. Altenburger	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 

 

 

03040
210-JTH-1

CUMMINGS PROPERTIES, LLC

STANDARD FORM

AMENDMENT
TO LEASE # 2

     In
connection with a lease currently in effect between the parties at 12 Gill Street, Suite
4000 and 10-R Gill Street, Woburn, Massachusetts, fully executed on January 21, 2003 and terminating
March 30, 2009, and in consideration of the mutual benefits to be derived herefrom, Cummings
Properties, LLC, LESSOR, and BioTrove, Inc., LESSEE, hereby agree, effective June 1, 2004, to amend
said lease as follows:

	1.	 	Base rent is hereby changed to six hundred fifty nine thousand two hundred seventy three (659,273) dollars per year or $54,939.41 per month.
	 
	2.	 	The base month from which to determine the amount of each annual increase in the “Cost of
Living” shall be November 2003, which figure shall be compared with the figure for November 2004,
and each November thereafter to determine the percentage increase (if any) in the base rent to be
paid during the following calendar year.

	 
	[3.	 	THIS PARAGRAPH DOES NOT APPLY.]

	 
	4.	 	The size of the leased premises at 10-R Gill Street (“10-R”) is hereby increased by
approximately 322 square feet (including .3% common area), from approximately 10,026 square feet
(including .3% common area), to a new total of approximately 10,348 square feet (including .3%
common area) with the addition of the cross-hatched area and a pro-rata share of the common
electric room and shared vestibule shown on the mutually agreed upon plan attached hereto (the “New
Plan” referred to in Section 10 of the Lease Extension dated March 3, 2004 (“the March
Extension”)). The leased premises shall now consist of approximately 22,585 square feet (including
12% common area) at 12 Gill Street, Suite 4000 and approximately 10,348 square feet (including 0.3%
common area) at 10-R. Section 13 of the March Extension shall continue to apply.
	 
	5.	 	LESSOR, at LESSOR’s cost, shall modify 10-R (only) according to the New Plan before or about 60
days following full execution of this amendment.
	 
	6.	 	If for any reason other than delay requested or caused by LESSEE (which shall include without
limitation any additions and/or changes requested by LESSEE to the
scope of LESSOR’s work, any
delay in LESSEE providing information to LESSOR for any permits or plans, and/or any interference
by LESSEE or LESSEE’s contractor with LESSOR’s work), LESSOR does not substantially complete,
except for punch list items, the modifications shown on the New Plan as provided in Section 5
above, then LESSEE shall be entitled to a rent abatement of $201.25 per month, to be apportioned
for any partial month, from June 1, 2004 until LESSOR substantially completes its work, but in no
case beyond August 31, 2004. This abatement of rent shall be
LESSEE’s sole remedy for any delay by
LESSOR in completing its work.
	 
	7.	 	Notwithstanding Section 10 of the March Extension, the parties acknowledge and agree that
charges totaling $26,340, comprised of the $14,000 and $11,000 charges referred to in Sections 12
and 17 of the March extension and a $1,340 charge for installation of two exterior windows, as
shown on the New Plan, have been amortized without interest and incorporated into the rent provided
for in Section 1 above.
	 
	8.	 	The parties acknowledge and agree that, as of the execution of this amendment, not all of the
perimeter walls of 10-R as increased herein have been built. Accordingly, upon completion of the
modifications provided for herein, LESSOR shall carefully measure 10-R, and if the size including
common area does not equal the number of square feet set forth above, LESSOR shall notify LESSEE in
writing of the actual revised square footage and the corresponding increase or decrease in rent,
based on the same rate per square foot used for 10-R in this amendment, and said actual square
footage and adjusted rent shall be substituted for the figures herein.
	 
	9.	 	LESSOR, if requested to do so by LESSEE, and at LESSEE’s sole expense, shall install one handicap
ramp, in accordance with LESSOR’s building standard specifications, to serve 10-R and the adjoining
premises. LESSOR agrees there shall be no rent increase resulting
from LESSEE’s non-exclusive use
of the outside area for said ramp.

 

 

AMENDMENT TO LEASE #2

(Continued)

	10.	 	Paragraph CC of the Rider to Lease is hereby deleted and the following shall now apply.
Notwithstanding the provisions of Sections 1 and 2 above, annual base rent during the option terms
shall be recalculated at LESSOR’s published annual rental rate less two dollars per square foot as
of the commencement of the applicable option term for similar space, but shall in no case be less
than the annual base rent, plus all “Cost of Living” adjustments, that would otherwise be in effect
as of the commencement of the applicable option term. The base month from which to determine the
amount of each “Cost of Living” adjustment during the first option term shall then be changed to
January 2009, the “comparison” month shall be changed to November 2009, and the first adjustment
during the first option term shall take place with the rent due on January 1, 2010. The base month
from which to determine the amount of each “Cost of Living” adjustment during the second option
term shall be changed to January 2012, the “comparison” month shall be changed to November 2012,
and the first adjustment during the second option term shall take place with the rent due on
January 1, 2013. Section 1 of the lease shall continue to apply in all other respects during the
option terms.
	 
	11.	 	Section 5 of the March Extension is hereby deleted and of no further force or effect.
	 
	12.	 	The provisions of Paragraphs W and Z of the Rider to Lease shall not only apply prior to the
termination of the lease, but also prior to LESSEE’s relocation from and/or relinquishment of all
or any portion of the leased premises. Time is of the essence.
	 
	13.	 	Section 8 of Amendment to Lease #1 is hereby deleted and the following shall now apply.
Notwithstanding Section 14 of the lease, the control of snow and ice on all walkways, steps,
loading areas and all other areas not readily accessible to plows serving 12 Gill Street (only)
shall be the sole responsibility of LESSOR. In all other respects, said Section 14 shall remain
unchanged.
	 
	14.	 	Section 9 of Amendment to Lease #1 is hereby deleted and the following shall now apply.
Notwithstanding Section 24 of the lease, a shared dumpster or compactor shall be provided by LESSOR
at 12 Gill Street (only), and LESSEE shall pay the disposal firm or LESSOR, as applicable, LESSEE’s
proportionate share of any costs associated therewith. In all other respects, said Section 24 shall
remain unchanged.
	 
	15.	 	Prior to the lease termination or any future relocation to another facility of LESSOR (only),
LESSEE may remove telephone equipment supplied and installed by LESSEE, provided LESSEE has
satisfactorily complied with all other conditions of this lease. LESSEE must repair any damage
resulting from such removal, restore the leased premises to their condition prior to the
installation of said equipment and remove or label, in accordance with all applicable building and
electrical codes, all wiring and cabling used by LESSEE. LESSEE must complete all such removal,
repair, restoration and other work prior to the termination or relocation date. Time is of the
essence.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to the
extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common seals
this 18th day of June, 2004.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ [ILLEGIBLE]	 	 	 	By:	 	/s/ Alan T. Barber	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	Duly Authorized
	 	 	 	 	 	 	 	Duly Authorized	 	 
	 	 	 	 	 	 	Print Name:	 	Alan T. Barber, CFO	 	 

 

 

     

 

06040385-ESA-A

CUMMINGS PROPERTIES, LLC

STANDARD FORM

AMENDMENT TO LEASE # 3

     In connection with a lease currently in effect between the parties at 12 Gill Street, Suite 4000 and
10-R Gill Street, Woburn, Massachusetts, fully executed on January 21, 2003, and terminating March
30, 2009, and in consideration of the mutual benefits to be derived herefrom, Cummings Properties,
LLC, LESSOR, and BioTrove, Inc., LESSEE, hereby agree, effective July 1, 2004, to amend said lease
as follows:

	1.	 	Base rent is hereby changed to six hundred sixty thousand nine hundred fourteen (660,914)
dollars per year or $55,076.16 per month.
	 
	2.	 	LESSOR, at LESSOR’s expense, shall install one sloped walkway entrance, in accordance with the
attached Additional Work Authorization dated June 10, 2004 and the mutually agreed upon plan
attached hereto, to serve 10-R Gill Street and the adjoining premises. Upon completion of these
modifications, LESSEE agrees that LESSOR’ will have fulfilled its obligations under Section 9 of
Amendment to Lease #2.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to the
extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common seals this 6th day
of July 2004.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ [ILLEGIBLE]	 	 	 	By:	 	/s/ Alan T. Barber	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	Duly Authorized
	 	 	 	 	 	 	 	Duly Authorized	 	 
	 	 	 	 	 	 	Print Name:	 	Alan T. Barber, CFO	 	 

 

 

04050236-PLC-A

CUMMINGS
PROPERTIES, LLC
 STANDARD FORM

AMENDMENT TO LEASE # 4

     In connection with a lease
currently in effect between the parties at 12 Gill Street, Suite 4000,
and 10-R Gill Street, Woburn, Massachusetts, fully executed on January 21, 2003 and terminating
March 30, 2009, and in consideration of the mutual benefits to be derived herefrom, Cummings
Properties, LLC, LESSOR, and Biotrove, Inc., LESSEE, hereby agree, effective upon full execution, to
amend said lease as follows:

	1.	 	* LESSOR shall designate from time to time a specific area at or near the leased premises for
use by LESSEE for the overnight parking of up to a maximum of one car, van, or small pickup truck.
LESSEE shall be solely responsible for any snow removal for this area. LESSOR may tow, at LESSEE’s
sole risk and expense, any vehicles not parked in designated overnight areas or any vehicles parked
overnight in excess of the permitted number. Notwithstanding this limit, LESSEE may park additional
vehicles beyond the permitted number in the designated overnight parking area upon prior written
approval of LESSOR, which approval shall be granted or denied at LESSOR’s sole discretion, and upon
such other or further terms and conditions as LESSOR may determine. If LESSEE fails to comply with
the requirements of this paragraph or repeatedly exceeds the maximum vehicles permitted, LESSOR may
terminate this overnight parking provision with five days’ written notice.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to the
extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In
Witness Whereof, LESSOR and LESSEE have hereunto set their hands and
common seals this 14th day of
April 2005.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	 	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ [ILLEGIBLE]	 	 	 	By:	 	/s/
Robert H. Ellis	 	 
	 

	 	Duly Authorized
	 	 	 	 	 	 	 	Duly Authorized	 	 
	 	 	4/20/05	 	 	 	Print Name:	 	Robert
H. Ellis	 	 
	 	 	 	 	 	 	Title:	 	CEO
& President	 	 

 

 

ADDITIONAL WORK AUTHORIZATION

CUMMINGS PROPERTIES, LLC

200 WEST CUMMINGS PARK, WOBURN, MA 01801

781-935-8000 — fax 781-935-1990

	 	 	 	 	 	 	 	 	 
	CUSTOMER NAME
	 	 	 	 	DATE	 	[ILLEGIBLE]	 
	     BioTrove
	 	 	 	 	06-10-04	 	 	 
	STREET
	 	 	CITY	 	STATE	 	 	 
	     12 Gill Street, Suite 4000
	 	 	Woburn	 	MA	 	 	 
	ATTENTION
	 	 	PHONE	 	FAX	 	 	 
	     Alan Barber
	 	 	781-721-3600	 	784-721-3601	 	 	 

Provide
labor and materials to execute the following scope of work at 10-R
Gill Street:

	 	 	See attached [ILLEGIBLE] plan dated 06-10-04
	 
	1.	 	Construct sloped walkway with landscaping includes:

	 	•	 	Revised installation of storefront door system to allow door
to open on to walkway.
	 	 	 	(Included in
Lease Agreement)
	 
	 	•	 	Cutting of asphalt to allow for landscaping drainage.
	 	 	 	(Included in Lease Agreement)
	 
	 	•	 	Removal of additional asphalt to accommodate revised planting beds and walkway.
	 
	 	•	 	Layout of fill and soil to raise surface of walkway and planting beds.
	 
	 	•	 	Framing of sloped walkway (approx. 60 LF of run four feet wide) and form removal after concrete
pour.
	 
	 	•	 	Installation of approx. 10 LF of additional cast-in-place concrete curbing.
	 
	 	•	 	Installation of rebar or welded wire mesh, pouring of approx. 5 yards of concrete, screening of
concrete surface, control joints and broom finish of walkway surface.
	 
	 	•	 	Installation of additional 42”high metal guardrail at top of walkway and additional handrail at
egress stairs from loading dock (due to layout of walkway).
	 
	 	•	 	Extension of exterior roof drain leader from current location to french drain at adjacent suite.
	 
	 	•	 	Installation of approx. 10 to 13 additional shrubs and other perennial plantings in mulched
landscaping beds.
	 
	 	•	 	Installation of 4”dia. steel bollard filled with concrete at bottom of loading dock egress
stairs.
	 
	 	•	 	Striping of walkway and two standard parking spaces
	 
	 	•	 	Designation of HP parking across parking lot including signage for HP parking.

Note: Upon Customer’s full payment of Electrical upgrade AWA dated 5/18/04, Cost:___[ILLEGIBLE]

	 		 	[ILLEGIBLE]
	 
	 	•	 	No representation is made as to the suitability of above work for Customer’s use or occupancy.
	 
	 	•	 	Customer to remove furniture and equipment from the work area.
	 
	 	•	 	Customer acknowledges that the above work or revisions from previously approved plans
may cause a
delay beyond any [ILLEGIBLE] scheduled completion date.
	 
	 	•	 	This quote is valid for 30 days from the date of issue. If space is unoccupied on date of issue,
prices may increase [ILLEGIBLE]. Above work is to be accomplished during normal working hours or
during prearranged overtime at additional [ILLEGIBLE] price includes sales tax.
	 
	 	•	 	Payment is due upon the Customer’s execution of this authorization.
	 
	 	•	 	Customer acknowledges that the work described herein shall be considered non-building standard
under the terms [illegible] lease [illegible] shall be maintained by Customer following
installation, unless otherwise noted.

	 	 	 	 	 	 	 	 	 
	Accepted by:

	 	/s/ Alan T. Barber
	 	 	 	Date:	 	6/22/04
	 

	 	Duly Authorized	 	 	 	 	 	 
	 

	 	PRINTED NAME: Alan T. Barber
	 	 	 	TITLE:	 	 
	 

	 	 	 	 	 	 	 	 

[ILLEGIBLE]

 

     

 

 

HAND DELIVERED

June 25, 2008

Mr. Paul Pescatore 

BioTrove, Inc.

12 Gill Street, Suite 4000

Woburn, MA 01801

Dear Paul:

We are pleased to enclose for your records a fully executed Lease Extension #2 for BioTrove’s
facility at 12 Gill Street, Suite 4000 and 10-R and P Gill Street, Woburn, Massachusetts. We
appreciate your decision to continue your business in a Cummings Properties facility.

Please call me or Tony Spencer, Leasing/Property Manager, if we may be of further assistance at any
time.

	 	 	 
	Sincerely,
	 	 
	 
	 	 
	CUMMINGS PROPERTIES, LLC
	 	 
	 
	/s/ D. Marc Knittle
 

	 	 
	D. Marc Knittle
	 	 
	Key Accounts Manager
	 	 
	 
	 	 
	Enclosure
	 	 

	 	 	 	 	 
	Corporate Office: 200 West Cummings Park, Woburn, MA 01801-6396

	•        	781-935-8000
	•          	Fax 781-935-1990
	[ILLEGIBLE]

 

 

CUMMINGS PROPERTIES, LLC

STANDARD FORM

02080128-AHS-M

LEASE EXTENSION # 2

In
connection with a lease *in effect between the parties at 12 Gill Street, Suite 4000 and
10-R Gill Street, Woburn, Massachusetts, fully executed on
January 21, 2003 and
currently terminating on March 30, 2009, and in consideration of the mutual benefits
to be derived herefrom, Cummings Properties, LLC, LESSOR, and
BioTrove, Inc., LESSEE, hereby agree, effective July 1, 2008, to amend said lease, including its terms,
conditions, covenants and obligations (“terms”), as
follows:         *, as amended,

	1.	 	The lease is hereby extended for an additional term of two years ending at noon
on March 30, 2011.

	2.	 	Base rent is hereby changed to eight hundred forty eight thousand seven hundred
thirty three (848,733) dollars per year or $70,727.75 per month.

	3.	 	The base month from which to determine the amount of each annual increase in the “Cost of
Living” shall be November 2007, which figure shall be compared with the figure for
November 2008, and each November thereafter to determine the percentage increase (if
any) in the base rent to be paid during the following calendar year.

	4.	 	THIS PARAGRAPH DOES NOT APPLY.
	 
	5.	 	THIS PARAGRAPH DOES NOT APPLY.

	6.	 	No actions taken by LESSOR under Section 20 of the lease, as amended, shall terminate
LESSEE’S obligation to pay rent under the lease, as liquidated damages or otherwise.

	7.	 	The size of the premises is hereby increased by approximately 5,360 square feet
(including 0.3% common area) with the addition of 10-P Gill Street, Woburn (“Suite 10-P”).
The premises shall thereafter consist of approximately 22,585 square feet (including 12%
common area) at 12 Gill Street, Suite 4000 (“Suite 4000”), approximately 10,776 square
feet (including 0.3% common area) at 10-R Gill Street (“Suite 10-R”) and approximately
5,360 square feet (including 0.3% common area) at Suite 10-P, for a new total of
approximately 38,721 square feet (including common area).

	8.	 	* LESSEE agrees to take possession of Suite 10-P in “as is” condition. The parties
acknowledge and agree that LESSOR has previously repainted exposed concrete block walls,
rescaled the exposed concrete floor, repaired and repainted all drywall partitions,
replaced glass and light bulbs as needed and cleaned all carpet in the office area.

	9.	 	* The base from which to determine the amount of any increase in real estate taxes
pursuant to Section 4 of the lease is hereby changed to the rate and the assessment in
effect for the fiscal year ending June 30, 2008.

	10.	 	Effective April 1, 2009, base rent shall be changed to seven hundred seventy four
thousand four hundred twenty (774,420) dollars per year or $64,535 per month.

	11.	 	LESSOR, at LESSEE’s request and sole expense, agrees to complete certain improvements
and alterations necessitated by LESSEE’s use of Suite 10-P (only) according to a plan to
be mutually agreed upon by both parties. These alterations shall be considered
“‘non-building standard” for maintenance purposes pursuant to Section 10 of the lease.
LESSOR shall contribute up to a maximum of $10,000 toward said alterations.

	12.	 	LESSEE shall move its furniture, furnishings, equipment, inventory and other property at
Suite 10-P and Suite 10-R as requested by LESSOR to enable LESSOR to carry out the
above-described modifications to the premises.

	13.	 	In consideration of this lease extension, Paragraphs P and BB of the Rider to Lease and
Section 10 of Amendment to Lease #2 are hereby deleted and of no further force or effect.
Paragraph CC of the Rider to Lease shall remain deleted.

	14.	 	Notwithstanding Section 18 of the lease, LESSOR agrees to pay a brokerage commission
equal to LESSOR’s standard commission for new business, which is currently estimated to be
$71,643.78, on LESSEE’s behalf to Andrew J. Majewski of CB Richard Ellis on account of the
extension of the lease through March 30, 2011 and the addition of Suite 10-P (only).
LESSEE warrants that this amount is the total commission to be paid by LESSOR to CB
Richard Ellis or any other broker of LESSEE on account of this lease extension through
March 30, 2011 and the addition of Suite 10-P.

	 	 	 	 	 
	 

	 	ENA
 

	 	LESSOR 
	 
	 	 	 	 
	 

	 	AAL
 

	 	LESSEE 

 

 

02080128-AHS-M

LEASE EXTENSION

(continued)

	15.	 	Provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in
default of the lease beyond any applicable grace or cure period, LESSEE shall have a one-time
option to cancel the lease for any reason or no reason at all, effective March 30, 2010, by
serving LESSOR with written notice to that effect on or before June 30, 2009, along with a
simultaneous payment of $77,442 as a lease termination fee. LESSEE shall also remain
responsible for all damages to the premises in accordance with the lease and for rent and all
other charges due under the lease, including without limitation utility charges and real estate
tax increases, through March 30, 2010. Time is of the essence.

	16.	 	Provided LESSEE has not exercised the cancellation option provided for in Section 15 above,
LESSEE shall have a one-time option to relinquish Suite 4000, Suite 10-P or Suite 10-R
effective March 30, 2010, by serving LESSOR with written notice to that effect on or before
June 30, 2009. LESSEE’s notice to relinquish shall only be effective if LESSEE is not then in
arrears of any rent or invoice payments or otherwise in default of the lease in any case
beyond any applicable grace or cure period and if said notice is submitted to LESSOR along with
simultaneous payment of the applicable relinquishment fee. The relinquishment fee for Suite
4000 shall be $45,170, the relinquishment fee for Suite 10-P shall be $10,720 and the
relinquishment fee for Suite 10-R shall be $21,552. In the event LESSEE elects to relinquish
Suite 4000, annual base rent shall then be reduced by $451,700 as of March 30, 2010, and any
extended occupancy of Suite 4000 beyond March 30, 2010 shall be governed by Section 22 of the
lease. LESSEE shall also remain responsible for all damages to Suite 4000 in accordance with
the lease and for rent and all other charges due under the lease, including without limitation
real estate tax increases, through March 30, 2010. In the event LESSEE elects to relinquish
Suite 10-P, annual base rent shall then be reduced by $107,200 as of March 30, 2010, and any
extended occupancy of Suite 10-P beyond March 30, 2010 shall be governed by Section 22 of the
lease. LESSEE shall also remain responsible for all damages to Suite 10-P in accordance with
the lease and for rent and all other charges due under the lease, including without limitation
real estate tax increases, through March 30, 2010. In the event LESSEE elects to relinquish
Suite 10-R, annual base rent shall then be reduced by $215,520 as of March 30, 2010, and any
extended occupancy of Suite 10-R beyond March 30, 2010 shall be governed by Section 22 of the
lease. LESSEE shall also remain responsible for all damages to Suite 10-R in accordance with
the lease and for rent and all other charges due under the lease, including without limitation
real estate tax increases, through March 30, 2010. Time is of the essence.

	17.	 	From July 1, 2008 to March 30, 2011 (only), provided LESSEE is not then in arrears of any
rent or invoice payments or otherwise in default of the lease in any case, beyond any
applicable grace or cure period, LESSEE shall have the one-time right of first lease of
approximately 18,311 square feet (including 12% common area) of additional space at 12 Gill
Street, Suite 3000, and the one-time right of first lease of approximately 14,844 square feet
(including 12% common area) at 12 Gill Street, Suite 4700, at LESSOR’s then-current published
rental rate less $1.50 per square foot for said spaces, as each becomes available for lease
directly from LESSOR, subject to the right of the current lessees (if any) to extend or
otherwise renegotiate their leases. LESSEE shall have three business days from receipt of
notice from LESSOR of said availability to execute LESSOR’s then-current standard form lease
or amendment to lease for said additional space(s). If LESSOR fails to notify LESSEE of the
availability of either space and leases it to others, and if LESSEE notifies LESSOR of its
desire to lease said space and executes LESSOR’s then-current standard form lease or amendment
to lease for said space, LESSOR shall then have 60 days to relocate the other party. If
LESSOR fails to relocate the other party within said 60 days and to execute the new lease or
amendment to lease with LESSEE, then LESSEE may elect, by serving LESSOR written notice within
30 days after expiration of the 60-day relocation period, to occupy a similar amount of
additional space in one of LESSOR’s buildings at no charge until such time as LESSOR delivers
possession of the applicable space. This shall be LESSEE’s exclusive remedy for any failure
by LESSOR to deliver possession of Suite 3000 and/or Suite 4700 or any breach by LESSOR of the
provisions of this paragraph. Time is of the essence.

	18.	 	Provided LESSEE has not exercised the cancellation option provided for in Section 15 above,
and provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in
default of the lease in any case, beyond any applicable grace or cure period, LESSEE shall
have a one-time option to extend the lease, including all terms and escalations therein, for
one additional term of one year (the “option term”) by serving LESSOR with written notice of
its desire to so extend the lease. The time for serving such written notice shall be not more
than 12 months or less than nine months prior to the expiration of the then-current lease
term. Additionally, notwithstanding the provisions of Sections 3 and 10 above, annual base
rent during the option term shall be recalculated at LESSOR’s published

	 	 	 	 	 
	 

	 	ENA
 

	 	LESSOR 
	 
	 	 	 	 
	 

	 	AAL
 

	 	LESSEE 

 

 

02080128-AHS-M

LEASE EXTENSION

(continued)

annual rental rate as of the commencement of the option term for similar space but shall
in no case be less than the annual base rent, plus all “Cost of Living” adjustments, that
would otherwise be in effect as of the commencement of the option term. The base month
from which to determine the amount of each “Cost of Living” adjustment during the option
term shall then be changed to January 2011, the “comparison” month shall be changed to
November 2011, and the first adjustment during the option term shall take place with the
rent due on January 1, 2012. Section 1 of the lease shall continue to apply in all other
respects during the option term. Time is of the essence.

	19.	 	Paragraph II of the Rider to Lease is hereby deleted and the following shall now apply.
During the first nine months after full execution of this lease extension (only), provided
LESSEE is not then in arrears of any rent or invoice payments or otherwise in default of
the lease beyond any applicable grace or cure period, LESSEE may install, at LESSEE’s sole
expense, an illuminated exterior sign on 10 and/or 12 Gill Street, in a location to be
designated by LESSOR and reasonably acceptable to LESSEE and in compliance with LESSOR’s
design and construction standards and all ordinances, bylaws, and state and local building
codes. LESSEE shall obtain all necessary permits and LESSOR’s written consent as to size,
graphics, construction and the like. If applicable, LESSEE shall, at LESSEE’s sole expense,
remove any existing signage and patch and finish any holes prior to sign installation.
Trees, shrubs, landscaping and architectural elements may be removed or relocated, also at
LESSEE’s sole expense, with prior written approval of LESSOR, said approval not to be
unreasonably withheld, conditioned or delayed.

	20.	 	Following installation, LESSEE shall maintain said sign(s) in good working order and
condition, and if LESSEE fails to do so, LESSOR may elect to have said sign(s) repaired or
removed from the building(s) at LESSEE’s sole expense. In addition, on or before the
expiration or earlier termination of the lease, LESSEE shall remove, if requested by
LESSOR, said sign(s) and restore the premises in accordance with LESSOR’s building and
construction standards. Time is of the essence.

This extension shall not bind any party in any manner whatsoever until it has been executed by all
parties. All other terms of the lease *shall continue to apply, and to the extent any inconsistency
exists between this extension and the lease, including any prior amendments, the terms herein shall
control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to
be legally bound, have caused this extension to be executed this
25th day
of June, 2008.      *as amended

	 	 	 	 	 	 	 	 	 
	LESSOR: CUMMINGS PROPERTIES, LLC	 	LESSEE: BIOTROVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 
	   By:

	 	/s/ E. N. Agresti, Jr.
 

Duly Authorized

	 	   By:
	 	/s/ Albert A. Luderer
 

Duly Authorized

	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	   Print
Name: ALBERT A.
LUDERER 
	 	 
	 	 	 	 	   Title:
CEO 
	 	 

03/08

 

 

	 	 	 	 	 
	

	 	Date       

Prepared: 6/25/08	 	 
	 

	 	
	 	 

UNIT ACCEPTANCE AND KEY RECEIPT

LESSEE:    BioTrove, Inc.

	 	 	The below-named firm or individual hereby acknowledges receipt of keys
and timely delivery of the leased premises at:

10-P Gill Street, Woburn, MA 01801

	 	 	This will certify that, unless noted otherwise below, the facility has
been completed and delivered in satisfactory condition and in full
compliance with the lease agreement. Where applicable, the firm also
acknowledges receipt of the Meter/Utility Transfer Notice listing meter
number(s) for leased premises. Utilities serving the leased premises are
transferred into LESSEE’S name upon the earlier of the commencement date
of the lease, the delivery of the keys, or occupancy by LESSEE. The
undersigned represents and declares that he or she is authorized and
empowered to sign this receipt and Unit Acceptance on behalf of the
LESSEE.

KEYS ACCEPTED: BioTrove, Inc.

	 	 	 	 	 	 	 
	Exceptions (if any):
	 	 	 	      By:	 	/s/ Paul Pescatore 

	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	PAUL PESCATORE
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	Print Name
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	Date:
	 	6-25-08
	 

	 	 	 	 	 	 

DO NOT FILL OUT BELOW- OFFICE USE ONLY

	 	 	 	 	 	 	 	 	 
	KEY ISSUED

	 	N/A	 	 	 	 	 	 
	þ

	 	o
	 	PRIVATE ENTRANCE DOOR(S)	 	 	 	 
	o

	 	þ
	 	PRIVATE INTERIOR DOOR(S)	 	 	 	 
	þ

	 	o
	 	COMMON AREA ENTRANCE DOOR(S)     þ
	 	AA      o
	 	TEL
	o

	 	þ
	 	MAILBOX	 	 	 	 
	o

	 	þ
	 	GARAGE PADLOCK (92 MONTVALE)	 	 	 	 
	o

	 	þ
	 	ELEVATOR (100 SYLVAN)	 	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	ACCOUNTING USE ONLY	 	 
	KEYS ISSUED BY:	 	PROCESSED BY:	 	 
	 

	 	Initials:
	 	DMK
	 	 	 	 	 	Initials:
	 	                                        
	 	 
	 

	 	Date:
	 	6/25/08
	 	 	 	 	 	Date:
	 	                                        	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	                                        	 	 
	(Enter into Unit Acceptance Logbook and forward to	 	 	 	 	 	 	 	 
	Accounting immediately)	 	(Forward to LESSEE file)	 	 

REV. 04/03

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00146-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00146-of-00352.parquet"}]]