Document:

EX-10.17

 Exhibit 10.17 

LEASE 
 86 NEWBURY STREET LLC 

to 
 VFC PHARMACY #101, LLC 

Leased Premises Designated as 

Unit 2 Newbury Street Condominiums 

86 Newbury Street, Portland, Maine 

Dated: August 20, 2018 

 Table of Contents 

 

					
	 	  	Page	 
	 SECTION 1.0 - BASIC DATA: CONDITIONS
	  	 	4	 
	 1.1  Basic Data
	  	 	4	 
	 1.2  Definitions
	  	 	5	 
	 SECTION 2.0 - LEASE OF PREMISES
	  	 	6	 
	 2.1  Leased Premises
	  	 	6	 
	 2.2  Parking and Access
	  	 	9	 
	 2.3  Condition of Premises; Landlord’s Work
	  	 	9	 
	 SECTION 3.0 - TERM
	  	 	11	 
	 3.1  Initial Term
	  	 	11	 
	 3.2  Option to Extend Lease
	  	 	11	 
	 SECTION 4.0 - RENT
	  	 	12	 
	 4.1  Base Rent
	  	 	12	 
	 4.2  Additional Rent
	  	 	12	 
	 4.3  NNN Lease
	  	 	14	 
	 4.4  Audit Rights
	  	 	14	 
	 SECTION 5.0 - SECURITY DEPOSIT
	  	 	15	 
	 SECTION 6.0 - USE
	  	 	15	 
	 SECTION 7.0 - COVENANT OF QUIET ENJOYMENT
	  	 	15	 
	 SECTION 8.0 - UTILITIES
	  	 	16	 
	 SECTION 9.0 - TAXES
	  	 	16	 
	 SECTION 10.0 - PERSONAL PROPERTY
	  	 	17	 
	 SECTION 11.0 - REPAIRS OR MAINTENANCE
	  	 	17	 
	 SECTION 12.0 - ALTERATIONS
	  	 	19	 
	 SECTION 13.0 - INDEMNIFICATION; INSURANCE
	  	 	20	 
	 13.1  Indemnity
	  	 	20	 
	 13.2  Liability Insurance
	  	 	21	 
	 13.3  Release and Waiver of Subrogation
	  	 	21	 
	 13.4  Policies
	  	 	21	 
	 13.5  Limitation of Landlord’s Liability
	  	 	22	 
	 SECTION 14.0 - COMPLIANCE WITH APPLICABLE LAWS
	  	 	22	 
	 SECTION 15.0 - HAZARDOUS MATERIALS
	  	 	23	 
	 SECTION 16.0 - SIGNS
	  	 	24	 
	 16.1  General
	  	 	24	 
	 SECTION 17.0 - EMINENT DOMAIN
	  	 	25	 
	 SECTION 18.0 - DAMAGE OR DESTRUCTION
	  	 	27	 
	 SECTION 19.0 - ASSIGNMENT OR SUBLETTING
	  	 	28	 
	 SECTION 20.0 - ACCESS BY LANDLORD
	  	 	28	 
	 SECTION 21.0 - SUBORDINATION
	  	 	29	 
	 SECTION 22.0 - ESTOPPEL CERTIFICATES
	  	 	29	 
	 SECTION 23.0 - DEFAULT BY TENANT
	  	 	30	 
	 SECTION 23.0A - DEFAULT BY LANDLORD
	  	 	32	 
	 SECTION 24.0 - REIMBURSEMENT FOR COSTS, ATTORNEYS’
FEES
	  	 	32	 
	 SECTION 25.0 - BROKERS
	  	 	32	 
	 SECTION 26.0 - GUARANTY
	  	 	33	 

  
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	 SECTION 27.0 - RIGHT OF FIRST OFFER (“ROFO”)
	  	 	33	 
	 SECTION 28.0 - RIGHT OF FIRST OFFER EXPANSION RIGHTS
	  	 	36	 
	 SECTION 29.0 - EXCLUSIVITY
	  	 	37	 
	 SECTION 30.0 - FORCE MAJEURE
	  	 	37	 
	 SECTION 31.0 - RECORDING
	  	 	37	 
	 SECTION 32.0 - NOTICES
	  	 	38	 
	 SECTION 33.0 - SEVERABILITY
	  	 	38	 
	 SECTION 34.0 - SUCCESSORS AND ASSIGNS
	  	 	38	 
	 SECTION 35.0 - HOLDING OVER
	  	 	38	 
	 SECTION 36.0 - GOVERNING LAW
	  	 	38	 
	 SECTION 37.0 - COVENANTS OF TITLE
	  	 	38	 
	 SECTION 38.0 - EXHIBITS; COUNTERPARTS
	  	 	38	 

  
 3 

 LEASE 

THIS LEASE AGREEMENT (herein called the “Lease”) is made as of this
20th day of August, 2018, by and between 86 NEWBURY STREET LLC, a Maine limited liability company, with a place of business in Portland, Maine (“Landlord”), and
mailing address of c/o Chris Dyer, PO Box 6039, Falmouth, Maine 04105, and VFC PHARMACY #101, LLC, a Delaware limited liability company (“Tenant”), at the addresses shown below. 

Landlord and Tenant agree as follows: 

SECTION 1.0 - BASIC DATA: CONDITIONS 

1.1 Basic Data 

Each reference in this Lease to any of the terms contained in this Section 1.1 or otherwise defined herein shall be
construed to incorporate the definitions or data stated under that term. 
  

					
	 Leased Premises:
	  	As defined in Section 2.1. Notwithstanding any terms of this Lease to the contrary, depictions or descriptions of the Leased Premises or any of the elements thereof contained anywhere in this Lease shall not
be considered final unless and until they are approved as final exhibits by the parties in accordance with the terms hereof. The parties agree that upon mutual agreement as to the depiction and description of the Leased Premises, this Lease shall be
amended to account for the final depiction and description of the Leased Premises, including adjustment of any terms that are dependent upon square footage for their determination (such as rental amounts) and any other terms that require
modification due to the final configuration, size or features of the improvements as finally approved.
			
	 Term:
	  	                            	  	Twenty (20) years, plus the Partial Month Period.
			
	 Base Rent:
	  		  	As set forth in Section 4.
			
	 Tenant Address:
	  		  	Prior to Commencement Date:
		  		  	 VFC Pharmacy #101, LLC
 Portland, Maine
04101
 7 Custom House Street, Suite 5
 Portland, Maine
04101

			
		  		  	Post Commencement Date:
		  		  	 Unit 2, 86 Newbury Street Condominiums

Portland, Maine 04101

			
	 With a copy to:
	  		  	Hawley R. Strait, Esq.
		  		  	 Bernstein, Shur, Sawyer & Nelson
 100
Middle Street

		  		  	Portland, Maine 04101

  
 4 

			
	 Landlord Address:
	  	 86 Newbury Street LLC
 c/o Chris Dyer

PO Box 6039
 Falmouth, Maine 04105

		
	 With a copy to:
	  	Ronald N. Ward, Esq.
		  	 Drummond Woodsum
 84 Marginal Way, Suite 600

Portland, Maine 04101-2480

		
	 With a copy to:
	  	 86 Newbury Street, LLC
 C\O Chris Dyer

PO Box 6039
 Falmouth, Maine 04105

		
	 With a copy to:
	  	James Barns, Esq.
		  	 Barns, Greenfield & Thornton, LLC
 8 Fundy
Road
 Falmouth, Maine 04105

 1.2 Definitions 

For purposes of this Lease, the following terms have the following meanings, unless the context clearly requires otherwise. 

Building means collectively the new structure to be constructed, which includes the portion of the existing structure and expansion
structure initially as depicted on Exhibit A and is comprised of only Condominiums #1 and #2. The term “Building” includes landscaping, sidewalks and other common facilities used in connection with the operation of the
Building and as each such common facility is depicted and designated on the final Exhibit A as appurtenant to the structures in which are located the Leased Premises, The Building will never include: (i) the hotel facility
or its courtyard; (ii) any other improvements, structures or facilities that are to be or may be constructed by Landlord adjacent to the Building and Leased Premises; or (iii) the Parking Facility and its related improvements. 

CPI means the Consumer Price Index for Urban Wage Earners and Clerical Workers (‘CPI-W’), “U.S. City Average, All Items
Index,” as published by the United States Bureau of Labor Statistics, In the event that the Index is not then in existence, the parties shall use such equivalent price index as is published by any successor governmental agency then in existence
or if none, then by such nongovernmental agency as may then be publishing an equivalent price index, in lieu of and adjusted to the Index. If the aforesaid index shall cease to use the 1982-84 average of 100
as the basis of calculation, or if a substantial change is made in the terms or number of items contained in the index, the index shall be adjusted to conform to such change, using such computation thereof, if available, as shall be employed by The
United States Department of Labor in computing same. 

  
 5 

 Developer means Bateman Investments, LLC, a Maine limited liability company pursuant
to its Development Services Agreement with Landlord. 
 Hazardous Material means any and all materials or substances which are
defined as “hazardous waste” or “hazardous substance” under any state, federal, or local law, and includes asbestos, medical waste, waste oil, and petroleum products. 

Landlord means 86 Newbury Street LLC, or any party succeeding to its rights and responsibilities under this Lease. 

Landlord’s Work means the work to be performed by or on behalf of Landlord at Landlord’s sole cost and expense in order to
deliver the Leased Premises and all related access, improvements and other facilities related thereto as set forth and described in Section 2.3 hereof, including the Work Letter, attached hereto and made a part hereof. 

Lease means this Lease Agreement. 

Lease Year means the one-year period from the Commencement Date as defined in
Section 3.0 to one day prior to the first anniversary of the Commencement Date; and if the Commencement Date is not the first day of the month, then the first Lease Year shall include the Partial Month Period and the next Lease Year
after the first Lease Year shall commence on the first day of the month following the month in which the Commencement Date falls and each succeeding following year during the term of this Lease, including any extension or renewal hereof. The intent
of the parties is that Lease Years shall be measured from the first of the month as the beginning of each Lease Year, and shall end as aforesaid. 

Project means the proposed development of the real estate owned by Landlord at the intersection of Newbury and Hancock Streets, which
will include the Building, as approved by the Portland Planning Board. 
 Site means the Building and Leased Premises, together with
the associated common areas (interior and exterior), the Parking Facility and access thereto, being that land owned by Landlord and described in the following deed: Book 34818 Page 188. 

SECTION 2.0 - LEASE OF LEASED PREMISES 

2.1 Leased Premises. Landlord hereby leases to Tenant 46,128 rentable square feet (approximately) in the Building comprised of:
Condominium #2 of the 86 Newbury Street Condominiums (also known as the “Pharmacy Unit”) as initially depicted on Exhibit A attached hereto, plus, without additional charge, the right to convenient use, in common with
others, of all accesses, walkways, drives and ways, and all other common areas as so designated by this Lease and as finally determined by the agreement of the parties as to the final Exhibit A, depicting the as constructed
Building and all associated common areas (the “Leased Premises”). The net rentable area of the Leased Premises shall be confirmed by Landlord and Tenant by written agreement when the Approved Working Drawings (as defined in
the Work Letter) have been finalized but shall at all times be subject to remeasurement pursuant to the terms of the work letter attached hereto as Exhibit C (the “Work Letter”) and as otherwise contained in
this Lease at Section 1.1. The Leased Premises shall also include the Tenant’s right to exclusive (with Landlord, as set out below) use of the rooftop within the perimeter of the Leased 

  
 6 

 
Premises as designated on the Final Core & Shell Plans at the 6th Floor Level (the “Rooftop Premises”) for uses
which shall include HVAC equipment, Tenant’s communication purposes and related installations which uses are hereby approved by Landlord and consistent with the permits issued by the City of Portland, including “Green Roof”
limitations, Provided, however, that notwithstanding Tenant’s reserved rights, Landlord shall have the right to use an approximately twelve feet-by-twelve feet (12’ x 12’) area on the Rooftop Premises, as designated on said plans, for
Landlord’s future service equipment, the exact location of which area is depicted on the Working Drawings, but under no circumstances shall Landlord interfere with Tenant’s reserved use described above. Landlord shall, upon Tenant’s
reasonable request, make additional rooftop space available for Tenant’s additional equipment at other locations within the Project site. The Leased Premises shall also include the exclusive use of the loading dock in the lower level of the
Parking Facility (as defined below) (the “Loading Dock”). The Rooftop Premises and the Loading Dock are included at no additional cost or rent to Tenant and will not be included in the calculation of the net rentable area of the
Leased Premises, The uses of the Rooftop Premises shall comply with all applicable conditions of approval by the City of Portland, applicable law and ordinances. 

Tenant shall have exclusive (with the owner of Condominium Unit 3, as set out below) access to the lower level of the Parking Facility.
Landlord acknowledges that such exclusive access is required for Tenant’s security purposes and regulatory approvals related to the handling of controlled substances. The Unit 3 owner shall have access to the lower level for loading and
unloading purposes only, and shall not permit access by any other party or for any other purpose. Landlord shall also have access to such lower level for customary maintenance and repairs with Tenant’s consent and upon providing Tenant with
reasonable notice prior to such access and, in all cases, Landlord will be accompanied by an employee or agent of Tenant, and Landlord will otherwise comply with the terms and conditions of Section 20 of this Lease. 

Reference is hereby made to that certain License Agreement by and between the parties, of near or even date herewith, for approximately 1,200
square feet of existing space within the Leased Premises (the “License Agreement”). Pursuant to the terms of the License Agreement, the parties affirm that as of the Commencement Dates (as defined below), this Lease will supersede
and replace the License Agreement, and the premises that are the subject of the License Agreement are included in the definition of Leased Premises herein. 

It is acknowledged that Tenant’s approval of the Declaration of the 86 Newbury Street Condominium Association and all related condominium
documents to be initially drafted by Landlord (all such condominium documents are together hereinafter referred to as the “Declaration”) is required prior to any such document’s finalization, recording or presentation to any
other party as final. The following are among the conditions to Tenant’s approval of the Declaration, and Landlord shall in good faith cooperate with Tenant to assure that the Declaration includes such items or meets such conditions: 

 

	 	1.	 The Leased Premises will be an insurable condominium unit properly created under the Maine Condominium Act.
Landlord shall be responsible for preparing, executing and recording the condominium documents and forming the condominium association prior to the Commencement Date using approved condominium documents, all at Landlord’s sole expense.

  
 7 

 2.    The condominium and/or Declaration shall contain the following
items: 
  

	 	a.	 Appurtenant to the Leased Premises shall he access to sufficient, legal parking spaces for Tenant’s use as
are provided for in this Lease and the associated Parking Lease, attached hereto as Exhibit D, such spaces to be located as depicted on the Final Core and Shell Plan or other plans approved in writing by Tenant and access to and
a right to install and maintain signs in the locations provided in this Lease. 

  

	 	b.	 No common elements or other portions of the condominium property that are necessary to Tenant or the Leased
Premises may be changed in any material way (e.g., reduction, reconfiguration or elimination of common areas including parking, or accesses) that would materially and negatively impact the Leased Premises and their accessibility, signage visibility
or usefulness without the written consent of the Tenant, which may be withheld in Tenant’s sole discretion. 

  

	 	c.	 Restrictions on all units that prohibit; (i) any uses that would typically be prohibited in a first-class
office building or business park similar to the Site (e.g., gambling, pool halls, arcades, “adult” business, etc.); and (ii) any uses which would have an inordinately negative burden on parking areas that are used by Tenant. In
addition, any violation by any other user or occupant of any other units or areas of the condominium of Tenant’s exclusive use protections provided in this Lease’s Section 29.0 shall be either prohibited in the Declaration or
such exclusive use provisions shall be made superior to the Declaration and all other interests in the condominium. 

  

	 	d.	 Controls and maintenance and aesthetic obligations as to the developed and undeveloped portions of the Project,
including compliance with requirements of permitting authorities and laws and regulations. 

  

	 	e.	 Such customary and reasonable easements, covenants and restrictions for a commercial condominium.

  

	 	f.	 Condominium Unit 3 shall be restricted in its use of the lower level of the Parking Facility to the sole
purpose of loading and unloading delivery vehicles. Tenant’s rights to access this area shall otherwise be exclusive. 

  

	 	g.	 The Declaration, once approved by Tenant as set forth below, shall not be amended or modified in any way that
would remove or limit the protections described in (b), (c), (d), (f) and (g) above or cause any changes to the common elements that would result in budgetary increases that disproportionately affect Tenant or represent excessive increases of
controllable expenses without Tenant’s written consent, it being the intent hereof that the Declaration will be structured in such a way that Tenant has the right to prevent any such removal or limitation on those protections notwithstanding
its lack of voting control. 

  
 8 

 In the event that Tenant and Landlord cannot agree on the form of the Declaration by
September 15, 2018 (the “Declaration Deadline”), Tenant may at its option terminate this Lease by written notice to Landlord delivered within five (5) business days following the Declaration Deadline, which termination
notice shall (except as hereafter provided) be effective thirty (30) days after delivery to Landlord, unless the parties agree on the form of Declaration prior to that termination date, in which case such termination notice and right shall
automatically become null and void. Upon the effective date of any such notice of termination, the parties shall have no further liabilities or obligations hereunder, except the Landlord shall repay to Tenant any payments, security deposit or any
other funds previously delivered to Landlord by Tenant pursuant to this Lease. Once approved by Tenant as set forth above, and subject to the consent requirements set out in subsection (g) above, the Declaration may only be amended or modified
with the prior written consent of at least sixty percent (60%) of the voting interests of the Board of Directors and any eligible mortgagees. 

2.2 Parking and Access. Landlord will construct on the Site a parking facility and provide a minimum of thirty-nine (39) dedicated
parking spaces in that parking facility for use by Tenant (“Tenant’s Dedicated Spaces”), its employees, guests and invitees exclusively (the “Parking Facility”), pursuant to that certain Parking
Lease between Landlord and Tenant, as attached hereto as Exhibit D (the “Parking Lease”). It is the intent of the parties that the Tenant’s Dedicated Spaces are an important and critical feature to its
Lease relationship, Though it is intended by the parties that the documents should be consistent and integrated, in the event of any conflict between the terms of the Parking Lease and the terms of this Lease, this Lease shall control. Construction
of the Parking Facility will be completed by the Commencement Date, in accordance with the terms of this Lease. The term of the Parking Lease will run concurrently with the Term of this Lease and be subject to the same extension rights. The
Tenant’s Dedicated Spaces will be designated with appropriate signage, and Landlord will be responsible for overseeing and enforcing Tenant’s exclusive use, 67% of these spaces will be dedicated and available to Tenant during its customary
hours of operation and 33% will be dedicated and available to Tenant at all times. The Parking Facility will be directly accessible from the interior of the Leased Premises in the locations and by means that are in accordance with the Approved
Working Drawings and the Project – Landlord’s Core & Shell Work Plans, as approved by Tenant, and will accommodate 308 parking spaces at locations as depicted in the Parking Lease. 

2.3 Condition of Leased Premises: Landlord’s Work. 

(a) Landlord agrees to construct and deliver the Leased Premises to Tenant pursuant to the terms set forth in the Work Letter, which by this
reference is made a part of this Lease. Though it is intended by the parties that the documents should be consistent and integrated, in the event of any conflict between the terms of the Work Letter and the terms of this Lease, the Work Letter shall
control. 
 (b) The parties’ respective obligations under this Lease are contingent upon Landlord obtaining a construction loan from a
commercial or savings bank in an amount and on terms satisfactory to Landlord and providing at least 70% of the total cost of the Shall Work and Tenant Improvements as determined pursuant to the Work Letter (the “Construction Loan”).
Landlord agrees to use commercially reasonable efforts and diligence in pursuit of such Construction Loan. If the Construction Loan closing has not occurred on or before October 31, 2018 (the “Project – Landlord’s
Financing Closing Deadline”), Tenant may at its option terminate this Lease by written notice to Landlord delivered within five (5) business days following the 

  
 9 

 
Project - Landlord’s Financing Closing Deadline, which termination notice shall be effective on the first business day falling on or after (in the event the thirtieth day is a non-business day) thirty (30) days after delivery to Landlord, unless the closing on the Construction Loan has occurred before that termination date. The Construction Loan closing shall be deemed to occur when
all documents and deliveries have been executed and made by all necessary parties so that the Construction Loan proceeds are actually made available to Landlord, subject only to conditions on their disbursement and delivery set forth in executed
Construction Loan documentation. If Tenant fails to exercise its termination right, then Landlord shall have the right to terminate this Lease by notice given to Tenant on or before that date which is thirty (30) days after the Project –
Landlord’s Financing Closing Deadline. If neither party has timely exercised its termination right, and if the Construction Loan closing has not occurred on or before that date which is sixty (60) days after the Project –
Landlord’s Financing Closing Deadline, then this Lease shall automatically terminate as of such date. Landlord and Tenant agree to work cooperatively in pursuing a commitment for the Construction Loan, with Tenant’s primary obligation
being the submission of financial statements reasonably requested by the lender and joining in customary closing documents such as a mutually agreeable SNDA. Landlord will use its best efforts to place the loan with a lender offering terms
reasonably suited to the expressed needs of the Project and will keep Tenant regularly apprised of its efforts in that regard. 
 (c) All
deadlines relating to construction milestones shall be provided in the Work Letter, and Schedule 1 Time Deadlines attached thereto. 

(d) Landlord covenants and agrees that on or before the deadline set forth in Schedule 1 to the Work Letter, Substantial Completion of
Landlord’s Work will have occurred (the “Project - Substantial Completion Date”). If the Project - Substantial Completion Date is delayed by between one (1) and ninety (90) days, Tenant will receive credit against
future rent payments of one day for every day of delay. If the Project – Substantial Completion Date is delayed by between ninety-one and one hundred eighty (180) days (the one-hundred and eightieth day after the Project – Substantial Completion Date, the “Outside Delivery Date”), Tenant will receive credit against future rent payments of two days for every day of
delay. If any delay in Substantial Completion persists beyond the Outside Delivery Date, then Tenant shall receive credit against future rent payments of two days for every day of delay and Tenant shall have the right to pursue all available
remedies available to it, including liquidated damages. The Outside Delivery Date shall be extended by one (1) day for each day of delay in the Project - Substantial Completion Date caused by Tenant Delays as enumerated and defined in
Section 5.3 of the Work Letter or by Force Majeure. 
 (e) Upon the effective date of any such notice of termination or
other termination under this Section 2.3, this Lease shall automatically terminate and the parties shall have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to Tenant any
payments, security deposit or any other funds previously delivered to Landlord by Tenant pursuant to this Lease and except for amounts required to be paid pursuant to subsection 2.3(b). The following shall survive the termination of the Lease, in
addition to Landlord’s refund obligation: the parties agree to execute and deliver at the request of the other party a recordable confirmation of such termination within five (5) business days of the other party’s written request.

  
 10 

 SECTION 3.0 - TERM 

3.1 Initial Term. This Lease shall be for a term of twenty (20) years plus, if the Commencement Date (as hereinafter defined) is
not the first day of the month, the number of days from the Commencement Date to the end of the month in which the Commencement Date falls (any such period, the ’‘Partial Month Period”). The Lease is effective as of its execution and
delivery by Landlord and Tenant; however, the Lease Term shall commence on the “Commencement Date,” which shall be the earlier to occur of (a) the date on which Tenant begins to operate its business from the entirety of the
Leased Premises or (b) the date on which Landlord has obtained a permanent certificate of occupancy for all of the Leased Premises from the City of Portland and an architect issues an AIA G704-2017 Certificate of Substantial Completion
(“Substantial Completion”). For the purposes of clause (a), Landlord acknowledges and agrees that neither (i) the installation of Tenant’s telecommunication wires and equipment and/or the installation of Tenant’s furniture,
fixtures and other equipment nor (ii) Tenant’s operations pursuant to the License Agreement constitute the operation of its business. The “Rent Commencement Date” shall be the date that is thirty (30) days after the
Commencement Date, Tenant shall have no rent payment obligations hereunder until the Rent Commencement Date, but shall be allowed to take possession of the Leased Premises following issuance of said certificate of occupancy (or prior thereto with
the consent of Landlord). Landlord and Tenant agree to enter into a Term Commencement Agreement at the request of either after the Commencement Date, for purposes of confirming the Rent Commencement Date and the termination date of this Lease and
any other pertinent items the parties agree to include. 
 3.2 Option to Extend Lease: Provided the Lease is in full force and effect
and Tenant is not then in material default beyond any applicable notice, grace or cure period, Tenant shall have the right to elect to extend the Initial Term for up to four (4) consecutive, additional five (5) year terms (each, an
“Extended Term”) by giving Landlord notice of its election to do so not less than twelve (12) months prior to the beginning of each such Extended Term. The Extended Terms shall be exercised separately and shall be on the same
terms and conditions as this Lease except: (i) for Base Rent, which shall be adjusted as set forth below; and (ii) after the last exercised Extended Term there shall be no further renewals of this Lease except as agreed to in writing by
Landlord and Tenant. Base Rent for each Extended Term shall be as agreed by Landlord and Tenant, but if not agreed to in writing by Landlord and Tenant within ninety (90) days of the date of Tenant’s notice of election to extend, then Base
Rent shall be at 90% of the then-current fair market base rental rate for similar office space on the Portland peninsula (which rate shall not include consideration of any Tenant-installed improvements or modifications to the Leased Premises), as
such fair market rate established by market appraisals by three (3) Portland-based MAI appraisers. Each party shall, within thirty (30) days after Tenant’s notice of its election to exercise, select an appraiser, who shall have at
least five (5) years of experience in appraising commercial properties in the Greater Portland area. If either Landlord or Tenant fails to timely appoint an appraiser the appraiser so appointed shall select a second (2nd) appraiser. The two
(2) appraisers shall together select a third appraiser similarly qualified. The three (3) appraisers together shall attempt to agree on the then fair market base rental rate for the Leased Premises discounted in accordance with this Lease;
in the absence of a unanimous decision, the fair market base rental rate shall be determined by majority vote. Landlord and Tenant shall each pay the cost and expenses of their designated appraiser, and share equally the cost and expenses of the
third (3rd) appraiser. 

  
 11 

 SECTION 4.0 – RENT 

4.1 Base Rent. Tenant agrees to pay to Landlord at Landlord’s mailing address identified in Section 1.1, or at such other
place as Landlord shall from time to time designate in writing, base rent, as calculated below, in equal monthly installments, and proportionately at such rate for any partial month (“Base Rent”). Payment of Base Rent shall commence
on the Rent Commencement Date, unless otherwise delayed as set forth herein, and shall be paid monthly in advance on the first day of each and every calendar month during the Term, Payments of Base Rent received more than five (5) days after the due
date may be subject to a late payment penalty equal to two percent (2%) of the payment amount for each month the payment is late. 

Tenant’s Base Rent for the Leased Premises shall be equal to and fixed at a rate of $26.80 per square foot, based on the net rentable
area of the Leased Premises as determined and confirmed by Section 2.1 above, provided, however, in the event the annual interest rate on the Construction Loan exceeds 4.50%, then Base Rent for the Leased Premises shall increase as set forth on
Exhibit B up to a maximum rate of $28.49 per square foot, it being the intent hereof that, for purposes of calculating the fixed rate of Base Rent pursuant to this Section 4.1, said annual interest rate shall be capped at
5.50%. Once determined in accordance with the foregoing, the Base Rent shall remain fixed for the first five (5) lease years hereunder, measured from the Rent Commencement Date, Commencing at the inception of the 6th anniversary of the Rent Commencement Date, and annually thereafter, the Base Rent shall esoalate for each remaining year of the Term at the rate of 1% per annum over the prior year’s Base Rent.

 Subject at all times to Landlord’s remaining obligations set forth in this Lease and in the Work Letter, including, but not limited
to, as set forth in Section 2.3 above, the Leased Premises are anticipated to be completed in stages with the Rent Commencement Date(s) occurring thirty (30) days following Substantial Completion of each stage. The
Base Rent coming due at each stage will be a pro-rata allocation of Base Rent based upon the percentage of completion that each such stage represents relative to the overall net rentable area of the completed
Project, as determined and confirmed by Section 2.1 above. The allocation for any staged rent due for the Parking Facility is as set forth in the Parking Lease. 

4.2 Additional Rent. In addition to the Base Rent, Tenant agrees to pay as additional rent (the “Additional Rent”) its
pro rata share of all Landlord’s expenses of management fees for the Building, Building casualty and other insurance, common area utilities and common area maintenance charges for the portions of the Building accessible and available to all
tenants, subject to limits and controls hereinafter described (“Operating Expenses”), provided, however, that the Leased Premises are intended to be primarily free-standing with minimal common charges. Operating Expenses shall not
include capital costs and expenses, as defined by Generally Accepted Accounting Principles (“GAAP”), but shall include an annual allocation, not to exceed One-Half Percent (0.5%) of the gross
annual rentals at the Building, to repair and replacement reserves during the Term, Management fees for the Building shall not exceed. Three Percent (3%) of the gross annual rents generated by the Building while the Building is managed by Phoenix
Management Company, In the event the Building is managed by another company unrelated to the Landlord, the management fee shall not exceed Four Percent of the gross annual rents generated by the Building. Landlord and Tenant agree that water and
sewer charges will be 

  
 12 

 
separately metered to the Leased Premises and will not become part of the Operating Expenses; provided, however, that all cost and expense related to separate metering of water and sewer shall be
the responsibility of the Landlord. Tenant shall begin paying its pro rata share of Operating Expenses on the Rent Commencement Date. Failure of Tenant to pay any sums required hereunder shall be deemed as a failure to pay rent. Landlord shall
estimate the Operating Expenses and shall provide notice thereof at least annually on the anniversary of this Lease. Said estimated Operating Expenses shall be payable in advance on the day that Base Rent is due in installments equal to 1/12 of the
estimated Operating Expenses. Each year during the Lease Term and within the ninety (90) days next following the end of each calendar year, Landlord agrees to furnish to Tenant an itemized reconciliation statement in reasonable detail setting
forth the total costs included as Operating Expenses for the preceding calendar year. Based on said itemized statement Landlord shall determine Tenant’s total actual Operating Expenses for such preceding year, and shall make adjustments for
underpayment of Tenant’s pro rata share of said Operating Expenses, which underpayment Tenant shall pay with Tenant’s next monthly payment of Tenant’s pro rata share of said Operating Expenses, and for overpayments of
Tenant’s pro rata share of said Operating Expenses, which overpayment shall be credited against Tenant’s next monthly payment(s) of Tenant’s pro rata share of said Operating Expenses until such overpayment is exhausted. Payments
of additional rent received more than five (5) days after the due date may be subject to a late payment penalty equal to 2% of the payment amount for each month the payment is late. 

Units 1 and 2 shall be responsible for all Operating Expenses of the Building which contains said units and Landlord shall send the invoices
to Unit 1. Real estate taxes shall be paid in accordance with Section 9 herein. 
 Notwithstanding the foregoing, Operating Expenses
shall not include any of the following; the cost of capital improvements (defined as a repair or improvement having use of life greater than five (5) years or expenditures that are deemed capital under GAAP); expenses for painting,
redecorating, or other work which Landlord performs for any tenant in the Building; any expense which is payable by fewer than all the tenants of the Building; interest, amortization, or other payments on loans to Landlord, whether secured or
unsecured; depreciation of the Building or other said improvements; ground rent; salaries, wages or other compensation paid to any employee above the grade of building superintendent or building manager, including all officers or executives of
Landlord; and income, excess profits, or franchise taxes or other such taxes imposed on or measured by the income of Landlord from the operation of the Building; any expenses relating to the replacement of any item if such replacement is covered
under warranty; any reserves; any costs for which is or is to be reimbursed by proceeds of insurance or condemnation or by any other third party source, other than payments by other tenants on account of the Operating Expenses; any portion of any
cost or expense related to use of any common service or utility that includes other tenant or occupant use in excess of normal and customary office use levels; any charges for general administration or overhead; any costs relating to leasing, lease
enforcement or procuring tenants, including attorneys’ fees, leasing commissions, advertising costs, space planning, buy-outs, contributions, tenant improvement expenses, and costs to construct any tenant
alterations or improvements in connection with the preparation of a space for a new tenant or the renovation of any space for an existing tenant, and any expenses incurred to resolve disputes, enforce or negotiate lease terms with prospective or
existing tenants; any costs relating to financing, refinancing or modifying any mortgage or lien on the Building or any portion thereof, and any costs relating to any other indebtedness, including, without limitation, interest, principal payments,
late payment fees or penalties, legal 

  
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fees, commissions, title insurance premiums, points, survey expense, appraisal, environmental report, or engineering report; any penalty or fine or cost incurred by Landlord due to its violation
of any law; any interest or penalties assessed against Landlord for late payment by of any of the Operating Expenses or Real Estate Taxes; any cost relating to sculptures, paintings and other objects of art; any cost to repair and/or replace any
construction defects or design defects in the Building; any costs relating to advertising, marketing and promotional events; legal fees; the cost of cleanup/remediation of any hazardous waste or hazardous substance, and all other costs of complying
with any environmental law, ordinance, regulation, decree or order; and costs of any repairs, restoration or other work attributable to a fire, windstorm or other casualty or to a condemnation, other than those costs equal to a commercially
reasonable insurance deductible. 
 Supplementing the foregoing, (1) to the extent any person whose wage, salary, fringe benefits and
taxes (payroll and workers’ compensation, etc,) are included in the Operating Expenses does not devote his/her entire time to the Building, then said wage, salary, fringe benefits and other items shall be included only in proportion to the
amount of time spent with respect to the Building, and (ii) if any service is provided by an affiliate or subsidiary of Landlord or the managing agent, the cost included in the Operating Expenses for such service shall not exceed the reasonable
and customary cost charged by an independent third party performing the same services. 
 4.3 NNN Lease. This Lease is intended as a
triple net lease, subject to the limitations set out herein. The Base Rent, Additional Rent, and all other sums payable hereunder to or on behalf of Landlord and, subject to any applicable notice, cure or grace periods specified in
Section 4.0, shall be paid by Tenant without notice or demand, and without set-off, abatement, suspension, deduction, or defense, except as expressly set out herein. Under no
circumstances or conditions whether now existing or hereinafter arising, or whether within or beyond the present contemplation of the parties, shall Landlord or Landlord’s successors or assigns or Tenant or Tenant’s successors or assigns
be expected or required to make any payment of any kind whatsoever, or be under any other obligation or liability hereunder, except as specifically and expressly provided in this Lease. 

4.4 Audit Rights. Tenant or its representative shall have the right to examine Landlord’s books and records with respect to the
reconciliation of the Additional Rent (including Real Estate Taxes) for the prior calendar year set forth in Landlord’s expense statement during normal business hours at any time, upon not less than ten (10) business days prior notice,
within one (1) year following the delivery by Landlord to Tenant of an itemized statement of Operating Expenses. If Tenant timely exercises such examination right, then such reconciliation shall be considered final and accepted by Tenant unless
Tenant notifies Landlord of any objections to said reconciliation within thirty (30) days after its examination of Landlord’s book and records. Any objection sent by Tenant shall specify, in reasonable detail, the respects in which said
reconciliation is claimed to be incorrect. If Tenant’s examination shows that the amount Landlord charged Tenant for Additional Rent or real estate taxes was greater than the amount Tenant was obligated to pay, then, unless Landlord reasonably
contests the results of Tenant’s examination, Landlord will refund the excess amount to Tenant within ten (10) days after Landlord receives a copy of the examination report. In addition, if the examination report shows that the amount
Landlord charged for Additional Rent or real estate taxes (as the case may be) exceeds the actual amount of Additional Rent or real estate taxes for which Tenant was obligated to pay by more 

  
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than five percent (5%), then Landlord shall also pay all fees and expenses incurred in connection with such examination, including without limitation the reasonable fees and expenses of the
person or entity Tenant used to conduct the examination. If the examination shows that the amount Landlord charged Tenant for the Additional Rent was less than the amount Tenant was obligated to pay, Tenant, within ten (10) days after receiving
the examination report, shall pay to Landlord the difference between the amount Tenant paid and the amount stated in the examination report. 

SECTION 5.0 - SECURITY DEPOSIT. There is no security deposit required under this Lease. 

SECTION 6.0 - USE. Tenant shall use the Leased Premises for commercial office space, pharmaceutical research, wholesale
manufacturing and compounding, and development and distribution thereof, product and supply storage and all ancillary or associated uses, and any other uses permitted by applicable zoning ordinances and regulations. Tenant’s use includes
Tenant’s right to permit employees, invitees and guests to bring pets to the Leased Premises, provided that the Tenant shall be responsible for any reasonable increase in insurance premiums and shall indemnify Landlord from any claims, damages,
or liabilities of any kind directly arising out of the Tenant allowing pets in the Leased Premises. 
 Except for any reasonable cooperation
required on the part of Tenant for Landlord to obtain the certificate of occupancy, Landlord shall obtain, at its expense, all permits, licenses, and approvals required by any federal, state or local authority for the construction of the Building
and Parking Facility. Tenant shall obtain, at its expense, all permits, licenses, and approvals required by any federal, state or local authority in connection with Tenant’s operations at the Leased Premises. Tenant shall not permit any
nuisance on the Leased Premises, nor use or permit any use of the Leased Premises which is contrary to any law or ordinance, nor permit any use which will invalidate any policy of insurance, all as provided herein and in the Declaration. 

SECTION 7.0 - COVENANT OF QUIET ENJOYMENT. So long as Tenant is not in default hereunder (after the giving of any
applicable notice and the expiration of any applicable grace or cure period), Tenant shall have the peaceful and quiet use and possession of the Leased Premises during the Term hereof, subject to the terms and provisions of this Lease; but it is
understood and agreed that this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord and Landlord’s successors only with respect to breaches occurring during Landlord’s and
Landlord’s successors’ respective ownership of the Leased Premises. Landlord warrants and represents, upon which warranty and representation Tenant has relied in the execution of this Lease, as follows: (i) that Landlord is or will be
on the Commencement Date the fee owner of the Leased Premises free and clear of all encumbrances and restrictions which would prevent or interfere with the use of the Leased Premises for Tenant’s permitted use as set out in
Section 6.0; (ii) that on and after the Commencement Date to the best of Landlord’s control the Leased Premises shall remain free and clear of all liens and encumbrances superior to this Lease which could adversely
affect the use and enjoyment of the Leased Premises in accordance with the terms of this Lease; (iii) that the Leased Premises are properly zoned to permit such use; (iv) that all necessary governmental permits and approvals for
Landlord’s Work and for such use have been or will be in due course issued and shall be to the best of Landlord’s control maintained in full force. 

  
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 SECTION 8.0 - UTILITIES. Landlord shall as part of Landlord’s Work
and otherwise provide the lines and facilities and meters and submeters adequate to service the Building and Leased Premises and Tenant’s use and otherwise required in order to accurately charge and allocate utility costs among the users
thereof in the Building, including without limitation all cost and expense associated with separately metering water and sewer usage. All of the energy charges for the HVAC and electricity consumed on the Leased Premises shall be separately metered
as part of Landlord’s Work and paid directly by Tenant. Landlord shall approve all providers of utility services to Tenant and the Building, such approval not to be unreasonably withheld or conditioned. Tenant shall pay all charges for all
utilities furnished to the Leased Premises, including but not limited to natural gas, electricity, cable and telephone service.Tenant will make its own arrangements for disposal of all waste and will pay when due all charges for such items. Landlord
shall in no event be liable for any interruption or failure of utilities or other services on the Leased Premises, except if caused by Landlord’s negligence or willful misconduct, and in all cases Landlord shall use commercially reasonable
efforts to remedy any interruption or failure of utilities or other services. 
 SECTION 9.0 - TAXES AND ASSESSMENTS.

 9.1 “Real Estate Taxes” for any Tax Year, shall mean all ad valorem real estate taxes and real estate assessments,
special or otherwise, as currently levied or assessed in respect of such Tax Year by the City of Portland against Unit 1 which contains the improvements constituting the Leased Premises. Tenant shall be responsible for payment of the Real Estate
Taxes assessed to Unit 1 by the City of Portland. Tenant shall also be responsible for its share of the real estate taxes assessed to the Landlord, or its assignee, for the fee interest of the real estate. Landlord or the Association shall be
responsible for the punctual payment of the Real Estate Taxes assessed to the owner of the underlying fee interest (“Association Real Estate Tax Payment”) or other governmental taxes assessed to the Association,
Commencing as of the Rent Commencement Date and thereafter throughout the Term of this Lease, Tenant shall pay to Landlord or the Association an amount equal to Tenant’s share (defined below) of the Association Real Estate Tax Payment, prorated
with respect to any portion of a fiscal year in which the term of this Lease begins or ends. Within thirty (30) days of Tenant’s receipt of a detailed invoice from Landlord or the Association, Tenant shall pay, or cause to be paid to
Landlord or the Association, Tenant’s pro rata share of the Association Real Estate Tax Payment. 
 9.2 Tenant may at its option request
the City of Portland to abate real estate taxes. Landlord agrees to cooperate with Tenant in connection with such request, at Tenant’s sole cost and expense. 

9.3 Tenant shall also pay all personal property taxes assessed or imposed upon all fixtures and equipment or other personal property owned or
leased by Tenant of every type situated in or upon the Leased Premises, and Tenant shall pay all license fees or other governmental charges which may be imposed upon the Leased Premises or the activities of Tenant. 

  
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 9.4 The foregoing provisions are predicated upon the present system of taxation in the State
of Maine. If taxes upon rentals shall be substituted, in whole or in part, for the present ad valorem real estate taxes, then Tenant agrees to pay such additional taxes on rentals whether the same shall be in addition to or substitute for present ad
valorem real estate taxes. Further, if there is any other change in the system of taxation which is in substitution or in addition to the present system, Tenant agrees to pay its pro rata share of all such taxes. 

9.5 Tenant shall also be responsible for, and punctually pay, all Condominium Association assessments and charges due or to become due to the
86 Newbury Street Condominium Association. 
 SECTION 10.0 - PERSONAL PROPERTY. 

10.1 Tenant may install equipment, machinery, and trade fixtures necessary to carry on Tenant’s business on the Leased Premises. All such
equipment, machinery, and trade fixtures installed by Tenant that are not integral to the Building structure or the building infrastructure (excluding, for example, air conditioning, which is integral to the building infrastructure) shall remain the
personal property of Tenant and may be removed by Tenant at any time before the end of the Term of this Lease, provided that any damage to the Leased Premises by such removal is promptly repaired by Tenant at Tenant’s own expense. Tenant, at
its expense, shall remove all personal property in place at the end of the Term. 
 10.2 All trade fixtures, and personal property of any
kind in the Leased Premises shall be at Tenant’s sole risk, and, Landlord shall not be liable for any loss or damage to property of Tenant or others arising from theft, fire, explosion, breakage of water pipes, steam pipes or other pipes, or by
leaking roofs, or by any other cause whatsoever unless resulting from the negligence or willful act of Landlord. 
 SECTION 11.0 -
REPAIRS OR MAINTENANCE. 
 11.1 Subject to and excepting the items that are Landlord’s responsibility under the
warranties set forth in Section 2.3(a), the Work Letter and Section 11.4, Tenant shall, at Tenant’s sole cost and expense, maintain the interior of the Leased Premises in at least as good
condition and repair as they are in at the Commencement Date of this Lease or as they may be put in thereafter, excepting reasonable wear and tear, damage or loss by fire and/or other casualty, condemnation, and/or damage caused by Landlord, its
agents and employees. Tenant shall not permit the Leased Premises to be overloaded, damaged, stripped or defaced or suffer any waste. 
 11.2
Subject to and excepting the items that are Landlord’s responsibility under the warranties set forth in Section 2.3(a), the Work Letter and Section 11.4, all alterations or repairs required by
public authorities with respect to Tenant’s use of the Leased Premises shall be made by Tenant at Tenant’s expense and shall be subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed.

 11.3 With respect to repairs to the Leased Premises which are Tenant’s obligation, if Tenant fails to commence such repairs and
complete the same with reasonable dispatch and such failure constitutes an event of default under this Lease, Landlord may (but shall not be required to) make or cause such repairs to be made and shall not be responsible to Tenant for any loss or
damage that may accrue to Tenant’s business by reason thereof; 

  
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provided, however, if, as a result of such repairs, alterations or additions, Tenant is unable to use all or any portion of the Leased Premises for more than three (3) consecutive business
days, then, commencing on the fourth (4th) business day, the Base Rent and Additional Rent shall be abated based on the square footage of the affected area from and including the fourth (4th) business day to and including the day on such inability ceases. All costs and expenses incurred by Landlord in making any such repairs shall be considered Additional Rent and shall be payable to
Landlord within thirty (30) days of receipt of a detailed invoice for the same. With respect to repairs to the Leased Premises which are Landlord’s obligation, if Landlord fails to commence such repairs and complete the same and such
failure constitutes an event of default under this Lease, Tenant may, but shall not be required to, make or cause such repairs to be made, and any amount paid or any contractual liability incurred by Tenant in so doing shall be deemed paid or
incurred for the account of Landlord and Landlord agrees to reimburse Tenant therefor upon demand. If Landlord shall fail to reimburse Tenant upon demand for (a) any reasonable amount paid for the account of Landlord hereunder, or (b) any
reasonable amount otherwise due to Tenant by Landlord under any provision of this Lease, said amount, together with interest thereon at twelve percent (12%) per annum, may be deducted by Tenant from the next or any succeeding payments of Rent due
hereunder or any other amount payable by Tenant. 
 11.4 Landlord covenants and agrees to perform all maintenance and repairs to the
structural portions of the Building and Parking Facility and Site and to any exterior utility, communications and safety systems servicing the Building and Parking Facility that are necessary to keep the same in good repair well-maintained, clean
and neat and condition consistent with first-class office buildings located on the peninsula of the City of Portland, subject to reasonable wear and tear and damage by fire or other casualty or by condemnation. Landlord covenants and agrees further
to perform all maintenance (which shall include routine painting and caulking), repairs, replacements and restorations to the following areas of the Building, Parking Facility and Site that are reasonably required to keep the same in such repair and
condition, subject to reasonable wear and tear and damage by fire or other casualty or by condemnation; (i) the Building structure (including, without limitation, the roof (including maintaining the roof in a water-tight condition), the
exterior walls, the exterior windows, the exterior doors, the foundation and the structural components of the Building (including preventing water seepage)); (ii) all common areas of the Building; (iii) all systems (excluding the Pharmacy Unit
HVAC, as defined below in Section 11.5), mechanical, plumbing, electrical, fire, safety and security systems) located within or servicing the Building (including the components of those systems located within and servicing
the Leased Premises), other than any specialized equipment or system installed by Tenant that is not part of Tenant’s that services exclusively the Leased Premises; (iv) all exterior areas and landscaping in and about the Site, keeping any
lawn areas mowed, keeping all plantings and grounds in healthy condition and replace any dead, diseased or dying plantings and vegetation, and keeping all driveways, walks, and loading areas within the Site in good repair and reasonably free of snow
and ice after the accumulation of 2 inches (2”) of snow or more thereon; (v) the Parking Facility and all of its systems, grounds and accesses; and (iv) the elevators. Any repairs required as a result of Tenant’s negligent
actions shall be repaired by Landlord at Tenant’s expense. 

  
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 11.5 Landlord covenants and agrees to furnish the following services: (a) electrical
capacity sufficient for the operation of the heat, ventilation and air-conditioning (“HVAC”) system serving the entire Leased Premises, customary office lighting, and customary office
equipment and any other items and installations of Tenant that are part of Tenant’s operations or the Tenant Fit-Up and that Landlord is aware of as part of its Landlord’s Work; (b) hot and cold
water to the bathrooms and kitchens and lunch rooms serving the Leased Premises; (c) janitorial and cleaning services for the common areas of the Building, Monday through Friday of each week, except holidays recognized by the U.S. Government,
consistent with the services provided in other first-class office buildings located on the peninsula of the City of Portland; (d) elevator service; (e) exterior window cleaning at least two (2) times every calendar year; and
(f) removal of snow and ice from the sidewalks serving the Building promptly and as necessary on a continuing basis. Tenant hereby acknowledges and agrees that Landlord shall not be liable in any way for any damage or inconvenience caused by
the cessation or interruption of any of the aforesaid services occasioned by fire, accident, strikes, necessary maintenance, alterations or repairs, or other causes beyond the reasonable control of Landlord, and Tenant shall not be entitled to any
abatement or reduction of Base Rent by reason thereof except as otherwise expressly provided in this Lease; provided, however, Landlord agrees to promptly correct any cessation or interruption of such service as soon as possible. Unless provided for
in the Final Plans described in the Work Letter, no provision for humidification is provided in the base building system, and Tenant may install humidification if Tenant determines, in its sole discretion, that it is required for its specific needs.
Notwithstanding anything else to the contrary herein, once properly constructed and installed by Landlord and subject to Landlord’s warranties and obligations under the Work Letter, Tenant will own and maintain the entire HVAC system and all
components for the Leased Premises as described more fully in the Core & Shell Plans (the “Pharmacy Unit HVAC”) and be responsible for all costs related to the Pharmacy Unit HVAC. Nothing in this
Section 11.5 is intended to limit or constrict the services and work to be provided by Landlord under Section 11.4 or other parts of this Lease, all of such are to be read together to describe the
scope and nature of Landlord’s maintenance obligations. 
 11.6 Notwithstanding anything to the contrary in this Lease, in the event
that the Leased Premises, or any portion thereof, are rendered untenantable for a period in excess of five (5) business days by reason of: (i) failure of Landlord to perform any repairs or maintenance which Landlord is required to make, or
provide any service that Landlord is required to provide, under this Lease; (ii) the default, negligence or willful misconduct of Landlord, or Landlord’s agents, employees or contractors; (iii) the performance of any work by Landlord
or Landlord’s agents, employees or contractors in or about the Building, then Base Rent and Additional Rent and other charges payable under this Lease shall be equitably abated during such period of untenantability. 

SECTION 12.0 - ALTERATIONS. 

12.1 Tenant will not make any structural alterations or other material changes to the Leased Premises or any part thereof at a cost exceeding
$100,000.00 per calendar year (the “Alteration Threshold”) (such Alteration Threshold to increase each year cumulatively by an amount equal to the percentage increase in the CPI over the immediately preceding year multiplied by the
then-current Alteration Threshold), excluding work required to comply with state or federal regulatory requirements for which no consent will be required, without first obtaining Landlord’s written approval, which approval will not be
unreasonably withheld, conditioned, or delayed. All work done on the Leased Premises shall meet the following requirements: 

  
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 12.1.1 The work will not adversely affect the structural strength or
integrity of the Premises; 
 12.1.2 The work shall be done in full conformity with plans and specifications approved in
writing by Landlord; 
 12.1.3 All permanent, structural improvements and alterations (for example, windows or integral
plumbing pipes) made by Tenant shall immediately become the property of Landlord and shall remain on the Leased Premises in the absence of a written agreement to the contrary; provided, however, in no event shall any trade fixture or specialized
equipment installed by Tenant become the property of Landlord; 
 12.1.4 All work shall be done in a good and first-class
workmanlike manner; 
 12.1.5 Tenant shall abide by all applicable laws, ordinances, regulations, and insurance requirements
including, without limitation, all applicable requirements for access by disabled persons under the Maine Human Rights Law and the Americans with Disabilities Act and shall indemnify and hold Landlord harmless from any loss, cost, or expense arising
from Tenant’s foregoing work’s failure to comply with such requirements; 
 12.1.6 Tenant shall not permit any
mechanics liens, or similar liens, to remain upon the Leased Premises in connection with any work performed or claimed to have been performed at the direction of Tenant and shall cause any such lien to be released of record forthwith (through the
filing of a bond or otherwise) without cost to Landlord and shall indemnify the Landlord for any damages and costs, including reasonable attorney fees, incurred as a result of the placement of the lien. 

12.1.7 Tenant shall have no obligation to remove such alterations or additions and restore the Leased Premises at the
expiration or termination of the Lease unless required by Landlord in writing at the time when Landlord consents to such alterations or additions in accordance with this Section 12. Nothing herein shall be deemed to
prohibit Tenant from removing any such alteration or addition at its sole election and discretion, so long as such removal is in accordance with this Lease and the related restoration and repair obligations of Tenant. 

12.1.8 The foregoing is subject to Section 10. which shall control over anything to the contrary
contained in this Section 12. 
 SECTION 13.0 - INDEMNIFICATION; INSURANCE. 

13.1 Indemnity. Except to the extent caused by the intentional, reckless or negligent acts or omissions of Landlord, its agents,
servants or employees, Tenant agrees to indemnify and save Landlord harmless from and against all claims of whatever nature incurred or suffered by Landlord in connection with the loss of life, bodily injury, personal injury or damage to property
arising from any act, omission or negligence of the Tenant, or its contractors, licensees, agents, servants or employees, in connection with the occupancy or use by Tenant of the Leased Premises. This indemnity and hold harmless agreement shall
include indemnity against all costs. 

  
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 expenses, and liabilities of any kind whatsoever, including reasonable attorney’s fees incurred in or
in connection with any such claims or proceedings brought thereon, and the defense thereof. Except to the extent caused by the intentional, reckless or negligent acts or omissions of Tenant, its agents, servants or employees, Landlord agrees to
indemnify and save Tenant harmless from and against all claims of whatever nature incurred or suffered by Tenant in connection with the loss of life, bodily injury, personal injury or damage to property arising from any act, omission or negligence
of the Landlord, or its contractors, licensees, agents, servants or employees, in connection with the occupancy or use by Tenant of the Leased Premises. This indemnity and hold harmless agreement shall include indemnity against all costs, expenses,
and liabilities of any kind whatsoever, including reasonable attorney’s fees incurred in or in connection with any such claims or proceedings brought thereon, and the defense thereof. 

13.2 Liability Insurance. Both Landlord and Tenant shall maintain in full force during the Term hereof policies of commercial general
liability and property damage insurance (placed with companies rated A or higher) under which Landlord and Tenant are named as insureds, indemnifying Landlord and Tenant against all claims, expense and liability for injury to or death of persons or
damage to property which may be claimed to have occurred on or about the Leased Premises. The minimum limits of liability of such insurance shall be $5,000,000 per occurrence for bodily injury or property damage. Each of the foregoing limits of
insurance may be reasonably increased by Landlord or Tenant, as necessary to protect Landlord’s or Tenant’s interests. 
 13.3
Release and Waiver of Subrogation. Insofar as and to the extent that the following provisions may be effective without invalidating or making it impossible to secure insurance coverage obtainable from responsible insurance companies doing
business in the State of Maine (even though extra premium may result therefrom), Landlord and Tenant mutually agree that with respect to any loss which is covered by insurance then being carried by them respectively, the one carrying such insurance
and suffering such loss, releases the other of and from any and all claims with respect to such loss, to the extent of the insurance proceeds paid under such policies, and Landlord and Tenant mutually agree that their respective insurance companies
shall have no right of subrogation against the other on account thereof. In the event that extra premium is payable by either party as a result of this provision, the other party shall reimburse the party paying such premium in the amount of such
extra premium. If, at the request of one party, this release and non-subrogation provision is waived, then the obligation of reimbursement shall cease for such period of time as such waiver shall be effective,
but nothing contained in this Section 13.3 shall be deemed to modify or otherwise affect releases elsewhere herein contained of either party from liability for claims. 

13.4 Policies. At or prior to the Commencement Date, and thereafter not less than ten (10) days prior to the expiration date of
each expiring policy, the declaration of coverages from all insurance policies required hereunder, together with satisfactory evidence of the payment of all premiums then due therefore, shall be delivered by Tenant to Landlord and shall, upon
request of Landlord, also be delivered by Tenant to the holder of any mortgage affecting the Leased Premises. All such insurance shall be placed with a responsible insurance company satisfactory to Landlord and authorized to transact business in the
State of Maine. Landlord shall provide Tenant with declaration of coverages from any policy it maintains within 10 days of Tenant’s written request therefor. 

  
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 13.5 Limitation of Landlord’s Liability. Any liability for damage or breach or
nonperformance by Landlord shall be collectible only out of Landlord’s interest in the Building or Landlord’s insurance and no deficiency judgment may be taken against any partner, officer, agent or employee of Landlord, and no personal
liability is assumed by, nor at any time may be asserted against, Landlord or any of its partners, officers, agents, employees, legal representatives, successors or assigns; all such liability, if any, being expressly waived and released by Tenant.
If Landlord shall transfer, assign or convey the Building at any time, then upon the effective date thereof, Landlord shall have no further liability or obligations hereunder, and Tenant agrees to look solely to Landlord’s successor in interest
for the performance of Landlord’s obligations and covenants hereunder. This paragraph shall not limit any right that Tenant might otherwise have to obtain injunctive relief (including without limit an order of specific performance) against
Landlord or Landlord’s successors in interest, or any other action not involving the personal liability of Landlord, including exercise of any self-help or similar rights hereunder. In no event shall Landlord or Tenant ever be liable to the
other for any indirect or consequential damages. 
 SECTION 14.0 - COMPLIANCE WITH APPLICABLE LAWS. Tenant shall,
throughout the term of this Lease and at Tenant’s sole expense, promptly observe, comply with and execute all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and officers
thereof and the orders and regulations of the National Board of Fire Underwriters or any other body, now or hereafter exercising similar functions which may be applicable. Tenant shall keep the Leased Premises equipped with all safety appliances so
required because of Tenant’s use of the Leased Premises; and shall procure any licenses and permits required for any such use. Subject to Landlord’s obligations under Section 2.3 and the Work Letter, Tenant shall
comply with all governmental laws and regulations from time to time applicable to the Leased Premises, including but not limited to the requirements of the Americans with Disabilities Act and the Maine Human Rights Act and any other laws and
regulations relating to providing access and accommodation to persons with disabilities, and Tenant shall indemnify and hold Landlord harmless from any loss, cost or liability incurred by Landlord as a result of Tenant’s failure to comply with
such requirements. Nothing in this Section 14 is intended to nor shall be deemed to create any liability on the part of Tenant for any of Landlord’s Work, or for correction or replacement or repair of any portion
thereof. 
 In completing Landlord’s Work, Landlord shall, at Landlord’s sole expense, promptly observe, comply with and execute
all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and officers thereof and the orders and regulations of the National Board of Fire Underwriters or any other body, now or
hereafter exercising similar functions which may be applicable. Landlord shall equip the Leased Premises with all safety appliances so required because of Tenant’s use of the Leased Premises; and shall procure any licenses and permits required
for the completion of Landlord’s Work. Landlord shall in the conduct of Landlord’s Work and in the conduct of its work and efforts related to this Lease comply with all governmental laws and regulations applicable to the Leased Premises,
the Building and the Site, including but not limited to the requirements of the Americans with Disabilities Act and the Maine Human Rights Act and any other laws and regulations relating to providing access and accommodation to persons with
disabilities, and Landlord shall indemnify and hold Tenant harmless from any loss, cost or liability incurred byTenant as a result of Landlord’s failure to comply with such requirements as aforesaid. Any such deficiency that is discovered after
the Rent Commencement Date shall not be subject to or limited by the one (1) year warranty in the Work Letter. 

  
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 SECTION 15.0 - HAZARDOUS MATERIALS. The site which includes the Leased
Premises has previously been designated as containing Hazardous Materials and is part of a Voluntary Response Action Plan (“VRAP”), administered by the Maine Department of Environmental Protection (“MDEP”). Landlord
shall be responsible for securing MDEP approval for the redevelopment of the Site (including Landlord’s Work) as part of the approval process and, upon Tenant’s request, Landlord shall provide Tenant with a status update on said MDEP
approval. 
 Except in amounts incidental to its permitted use under this Lease as specified in Section 6.0, as
determined by federal and state agencies regulating pharmacies, Tenant shall not cause or permit any Hazardous Material to be stored, generated, brought upon, kept, or used in or about the Leased Premises by Tenant, its agents, employees,
contractors or invitees, without first obtaining Landlord’s written consent. Any Hazardous Material permitted on the Leased Premises, and all containers therefore, shall be used, kept, stored and disposed of in a manner that complies with all
federal, state and local laws or regulations applicable to any such Hazardous Material. Tenant will in no event permit or cause any disposal of Hazardous Materials in or about the Leased Premises, except in accordance with law. Tenant shall give
immediate notice to Landlord of any violation or potential violation of the provisions of this Section 15 and will at all reasonable times, upon prior notice as provided elsewhere in this Lease and subject to the controls
and limits set forth in such provisions, permit Landlord or its agents to enter the Leased Premises to inspect the same for compliance with this Section 15. Tenant shall defend, indemnify and hold harmless Landlord from and
against any loss, claims, penalties, fines, liabilities, settlements, damages, costs or expenses (including, without limitation, reasonable attorney and consultant fees, court costs and litigation expenses) arising during or after the Lease term as
a result of any violation by Tenant of the terms of this Section 15, or any contamination of the Leased Premises or any other land of Landlord by Hazardous Materials as a result of action by Tenant or Tenant’s agents, employees,
contractors, or invitees. The provisions of this Section 15 shall be in addition to any other obligations and liabilities Tenant may have to Landlord at law or equity and shall survive the transactions contemplated herein and shall survive
the termination of this Lease. Nothing in this paragraph is intended to nor shall be deemed to create any liability or obligation on the part of Tenant related to or for any violation of law or the VRAP by Landlord or its agents, employees,
contractors, tenants or invitees. 
 Landlord hereby represents that it has no knowledge of (a) any investigative order, settlement
agreement, enforcement order or litigation with respect to Hazardous Material is in existence by any governmental agency with respect to the Building and/or the Leased Premises other than the VRAP; or (b) any notice, demand, claim, citation,
complaint, request for information or similar communication with respect to Hazardous Material currently in, on, under or at the Site, Building and/or the Leased Premises which has not been fully cured or addressed, except as disclosed above.
Landlord agrees that in the event unlawful amounts of Hazardous Material shall be detected on the Site not released by Tenant or Tenant’s employees, agents or contractors, and as a result thereof Tenant shall be required to discontinue its use
of the Leased Premises in whole or in part, to the extent of such discontinuance, Landlord shall abate a just and equitable proportion of rent. 

  
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 Landlord hereby indemnifies and holds harmless Tenant from any and all claims, losses,
liabilities, costs, expenses or damages, including reasonable attorneys’ fees and costs of remediation, if any, incurred by Tenant: (i) in connection with any breach of Landlord’s representations under this
Section 15 or its or its agents’, employees’, contractors’, or invitees’ violation of the VRAP and any related laws, regulations or covenants; and/or (ii) in connection with any
property damage or personal injury related to or resulting from Landlord’s or its agents’, employees’, contractors’, or invitees’ unlawful storage or use of Hazardous Material on any portion of the property containing the
Building and the Leased Premises or adjacent thereto. The covenants and obligations of Landlord hereunder shall survive the expiration or earlier termination of this Lease. 

SECTION 16.0 - SIGNS. 

16.1 General. Tenant may place exterior business signs on the Building in accordance with the terms and conditions of this
Section 16. Any signage must comply with all applicable laws and ordinances. 
 16.2 Except as provided in the
project Core and Shell Standards dated August 2,2018 (“Core and Shell Standards”), and subject to Tenant’s final review and approval, Tenant shall have exclusive rights to signage of all kinds on the entire exterior of the
Building, including rooftop areas, during the term of this Lease, as it may be extended. Landlord shall not permit the installation of any signage, logos, symbols or any other such item by any party, including Landlord, on any portion of the
exterior of the Building, other than directional signage or address markers, without Tenant’s prior written consent, which consent shall not be unreasonably withheld. Neither Landlord nor any of Landlord’s affiliates will construct or
permit the construction of any buildings or improvements on the Site, including but not limited to any hotel facility that will result in unreasonable interference with visibility of Tenant’s signage. Landlord and Tenant agree that any building
constructed as Unit 5 (“Hotel Unit”) in accordance with the Site Plan attached hereto as Exhibit A will not result in unreasonable interference with the visibility of Tenant’s signage; provided, however,
that under no circumstances will any buildings constructed on the Site, including the Hotel Unit, interfere with Tenant’s signage so long as Tenant’s signage is placed approximately in accordance with the locations indicated on Exhibit A-1. 
 16.3 The costs of Tenant’s exterior signage shall be reimbursed as part of the Tenant
Improvement Allowance. Tenant agrees to maintain all exterior building signage in good condition and repair at all times. Notwithstanding anything to the contrary in this Section 16 or Section 2.3, Landlord will
provide, at no cost to Tenant, as part of Landlord’s Work directory signage, suite and other interior identifying signs and interior life safety and code required signage, all of which shall be subject to the approval of Tenant, which shall not
be unreasonably withheld or delayed. 
 The rights in this Section 16 are transferable to any assignee or
sublessee of Tenant. 

  
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 SECTION 17.0 - EMINENT DOMAIN. 

17.1 If the whole of the Leased Premises shall be acquired or condemned by eminent domain, then this Lease shall cease and terminate as of the
date of such taking or purchase and all rent shall be paid up to that date and Tenant shall have no claim against Landlord nor the condemning authority for the value of any unexpired term of this Lease and Tenant hereby releases same, provided,
however, that Tenant shall have the right to claim and recover from the condemning authority only such compensation or damages as may be separately awarded or recoverable by Tenant on account of any and all damage to Tenant’s leasehold
improvements, equipment,, fixtures or other tangible personal property by reason of the condemnation and for or on account of any cost or loss suffered by Tenant in removing and/or moving or relocating Tenant’s leasehold improvements,
equipment, fixtures or other tangible personal property and/or Tenant’s operations at the Leased Premises and any other amounts or damages that are recoverable by Tenant but which do not reduce Landlord’s recovery. 

17.2 If any part of the Leased Premises shall be acquired or condemned or purchased as aforesaid and in the event that the Landlord and Tenant
reasonably conclude that such partial taking or condemnation or purchase shall render the Leased Premises unsuitable for the business of Tenant (taking into account the possibility of reconfiguration of the Leased Premises and the amount of space
and parking needed by Tenant), then this Lease shall cease and terminate as of the date of such taking or purchase. If Landlord and Tenant are not able to reasonably agree on whether such partial taking or condemnation or purchase renders the Leased
Premises unsuitable as provided above, Landlord and Tenant agree to submit such issue to mediation with such mediator and upon such terms and conditions as they shall agree upon. Tenant shall have no claim against Landlord or the condemning
authority for the value of any unexpired term of this Lease, with the exception of the rights and recoveries and damages of Tenant enumerated in subparagraph (a) above, and the Rent shall be adjusted to the date of such termination. In the
event of a partial taking or condemnation or purchase which is not extensive enough in Landlord’s and Tenant’s reasonable opinion (or as determined pursuant to mediation as provided above) to render the Leased Premises unsuitable for the
business of Tenant, then Landlord shall commence within thirty (30) days after Landlord’s receipt of the proceeds due to such taking (or as soon thereafter as is practical under the circumstances), condemnation or purchase to repair,
reconfigure or restore the Leased Premises to the extent reasonably necessary to render the remaining portions of the Leased Premises suitable for the purposes for which the Leased Premises were leased and to reconfigure, as reasonably necessary the
remaining portion of the Building to a complete architectural unit including all Landlord’s Work, provided that such work shall not exceed the scope and quality of the work originally required in the construction of the Building, less the
portion lost in the taking or purchase. Landlord shall thereafter prosecute the completion of such efforts with due diligence subject further to delays resulting from any force majeure events, this Lease shall continue in full force and effect, and
the Rent payable hereunder from and after said taking or purchase and completion of the restoration shall be proportionately adjusted on a per square foot basis in relation to the areas of the Leased Premises that are practically or actually
unusable due to the taking or purchase or due to the restoration work or both. If, during the course of such restoration, Tenant is deprived of the use of any or all of the Leased Premises, the Rent shall be abated during the period of deprivation
in proportion to the portion of the Leased Premises made untenantable. Landlord’s efforts to restore hereunder shall be further subject to and expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or
enacted since the date of Landlord’s Work by duly constituted public authorities and to the amount and availability of the condemnation proceeds. Notwithstanding the foregoing or anything else in the Lease to the contrary, if after the
beginning of the last Lease Year of the term (taking into account Tenant’s extension rights and after an opportunity is provided to Tenant to exercise 

  
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same), there occurs an event of a partial taking or condemnation or purchase that requires under this Section 17.2 that the Leased Premises be restored and/or
reconfigured and such taking or condemnation results in an impact on the Leased Premises that is the equivalent of twenty-five percent (25%) or more of their insurable value, Landlord or Tenant may nonetheless, if it shall so elect, terminate this
Lease by notice to Tenant within ninety (90) days after the date of the actual taking and this Lease shall thereupon terminate, and a just proportion of the Rent shall be apportioned as of the time of termination. 

17.3 Upon completion of any repair and restoration by Landlord, Tenant shall, at its expense, promptly commence repair and replacement of all
trade fixtures, equipment, signs and other property installed by or belonging to Tenant which shall have been damaged or destroyed or shall be in need of reconfiguration and shall complete the same with due diligence, but in all cases accounting for
changes in the configuration of the Leased Premises and Tenant’s then-current plans for the Leased Premises and expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or enacted since the date of
Landlord’s Work by duly constituted public authorities. Landlord shall not be liable for any inconvenience or annoyance to Tenant, or for any injury or interruption to the business of Tenant resulting from any casualty, Landlord’s repair
or restoration work or delays related thereto so long as Landlord is diligently pursuing restoration and repair. 
 17.4 Subject to the force
majeure provisions of this Lease, if Landlord undertakes repair or restoration work under this Section 17 and any substantial portion of the to-be restored and/or reconfigured Leased
Premises remains untenantable, inaccessible, or otherwise unsuitable for the Permitted Use, for a period of more than one hundred eighty (180) days from the date of the Landlord’s receipt of sufficient condemnation proceeds, and as of the end
of this period, there is not a substantial likelihood that Landlord shall substantially complete restoration, reconfiguration and/or other required repairs within forty-five (45) days from that date such that the restoration, reconfiguration
and/or other required repairs will be substantially complete by the end of such forty-five (45)day period, then Tenant shall have the right to terminate this Lease by written notice to Landlord, which notice shall be effective only if received by
Landlord after said one hundred and eighty ( 180) day period but before the date of substantial completion. Such termination shall be effective on the later of (i) 60 days after its receipt by Landlord and (ii) 270 days from the date of
Tenant’s actual loss of use of any such portion of the Leased Premises due to taking or purchase covered by this Section 17, unless substantial completion occurs before such effective date. In the event of such
termination, Tenant shall have no claim against the Landlord nor the condemning authority for the value of any unexpired term of this Lease and Tenant hereby releases same, provided, however, that Tenant shall have the right to claim and recover
from the condemning authority only such compensation or damages as may be separately awarded or recoverable by Tenant on account of any and all damage to Tenant’s leasehold improvements, equipment, fixtures or other tangible personal property
by reason of the condemnation and for or on account of any cost or loss suffered by Tenant in removing and/or moving or relocating Tenant’s leasehold improvements, equipment, fixtures or other tangible personal property and/or Tenant’s
operations at the Leased Premises and any other amounts or damages that are recoverable by Tenant but which do not reduce Landlord’s recovery. 

17.5 Upon the effective date of any termination under this Section 17, this Lease shall automatically terminate and the parties
shall have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to Tenant any unearned payments, security deposit or any other prepaid funds previously delivered to Landlord by Tenant pursuant to this Lease.

  
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 SECTION 18.0 - DAMAGE OR DESTRUCTION. 

18.1 If the Leased Premises, or any part thereof, shall be damaged by fire, the elements, or other casualty, then Tenant shall give notice
thereof to Landlord promptly following such occurrence, and except as hereinafter otherwise provided, and subject to the provisions of any mortgage(s) given by Landlord encumbering the Leased Premises as any such mortgage(s) may be affected by a non-disturbance agreement from the holder of any such mortgage, Landlord shall commence, within thirty (30) days after the date of the actual receipt (by Landlord or its mortgagee) of insurance proceeds related
thereto, to restore and repair the Leased Premises to the condition it was prior to the casualty (including all of Landlord’s Work, but expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or
enacted since the date of Landlord’s Work by duly constituted public authorities) and shall thereafter prosecute the completion of such restoration and repair with due diligence. Landlord and Tenant agree that they will promptly and diligently
pursue any applicable insurance proceeds that may be due in connection with any aforementioned occurrence. If the damage to the Leased Premises shall render the whole or any part thereof unusable for Tenant’s use, a just proportion of the Rent,
according to the nature and extent of the damage to the Leased Premises, shall be abated from the date of such damage until the Leased Premises or such part thereof shall be restored for the use and occupation of Tenant. Landlord’s efforts to
so repair shall be expressly limited to the net amount of the proceeds from insurance (after deducting therefrom the reasonable costs of collecting said proceeds) which Landlord (or its mortgagee) receives as a result of such casualty. However if
the limitation in the preceding sentence results in Landlord not being able to fully restore and repair the damage, Tenant may, but shall not be obligated to, loan to Landlord the balance of funds needed to complete such restoration on such terms
and conditions deemed reasonable in Landlord’s sole discretion (including security therefor), such loan to be evidenced by a Note with interest accruing during the term thereof at a rate equal to 2% over the then prevailing prime rate of
interest as reported in the Wall Street Journal, to be repaid from the proceeds of any refinancing of the Leased Premises and on other terms agreeable to the parties. Tenant shall promptly and fully cooperate in Landlord’s efforts to
collect insurance proceeds. Notwithstanding the foregoing or anything else in this Lease to the contrary, if after the beginning of the last Lease Year of the term (taking into account Tenant’s extension rights and after an opportunity is
provided to Tenant to exercise same), the Leased Premises shall be so damaged or destroyed to the extent of twenty-five percent (25%) or more of its insurable value, Landlord or Tenant may, if it shall so elect in its sole discretion, terminate this
Lease by notice to the other party within ninety (90) days after Landlord’s receipt of notice of any such casualty and this Lease shall thereupon terminate, and a just proportion of the Rent shall be apportioned as of the time of
termination. 
 18.2 Upon completion of any repair and restoration by Landlord, Tenant shall, at its expense, promptly commence repair and
replacement of all trade fixtures, equipment, signs and other property installed by or belonging to Tenant which shall have been damaged or destroyed and shall complete the same with due diligence, but in all cases accounting for changes in the
configuration of the Leased Premises and Tenant’s then-current plans for the Leased Premises and expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or enacted since the date of Landlord’s
Work by duly constituted public authorities. Landlord shall not be liable for any inconvenience or annoyance to Tenant, or for any injury or interruption to the business of Tenant resulting from any casualty, Landlord’s repair or restoration
work or delays related thereto so long as Landlord is diligently pursuing restoration and repair in a commercially reasonable manner. 

  
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 18.3 Subject to the force majeure provisions of this Lease, if Landlord undertakes repair or
restoration work under this Section 18 and any substantial portion of the Leased Premises remains untenantable, inaccessible, or otherwise unsuitable for the permitted use on account of fire or other casualty, for a period
of more than one hundred eighty (180) days from the date of the casualty and as of the end of this period, there is not a substantial likelihood that Landlord shall substantially complete restoration and/or other required repairs within
forty-five (45) days from that date such that the repairs and restoration will be substantially complete by the end of such forty-five (45) day period, then Tenant shall have the right to terminate this Lease by written notice to Landlord,
which notice shall be effective only if received by Landlord after said one hundred eighty (180) day period, but before the date of substantial completion. Such termination shall be effective on the later of (i) 60 days after its receipt by
Landlord and (ii) 270 days from the date of Tenant’s actual loss of use of any such portion of the Leased Premises due to damage covered by this Section 18, unless substantial completion occurs before such effective date. 

18.4 Upon the effective date of any termination under this Section 18, this Lease shall automatically terminate and
the parties shall have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to Tenant any unearned payments, security deposit or any other prepayment funds previously delivered to Landlord by Tenant pursuant
to this Lease. 
 SECTION 19.0 - ASSIGNMENT OR SUBLETTING. Tenant may assign or sublet this Lease only after receiving
the prior express written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed, however, Tenant, without such consent, may assign this Lease in its entirety or sublease a portion of this Lease or Leased Premises to
any affiliate, subsidiary or entity that is under direct common control with Tenant or to any entity that acquires all or a substantial portion of Tenant’s business. In any case where Landlord’s consent is required and Landlord shall so
consent to such assignment or sublease or such assignment or sublease is permitted hereunder, Tenant (to the extent Tenant continues to exist as an entity after such event) shall remain fully liable to Landlord for all of the obligations imposed
upon Tenant under this Lease, including without limitation, the obligation to pay the rent and other charges and shall retain any profit realized from the assignment or sublease. No pledge by Tenant of its interests hereunder as full or partial
security for loans obtained by Tenant shall be considered an assignment or sublease hereunder. In addition to the foregoing, and notwithstanding anything in this Section 19 to the contrary, Tenant may, without the need to
obtain the Landlord’s consent, transfer any stock in connection with a public offering and/or if the Tenant’s stock is publicly traded on a recognized national or international stock exchange or over the counter, issue, redeem or transfer
any stock or membership interests through a private placement offering or any other transfer to effectuate a capital infusion into Tenant and/or make assignment of such interests to a holding entity created for the purposes thereof. 

SECTION 20.0 - ACCESS BY LANDLORD. Landlord or any person designated by Landlord shall have the right to enter the Leased
Premises at any reasonable time during normal business hours, upon 48 hours prior notice (except in ease of emergency), for the purpose of inspecting the Leased Premises or to make repairs. For a period commencing one (1) year prior to the end
of the Term of this Lease, Landlord shall have the right to enter the 

  
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Leased Premises at any reasonable times, for the purpose of exhibiting the same to prospective tenants or purchasers and shall have the right to erect a suitable sign on the Leased Premises
indicating that the Leased Premises are available for sale or lease. Landlord’s right of entry shall be conditioned upon Landlord’s agreement to use its best efforts not to unreasonably disturb Tenant’s business, customers or
operations. In exercising its rights hereunder, Landlord shall not unreasonably interfere with Tenant’s access to or use of the Leased Premises and shall at all times respect the privacy and dignity of Tenant’s patients and the
confidentiality of such patients’ records, and in compliance with applicable laws and regulations. For protection of Landlord, Tenant and their agents and employees, Landlord’s entry into laboratory or sensitive areas identified by Tenant
shall be permitted only so long as Landlord or its agents and contractors are accompanied by an employee or agent of Tenant and have, if requested, entered into Tenant’s standard form of Non- Disclosure
Agreement. In any event, if, as a result of Landlord’s entry and any repairs, alterations or additions, Tenant is unable to use all or any portion of the Leased Premises for more than three (3) consecutive business days, then, commencing
on the fourth (4th) business day, the Base Rent and Additional Rent shall be abated based on the square footage of the affected area from and including the fourth (4th) business day to and including the day on such inability ceases. 
 SECTION 21.0 -
SUBORDINATION. This Lease is and shall be subject and subordinate to any mortgages that may now exist or hereafter be placed upon the Leased Premises by Landlord, and to any and all advances to be made thereunder, and all renewals,
replacements, and extensions thereof, and Tenant shall, upon request, execute and deliver any documents to confirm this subordination, as may be desired by holders of such mortgages, and if requested by the mortgagee, to agree not to prepay rent
more than ten (10) days in advance of the date when due, provided that the holder of such mortgage enters into a non-disturbance agreement with Tenant in form and substance that is reasonably acceptable
to as described below, by the terms of which such holder agrees not to disturb Tenant’s possession of the Leased Premises so long as Tenant continues to perform all obligations under this Lease, and, in the event of acquisition of title by such
holder through foreclosure proceedings or otherwise, to accept Tenant as tenant of the Leased Premises under the terms and conditions of this Lease and to perform Landlord’s obligations under this Lease (but only while owner of the Leased
Premises), and Tenant agrees to attorn to and recognize such holder or any other person acquiring title to the Leased Premises as Landlord. Landlord agrees to provide Tenant with a subordination,
non-disturbance and attornment agreement from its lender or mortgagee in conjunction with its Construction Loan and permanent loan closing (for each closing, 5 days after such closing is the “SNDA
Deadline”), in a form and content to be negotiated and reasonably acceptable to Landlord, Landlord’s lender, and Tenant; provided that the foregoing subordination shall be effective only if and when a subordination, non-disturbance and attornment agreement reasonably acceptable to Tenant is entered into in on or before the SNDA Deadline. 

SECTION 22.0 - ESTOPPEL CERTIFICATES. Landlord and Tenant agree, upon at least ten (10) days prior written request by the
other party, from time to time, to execute, acknowledge, and deliver to the other party a written statement certifying that this Lease is unmodified and in full force and effect (or that the same is in full force and effect as modified, listing the
modifications), the date to which rent and other charges have been paid, and whether or not to the best of the knowledge of the party signing the estoppel certificate the other party is in default hereunder (and if so, specifying the

  
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nature of the default), it being intended that any such statement delivered pursuant to this Section 22 may be relied upon by a prospective purchaser or mortgagee of
landlord’s interest, or an assignee or subtenant of Tenant’s interest, in the Leased Premises. 
 SECTION 23.0 - DEFAULT BY
TENANT. The following events shall be events of default by Tenant under this Lease: 
 23.1 Tenant shall fail to pay any
installment of rent, or any other payment to Landlord or other parties required herein, when due, and such failure shall continue for a period of five (5) business days after Landlord shall have given to Tenant a notice specifying such failure
and demanding the same be cured, provided, however, that no notice shall be required for failure by Tenant to pay Base Rent more than twice in any twelve month period; 

23.2 Tenant shall become insolvent or make a transfer of a substantial portion of its assets without Landlord’s consent; 

23.3 A petition shall be filed against Tenant under any state or federal bankruptcy of insolvency laws or under any similar law or statute of
the United States or any state, and not discharged within ninety (90) days after such filing, or Tenant shall file such petition, or Tenant shall be adjudged bankrupt or insolvent in any proceeding; 

23.4 Any assignment shall be made of the property of Tenant for the benefit of creditors, or a receiver, guardian, conservator, trustee in
involuntary bankruptcy or other similar officer shall be appointed to take charge of all or any substantial part of Tenant’s property, or the estate hereby created shall be taken on execution or by other process of law; 

23.5 Tenant shall fail to comply with any covenant, term, or provision of this Lease (other than the payment of rent and other charges) and
shall not cure such failure within thirty (30) days after written notice specifying such failure and demanding that the same be cured, unless such failure cannot be cured by the payment of money and cannot with due diligence be wholly cured
within such period of thirty (30) days, in which case Tenant shall have such longer period as shall be necessary (but not more than one hundred twenty (120) days) to cure such failure, so long as Tenant promptly commences to cure the same
within such thirty (30) day period and prosecutes the cure to completion with due diligence. 
 In ease of any such default which is
uncured within any applicable cure or grace period (an “event of default”), and regardless of any waiver or consent to any earlier event of default, Landlord, at Landlord’s option, unless such default has been cured prior to
exercise of such remedy, may exercise any and all remedies available to Landlord at law or equity, all of such remedies to be cumulative and not exclusive, including, without limitation, the following: 

(a) Landlord may terminate this Lease by giving written notice to Tenant, and Tenant shall quit and surrender the Leased Premises and remain
liable as set forth below: 

  
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 (b) Landlord may immediately, or at any subsequent time, without demand or further notice, re-enter the Leased Premises in accordance with applicable laws and repossess the Leased Premises and expel Tenant and those claiming under Tenant, and Landlord may remove any property from the Leased Premises and
store the same in any warehouse, all at the expense and risk of Tenant, or may dispose of the same in accordance with applicable law. 
 (c)
In the event of termination or re-entry after an event of default, Tenant shall pay Landlord as damages all rent and other charges payable under this Lease up to the time of re-entry or termination, and all
rent that Tenant would have been required to pay until the expiration of the then-current term of this Lease as follows: such rent shall be payable upon the due dates and in the amounts specified herein following such termination or such re-entry and until the end of the then-current term, had this Lease not so terminated or had Landlord not so re-entered the Leased Premises, provided, however, that if
Landlord shall relet the Leased Premises during said period, Landlord shall credit Tenant with the monthly net rents received by Landlord from such re-letting, such net rents to be determined by first
deducting from the gross rents as and when received by Landlord from such reletting, the expenses incurred or paid by Landlord in terminating this Lease or in re-entering the Leased Premises and in securing
possession thereof, including reasonable attorneys’ fees, as well as the reasonable expenses of reletting, including altering and preparing the Leased Premises for new tenants, reasonable brokers’ commissions, and all other reasonable
expenses properly chargeable against the Leased Premises and the rental thereof. It is acknowledged that any such reletting may be for a period shorter or longer than the remaining term of this Lease, and that in no event shall Tenant be entitled to
receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, or shall Tenant be entitled in any suit for the collection of damages pursuant to this paragraph to a credit in respect of any net rents from a reletting,
except to the extent that such net rents are actually received by Landlord. If the Leased Premises or any part thereof be relet by Landlord for the unexpired portion of the term of this Lease, or any part thereof, before presentation of proof of
such damages to any court, commission or tribunal, the amount of rent reserved upon such re-letting shall be presumed the fair and reasonable rental value for the Leased Premises, or part thereof, so relet
during the term of the reletting. In the event of termination or re-entry after an event of default, Landlord shall use commercially reasonable efforts to relet the Leased Premises under commercially
reasonable terms. Any suit brought by Landlord to recover the damages due under this Section 22 shall not prejudice Landlord’s right to recover in any subsequent action brought for any amount not previously reduced to
judgment. 
 Nothing herein contained shall, however, limit or prejudice the right of Landlord to prove for and obtain in proceedings for
bankruptcy or insolvency by reason of the termination, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which the damages are to be proved, whether or not the amount be
greater, equal to, or less than the amount of the loss or damage referred to above. Tenant hereby waives any right to redemption that it may have under any present or future law in the event Tenant is evicted or dispossessed. 

In addition to other rights and remedies of Landlord hereunder, in the event that Landlord commences any suit (including any alternative
dispute processes such as mediation or arbitration) for the collection of any amounts for which the Tenant may be in default or related to any claim of Tenant default in the performance of any other covenant or agreement hereunder, Tenant shall pay
all reasonable attorneys’ fees and other reasonable expenses incurred by the Landlord should it be the prevailing party and/or collecting such amounts or enforcing such performance, plus interest thereon at the highest legal rate, not to exceed
twelve percent (12%) per annum. 

  
 31 

 SECTION 23.0A - DEFAULT BY LANDLORD. If Landlord shall fail to perform
any of its obligations hereunder, which failure shall continue for thirty (30) days (or any shorter period as may be specifically provided herein) after notice thereof by Tenant, then Tenant shall have the right to enforce any one or more of
the following remedies, without limiting any other rights Tenant may have: 
 (a) If all or any part of the Premises becomes unfit for
Tenant’s normal use, then Tenant’s obligation to pay Base Rent and Additional Rent shall be abated for such time period as the Premises are unfit, in proportion to the part of the Premises which are not usable by Tenant, and 

(b) Recover damages or any other sums owed by appropriate means, obtain injunctive relief, and/or exercise any other right or remedy legally
available. 
 (c) Tenant may, at its option, without waiving any claim for damages for breach of agreement, at any time prior to the cure of
a material default by Landlord which impairs the Tenant’s use of the Premises, cure such default for the account of Landlord and any amount paid or any contractual liability incurred by Tenant in so doing shall be deemed paid or incurred for
the account of Landlord and Landlord shall promptly reimburse Tenant therefore and save Tenant harmless there from. If Landlord shall fail to promptly reimburse Tenant upon demand for any amount paid or liability incurred for the account of Landlord
hereunder, said amount or liability may be deducted by Tenant from the next or any succeeding payments of rent due hereunder. 
 In addition
to other rights and remedies of Tenant hereunder, in the event that Tenant commences any suit (including any alternative dispute processes such as mediation or arbitration) for the collection of any amounts for which the Landlord may be in default
or related to any claim of Landlord default in the performance of any other covenant or agreement hereunder, Landlord shall pay all reasonable attorneys’ fees and other reasonable expenses incurred by the Tenant should it be the prevailing
party and/or collecting such amounts or enforcing such performance, plus interest thereon at the highest legal rate, not to exceed twelve percent (12%) per annum. 

SECTION 24.0 - REIMBURSEMENT FOR COSTS, ATTORNEYS’ FEES. Tenant shall pay to and indemnify Landlord against all
commercially reasonable legal costs and charges, including attorneys’ fees reasonably incurred, in obtaining possession of the Leased Premises after an event of default by Tenant after the giving of any applicable notice or after Tenant’s
default in surrendering possession upon the expiration or earlier termination of the term of this Lease or in successfully enforcing any obligation or covenant of Tenant. 

SECTION 25.0 – BROKERS. Each of Landlord and Tenant represents and warrants that it has not entered into any
agreement with, nor otherwise had any dealings with, any broker or agent in connection with the negotiation or execution of this Lease which could form the basis of any claim by any such broker or agent for a brokerage fee or commission,
finder’s fee, or any other compensation of any kind or nature in connection herewith, except for Landlord’s obligations to CBRE/The Boulos Company pursuant to written agreement which Landlord shall perform, it being the

  
 32 

 
intent hereof that Landlord, at its sole cost and expense, shall be responsible for any and all commissions or fees that are due to said CBRE/The Boulos Company in connection with this Lease.
Each party shall indemnify, defend and hold the other harmless from and against any costs (including, but not limited to, court costs and attorneys’ fees), expenses or liability for commissions or other compensation claimed by any broker or
agent other than those, if any, listed above in this Section 25 with respect to this Lease which arise out of any agreement or dealings, or alleged agreement or dealings, between the applicable party and any such agent or
broker. 
 SECTION 26.0 – GUARANTY. It is a condition to Landlord’s obligations hereunder that Tenant deliver
to Landlord a guaranty from Tenant’s parent company, Direct Vet Marketing, Inc. (the “Guarantor”) of all of Tenant’s obligations under and pursuant to this Lease, in the form of Exhibit E attached
hereto (the “Guaranty”). Tenant acknowledges that Landlord would not have entered into this Lease in the absence thereof. The contemplated business combination between Guarantor and divisions of Henry Schein, Inc. to form Vet’s
First Corp. is hereby approved by Landlord and will require no additional consent or notice to Landlord provided, however, that, if requested by either party, Landlord and Guarantor shall enter into an amendment and, if applicable, assignment of the
Guarantee to memorialize the above terms. 
 SECTION 27.0 – RIGHT OF FIRST OFFER (“ROFO”). Landlord
agrees that if at any time during the Term of this Lease, as extended or renewed, Landlord desires to sell the Building, or, in the case that the Leased Premises are a severable and separate and financeable real estate unit, such as a condominium
unit, then the Leased Premises (for purposes of this ROFO, the subject of such offer and this Section 27 shall be called “Leased Premises”), Landlord shall first offer to sell the Leased Premises to Tenant
upon the following terms and conditions: 
 (a) Landlord shall send Tenant written notice (“Landlord’s Sale Notice”) of
its offer to sell the Leased Premises, which notice shall set forth a sales price in US Dollars and the proposed terms of such sale in the form of a proposed purchase and sale agreement in the customary form for the Leased Premises (the
“Purchase Agreement”). Any purported Landlord’s Sale Notice that does not constitute a formal offer to sell the Leased Premises in accordance with this Section 27 shall not constitute a Landlord’s
Sale Notice and no time period begins to run. The proposed terms of such sale shall include the following: 
 (i)
Closing. The closing shall take place on or before the date which is ninety (90) days after the date of full execution of Landlord’s proposed purchase and sale agreement, at 10:00 a.m., at the offices of Landlord’s counsel in
Portland, Maine, or at such other time and place as Landlord and Tenant shall mutually agree upon in writing (the “Closing”). At the Closing, Landlord shall execute and deliver to Tenant, against payment of the purchase price, a
Quitclaim with Covenant Deed and other documents and instruments customary in similar transactions or as reasonably requested by Tenant. The purchase price shall be payable in cash, certified check or wire transfer, with no owner financing unless
agreed to by Landlord and otherwise Tenant’s obligation to close by the Closing date to be conditioned upon Tenant obtaining a commercial loan on normal and customary terms that are otherwise reasonably satisfactory to Tenant within forty-five
(45) days from the date of full execution of Landlord’s proposed purchase and sale agreement, it being understood that Tenant must give written notice to Landlord of its failure to obtain a commitment for such a loan from a lending
institution within such 45-day period or such condition shall be deemed waived. Rent payments paid under this Lease shall not be applied to the purchase price. 

  
 33 

 (ii) Title. Landlord shall at the Closing convey the Leased Premises
to Tenant (or its assignee) at the closing in fee simple with good and marketable title, subject to covenants, easements, agreements, restrictions and like matters of record that do not adversely affect the Tenant’s use and enjoyment of the
Leased Premises, or, if any such matters do exist, for which satisfactory (to Tenant) affirmative title insurance coverage can be obtained at no additional premium. In the event that Landlord is unable to convey title as aforesaid, Landlord shall,
within a reasonable period of time, not to exceed thirty (30) days, after receipt of notice of any such defects from Tenant, use its commercially reasonable efforts to remedy any title defects. In the event that said defects cannot be corrected
or remedied within said time period, Tenant shall have the option to either terminate the Purchase Agreement or to close notwithstanding such defects as may exist. A portion of the purchase price may be applied to remove any title defects or
encumbrances (including mortgages) that may be removed by the payment of money. 
 (iii) Adjustments, Prorations and
Closing Costs. If necessary, real estate taxes and assessments shall be prorated as of the Closing on the basis of the latest available tax bill. The Maine real estate transfer tax shall be paid by Landlord and Tenant in accordance with 36
M.R.S.A. 4641-A. The recording fee for the deed of conveyance and any expenses related to any mortgage which Tenant may grant to a lender in connection with the purchase of the Leased Premises shall be paid
for by Tenant. Landlord shall refund to Tenant any unearned Base Rent and Additional Rent for the remaining portion of the month following the closing date. Landlord and Tenant shall be individually responsible for any brokers’ commissions due
from them to brokers they incur obligations to in connection with the sale of the Leased Premises. Any Base Rent and Additional Rent shall be prorated as of the Closing and the Lease shall be at the option of Tenant terminated at Closing. The
parties shall upon request of the other as necessary make post-closing adjustments of Operating Expenses at the time of final reconciliation of same. 

(iv) Possession. Landlord shall deliver possession of the Leased Premises to Tenant at the Closing, free of all leases,
tenancies or occupancies by any person other than Tenant, subtenants of Tenant and any other leases or occupancies expressly approved in writing by Tenant. 

(v) Risk of Loss, Damage, Destruction and Insurance. All risk of loss to the Leased Premises prior to the Closing shall
be on Landlord, and Landlord shall keep the same insured against fire and other extended coverage risks as provided under this Lease until the Closing. In the event that, after the date of Tenant’s Purchase Notice but prior to the Closing, any
improvements which are part of the Leased Premises are destroyed or substantially damaged, Tenant may either terminate this Lease and/or the purchase agreement or accept the insurance proceeds payable by reason of such damage or destruction and
close notwithstanding the same. 

  
 34 

 (vi) Tenant Default. If Tenant shall default on its obligation to
close on the purchase of the Leased Premises for any reason other than Landlord default, title defects, condemnation or casualty, Tenant shall pay to Landlord liquidated damages in the amount of the lesser of; (i) Landlord’s actual and
verifiable costs and fees (including reasonable legal fees) incurred by Landlord and directly related to preparation for Closing; and (ii) $25,000 as Landlord’s sole remedy for such default in lieu of all other claims, legal, equitable or
otherwise, by Landlord, the parties agreeing that Landlord’s damages in such a case will be extremely difficult to ascertain and determine and that the foregoing amount represents fairly a reasonable payment in lieu of payment of
Landlord’s actual damages, In such event of Tenant Default, the Lease shall continue, but without the ROFO, and the default under the Purchase Agreement shall not constitute a default under the Lease. 

(vii) Landlord Default. If Landlord shall permit the existence of an encumbrance or title defect that shall make it
impossible for Landlord to convey clear title to the Leased Premises, or if Landlord shall default in its obligation to close on the purchase of the Leased Premises for any reason, Tenant may (i) seek specific performance of the Purchase
Agreement in a court of competent jurisdiction, or (ii) terminate the Purchase Agreement and this Lease shall continue in accordance with its terms, including the ROFO. 

(b) Upon Tenant’s receipt of a proper Landlord’s Sale Notice, Tenant shall have the right to purchase the Leased Premises upon those
terms offered or upon such terms as the parties otherwise agree upon within thirty (30) days of Tenant’s receipt of Landlord’s proper Sale Notice (the “Negotiation Period”), If Tenant desires to purchase
upon the terms offered, or wishes to engage in negotiations of such terms with Landlord, Tenant shall send written notice to Landlord of either it’s acceptance of such offer (which may be evidenced by an executed Purchase Agreement) or its
desire to negotiate, in its sole discretion (“Tenant’s Purchase Notice”). Any right Tenant may have to purchase the Leased Premises pursuant to this Section 27 shall be terminated if Tenant fails to send Tenant’s
Purchase Notice within such period. In the event Tenant accepts Landlord’s terms, then the parties shall proceed pursuant to the purchase and sale terms offered and accepted; in the event Tenant desires to negotiate, then the following shall
apply: 
 (i) Tenant must prior to the end of the Negotiation Period make a written counter offer to Landlord to purchase the
Leased Premises in the form of a Purchase Agreement and otherwise in accordance with this ROFO and the parties agree to negotiate such counter offer terms in good faith during such Negotiation Period. 

(ii) If the parties do reach terms within the Negotiation Period, then the parties shall proceed pursuant to the Purchase
Agreement terms agreed to. 
 (iii) If the parties do not reach agreement within the Negotiation Period, Tenant’s
last-received (by Landlord) written counteroffer shall be deemed Tenant’s “Last Best Offer” (and if no written counteroffer is made by Tenant within the Negotiation Period, then Tenant’s Last Best Offer price shall
be considered to be $0). Landlord shall have the right (but not the obligation) to sell the Leased Premises free of this ROFO in accordance with the following: During the eighteen (18) months following the end of the Negotiation Period,
Landlord may sell the Leased 

  
 35 

 
Premises at a gross purchase price in US Dollars that is more than ninety (90%) percent of the Tenant’s Last Best Offer purchase price, such sale to be free of this ROFO. Variations in term
other than gross purchase price, to the extent not commercially unreasonable (e.g., financing contingencies, inspections and representations and warranties or the lack thereof) shall not be a part of the determination of whether the offer is at or
above the Tenant’s Last Best Offer. Tenant agrees that Landlord may provide a copy of Tenant’s Last Best Offer to prospective purchasers. 

(iv) If Landlord receives an offer at a gross purchase price in US Dollars equal to or less than ninety (90%) percent of the
purchase price contained in Tenant’s Last Best Offer that Landlord is willing to accept, Landlord must provide a written copy of such offer to Tenant and Tenant shall have ten (10) days from receipt thereof within which to agree in writing
to agree to the terms set out in such offer. If such an offer that Landlord is willing to accept contains a purchase price that is in whole or in part stated in other than US Dollars, and if Tenant desires to purchase the Leased Premises on the
terms of such offer, Tenant shall be entitled to substitute for any non-US Dollar consideration the fair equivalent in US Dollars. If notice of such written agreement of Tenant is not received by Landlord
within said ten (10) days, Tenant’s right to agree to such terms shall terminate and Landlord may sell the Leased Premises pursuant to such offer and this ROFO shall automatically terminate as of the closing on the sale. If the Leased
Premises is not sold within said eighteen (18) months, this ROFO to continue in full force and effect. 
 (v) If Tenant
is obligated to close under this ROFO, this ROFO shall terminate automatically upon the closing of the sale of the Leased Premises or upon Tenant’s default in its obligation to close under any written agreement of the parties. 

(c) If this ROFO has been terminated pursuant to its terms, Tenant agrees to confirm the termination of the ROFO in writing and in recordable
form upon Landlord’s request. 
 (d) Notwithstanding anything in this Section 27 to the contrary, the terms
and provisions of this ROFO shall not apply to a transfer or transfers by Landlord (i) for no consideration pursuant to the operation of law (ii) by gift, (iii) for no cash consideration to an affiliated entity or an entity under
common control and ownership, or (iv) by mortgage, but the ROFO shall continue and shall bind such transferees of Landlord. 

SECTION 28.0 - RIGHT OF FIRST OFFER EXPANSION RIGHTS. In the event, and for each such time, if at any time during
the term of this Lease, as the same may be extended, Landlord or its successors and assigns and/or any other owner of Unit 3 in the Project sends out a proposal (“Proposal”) to, or receives an offer whose rental terms are acceptable
to such party (“Acceptable Offer”) from any third party to lease all or any portion of Unit 3 (“Additional Space”), such party shall first offer to lease the Additional Space to Tenant in writing which shall include
a copy of the Proposal or Acceptable Offer (the “Notice of Offer”), The Notice of Offer shall set forth the date on which such party reasonably anticipates it can deliver possession of the Additional Space. Tenant must exercise its
right of first offer in writing (the “Notice of Election”) delivered to Landlord within thirty (30) days of the receipt of the Notice of Offer, subject only to the parties entering into a mutually satisfactory amendment to this
Lease 

  
 36 

 (or a new lease in substantially the same form as this lease should the offeror not be the landlord under
this Lease) promptly thereafter. The parties agree that if Tenant accepts the Additional Space and the terms of the Offer are agreed to, the term of such leasing shall commence on the date possession of the Additional Space is delivered to Tenant
and shall expire on the Termination Date, and all other terms and conditions of this Lease shall apply to the Additional Space (including, without limitation, the sale provisions in Section 27), except that the rent per
square foot shall be at amount agreed to by the parties but in no event shall such rental be at a rental greater than the fair market value for similar space in the Project and Landlord and Tenant shall promptly (in no event more than five
(5) business days of such document’s delivery in final form) execute an amendment to this Lease incorporating the Additional Space into this Lease or a new lease, as the case may be. If Tenant does not deliver a Notice of Election or fails
to execute such lease amendment or new lease within the time limits set forth above, Landlord may lease the Additional Space to any other party free and clear of the foregoing right of first offer, provided that the right shall continue as to all
other space in the Project to which this right is applicable. Landlord agrees that the Declaration and title record shall contain this Right of First Offer in form satisfactory to Tenant. 

SECTION 29.0 - EXCLUSIVITY. For so long as Tenant, and its successors and assigns who are engaged in any of its
businesses or components of its business as described below, is occupying the Leased Premises either by and through this Lease, as an owner, or during any time that Tenant remains liable for Tenant’s obligations hereunder (e.g., in the case of
an assignment or subletting wherein Tenant remains liable notwithstanding same), Landlord shall not from and after the date hereof enter into a lease or agreement with another tenant or permit any other new tenant, occupant or subtenant of any
building that Landlord or its affiliate owns within the Site that has as its primary or ancillary business or use any of the following: Tenant’s veterinary pharmacy business components and related business operations at the Leased Premises; any
other companion animal related business, In addition to the foregoing, Landlord shall not lease space at the Site to the following companies: IDEXX Laboratories, Inc., WEX, Inc., or UNUM Group. 

Landlord agrees that the Declaration and title record shall contain use restrictions and covenants consistent with this Section 29.

 SECTION 30.0 - FORCE MAJEURE. Provided the delayed party uses reasonable efforts and all
due diligence to effect the required performance, in any case where either party hereto is required to do any act, delays caused by or resulting from Act of God, war, civil commotion, fire or other casualty, labor difficulties, general shortages of
labor, materials or equipment, government regulations or other causes beyond such party’s reasonable control (other than causes related to such party’s financial condition) shall not be counted in determining the time when the performance
of such act must be completed, whether such time be designated by a fixed-time, a fixed period of time or a “reasonable time,” The provisions of this Section 30 shall not be applicable with respect to any obligation that is
primarily the delayed party’s payment of money. 
 SECTION 31.0 - RECORDING. This Lease shall not be recorded in
any registry of deeds or other public office, but each party agrees to execute, acknowledge, and deliver, at the request of the other party, a memorandum of this Lease in appropriate form for recording, in accordance with Maine statute. Such
memorandum will not set forth the rental or other charges payable by Tenant under this Lease, and shall expressly state that it is not intended to vary the terms or conditions of this Lease. The ROFO and any exclusive use, signage rights, visibility
obligations and parking rights may be part of such memorandum at the election of the parties. 

  
 37 

 SECTION 32.0 - NOTICES. Whenever by the terms of this Lease notice
shall or may be given to either party, such notice shall be in writing and shall be sent by registered or certified mail, postage prepaid or via nationally recognized overnight courier with proof of delivery, to the addresses set forth on the first
page of this Lease, or such other address or addresses as either party may from time to time hereafter designate by written notice to the other, and such notices shall be deemed given upon the date the notice is received by the addressee or upon the
date the post office first attempted delivery if the addressee refuses delivery of such notice. 
 SECTION 33.0 - SEVERABILITY. If any term or provision of this Lease, or the application thereof to any person or circumstance shall to any extent be invalid or unenforceable for any reason, then the remainder of
this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term or provision of this Lease shall be valid and
enforced to the fullest extent permitted by law. 
 SECTION 34.0 - SUCCESSORS AND ASSIGNS. The conditions, covenants
and agreements in this Lease contained to be kept and performed by the parties hereto shall be binding upon and inure to the benefit of said respective parties, their legal representatives, successors and assigns. The term “Landlord”
as used in this Lease means only the owner for the time being of the land and buildings of which the Leased Premises are a part, so that in the event of any sale or transfer of such land and buildings or of this Lease, Landlord shall be and
hereby is entirely released of all covenants and obligations of Landlord hereunder. 
 SECTION 35.0 - HOLDING OVER.
This Lease shall terminate upon the expiration of its term (as the same may be extended) and the Tenant shall have no right to occupy the Leased Premises upon the expiration of said term. The Tenant shall have no right to hold over and keep
possession of the Lease Premises or the associated parking upon the expiration or termination of this Lease. If Tenant holds over beyond the termination or expiration of this Lease without the written consent of Landlord, Tenant shall continue to
maintain the Leased Premises as provided herein, and to pay all continuing financial obligations except that the monthly occupancy charge shall equal 150% of the amount of the Base Rent due at the time of the termination or expiration. 

SECTION 36.0 - GOVERNING LAW. This Lease shall be interpreted and enforced in accordance with the laws of the State of
Maine 
 SECTION 37 - COVENANT OF TITLE. Landlord covenants and warrants that Landlord has full right and lawful authority to
make this Lease for the full Term hereof. Landlord represent that it is the fee-simple owner of the Leased Premises, subject only to those encumbrances listed on Exhibit F attached hereto.

 SECTION 38 - EXHIBITS; COUNTERPARTS. 

38.1 All exhibits to this Lease are incorporated herein and made a part hereof unless stated to the contrary in the body of this Lease. 

  
 38 

 38.2 This Lease may be executed in any number of counterparts, each of which shall
constitute an original and together a single instrument, with the same effect as if the signatures thereto and hereto were upon the same instrument, Delivery of an executed counterpart of a signature page to this Lease by facsimile or portable
document format (pdf) shall be effective as delivery of a manually executed counterpart. 

  
 39 

 IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, in any number of
counterparts, the day and year first above written. 
  

							
	WITNESS:	 	        	 	        	 	
		 		 	 86 NEWBURY STREET, LLC
 a Maine
limited liability company

			
	 

	 		 	 By: Newbury Street Holdings, LLC
 a
Maine limited liability company
 Its: Manager

	 		 	  
 By:
	 	  
 /s/ John S. Marr

	 		 	Print Name: John S. Marr
		 		 	Its: Manager of Newbury Street Holdings, LLC
				
		 		 		 	LANDLORD
			
		 		 	 VFC PHARMACY #101, LLC
 a Delaware
limited liability company

			
	 

	 		 	 By VFC East, LLC
 a Delaware limited
liability company
 Its Member Manager

	 		 	  
 By Direct Vet Marking, Inc.

a Delaware corporation
 Its Member Manager

	 		 	  
 By:
	 	  
 /s/ Benjamin Shaw

		 		 	Print Name: Benjamin Shaw
		 		 	Its: Chief Executive Officer
		 		 		 	TENANT

 Signature Page to Pharmacy Lease 

 Exhibit List VFC PHARMACY # 101 LLC 

 

			
	EXHIBIT A.	 	 Core and Shell Standards, including Floor Plans

	EXHIBIT B.	 	Base Rent Calculations as Impacted by Construction Loan Interest Rate
	EXHIBIT C.	 	Work Letter
	EXHIBIT D.	 	Parking Lease
	EXHIBIT E.	 	Lease Guaranty
	EXHIBIT F.	 	 List of Encumbrances from Landlord’s Title Insurance Policy

 Signature Page to Pharmacy Lease 

 Exhibit B 

86 Newbury Street, LLC 

Annual Base Rent Schedule 

With Examples of Interest Rate Increase Impact 
  

									
	 Interest Rate
	  	 	4.50	% 	 	 	5.50	% 
	 Base Lease Amount PSF
	  	$	26.80	 	 	$	26.80	 
	 Increase for Interest Rate PSF
	  	$	—  	 	 	$	1.69	 
	 Base Lease Amount PSF
	  	$	    26.80	 	 	$	    28.49	 

  

 EXHIBIT C 

Pharmacy (Unit 2) Lease 

WORK LETTER 
 This
Tenant Work Letter shall set forth the terms and conditions agreed to by and between Landlord and Tenant relating to the construction of the base, shell, and core along with the tenant improvements in the Leased Premises. This Tenant Work Letter is
organized chronologically and addresses the issues of the construction, in sequence, as such issues will arise during the actual construction of the Building and Leased Premises. Capitalized terms contained in this Work Letter and not defined herein
have the same definition herein as in the Lease. This Work Letter is part of the Lease and incorporated therein. 
 SECTION 1 

LANDLORD’S INITIAL CONSTRUCTION OF THE LEASED PREMISES 

In accordance with the Core and Shell Standards and exterior elevations and building design plans attached hereto as Work Letter Attachment
1, the Allocation of Responsibility matrix attached hereto as Work Letter Attachment 2, Floor Plans dated August 2, 2018, as prepared by Archetype Architects attached hereto as Work Letter Attachment 3 and the Core and Shell
Standards dated August 2, 2018 attached hereto as Work Letter Attachment 4 (“Core and Shell Standards”) (all of which are subject to revision only as described herein), Landlord shall construct the base, core and shell of the
Building (including all exterior and interior common areas), the Parking Facility and all accesses, common areas, ways and other features necessary for the practical usefulness of the Leased Premises (the “Shell Work”). The cost of
completing the Shell Work shall be exclusively borne by the Landlord. Except as specifically provided herein, under no circumstances will the Base Rent or Additional Rent (as defined in the Lease) be increased to cover any cost overages related to
the Shell Work. There shall be no material changes to Work Letter Attachments 1, 2, 3 or 4 or the exterior and interior design and layout of the Building, the Leased Premises or the Parking Facility by Landlord or its agents without the prior
written consent of Tenant. 
 SECTION 2 

TENANT IMPROVEMENTS 

2.1    Tenant Improvement Allowance. Tenant shall be entitled to a
one-time tenant improvement allowance (the “Tenant Improvement Allowance”), of eighty-five dollars ($85) per square foot contained in the Leased Premises for the costs relating to the initial
design and construction of Tenant’s Improvements (the “Tenant Improvements”). Tenant’s Improvements shall not include any Shell Work. If the Tenant Improvements plus any additional costs of any change orders total more
than the Tenant Improvement Allowance, then that amount shall be considered the “Over-Allowance Amount.” Such Over-Allowance Amount shall be paid by reimbursement to Landlord in whole or part within fifteen (15) days of the date
Tenant receives an itemized and certified statement from Landlord documenting (i) the calculation and back-up information concerning the Over-Allowance Amount; and (ii) Landlord’s expenditure of
the entire Tenant Improvement Allowance. It is the intent of the parties that Tenant shall be responsible for 

 
the whole of the Over-Allowance Amount, unless otherwise agreed in writing by Landlord and Tenant, but that Tenant will have no obligation to pay the Over-Allowance Amount until Landlord has
exhausted the full amount of the Tenant Improvement Allowance. If the Tenant Improvement costs are less than the Tenant Improvement Allowance, then the Base Rent shall be decreased to reflect the savings using the same methodology that would be used
for any Over-Allowance Amount (that is, the savings would be amortized over the same term as the permanent financing obtained by Landlord for the Project to determine the per square foot dollar reduction). 

2.1.1    All Tenant Improvements for which the Tenant Improvement Allowance has been made available shall be deemed
Landlord’s property under the terms of the Lease except as provided in the Lease and herein. Nothing in this Work Letter shall be deemed to modify Tenant’s rights to remove its trade fixtures, specialized equipment and personal property at
my time during the term of the Lease, provided in all events that Tenant shall restore the Premises to its prior condition and repair any damage caused by said removal. 

2.1.2    The Tenant Improvements and the Shell Work are hereinafter referred to together as the “Landlord’s
Work.” 
 2.2    Disbursement of the Tenant Improvement Allowance. Except as otherwise set forth
in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process) only for the following items and costs (collectively, the
“Tenant Improvement Allowance Items”): 
 2.2.1    Payment or reimbursement to Tenant of the fees of
the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and
Landlord’s consultants in connection with the preparation and review of the “Construction Drawings” as that term is defined in Section 3.1 of this Tenant Work Letter; 

2.2.2    The payment or reimbursement to Tenant of Tenant’s costs related to plan check, permit and license fees
relating to construction of the Tenant Improvements; 
 2.2.3    Insofar as they are part of an approved set of
Construction Drawings and Cost Proposal, the cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, materials and equipment costs and
contractors’ fees and general conditions; 
 2.2.4    Insofar as they are part of an approved set of Construction
Drawings and Cost Proposal, the cost of any changes in the Base, Shell and Core when such changes are required by the Construction Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection
therewith; 

 2.2.5    Insofar as they are part of an approved set of an Construction
Drawings and Cost Proposal, the cost of connection of the Leased Premises to the Building’s energy management systems; 

2.2.6    Insofar as they are part of an approved set of Construction Drawings and Cost Proposal, all other costs to be
expended by Landlord in connection with the construction of the Tenant Improvements. 
 2.3    Tenant
Improvements. Landlord shall construct all Shell Work and Tenant Improvements in and to the Leased Premises that are required to prepare the same for Tenant’s occupancy in accordance with the Approved Working Drawings, as defined in
Section 3.3 below. Such plans shall include itemized cost estimates with respect to the Tenant Improvements. 

2.3.1    Signage. The cost of designing, manufacturing and installing the signs described in the Core and Shell
Standards shall be carried in Landlord’s Core and Shell budget as a Landlord obligation. All other signage requested by Tenant, shall be charged to Tenant Improvement Allowance and paid in accordance with the same procedure as the Tenant
Improvement Allowance set out above in 2.1. 
 SECTION 3 

CONSTRUCTION DRAWINGS 

3.1    Selection of Architect/Construction Drawings. Tenant, in its sole discretion, shall retain an
architect/space planner (the “Architect”) to prepare the “Construction Drawings” for Tenant Improvements, as that term is defined in this Section 3.1. Tenant, in its sole discretion, shall
retain engineering consultants (the “Engineers”) to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety, and sprinkler work of the Tenant Improvements.
Tenant’s obligations under this Work Letter insofar as they concern producing Construction Drawings and plans for Tenant’s Improvements are subject to and conditioned upon Landlord providing to Tenant, the Architect and Engineers, prior to
Tenant’s preparation of Construction Drawings, all final Plans for the Shell Work that are sufficient and complete enough for Tenant’s purposes (the “Shell Work Plans”). Landlord shall provide the Shell Work Plans by the
Pharmacy – Landlord’s Core & Shell Work Plans Deadline set out in Schedule 1 to this Work Letter. All deadlines for Tenant’s production of the Final Space Plan and Final Working Drawings and Approved Working Drawings
will be automatically extended by one day for each day of delay beyond the Pharmacy – Landlord’s Core & Shell Work Plans Deadline in delivering Shell Work Plans to Tenant. 

3.1.1    The plans and drawings (including the Final Space Plan and Final Tenant Working Drawings, as those terms arc
defined below) to be prepared by Architect and the Engineers and approved hereunder shall be known collectively as the “Construction Drawings.” Tenant shall be required to include in its contracts with the Architect and the
Engineers a provision which requires ownership of all Construction Drawings to be transferred to Tenant upon the Substantial Completion of the Tenant Improvements and Tenant hereby grants to Landlord a
non-exclusive right to use 

 
such Construction Drawings, including, without limitation, a right to make copies thereof. All Construction Drawings shall comply with the drawing format and specifications as determined by
Landlord. Tenant’s Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base Building plans provided by Landlord, and Tenant and Architect shall be solely responsible for the same, and
Landlord shall have no responsibility in connection therewith. 
 3.2    Final Space Plan. Tenant and the
Architect shall prepare the final space plan for Tenant Improvements in the Leased Premises (collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other
partitioning, their intended use, and equipment to be contained therein, and shall deliver the Final Space Plan to Landlord for Landlord’s approval. 

If Landlord reasonably disapproves any aspect of the Final Space Plans, Landlord will advise Tenant in writing of such disapproval and the
reasons therefor within five (5) business days after receipt. Tenant will then submit to Landlord for Landlord’s approval, within fifteen (15) business days, a redesign of the Space Plans incorporating the revisions reasonably required by
Landlord. This process will be repeated until the Final Space Plans are mutually approved by Landlord and Tenant. 

3.3    Final Working Drawings. On or before the Pharmacy – Tenant Deadline for Final Tenant Improvement
Working Drawings to Landlord set forth in Schedule 1, Tenant, the Architect and the Engineers shall, based on the Final Space Plan and Construction Drawings, complete a minimum of Eighty Percent (80%) of the architectural and engineering
drawings for the Tenant Improvements in the Leased Premises and the final architectural working drawings in a form that is sufficient to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final
Working Drawings”) and shall submit a complete draft set of the same to Landlord for Landlord’s approval. 
 If Landlord
disapproves any aspect of the Final Working Drawings, Landlord shall advise Tenant in writing of such disapproval and the reasons therefor within ten (10) business days after receipt. Tenant shall then cause the Architect to address the
Landlord’s disapproval the Final Working Drawings, incorporating the revisions requested by Landlord, and within fifteen (15) business days resubmit the same to Landlord for approval. Timing is of the essence in reaching agreement on the Final
Working Drawings and the parties here to agree to proceed in good faith to reach agreement on the Final Working Drawings. This process will be repeated until the Final Working Drawings are mutually approved by Landlord and Tenant. The Final Working
Drawings, once approved in writing by both Landlord and Tenant, shall be referred to herein as the “Approved Working Drawings.” 

3.3.1    If despite good-faith efforts of the parties, less than Eighty Percent (80%) of the Final Working Drawings are
agreed to on or before the Pharmacy - Approved Working Drawings Deadline on Schedule 1, then, as the parties’ sole remedy, all deadlines for Landlord’s and Tenant’s performance shall be extended by one (1) day for
each day of delay until an agreement is reached. 

 3.4    Permits. Landlord, prior to the commencement of the
construction of the Tenant Improvements, shall immediately submit the Approved Working Drawings to the appropriate municipal authorities for all applicable building permits necessary to allow “Contractor,” as that term is defined in
Section 4.1, below, to commence and fully complete the construction of the Tenant Improvements (the “Permits”), and shall pursue obtaining the Permits with diligence. In connection therewith, Landlord shall coordinate with
Tenant in order to allow Tenant, at its option, to take part in all phases of the permitting process and shall supply Tenant, as soon as possible, with all plan check numbers and dates of submittal. The Permits shall be applied for, pursued and
obtained at Landlord’s sole cost and expense. 
 3.5    Time Deadlines. Tenant and Landlord shall use
best, good faith, efforts and all due diligence to cooperate with the Architect, the Engineers, and each other to complete all phases of the Construction Drawings and the permitting process and to receive the Permits, and with Contractor for
approval of the “Cost Proposal,” as that term is defined in Section 4.2 of this Tenant Work Letter, as soon as possible after the execution of the Lease, and, in that regard, Landlord and Tenant shall meet on a
scheduled basis to be determined by mutual agreement, to discuss progress in connection with the same. The applicable dates for approval of items, plans and drawings as described in this Section 3, Section 4, below, and in
this Tenant Work Letter are set forth and further elaborated upon in Schedule 1 (the “Time Deadlines”), attached hereto. Tenant and Landlord agree to comply with the Time Deadlines. 

3.6.    Approval Process. Neither party where its consent or approval is required shall unreasonably
withhold or condition its consent or approval to any plans, contracts, or other documents and shall, as applicable, deliver its written notice of approval thereof or the specific changes to be made thereto within the deadlines set out in this Work
Letter. In all cases, if the parties do not approve plans, etc. that require their approval, Landlord and Tenant shall promptly and in good faith negotiate the making of changes thereto which would render the applicable plans, etc. acceptable to
both parties. When the applicable plans, etc. have been approved by Landlord and Tenant, such plans, etc. will be confirmed as final upon the request of the other party Landlord and Tenant shall initial counterparts thereof and they shall
automatically, if applicable, become a part of this Lease and shall substitute for the any preliminary or draft plans, etc. that are attached or otherwise made a part of this Lease or this Work Letter. 

SECTION 4 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 

4.1    Contractor. The Contractor for the Core and Shell shall also serve as the Contractor for the Tenant
Improvements. 
 4.2    Cost Proposal. Upon receipt of Approved Working Drawings, Landlord shall by the
Pharmacy – Tenant Improvement Cost Proposal Delivery Deadline set out in Schedule 1, provide Tenant with a cost proposal in accordance with the Approved Working Drawings, which cost proposal shall include, as nearly as possible, the cost
of all Tenant Improvement Allowance Items to be incurred by Landlord in connection with the design and construction of the Tenant Improvements (the “Cost Proposal”). Tenant shall review and deliver its approval or disapproval to the
Cost Proposal to Landlord within fifteen (15) business days of the receipt of the same, and upon receipt of the same by Landlord. If Tenant disapproves any aspect of the 

 
Cost Proposal, Tenant shall advise Landlord in writing of such disapproval and the reasons therefor within said timeframe. Landlord shall then endeavor to address the Tenant’s disapproval by
revisions to or adjustments to the Cost Proposal, incorporating the revisions requested by Tenant, and within fifteen (15) business days resubmit the same to Tenant for approval. Timing is of the essence in reaching agreement on the Cost
Proposal and the parties here to agree to proceed in good faith to reach agreement on the Cost Proposal. This process will be repeated until the Cost Proposal is mutually approved by Landlord and Tenant. The approved Cost Proposal shall be referred
to herein as the “Approved Cost Proposal.” 
 4.2.1    The date upon which Tenant and Landlord have
approved the Approved Cost Proposal shall be known hereafter as the “Approved Cost Proposal Delivery Date”, Landlord shall be permitted to purchase the items set forth in the Approved Cost Proposal and to commence the construction
relating to such items upon the Approved Cost Proposal Delivery Date. 
 4.3    Construction of Tenant
Improvements under the Supervision of Landlord. 
 4.3.1    Over-Allowance Amount. In the event
that, after the Cost Proposal Delivery Date, any revisions, changes, or substitutions shall be made to the Approved Working Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or
substitutions shall be included as an addition (or, as the case may be, a subtraction) to the Tenant Improvement Amount and to the extent the result is an Over-Allowance Amount, it shall be subject to payment as provided in Section 2.1
above. 
 4.3.2    Contractor Bid Obligations. Promptly after the completion of the Approved Working
Drawings, Landlord shall release Contractor to solicit bids for the anticipated construction pursuant to Section 4.3.4, below. Those individual bids shall be submitted to Tenant for approval and Tenant shall have fifteen (15) business days
to notify Landlord of the bids selected by Tenant, or its disapproval of the bids. If Tenant disapproves of the bids due to price or other material matter, Tenant shall advise Landlord in writing of such disapproval and the reasons therefor within
said timeframe. Landlord shall then endeavor to address the Tenant’s disapproval by revisions to or adjustments to the bids or some of them, incorporating the revisions requested by Tenant, and within fifteen (15) business days resubmit the
same to Tenant for approval. Timing is of the essence in reaching agreement on the bids and the parties here to agree to proceed in good faith to reach agreement on the bid. This process will be repeated until Tenant selects a bid. 

4.3.3    Selected Bid. Upon Tenant approval of the bids, Landlord shall enter into a construction contract
with the Contractor for the construction of the Tenant Improvements in accordance with the selected bid, the Approved Working Drawings (subject to the following sentence) and the Cost Proposal and Landlord shall execute a separate contract for the
Tenant Improvements which will be the AIA’s AI33–2009, Standard Form of Agreement Between Landlord and Construction Manager as Constructor where the basis of payment is Cost of the Work Plus a Fee with a Guaranteed Maximum Price. The AIA
general conditions document A201-2007 will be incorporated by reference into the construction contract. The contract for construction of the Tenant Improvements, herein, shall be the “TI Construction
Contract.” 

 The TI Construction Contract will be for the agreed upon price set out in the selected bid
the terms and conditions of which shall be reasonably acceptable to Tenant, a copy of which shall be provided to Tenant. The Tenant Improvement Allowance and all other costs related to the selected bid shall be the responsibility of Landlord to pay
and satisfy in full, subject to the terms of Section 2.2 above. 
 Notwithstanding anything set forth in this
Tenant Work Letter to the contrary, construction of the Tenant Improvements shall not commence until (a) Landlord has a fully executed and delivered TI Construction Contract with Contractor for the construction of the Tenant Improvements and
(b) Landlord has procured and delivered to Tenant a copy of all Permits. 
 4.3.4 Subcontractor Pricing under the TI
Construction Contract. Subject at all times to the terms and conditions of this Work Letter, pricing under construction documents (including the TI Construction Contract) shall be “open book”. The TI
Construction Contract Contractor shall submit to Tenant a list of recommended subcontractors and suppliers for Tenant’s review and approval. Contractor shall not be required to solicit bids from subcontractors and suppliers to which it has
reasonable objection. The Contractor shall use best efforts to obtain qualified bids from subcontractors and suppliers of materials or equipment for the completion of Landlord’s Work in accordance with the following: 

 

	 	•	 	 Scopes of work $25,000 or less: One (1) quote minimum. 

 

	 	•	 	 Scopes of work $25,001-$ 100,000: Two (2) quotes minimum. 

 

	 	•	 	 Scopes of work greater than $100,000: Three (3) quotes minimum provided, however, that two (2) quotes
shall suffice in the event that the Contractor, exercising reasonable diligence, cannot find three (3) subcontractors or suppliers willing and able to provide such quotes in a timely manner. 

Subcontractor and supplier agreements not in excess of Ten Thousand Dollars ($10,000.00) may be awarded without prior approval of Tenant. This does not,
however, include changes in the work completed pursuant to such agreements. 
 The Contractor will provide its recommendation on which subcontractor or
supplier should be selected for each sub-trade, together with copies of all bids received and a tabulation of the bids for such sub-trade. The Contractor shall summarize
the bid results for each component of the Landlord’s Work in a spreadsheet format, including all analysis and adjustments necessary to permit a meaningful comparison among bidders. The Contractor shall also provide, as appropriate, comments
concerning the subcontractors or suppliers under consideration, including financial strength, past performance, current workload, etc. and recommendations as to subcontractor and supplier selection. The Landlord, Tenant and Contractor shall mutually
agree upon which bid to accept for the applicable sub-trade. If the all parties cannot agree on which bid should be accepted, then the Tenant shall determine which bid will be accepted, subject to the
reasonable objection of the Landlord and/or Contractor. Tenant shall not be liable to any party for decisions it makes when acting as a tiebreaking vote pursuant to the preceding sentence. Subcontractor and material supplier bids shall be submitted
on a lump sum basis unless otherwise agreed upon by Tenant. 

 4.3.5 Contractor’s Contingency. The TI Construction Contract shall
be a Guaranteed Maximum Price contract and may upon Tenant’s approval, which shall not be unreasonably withheld, conditioned or delayed, include a contractor’s contingency for the Contractor’s use to cover increased costs resulting
from further development of the plans and specifications and other items, which are properly reimbursable to Landlord as a cost of Landlord’s Work but are not the subject of a change order. The Contractor will be required to inform Landlord and
Tenant of its use of said contingency. The status of said contingency and the record of use of said contingency shall be submitted monthly with each application for payment. The monthly requisition is to be fully substantiated and provided to Tenant
for review and approval. Information required within each requisition must include: 
  

	 	•	 	 An application for payment and sworn statement of Contractor substantially in the form of AIA Document G-702 covering all work for which disbursement is to be made to a date specified therein. 

  

	 	•	 	 Included with each application for payment, Contractor will include a Work-in-Progress report (“WIP”) for the month being invoiced. The WIP report will show all individual cost items that make up the application for payment including a breakdown of
Contractor’s own labor showing hours, rates, and phase code (general task) performed with that labor. 

  

	 	•	 	 All subcontractor, material supplier and service provider invoices included in the requisition. Supporting
documentation must reconcile with each line item amount invoiced for the period on the G-703 continuation sheet for requisitions to be approved and process. 

 

	 	•	 	 Fully completed and notarized Contractor, subcontractor’s and material supplier’s waivers of lien.

 Together with such other items as may be reasonably requested by Tenant, Landlord or Landlord’s lender. There will be no shared
savings clause incorporated into the TI Construction Contract Guaranteed Maximum Price and any unused portion of the contingency shall revert to Tenant. 

4.3.6 Change Orders. During the construction, Tenant may request changes in the Tenant Improvements from time to time. If
Tenant desires to make a change in the Tenant Improvements, Tenant shall submit to Landlord, for its approval, a detailed description of the proposed change; Landlord agrees not to unreasonably withhold or condition its approval so long as such
requested change will not result in a delay in completion of construction beyond the date required by Landlord’s construction financing. Within three (3) business days after receipt of the change request, Landlord shall notify Tenant of
its approval or disapproval unless Landlord shall reasonably request an extension of time to seven (7) business days for approval or disapproval; if Landlord fails to notify Tenant of its decision within said seven (7) business day period,
then Landlord shall be deemed to have approved it. Upon approval or deemed approval of the change, said change shall be submitted to the contractor performing the Tenant Improvements for a determination of the cost to implement the change (taking
into account any savings generated by the change) and the impact, if any, on Substantial Completion of Landlord’s Work; Landlord shall use its best efforts to have contractor to provide such determination to Tenant within five (5) business
days after receipt of the change request. If Tenant approves the change order cost and the impact, if any, on the Substantial Completion of Landlord’s Work, Landlord and Tenant shall execute a written change order memorializing their agreement.
If the change order(s), when taken together, result in an 

 
increase in the cost of the Tenant improvements, then Tenant agrees to pay the increase to Landlord as set forth in Section 2.1; and if the change order(s), when taken together, result in
a decrease in the Cost Proposal, then Landlord shall make a further adjustment in the Base Rent to reflect such decrease. 
 4.3.7
Contractor’s Warranties and Guaranties. Landlord hereby assigns to Tenant all warranties and guaranties by Contractor, supplier, manufacturer and any other party relating to the Tenant Improvements, The Shell Work and the
Tenant Improvements shall include new materials. In addition to and not in lieu of all other warranties that are provided and/or assigned to Tenant, Landlord and Landlord’s Contractor hereby warrant all of the Shell Work and the Tenant
Improvements for a period of one (1) year from the Commencement Date (as defined in the Lease) as follows: If any defects in materials and/or workmanship arise during such one (1) year period, and if Tenant has given Landlord a notice
describing in reasonable detail such defects before the first (1st) anniversary of the Commencement Date, the Landlord agrees to repair and/or correct such defects in materials and/or workmanship,
at its sole cost and expense, within a reasonable period of time (not to exceed forty-five (45) days) after its receipt of Tenant’s notice. Supplementing the foregoing, Landlord acknowledges and agrees that the cost to repair and/or
correct such defects shall not be included in the Operating Expenses, Nothing in this Section 4.3.6 shall be construed to waive Tenant’s rights under any manufacturer’s or other warranty or guaranty with a term of
more than one (1) year. 
 SECTION 5 

COMPLETION OF THE TENANT IMPROVEMENTS; 

LEASE COMMENCEMENT DATE 

5.1 Project - Demolition Commencement Date. Promptly following the satisfaction of the contingencies set forth in
Section 2.3(b) of the Lease (concerning Landlord’s Construction Loan, which shall be satisfied on or before the Project — Landlord’s Financing Closing Deadline in Schedule 1) and Sections 3 and 4 of this Work
Letter, Landlord shall commence Landlord’s Work (the “Project — Demolition Commencement Date”) and shall diligently prosecute the same to completion in a good and workmanlike manner, employing new materials and conforming
to all applicable laws, ordinances and regulations. “Demolition Commencement” shall mean initiation of construction of any improvements appearing in the Approved Working Drawings. If the Demolition Commencement Date does not occur
by the Project - Demolition Commencement Deadline set out in Schedule 1 for any reason (other than Tenant Delay as defined below), then Tenant may, at its option, and by written notice to Landlord, suspend all payments due with respect to the
Tenant improvements until construction has commenced, with all Tenant deadlines extended one (1) day for each day of delay. Notwithstanding the foregoing, under no circumstances will any delay in the Demolition Commencement Date cause the
Pharmacy Unit and Parking Facility - Substantial Completion Date set out in Schedule 1 to be extended. 

 5.1.1 Landlord’s Efforts. In the conduct of Landlord’s Work,
Landlord shall promptly observe, comply with and execute all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and officers thereof and the orders and regulations of the National
Board of Fire Underwriters or any other body, now or hereafter exercising similar functions which may be applicable. As part of Landlord’s Work, the Leased Premises shall be equipped with all required safety appliances and shall be constructed
in compliance with all governmental laws and regulations applicable to the Leased Premises, including but not limited to the requirements of the Americans with Disabilities Act and the Maine Human Rights Act and any other laws and regulations
relating to providing access and accommodation to persons with disabilities. 
 5.2 Substantial Completion. For
purposes of this Lease, “Substantial Completion” of the Leased Premises shall occur when the Landlord has obtained and delivered to Tenant a permanent certificate of occupancy for the Leased Premises or that portion of
the Leased Premises which will generate Rent Commencement under the Lease from the City of Portland, and the Architect issues an AIA G704-2017 Certificate of Substantial Completion. 

5.2.2 Walk-Through; Punch List. Upon Substantial Completion of Landlord’s Work, Tenant and Landlord shall inspect
the Leased Premises for any defects or deficiencies in the construction of Landlord’s Work. If it is determined that Landlord’s Work does not meet the standard of completion, then Landlord shall continue to diligently prosecute
Landlord’s Work to completion and the parties will conduct another joint “walk-through” when Landlord believes that Landlord’s Work has been substantially completed. If it is determined that Landlord’s Work does meet the
standard of completion, then Tenant shall submit to Landlord a “punch list” of incomplete items or items not completed in accordance with this Lease within two (2) business days following such joint walk-through to be remedied by
Landlord and/or its contractor. Landlord shall act diligently to complete any Punch-List Items within thirty (30) days after Landlord’s receipt of the punch-list; subject, however, to conditions not reasonably within Landlord’s
control. Landlord and Tenant shall cooperate in all reasonable respects, so as to assure that such items may be completed without undue interference with Tenant’s use and enjoyment of the Leased Premises. The taking of possession or use of the
Leased Premises by Tenant for any purpose shall not be deemed a waiver or release of Landlord with respect to its obligations to complete the matters included in the punch list and latent defects, if any and with respect to any claims related to
Landlord’s or any contractor’s or supplier’s warranties. Landlord shall promptly complete all punch list items. The parties agree that Landlord’s Work shall produce a facility in accordance with the Approved Working Drawings,
subject only to the installation by Tenant of any equipment and furniture not set forth in the Approved Working Drawings, which shall be provided by Tenant. Tenant shall supply those items of equipment and furniture specifically designated as the
Tenant’s responsibility under the Approved Working Drawings. Upon completion of Landlord’s Work, Landlord’s Work shall be free and clear of all liens. 

5.2.3 Square Footage. Landlord shall cause its architect to measure the rentable square footage of the Leased Premises in
accordance with the then applicable BOMA standards 2010 within five (5) business days after the Substantial Completion of Landlord’s Work, and to certify the results thereof to Landlord and to Tenant within ten (10) days after the
date of such measurement; said calculation shall include the portion of the common areas, but not the core areas, allocable to the Leased Premises. If Tenant objects to said measurement, then Tenant shall notify Landlord of its objections within
fifteen (15) days after Tenant’s receipt of said measurement; in such event, Landlord and Tenant, and their respective architects, shall meet 

 to negotiate, in good faith, the measurement of the rentable square footage of the Leased Premises within
ten (10) business days after Landlord’s receipt of Tenant’s objection notice. If Tenant fails to object to said measurement within said fifteen (15) day period, then said measurement shall be deemed to be the rentable square
footage of the Leased Premises. 
 5.3 Delay of the Substantial Completion of the Leased Premises. Except as provided
in this Section 5.3, the Commencement Date shall occur as set forth in the Lease. If there shall be a delay or there are delays in the Substantial Completion of the Leased Premises or in the occurrence of any of the other
conditions precedent to the Commencement Date, as set forth in the Lease, as a direct or total result of (each to the extent they actually cause a delay in Substantial Completion, a ‘‘Tenant Delay”): 

5.3.1 Tenant’s failure to comply with the Time Deadlines (except to the extent such failure is caused by Landlord or its agents or
contractors); 
 5.3.2 Tenant’s failure to respond, with disapproval or approval, of any matter requiring Tenant’s approval within
timeframe specified at the time of execution of the Lease, or, if none, within six (6) business days; 
 5.3.3 A breach by Tenant of
the terms of this Tenant Work Letter or the Lease; 
 5.3.4 Tenant’s requirement for materials, components, finishes or improvements
which are not available in a commercially reasonable time given the anticipated date of Substantial Completion of the Leased Premises, as set forth in the Lease, or which are different from, or not included in, the Standard Improvement Package; or

 5.3.5 Any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in the Lease or this Work Letter, as Landlord’s sole and exclusive remedy, all deadlines for
Landlord’s performance shall be extended by one (1) day for each day of delay by Tenant. In no event shall Landlord be entitled to claim any such extension unless Landlord has notified Tenant within ten (10) business days after any
event of purported delay by Tenant or due to any of the other of the foregoing reasons of Landlord’s intention to claim such extension and stating the number of days of each such extension claimed. In any event, if the Tenant delay is greater
than ninety (90) days, payment of the Base Rent shall commence on the first day of the first month following the ninety (90) day delay. 

SECTION 6 

MISCELLANEOUS 

6.1 Tenant’s Entry Into the Leased Premises Prior to Substantial Completion. Provided that Tenant and
its agents do not interfere with Contractor’s work in the Building and the Leased Premises, Contractor and Landlord shall allow Tenant access (rent-free) to the Leased Premises prior to the Substantial Completion of the Leased Premises for the
purpose of Tenant installing equipment or fixtures (including Tenant’s data and telephone equipment) in the Leased Premises. Prior to Tenant’s entry into the Leased Premises as permitted by the terms of this
Section 6.1. Tenant shall submit a 

 
schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect
and defend Landlord against any loss or damage to the Building or Leased Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 6.1. Notwithstanding the foregoing, this
Section 6.1 will not apply to Tenant’s use of the temporary pharmacy space within the Leased Premises prior to Substantial Completion of the Leased Premises. Such use will be governed exclusively by that certain License Agreement between
Tenant and Landlord of near or even date herewith. 
 6.2 Freight Elevator. Landlord shall, make the freight elevator
reasonably available to Tenant in connection with initial decorating, furnishing and moving into the Leased Premises. 
 6.3
Tenant’s Representative. Tenant has designated Austin Barrett as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Landlord, shall have full
authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 
 6.4 Landlord’s
Representative. Landlord has designated David Bateman as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to
act on behalf of the Landlord as required in this Tenant Work Letter. 
 6.5 Time of the Essence in This Tenant Work
Letter. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. Except as provided specifically herein, in all instances where Tenant or Landlord is required to approve
or disapprove or deliver an item, if no written notice of approval or disapproval is given or the item is not delivered within the stated time period, at the non-delivering party’s sole option, at the end
of such period the item shall automatically be deemed approved or delivered by the delivering party and the next succeeding time period shall commence. 

 Vet’s First Choice 

Shipyard Brewery Site / Condominium #2 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 

 

													
	 DESCRIPTION
	  	Base
Building
Costs	 	  	Tenant
Fit-up
Allowance	 	  	Tenant
Upgrades	 
	SITEWORK	  				  				  			
				
	Perimeter sidewalks and street curbs	  	 	X	 	  				  			
				
	Demolition of existing structures	  	 	X	 	  				  			
				
	BUILDING ENVELOPE	  				  				  			
				
	Building core and shell	  	 	X	 	  				  			
				
	 Existing concrete block with new punched openings along Newbury Street and

Hancock Street; For new addition, brick veneer with aluminum window punched openings at building sides facing Newbury Street and towards the existing brewery
building
	  	 	X	 	  				  			
				
	 Windows are 1” insulated dual pane tinted tow E glass units glazed into high

performance, thermally broken frames for energy efficiency.
	  	 	X	 	  				  			
				
	Architecturally integrated screened roof area with space for tenant equipment subject to Landlord approval.	  	 	X	 	  				  			
				
	Modifications to facade screen wall system necessary to accommodate tenant requirements, provided that any such modifications must be approved by the Landlord.	  				  				  	 	X	 
				
	ROOFING	  				  				  			
				
	EPDM or TPO roofing system with walking pads to all base building equlpment	  	 	X	 	  				  			
				
	Modifications to roofing system to accommodate tenant equipment and tenant required roof penetrations and walking pads to tenant equipment.	  				  				  	 	X	 
				
	STRUCTURE	  				  				  			
				
	Existing structure consists of concrete posts and beem with concrete floor, New addition to have stool framing with braced frames and composite steel and concrete floors fireproofed as required by code. Steel frame bay sizing to
assumed mainly 28’ x 30’, some bays sizes will be smaller	  	 	X	 	  				  			
				
	 Existing concrete floors approx. 13-14”. New addition concrete floor slabs of 5-1/2
 thickness on metal deck.
	  	 	X	 	  				  			
				
	 Landlord to provide level floors throughout the project (see exhibit labeled “Building

Section”), including imperfections from prior brewery use. Landlord to overframe overbuild of existing brewery 2nd floor, to be done by composite deck
over light gage metal framing to yield a new floor assembly with 125# Live floor load and requisite fire rating.
	  	 	X	 	  				  			
				
	Structural upgrades, openings, modifications or other changes to the Base Building to accommodate specific tenant requirements, subject to Landlord approval.	  				  				  	 	X	 
				
	BASE BUILDING COMMON AREAS	  				  				  			
				
	Flooring, walls, ceilings paint, signage and accent lighting.	  				  	 	X	 	  			

 Vet’s First Choice 

Shipyard Brewery Site / Condominium #2 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 

 

													
	 DESCRIPTION
	  	Base
Building
Costs	 	  	Tenant
Fit-up
Allowance	 	  	Tenant
Upgrades	 
	Service elevator from basement level with access to all levels of condo #2, including loading area. Direct stair access to parking garage.	  	 	X	 	  				  			
				
	 Main electrical service rooms, main telephone / data room, water and gas service

rooms and fire Sprinkler system room.
	  	 	X	 	  				  			
				
	Finished toilet rooms at each floor	  				  	 	X	 	  			
				
	Egress stairways and 1 service elevator serving each floor.	  	 	X	 	  				  			
				
	Accessible shower and changing room on each tenant floor.	  				  	 	X	 	  			
				
	Tenant entrances at each floor (interior)	  				  	 	X	 	  			
				
	Finishes for enhanced acoustical properties	  				  				  	 	X	 
				
	TENANT AREAS	  				  				  			
				
	Insulation, vapor barrier and metal studs or curtainwall at exterior well ready for tenant wiring / infrastructure and wall finish.	  	 	X	 	  				  			
				
	Interior drywall and finish at exterior wall.	  				  	 	X	 	  			
				
	Pertitions, ceilings, floorings, painting, other finishes, doors, millwork, signage, toilet accessories and all other office build out within tenant Premises.	  				  	 	X	 	  			
				
	Building window treatments/blinds at all windows.	  				  	 	X	 	  			
				
	HVAC	  				  				  			
				
	 Complete HVAC system to be designed by tenants engineer. Design, materials and

Installation included in the tenant improvement allowance.
	  				  	 	X	 	  			
				
	PLUMBING	  				  				  			
				
	Building water service from municipal water system with backflow preventer	  	 	X	 	  				  			
				
	Waste and vent risers on each floor available for tenant tie-in.	  	 	X	 	  				  			
				
	 Water riser with capped and vaived connections on each floor available for tenant tie-

in.
	  	 	X	 	  				  			
				
	 Plumbing, Including production and distribution of hot water to each floor for tenant tie-

in. Electric water heaters for domestic hot water.
	  	 	X	 	  				  			
				
	 Distribution of domestic water from Landlord provided riser and production of hot water

for tenant use.
	  				  	 	X	 	  			
				
	Roof drainage piping	  	 	X	 	  				  			
				
	Natural gas system to supply base building heating system.	  	 	X	 	  				  			
				
	FIRE PROTECTION	  				  				  			
				
	Sprinkler service entrance to building including fire department connection.	  	 	X	 	  				  			
				
	Primary sprinkler loop on each floor per code for shell space.	  	 	X	 	  				  			

 Vet’s First Choice 

Shipyard Brewery Site / Condominium #2 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 

 

													
	 DESCRIPTION
	  	Base
Building
Costs	 	  	Tenant
Fit-up
Allowance	 	  	Tenant
Upgrades	 
	 All run outs, upturned heads, and related equipment within shell space of the building

as required to obtain a building occupancy permit.
	  	 	X	 	  				  			
				
	Modifications to sprinkler piping and layout to suit tenant build-out.	  				  	 	X	 	  			
				
	Fire extinguishers in shell space areas.	  	 	X	 	  				  			
				
	Fire extinguishers and cabinets in tenant areas.	  				  	 	X	 	  			
				
	Detection and annunciation devices in shell space areas and at entrances.	  	 	X	 	  				  			
				
	Detection and annunciation devices and wiring as required to tie into base building system.	  				  	 	X	 	  			
				
	ELECTRICAL	  				  				  			
				
	 3000 amp electric service priovided to condo 2. Service brought to main electrical

room. Panel provided at each floor (tenant owns allocation of power)
	  	 	X	 	  				  			
				
	Tenant fit up of panels transformers, receptacles and lighting in tenant areas.	  				  	 	X	 	  			
				
	 Emergency generator and transfer switch to provide stand-by power as required for

code-required life safety, egress lighting, fire alarm system and elevator, as per IBC and NFPA
	  	 	X	 	  				  			
				
	Fire alarm terminal cabinet provided for tenant connection shall be provided by core and shell	  	 	X	 	  				  			
				
	Tenant fire alarm devices shall connect to terminal cabinet dedicated to tenant space.	  				  	 	X	 	  			
				
	Emergency and egress lighting in shell space areas and at entrances	  	 	X	 	  				  			
				
	Emergency egress lighting and exit lighting in tenant areas and fire alarm, linked to base building life safety emergency generator panel.	  				  	 	X	 	  			
				
	SECURITY	  				  				  			
				
	CCTV cameras at main entrance lobby, loading dock, exterior service entries, parking garage ramp and within parking garage.	  				  				  	 	X	 
				
	Entrance security to accommodate CCTV monitors and loading dock controls.	  				  				  	 	X	 
				
	Card access and / or alarm system within tenant’s Premises. Emergency egress doors must be tied into base building’s fire alarm system.	  				  				  	 	X	 
				
	TELECOMMUNICATIONS	  				  				  			
				
	Telephone / data service to MDF room. Riser cabling from the MDF through core riser closets to service tenant connectivity needs.	  	 	X	 	  				  			
				
	 Telephone and data wiring and all wiring, conduits and outlets for tenant areas from

core closets.
	  				  	 	X	 	  			
				
	Audio-visual connections and systems in tenant areas.	  				  	 	X	 	  			
				
	 Any special equipment and wiring needed to provide specific requirements for tenant

telephone / data needs.
	  				  				  	 	X	 

 SCHEDULE 1 TO WORK LETTER 

TIME DEADLINES 
  

 

					
	 Dates
	 	 Actions to be Performed

	A.	  	July 1, 2018	 	Pharmacy - Final Core & Shell Plan for initial temporary pharmacy to be completed by Tenant and delivered to Landlord
			
	B.	  	August 1, 2018	 	Project - Demolition Commencement Deadline
			
	C.	  	August 1, 2018	 	Pharmacy - Landlord’s Core & Shell Work Plans Deadline
			
	D.	  	September 15, 2018	 	Project - Landlord’s Core & Shell Work Plans Deadline
			
	E.	  	October 1, 2018	 	Pharmacy - Tenant Deadline for Tenant Improvement Working Drawings for Pharmacy to Landlord
			
	F.	  	November 1, 2018	 	Pharmacy - Approved Working Drawings Deadline
			
	G.	  	October 31, 2018	 	Project - Landlord’s Financing Closing Deadline
			
	H.	  	February 1, 2019	 	Project - Tenant Deadline for Final Tenant Improvement Working Drawings to Landlord
			
	I.	  	March 1, 2019	 	Project - Approved Working Drawings Deadline
			
	J.	  	Fifteen (15) business days after approval of Pharmacy Approved Working Drawings	 	Pharmacy - Tenant Improvement Cost Proposal Delivery Deadline
			
		  	Fifteen (15) business days after the receipt of the Cost Proposal for the Pharmacy by Tenant	 	Pharmacy - Tenant to consider Cost Proposal and deliver response to the Landlord’s Cost Proposal to Landlord
			
	K.	  	Fifteen (15) business days after approval of Project Approved Working Drawings	 	Project - Tenant Improvement Cost Proposal Delivery Deadline

					
			
		  	Fifteen (15) business days after the receipt of the Cost Proposal for the Project by Tenant	 	Project - Tenant to consider Cost Proposal and deliver response to the Landlord’s Cost Proposal to Landlord
			
	L.	  	13 Months from Item E.	 	Pharmacy Unit and Parking Facility - Substantial Completion Date
			
	M.	  	20 Months from Item H.	 	Project - Substantial Completion Date

  
 2 

 Parking Space Lease 

(Pharmacy—Unit 2) 
 This
Lease agreement made as of the 20th day of August, 2018 by and between 86 NEWBURY STREET, LLC, a Maine limited liability company with a place of business in Portland, Maine
(hereinafter called “Lessor”), and VFC PHARMACY # 101 LLC, a Delaware limited liability company, also with a place of business in said Portland, Maine (hereinafter called “Lessee”), witnesseth that; 

The Lessor leases to the Lessee and the Lessee rents from the Lessor Thirty Nine (39) dedicated unattended self-parking spaces(s), in
reasonably convenient locations as specified on the site map attached hereto as Exhibit A for automobile parking in the 86 Newbury Street Parking Garage, as it may be constructed, repaired, replaced and renovated, to be constructed on Lessor’s
site located on Hancock, Newbury, and Mountfort Streets in Portland, Maine, known as the Parking Facility, together with reasonable access to and from the aforesaid parking spaces(s) (“Leased Parking Space(s)”). 

It shall be a uniform rule, to which Lessee shall be subject hereunder, that Lessee have the approved parking tag or sticker issued by Lessor
to Lessee in the automobile(s) which will be using the Leased Parking Space(s), and the user must display the approved tag or sticker issued by the Lessor to Lessee upon entering and leaving the Parking Facility. One tag or sticker and one parking
card will be issued by Lessor to the Lessee per Leased Parking Space. Lessee further understands that the Lessor has the right to collect from the Lessee Five Dollars ($5.00) for each parking card which is returned due to damage, other than that
caused by normal wear and tear, and Twenty-Five Dollars ($25.00) to replace any parking card which is lost. 
 Capitalized terms not herein
defined have the meanings ascribed to them in a lease between the parties here to for the space at 86 Newbury Street, dated at near or even date herewith (the “Pharmacy Lease”) designated as Unit 2 (the
“Pharmacy”). Where the terms of this Lease and the Pharmacy Lease conflict, the terms of the Pharmacy Lease will control. 

1. RENTAL. The Lessee promises to pay to Lessor gross rent in the amount of ONE HUNDRED AND SEVENTY DOLLARS ($170.00) per month, per
space, payable in advance on the first day of each month, without notice, demand or set-off, commencing on the day following the date a certificate of occupancy has been issued by the City of Portland to
Lessor. Lessee may immediately initiate parking for all allocated spaces, or it may phase its parking commensurate with the number of spaces allocated to its Pharmacy following thirty (30) days’ advance notice to Lessor, provided it shall
be responsible for all leased spaces allocated to the Pharmacy upon Substantial Completion of the Pharmacy. Lessor may adjust the rental due hereunder on each annual anniversary of the “Parking Rent Commencement Date” which is the date on
which Lessee first initiated its parking for the Pharmacy, or was obligated for parking rent for the Pharmacy. Rent increases may not result in rent which exceeds the lesser of i) the average monthly rental for all leasehold tenants at the Parking
Facility, or ii) the fair market rent for the parking facilities located within Portland’s Downtown District identified on Schedule 1. 

 2. TERM: This Lease shall be effective and binding upon full execution; the term hereunder
shall commence on the day following the Parking Rent Commencement Date and then run concurrently with the initial Term and any Extended Terms of the Pharmacy Lease; provided that notwithstanding any terms in the Pharmacy Lease to the contrary,
Lessee may elect to terminate this Lease at any time upon 90 days prior notice, 
 3. USE OF SPACE(S): The Leased Parking Space(s) shall be
used only for automobile parking. The Lessee agrees not to do or permit any act or thing in the parking garage that shall be unlawful or create a nuisance or shall interfere with the rights, comforts or convenience of other Lessees. Lessor shall not
modify Exhibit A or otherwise relocate, move or modify Lessee’s parking spaces without Lessee’s prior written consent. 
 4.
HOURS OF OPERATION: Twenty Six (26) of the Leased Parking Spaces hereunder shall be actually available and open to Lessee from the hours of 7:00 a.m. - 6:00 p.m. Monday- Friday, exclusive of State and Federal holidays. Thirteen
(13) of the Leased Parking Spaces hereunder shall be actually available and open to Lessee 24 hours per day for 365 days per year. The foregoing is Lessor’s agreement and covenant as to parking space availability to Lessee and shall not be
interpreted to and is not intended to prohibit the use by Lessee of any of the said 26 spaces at any other time besides the hours and days set out above, subject to availability and standard Parking Facility rates. With Lessor’s advance
consent, Lessee may reallocate the leased spaces to increase the number of full-time spaces, subject to the posted lease rates at the Parking Facility for such increase. 

5. ASSIGNMENTS: The Lessee may assign this Lease or sublet the Leased Parking Space(s) or any part thereof only after receiving the prior
express consent of Lessor, which shall not be unreasonably withheld, conditioned or delayed. Unless Lessor shall have given its consent, lessee may not assign or sublet individual parking spaces to parties not employed by Lessee, Notwithstanding the
foregoing, Lessee’s rights to and Lessor’s controls on assignment and subletting are subject to and controlled by the terms of the Pharmacy Lease, and if Lessee is permitted to assign the Pharmacy Lease or sublet thereunder, then
automatically this Lease shall likewise be assignable and the Leased Parking Spaces (or some of them) may be sublet to the permitted sublessee. In any case where Lessee shall be permitted to assign or sublease, Lessee (to the extent Lessee continues
to exist as an entity after such event) shall remain fully liable to Lessor for all of the obligations imposed upon Lessee under this Lease, including without limitation, the obligation to pay the rent and other charges and shall retain any profit
realized from the assignment or sublease. Lessor may assign its rights hereunder to any of its successors or assigns, and may collaterally assign its rights to any future financing sources, including mortgagees. 

6. LESSOR’S REPAIRS: The Lessor agrees to maintain the Parking Facility in reasonably good repair and first-class condition, and shall
remove snow from the entrances as soon as it may be reasonably done after a snowfall and regularly clean and sweep the Facility and keep it adequately lit and free from excess sand and debris, as the season permits. Lessee acknowledges that Lessee
and its users should use extreme caution when hazardous situations, including snow and ice, are created by weather conditions. Lessor may temporarily reassign Lessee’s spaces at any time to conduct maintenance, repairs or improvements, provided
Lessee shall at all times maintain all availability and access to the total number of spaces provided herein. 

  
 2 

 7. LESSEE’S PROPERTY: Lessee assumes all risk of loss to automobile or other property
of Lessee, while said automobiles or other property are located in the Leased Parking Space(s), or the Parking Facility. 
 8. DESTRUCTION:
In case the Parking Facility, or any part thereof, during the term is so destroyed or damaged by fire or other casualty as to be unfit for parking, then the rent, or a fair and just proportion thereof, according to the nature and extent of the
damages sustained, shall be suspended or abated until the Parking Facility shall have been rebuilt and put in proper condition for use and occupation by the Lessee. 

9. INDEMNIFICATION: Except to the extent caused by the intentional, reckless or negligent acts or omissions of Lessor, its agents, servants or
employees, Lessee will indemnify and hold harmless the Lessor from any loss, damage, claim, demand, suits, judgments or liabilities which the Lessor may incur and any costs or expenses to which the Lessor may be put, arising from any injury or death
to persons or property, or any claim on account thereof arising from any act, omission or negligence in the use of parking space(s) or the Parking Facility by Lessee, its agents, guests and invitees. 

10. REGULATIONS: Lessor reserves the right to make reasonable rules and regulations from time to time relating to the use and operation of the
Parking Facility and the Leased Parking Space(s). Lessee agrees to abide by such rules and regulations and agrees that any violation thereof shall be deemed a default hereunder. Written notice will be given no less than twenty-one (21) days in advance of any such change in regulations. No such rules or regulations shall be enforceable against Lessee if they have the effect of diminishing the access to and availability of the
Leased Parking Spaces. 
 11. NOTICES: Any notice, demand, request or other instrument which may be or is required to be given under this
Lease shall be delivered in person or sent by United States certified mail, postage prepaid and shall be addressed (a) if to Lessor, to 86 Newbury Street, LLC, Parking Garage Manager, 86 Newbury Street, Portland, ME 04101, or at such other
address as Lessor may designate by written notice, and (b) if to Lessee, 7 Custom House Street, Suite 5, Portland, ME 04101 or such other address as Lessor or Lessee may designate by written notice. 

12. OBLIGATION: In the case of multiple Lessees, their obligations hereunder shall be joint and several. All terms and conditions of this Lease
shall be binding upon and inure to the benefit of the legal representatives, successors and assigns of the parties hereto, except that Lessee’s subletting and assignment hereunder is limited as set forth in Paragraph 5 above. Any notice
required or permitted by the terms of this Lease may be given by or to any Lessee, if there be more than one, and shall have the same effect as if given to all. 

  
 3 

 13. RIGHTS OF MORTGAGEE: The Lessor reserves the right to subject and subordinate this Lease
at all times to the lien of any mortgage(s) now or hereafter placed upon the premises and the land and buildings of which said premises are a part, or any buildings hereafter placed upon the land upon which the leased premises form a part, all in
accordance with and subject to the same terms and conditions applicable to and contained in the Building Lease. 
 14. HOLDOVER: Lessee has
no right to holdover following the expiration or earlier termination of this Lease. If Lessee remains in possession after expiration or termination of this Lease, its status shall be that of trespasser in possession. Lessor shall have all rights
available at law or equity to dispossess Lessee, including towing without notice, and Lessee hereby indemnifies Lessor against all losses, expenses and costs, including reasonable attorneys’ fees and court costs incurred by Lessor in connection
with Lessee’s unauthorized holdover. At the time of termination, Lessee shall turn over to the Lessor the designated parking sticker(s) or card(s) which have been assigned to the Lessee by the Lessor. If the parking sticker(s) or card(s) are
not returned to the Lessee, a fee of Twenty-Five Dollars ($25.00) per sticker or card will be promptly paid by Lessee to Lessor. 
 15.
BREACH: If the Lessee shall fail to pay rent when due or shall fail to keep or perform any of the covenants herein, then Lessor, in addition to any other rights or remedies it may have, shall have, after notice and cure rights as are set out in the
Building Lease, the immediate right to re-enter the Leased Parking Space(s) to remove all persons and property therefrom, to store all such property at the cost of Lessee, all without service, notice or resort
to legal process, and without being deemed guilty of trespass or liable for loss or damage occasioned thereby. No such re-entry shall be construed as a termination of this Lease unless a written notice of such
intention is given to Lessee. This Lease’s grant of rights to Lessee includes in case of Lessor’s breach in its obligation to provide open and available spaces as is provided herein the right of Lessee to require Lessor to enforce by
restrictions, signage, or any other necessary steps to assure that at all times set out in this Lease, the Leased Parking Spaces are actually open and available to Lessee. In addition to and not in lieu of any other rights and remedies of Lessee for
Lessor’s breach of this Lease, appropriate abatements shall be made in the rent hereunder in the event that due to Lessor’s breach hereunder any Leased Parking Spaces are not available to the extent required hereunder. 

16. WAIVER: The waiver by Lessee or Lessor of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver
of such term, covenant or condition on any subsequent breach of the same, or any other term, covenant or condition herein contained. The subsequent acceptance of rent hereunder by Lessor shall not be deemed to be a waiver of any preceding breach by
Lessee of any term, covenant or condition of this Lease, other than the failure of Lessee to pay the particular rental so accepted. 
 17.
SEVERANCE: Should any term or provision of this Lease, or portion thereof, be determined invalid or unenforceable under law, such determination shall not affect the validity or enforceability of the remaining terms and provisions herein. 

  
 4 

 18. LIMITATION OF LESSOR’S LIABILITY: Notwithstanding anything to the contrary
contained in this Lease, any liability for damage or breach or nonperformance by Lessor shall be collectible only out of Lessor’s interest in the Parking Facility or Lessor’s insurance and no deficiency judgment may be taken against any
partner, officer, agent or employee of Lessor, and no personal liability is assumed by, nor at any time may be asserted against, Lessor or any of its partners, officers, agents, employees, legal representatives, successors or assigns; all such
liability, if any, being expressly waived and released by Lessee. If Lessor shall transfer, assign or convey the Parking Facility at any time, then upon the effective date thereof, Lessor shall have no further liability or obligations hereunder, and
Lessee agrees to look solely to Lessor’s successor in interest for the performance of Lessor’s obligations and covenants hereunder. This paragraph shall not limit any right that Lessee might otherwise have to obtain injunctive relief
(including without limit an order of specific performance) against Lessor or Lessor’s successors in interest, or any other action not involving the personal liability of Lessor, including exercise of any self-help or similar rights hereunder.
In no event shall Lessor or Lessee ever be liable to the other for any indirect or consequential damages. 
 IN WITNESS WHEREOF, the parties
hereto have caused the Lease to be executed to the day and year first above written. 
  

					
	WITNESS:	 		 	 86 NEWBURY STREET, LLC
  

	 

  
	 		 	 By: Newbury Street Holdings, LLC
 Its:
Manager
  

		 	        	 	By: /s/ John S.
Marr                                         
           
		 		 	Print Name: John S. Marr
		 		 	 Its: Manager of Newbury Street Holdings LLC
  

		 		 	 LESSOR
  

	 

  
	 		 	 VFC PHARMACY # 101 LLC.
 a Delaware limited
liability company
 By VFC East, LLC
 a Delaware limited
liability company
 Its Member Manager
 By Direct Vet Marking,
Inc.
 a Delaware corporation
 Its Member Manager

 

	 		 	By: /s/ Benjamin Shaw
                                         
       
		 		 	 Print Name: Benjamin Shaw
 Its Chief Executive
Officer

		 		 	LESSEE

  

  
 5 

 SCHEDULE 1 

Similar parking facilities in Portland’s Downtown District: 
  

	 	•	 	 Ocean Gateway 

  

	 	•	 	 Fore Street Garage 

  

	 	•	 	 Casco Bay Garage 

  

	 	•	 	 Temple Street Garage 

  

	 	•	 	 Pearl Street Garage 

 EXHIBIT E 

INTERIM PARKING LOCATIONS 
 DiMillo’s
Parking Lot 
 385 Congress Street 
 Chestnut Street Garage 

Fisherman’s Wharf 

 EXHIBIT F 

Old Republic National Title Insurance Company 

Schedule B, Part II 

Exceptions 
 Note: As used herein
“recorded” shall mean recorded with the Cumberland County (Maine) Registry of Deeds. 
  

	1.	 Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the Effective Date but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment, 

 

	2.	 Rights or claims of parties in possession. 

 

	3.	 Any easements or claims of easements not shown by the public records, encroachment, encumbrance, violation
variation or adverse circumstance affecting the Title that would by disclosed by an accurate and complete survey and personal inspection of the Land. 

  

	4.	 Any lien, or right to a lien, for services, labor or materials, heretofore or hereafter furnished, imposed by
law and not shown by the public records. 

  

	5.	 Real estate taxes and assessments, if any, that are not yet due and payable and for subsequent years. Real
Estate taxes assessed as of April 1, 2018, and for subsequent years. Note: This Policy insures that real estate taxes are paid through June 30, 2018. Water and sewer assessments are paid through June 22, 2018. 

 

	6.	 Title to and rights of the public and others entitled thereto in and to any portion of the insured premises
located within the bounds of adjacent streets, roads and ways. 

  

	7.	 The final Policy will not insure the accuracy of any statements of area, including acreage representations,
appearing in the insured description. 

  

	8.	 Department of Environmental Protection Order dated December 18, 1990 and recorded in Book 9936, Page 205.

  

	9.	 Declaration of Restrictive Covenant by Amdura Corporation dated as of March 9, 1992 and recorded in Book
9973, Page 122, as amended by Amendment and Restated Declaration of Restrictive Covenant dated March 28, 2004 and recorded in Book 21111, Page 26. 

  

	10.	 Rights, easements, reservations, covenants, conditions, agreements, terms and provisions set forth in a
Quitclaim Deed from Shipyard Brewing Company Limited Liability Company to Chapin Realty LLC dated December 14, 2007 and recorded in said Registry at Book 25688, Page 158. 

 11. Rights and easements granted to Central Maine Power Company in an instrument dated May 23, 2011 and
recorded in Book 28807, Page 75. 
 12. Such state of facts including notes disclosed on survey entitled “Subdivision Plan on Fore Street, Portland,
Maine for Norwich Partners” dated November 20, 2007 and recorded in the Cumberland County Registry of Deeds at Plan Book 207, Page 783. 
 13. Such
state of facts as set forth on a Plan of Land on Fore Street, India, Middle, Newbury, Hancock, Mountfort Streets, Portland, Maine for Shipyard Brewing Co., LLC dated April 1987 and revised through November 2, 1995 prepared by Owen Haskell,
Inc. Job No. 95217P and recorded in Plan Book 195, Page 398. 
 14. Such state of facts including notes disclosed on unrecorded survey entitled “Land
Title Survey on Newbury Street, Portland, Maine Made for Record Owner Shipyard Brewing Co. LLC, 86 Newbury Street, Portland, Maine” prepared by Owen Haskell, Inc dated July 16, 2009. 

15. Rights of any tenants in possession, as tenants only, under unrecorded leases. 

16. Owner’s Construction Policy: Pending such time as the improvements under construction on the insured premises shall be completed, liability under this
policy is limited to the purchase price paid for the land plus the cost of existing improvements, liability hereunder increasing as the improvements progress, in the amount of the cost thereof, up to the face amount of this policy. 

17. Covenants, conditions, restrictions, reservations, easements, liens for assessments, options, powers of attorney, and limitations on title, created by the
Unit Ownership Act of the State of Maine, Chapter 10 of Title 33 of the Maine Revised Statutes of 1964, as amended and the Maine Condominium Act, Chapter 31 of Title 33 of the Maine Revised Statutes of 1964, as amended, or set forth: in the
Declaration of Condominium dated                     , 2018 and recorded in Book
            , Page             , as amended; in the related Plats and Plans as recorded in Plan Book
            , Page             ; in the related By-Laws; in any instrument creating the
estate or interest insured by the Policy; and in any other allied instrument referred to in any of the instruments aforesaid.EX-10.18

 Exhibit 10.18 

LEASE AGREEMENT 

between 

Northgate Office, LLC, 

a Delaware Limited Liability Company 

as Landlord 
 and

 Direct Vet Marketing, Inc. 

a Delaware Corporation 

as Tenant 
  

 TABLE OF CONTENTS 

 

							
		 	 TABLE OF CONTENTS
	  	 	1	 
	 1.
	 	 BASIC LEASE PROVISIONS AND DEFINITIONS
	  	 	1	 
	 2.
	 	 PREMISES
	  	 	5	 
	 3.
	 	 RENT PAYMENT
	  	 	5	 
	 4.
	 	 LANDLORD’S WORK; TENANT IMPROVEMENTS; TENANT’S ACCEPTANCE OF PREMISES
	  	 	6	 
	 5.
	 	 OPERATION AND USE OF PREMISES
	  	 	7	 
	 6.
	 	 COMMON AREA
	  	 	9	 
	 7.
	 	 MAINTENANCE OBLIGATIONS
	  	 	9	 
	 8.
	 	 OPERATING EXPENSES AND REAL ESTATE TAXES
	  	 	10	 
	 9.
	 	 REPAIRS-ALTERATIONS
	  	 	12	 
	 10.
	 	 UTILITIES AND OTHER SERVICES
	  	 	13	 
	 11.
	 	 LANDLORD’S ACCESS
	  	 	13	 
	 12.
	 	 INDEMNITY AND NON-LIABILITY
	  	 	14	 
	 13.
	 	 INSURANCE
	  	 	15	 
	 14.
	 	 ASSIGNMENT AND SUBLETTING
	  	 	17	 
	 15.
	 	 DAMAGE OR DESTRUCTION
	  	 	19	 
	 16.
	 	 EMINENT DOMAIN
	  	 	20	 
	 17.
	 	 MORTGAGEE PROTECTION
	  	 	21	 
	 18.
	 	 LANDLORD’S OPTION TO RELOCATE TENANT’S PREMISES
	  	 	22	 
	 19.
	 	 SIGNAGE
	  	 	22	 
	 20.
	 	 ENVIRONMENTAL COMPLIANCE
	  	 	22	 
	 21.
	 	 DEFAULT
	  	 	25	 
	 22.
	 	 SURRENDER OF POSSESSION
	  	 	30	 
	 23.
	 	 NOTICES
	  	 	31	 
	 24.
	 	 OCCUPANCY
	  	 	32	 
	 25.
	 	 JOINT AND SEVERAL LIABILITY
	  	 	32	 
	 26.
	 	 QUIET ENJOYMENT
	  	 	32	 
	 27.
	 	 BROKERAGE FEES
	  	 	32	 
	 28.
	 	 GENERAL
	  	 	33	 

  

			
	Exhibit	  	Cite
	A - Additional Terms and Conditions	  	Section 28.18
	B - Complex Legal Description	  	Section 1.4
	C - Premises and Building Site Plan	  	Section 1.5
	D - Pharmacy Work Letter	  	Section 4
	E - Rules and Regulations	  	Section 5.4
	F - Operating Expense Exclusions	  	Section 8
	G - Commencement Date Memorandum	  	Section 1.17
	H - Letter of Credit	  	Exhibit “A”, Section 4
	I - 503B Work Letter	  	Section 4

  

 LEASE AGREEMENT 

 

			
	DATE:	  	June 22, 2018
		
	PARTIES:	  	 NORTHGATE OFFICE, LLC,
 a Delaware Limited
Liability Company 
 “Landlord”

		
		  	 DIRECT VET MARKETING, INC.
 a Delaware
Corporation
 “Tenant”

 AGREEMENT: 
 In
consideration of the following terms and conditions, the parties agree as follows: 
 1. BASIC LEASE PROVISIONS
AND DEFINITIONS. 
 1.1 Street Address of Premises: 20401 N. 29th Ave., Suite 100, Phoenix, Arizona 85027. 
 1.2 Landlord’s Notice Address: c/o
ViaWest Properties, LLC, 2390 E. Camelback Road, Suite 305, Phoenix, AZ 85016. 
 1.3 Tenant’s Notice Address: C/O Direct Vet
Marketing, Inc., 7 Custom House St. Portland, Maine 04101. 
 1.4 Complex: That certain single building, and the surrounding land and
common area, commonly known as Northgate Corporate Center, shown on Exhibit “C” and legally described on Exhibit “B”, attached. Landlord shall have the right from time to time to add land
and buildings to the Complex, provided that such addition does not materially increase the amount of Operating Expenses for which Tenant is liable. 

1.5 Premises: Approximately 100,222 rentable square feet (“RSF”) of space, as shown on Exhibit
“C”, attached, together with all appurtenances thereto. The exact RSF of the Premises will be measured by Tenant’s architect, Ware Malcomb, and the Lease amended accordingly once said measurements have been agreed upon but, in
no event will the size of the Premises be less than 100,000 RSF. The Premises is located within a single story building addressed as 20401 N. 29th Ave., Phoenix, Arizona 85027 in the
Complex (the “Building”) (although, in the future, the Premises may be comprised of two (2) separate mailing addresses). For purposes of clarity as relating to some of the terms and conditions set forth
herein, the Premises are sometimes referred to as three (3) separate spaces, as follows: the “503B Space”; the “NCO Space”; and, the “Initial Pharmacy
Space”. The 

  
 1 

 
NCO Space and the Initial Pharmacy Space are hereafter collectively referred to as the “Pharmacy Space”. The NCO Space, the Initial Pharmacy
Space and the Pharmacy Space are sometimes hereafter collectively referred to as the “Spaces.” Landlord will be advised by Tenant as to the rentable square footage of each Space prior to the Commencement Date,
which square footages will be used (among other uses) in connection with Exhibit “D”, Pharmacy Tenant Work Letter and Exhibit “I”, 503B Tenant Work Letter. However, until such time
as the right of termination as to the 503B Space, as set forth in Section 6 of Exhibit “A”, has expired or been waived in writing by Tenant, the 503B Space will in no event exceed 25,000 RSF. For the purposes of
calculating leasing commissions and the Improvement Allowances (as said term is defined in Exhibits “D” and “I”), the initial 503B Space shall be deemed to contain the lesser of its actual
rentable square footage or 25,000 RSF. 
 1.6 Lease Term: One hundred fifty-nine (159) full calendar months from the last to
occur of the 503B Commencement Date (as said term is defined in Section 1.17 below) and the Pharmacy Commencement Date (as said term is defined in Section 1.17 below), plus (if applicable) that portion of any calendar month from the last
to occur of the 503B Commencement Date and the Pharmacy Commencement Date to the last day of the calendar month in which said Commencement Date occurs. The Annual Base Rent for any period between the end of the Abated Rent Period (as said term is
defined in Paragraph 1 of Exhibit “A”) of the first to occur of the 503B Commencement Date and the Pharmacy Commencement Date will be billed to, and paid for by, Tenant at the rate of $15.75/RSF/year. 

1.7 Pro Rata Share: A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of
which is the number of rentable square feet in the Complex which, as of the date of this Lease, is agreed to be 138,540 rentable square feet. Tenant’s pro rata share at the time of Lease execution is 72.18% of the Complex. 

1.8 Operating Expenses: Defined in Section 8. 

1.9 Real Estate Taxes: Defined in Section 8. 

1.10 Lease Year: The twelve (12) full calendar month period commencing on the Commencement Date and each anniversary thereof,
unless the Commencement Date does not fall on the first day of a month in which event the first Lease Year shall commence on the first day of the month immediately following the month in which the Commencement Date occurs. Each subsequent Lease Year
shall commence on the anniversary of the first Lease Year. The first Lease Year shall include any initial partial calendar month but, notwithstanding any language hereinabove to the contrary, not the Added Term. 

1.11 Annual Base Rent: Subject to the Abated Rent set forth in Paragraph 1 of Exhibit “A”, the Annual
Base Rent shall be as follows:” 
  

					
	 
Months
	  	Annual Base Rent*	 
	 01 – 27
	  	$	15.75/RSF	 
	 28 – 39
	  	$	 16.14/RSF	 
	 40 – 51    
	  	$	16.54/RSF	 

  
 2 

					
	 52 – 63
	  	$	        16.95/RSF	 
	 64 – 75
	  	$	 17.37/RSF	 
	 76 – 87
	  	$	17.80/RSF	 
	 88 – 99
	  	$	18.25/RSF	 
	 100 – 111
	  	$	18.71/RSF	 
	 112 – 123
	  	$	19.18/RSF	 
	 124 – 135
	  	$	19.66/RSF	 
	 136 – 147
	  	$	20.15/RSF	 
	 148 – 159
	  	$	20.65/RSF	 

  

	*	 plus applicable sales and transaction privilege taxes 

1.12 Monthly Installment: Subject to the Abated Rent set forth in Paragraph 1 of Exhibit “A”, the Monthly
Installment shall be as follows:” 
  

					
	 Months
	  	Monthly Installment	 
	 01 – 27
	  	$	131,541.38	 
	 28 – 39
	  	$	134,798.59	 
	 40 – 51
	  	$	138,139.32	 
	 52 – 63
	  	$	141,563.58	 
	 64 – 75
	  	$	145,071.35	 
	 76 – 87
	  	$	148,662.63	 
	 88 – 99
	  	$	152,420.96	 
	 100 – 111
	  	$	156,262.80	 
	 112 – 123
	  	$	160,188.16	 
	 124 – 135
	  	$	164,197.04	 
	 136 – 147
	  	$	168,289.44	 
	 148 – 159
	  	$	172,465.36	 

  

	*	 plus applicable sales and transaction privilege taxes 

1.13 Additional Rent: All additional payment obligations of Tenant, including but not limited to Operating Expenses, Real Estate Taxes
and any other charges or fees and any cost incurred by Landlord on behalf of Tenant as provided in this Lease. 
 1.14 Security Deposit:
$177,466.86, to be paid upon execution of this Lease by Tenant. 
 1.15 Common Area: Defined in Section 6. 

1.16 Delivery Dates: Landlord will deliver possession of the 503B Space and the Initial Pharmacy Space to Tenant on the day following
Landlord’s delivery to Tenant of this fully executed Lease (the “Vacancy Delivery Date”). The NCO Space is currently under lease to NCO Financial Systems, Inc., a Pennsylvania corporation
(“NCO”) through December 31, 2018. Landlord will deliver the NCO Space to Tenant as soon as it is legally 

  
 3 

 
able to do so, which date is hereafter referred to as the “NCO Delivery Date”. If by December 31, 2018 NCO has not vacated the space that it
leases in the Building, then Landlord agrees to take such actions as it deems reasonable and necessary in order to effectuate its repossession thereof. If NCO has not vacated the space that it leases in the Building within ten (10) business
days after December 31, 2018, then Tenant will be entitled to a day-for-day abatement of Base Rent as to the NCO Space for each day thereafter until the NCO
Delivery Date. As of each applicable Delivery Date, Tenant will have the right, subject to the terms and conditions of this Lease (including the obligation to obtain and keep in force the insurance coverages required of Tenant pursuant to
Section 13 of the Lease, and the obligation to pay for the utilities and janitorial services that it uses, but excluding any obligation on the part of Tenant to pay Base Rent, Operating Expenses or Real Estate Taxes) to take possession of the
applicable Space. 
 1.17 Commencement Date: The Commencement Date of the Lease will be the last to occur of the 503B Commencement
Date and the Pharmacy Commencement Date, as said terms are defined below in this Section 1.17. Subject to the right of termination as to the 503B Space set forth in Section 6 of Exhibit “A”, the
“503B Commencement Date” will be deemed to have occurred upon the earlier of: a) the day immediately after expiration of the Early Occupancy Period (as said term is defined in Section 5 of Exhibit
“A”), b) the date Tenant commences full scale business operations within the 503B Space, having received all of the Approvals; and, c) the date Tenant advises Landlord, in writing, of its waiver of the right to terminate the
portion of this Lease applicable to the 503B Space, as said right of termination is set forth in Section 6 of Exhibit “A”. The “Pharmacy Commencement Date” will be deemed to have
occurred upon the earlier of: a) two hundred twenty-five (225) days after the Delivery Date of the NCO Space; and, b) the date Tenant commences full scale business operations within the Pharmacy Space. Landlord acknowledges that Tenant will not
be deemed to have commenced full scale business operations within the Pharmacy Space as a result of the use thereof by up to fifty-five (55) employees of Tenant working in its call center. However, if more than fifty-five (55) employees of
Tenant are working in any portion of the Pharmacy Space, but Tenant is not then utilizing at least seventy-five percent (75%) of the Pharmacy space for the conduct of its business, then Tenant will pay Annual Base Rent for that portion of the
Premises that is occupied by said employees at the rate of $15.75/RSF/year. Upon determination, Tenant shall, upon Landlord’s request, execute and deliver a written statement specifying the Commencement Date, Expiration Date and other pertinent
dates of the Term as in the form that is attached hereto as Exhibit “G” and is by this reference incorporated herein. 

1.18 Expiration Date: The last day of the one hundred fifty-ninth (159th) full
calendar month following the Commencement Date, unless sooner terminated as otherwise provided in this Lease. 
 1.19 Permitted Use:
General office, light manufacturing/distribution, pharmaceutical compounding, R&D/lab and warehouse use associated with a veterinary supply and pharmaceutical company, with parking not to exceed 4.5 parking spaces per 1,000 RSF of the
Premises (which calculates to four hundred fifty (450) parking spaces), and for no other purpose. Subject to the terms and conditions of this Lease, Tenant will have access to the Premises 24 hours per day, 7 days per week. Landlord
acknowledges and accepts that the 503B Space is operated as veterinary compounding pharmacy (“Pharmacy”) and FDA 503B outsourcing facility (“503B Facility”). 

  
 4 

 2. PREMISES. 

Subject to the terms and conditions herein contained, Landlord hereby leases the Premises to Tenant, and Tenant hereby accepts and leases the
Premises from Landlord for the Term, unless sooner terminated pursuant to any provision hereinafter set forth. Landlord and Tenant agree that the number of rentable square feet described in Section 1.5 has been confirmed and conclusively agreed
upon by the parties. 
 3. RENT PAYMENT. 

3.1 Amount and Manner. Beginning on the Commencement Date (but subject to the Abated Rent set forth in Paragraph 1 of Exhibit
“A”), Tenant shall pay to Landlord Annual Base Rent in advance in equal Monthly Installments, without setoff or demand except as may be allowed by the terms of this Lease, on or before the first day of each calendar month during
the Term of this Lease. Monthly Installments for any fractional month at the commencement or expiration of the Term shall be prorated based upon a thirty (30) day month. Monthly Installments of Annual Base Rent, Operating Expenses and Real
Estate Taxes (collectively, “Rent”) shall be payable by Tenant to Landlord at the address set forth in Section 1.2, above, or at such other place as Landlord shall hereinafter designate in writing from time-to-time with prior notification delivered to Tenant, together with any sales, use or transaction privilege taxes legally levied or imposed thereon. The Monthly
Installment of Annual Base Rent, Operating Expenses and Real Estate Taxes due from Tenant for the sixteenth (16th) full calendar month following the Commencement Date will be delivered to Landlord
together with its delivery of this executed Lease. 
 Tenant shall also pay to Landlord, in addition to and along with the Rent otherwise
payable hereunder, a sum equal to the aggregate of any municipal, city, county, state or federal excise, sales, use or transaction privilege taxes legally levied or imposed, or hereafter legally levied or imposed, during the Term hereof or any
extension or renewal hereof, against or on account of the amounts payable hereunder or the receipts thereof by Landlord (except state, federal or any other income taxes imposed or levied against Landlord), which shall be paid monthly together with
the installments of Rent due from Tenant as hereinabove or hereafter provided. 
 3.2 Late Fees. If any Rent is not received by
Landlord on or before the fifth (5th) day of the applicable calendar month, Tenant agrees to pay Landlord an additional sum equal to five percent (5%) of the total amount overdue. Said charge is intended to defray Landlord’s interest and
administrative expenses, and Tenant acknowledges that such charge represents a fair and reasonable estimate of such expenses, and shall be due and payable for each full or partial calendar month that any Rent remains unpaid. Further, Landlord shall
be entitled to charge a fee of $50.00, to cover its administrative expense, each time a check from Tenant is returned by a bank for insufficient funds. 

  
 5 

 3.3. Interest. In addition to the late charges referred to above, which are intended
to defray Landlord’s costs resulting from late payments, any late payment of Rent shall, at Landlord’s option, bear interest from the due date of any such payment to the date same is paid at a rate equal to twelve percent (12%) per annum.
Acceptance of any late charge and/or interest shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of its other rights and remedies under this Lease. Notwithstanding anything
herein to the contrary, Tenant shall be allowed one (1) late payment during any twelve (12) consecutive month period during the initial Lease Term with no late charge or interest being due, provided Landlord has received the applicable
payment by the fifteenth (15) day of the month in which it was due. 
 4. LANDLORD’S WORK; TENANT IMPROVEMENTS; HVAC
WARRANTY 
 4.1 Landlord’s Work. Tenant accepts the Building and the Premises in its “as-is” condition, subject to any latent defects of which Landlord is advised in writing within twelve (12) months of the applicable Delivery Date and, also, subject to Landlord’s repair
obligations under this Lease. In addition, Landlord agrees that at its sole cost and expense it will relocate the generator currently within the Premises (the “Generator”) to a location mutually and
reasonably agreed upon by the parties. If the parties are unable to agree on a location for the generator within thirty (30) days of Tenant’s receipt of a written notice from Landlord as to Landlord’s preferred relocation choice, then
the generator will be removed by Landlord but not replaced within the Complex. Landlord and Tenant agree to work in good faith and to cooperate with one another as it relates to the relocation and eventual placement of the generator before Landlord
resorts to removing it from Complex. Landlord makes no warranty or representation as to the condition of the Generator or its suitability for Tenant’s intended purposes. 

4.2 Tenant Improvements. Tenant must complete its tenant improvements as to the Pharmacy Space and as to the 503B Space, if any,
pursuant to the terms and conditions set forth in the work letters that are attached hereto as Exhibit “D” (the “Pharmacy Work Letter”) and Exhibit
“I” (the “503B Work Letter”), respectively. Tenant can begin its Tenant Improvements (including the installation of its furniture, fixtures, racking and equipment) on the Delivery
Date applicable to the 503B Space and the Initial Pharmacy Space, as long as the performance thereof does not unreasonably or materially interfere with the NCO tenancy. Landlord agrees to reasonably accommodate Tenant’s request(s) to construct
its Tenant Improvements on the exterior of the Complex, even if such request(s) involve the portion of the exterior directly outside of the space in the Building occupied by NCO, provided such activity is done outside of NCO’s normal business
hours and provided that it does not unreasonably or materially impede the ability of NCO to carry on its normal business operations. Such improvement request(s) might include the construction of overhead doors, docks, levers, canopies and other
similar improvements, which requests will be approved by Landlord subject to such reasonable conditions as may be appropriate in the circumstances. Subject only to the foregoing, Landlord agrees that any such approval shall not be unreasonably
withheld, conditioned or delayed. Landlord hereby acknowledges and agrees to deliver any existing overhead doors, docks, levers and canopies servicing the Premises to Tenant, as part of Landlord’s Work, in good working order and repair. 

4.3 HVAC Equipment Warranty. Landlord warrants that the HVAC Equipment (as said term is defined in Section 7.2 below) that is in
existence in the Premises as of the Delivery Dates set forth in Section 1.16 above will remain in good condition and repair for the first twenty-four (24) months following, as to each respective portion of the Premises, the 503B
Commencement Date and the Pharmacy Commencement Date (each a 

  
 6 

 
“Warranty Period”). While it will be Tenant’s responsibility to maintain, repair and replace the HVAC Equipment during the entire Term of the
Lease, Landlord agrees to reimburse Tenant for the reasonable costs of any needed repairs or replacements (but not maintenance) spent by Tenant during each applicable Warranty Period, subject to the following terms and conditions. To be entitled to
reimbursement for any repair or replacement costs, Tenant must first deliver to Landlord a written estimate (the “Estimate”) from an HVAC contractor licensed in the state of Arizona showing the repair or
replacement work that is to be done and the cost thereof. Landlord will have three (3) business days within which to deliver a written alternative bid to Tenant from an HVAC contractor licensed in the state of Arizona, failing which Landlord
will reimburse Tenant the amount shown on the Estimate within thirty (30) days of its receipt of an invoice from the HVAC contractor confirming the Tenant’s payment thereof. If Landlord delivers an alternative written bid to Tenant, then
Landlord will only be obligated to reimburse Tenant the amount shown on its alternative bid. Notwithstanding any language hereinabove that may be to the contrary, Landlord’s warranty (and resultant obligation to reimburse Tenant for repair or
replacement expenditures) is not applicable to any HVAC Equipment that is damaged or destroyed due to the negligence or willful misconduct of Tenant, its employees, contractors or agents, or as to any HVAC Equipment as to which Tenant does not
maintain a quarterly maintenance service agreement with an HVAC contractor licensed in the state of Arizona. 
 5. OPERATION
AND USE OF PREMISES. 
 5.1 Use. Tenant shall use the Premises for the Permitted Use set forth in Section 1.19 and no
other purpose. Tenant represents that such use is deemed to be a “place of public accommodation” under the Americans with Disabilities Act of 1990 (the “ADA”) and Tenant shall comply with
Title III of the ADA and its regulations concerning the design, use and occupancy of the Premises, including, without limitation, (i) provision for full and equal enjoyment of the goods, services, facilities, privileges, advantages or
accommodations of the Premises as contemplated by and to the extent required under the ADA and (ii) compliance relating to the design, layout, renovation, alteration or improvement to the Premises made or requested by Tenant at any time. 

5.2 Legal Compliance. Tenant shall, at its expense, comply with all laws, governmental orders, regulations, rules, and local ordinances
regarding (a) any of the Permitted Uses described in Section 1.19, (b) the condition of the Premises to the extent Tenant is responsible therefor pursuant to this Lease, and (c) improvements and equipment constructed in or installed
upon the Premises by Tenant. Upon receipt of any notice of noncompliance, Tenant shall promptly notify Landlord in writing. Landlord shall comply with all laws, governmental orders, regulations, rules and local ordinances relating to: (i) the
Common Areas, (ii) the initial construction of Landlord’s Work, and (iii) the exterior surfaces, structural elements, foundation and roof of the Building, and the costs and expenses associated with such compliance by Landlord shall be
included in Operating Expenses provided such laws, governmental orders, regulations, rules, and local ordinances were enacted after the first day of the Early Occupancy Period. Landlord hereby represents and warrants that it will not take any action
that might materially interfere with Tenant’s ability to use the Premises for the Permitted Use, including the recordation of any covenants, conditions or restrictions affecting the Complex. 

  
 7 

 5.3 Objectionable Material. Tenant shall not permit any objectionable or unpleasant
odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, nor take any other action which would constitute a nuisance or would unreasonably disturb or endanger any other tenants of the Complex or interfere with the use of their
respective premises. Without Landlord’s prior written consent, Tenant shall not receive, store, or otherwise handle any product, material or merchandise which is hazardous, toxic, explosive or highly flammable other than reasonable quantities
thereof incidental to the conduct of Tenant’s business which are stored, used and disposed of in compliance with all applicable legal requirements. Tenant shall promptly provide to Landlord a detailed list of such materials used in the conduct
of Tenant’s business. Outside storage of any type of equipment, property or materials by Tenant, its agents, employees, customers or suppliers shall be permitted only with the prior written consent of Landlord. Tenant shall store all rubbish
within the Premises and, at Tenant’s expense, arrange for the regular collection of rubbish and janitorial services. Notwithstanding the foregoing, Tenant shall have the right to generate, produce, bring upon, use, store, treat, and dispose of
all materials required in the production of pharmaceutical compounds and the components thereof, and the right to generate, produce, bring upon, use, store, treat, and dispose of waste and by-products of such pharmaceutical compound production at
the volume and in a manner consistent with federal Environmental Protection Agency small quantity generator (SQG) standards and otherwise in compliance with all applicable Environmental Laws. Landlord shall not unreasonably withhold, condition or
delay any consent required as it relates to this section that might otherwise impede Tenant’s intended use of Premises or otherwise frustrate its ability to operate in its ordinary course of business. 

5.4 Rules and Regulations. Landlord reserves the right from time to time to adopt and amend rules and regulations in a uniform and non-discriminatory manner concerning use of the Common Area and Premises, with which Tenant agrees to comply (“Rules and Regulations”). A copy of the current Rules
and Regulations is attached as Exhibit “E”. Landlord shall enforce the rules and regulations in a uniform and non-discriminatory manner, and shall use reasonable efforts
to cause all tenants and occupants of the Building to comply with the rules and regulations. In the event of any conflict between this Lease and the rules and regulations, this Lease shall control. Notwithstanding anything contained herein to the
contrary, Tenant shall not be bound by any rules and regulations that (a) adversely impact Tenant’s access to or use of the Building or the Common Areas, or (b) increase the Additional Rent due hereunder. 

5.5 Insurance Risk. Without Landlord’s consent, which shall not be unreasonably withheld, conditioned or delayed, Tenant shall not
use the Premises in any way which could increase insurance rates, or disallow any sprinkler or other credits, or invalidate any policy of insurance with respect to the Premises, Building or Complex or Tenant’s operations therein. 

  
 8 

 6. COMMON AREA. 

The term “Common Area” means the entire area designed for common use or benefit within the Complex,
including, without limitation, the parking lot, landscaped and vacant areas, and sidewalks. The Common Area shall at all times be subject to the exclusive control and management of Landlord or its agents or affiliates. Subject to the Rules and
Regulations, the Common Area is hereby made available to Tenant and its employees, agents, customers, and invitees for their reasonable nonexclusive use in common with other tenants of the Complex, their employees, agents, customers, invitees and to
Landlord. Tenant shall not in any manner obstruct the Common Area. Tenant acknowledges that Landlord has the right and power to erect free standing buildings or other structures or facilities in the Common Area or elsewhere in the Complex; to
expand, contract, improve or change the Common Area, including alter all means of exit and entrance and approaches thereto within the Complex; to alter the parking plan for the Complex; enter into, modify, and terminate easements and other
agreements pertaining to the use and maintenance of the Common Area; to temporarily close all or any portion of the Common Area to such extent as may be necessary to make repairs, improve or otherwise maintain the Common Areas; to remove
improvements; and to do and perform such other acts in and to the Common Area and improvements as Landlord shall determine to be advisable, providing same meets governmental codes and does not materially and adversely interfere with the Permitted
Use. Following no less than sixty (60) days’ prior written notice to Tenant, Landlord reserves the right to change the name of the Complex. No exhibit attached to this Lease nor any other materials provided by Landlord shall constitute a
warranty or agreement as to the configuration of the Complex or the occupants thereof. Notwithstanding anything contained herein to the contrary, Landlord shall not exercise any of the foregoing rights in a manner that will (i) adversely and
materially affect Tenant’s use of the Premises for the Permitted Use, including the changing of any floor plans or the design of Tenant’s pharmacy as approved and permitted by the Arizona Board of Pharmacy and the FDA; (ii) adversely
and materially increase Tenant’s obligations hereunder including Tenant’s exposure to materially increased Operating Expenses; (iii) adversely and materially decrease Tenant’s rights hereunder, including, without limitation, the
number and type of parking spaces specified in this Lease; and/or (iv) adversely and materially impair access to the Premises. 

7. MAINTENANCE OBLIGATIONS. 

7.1 Landlord’s Responsibilities. Landlord shall keep the Common Area, structural elements, foundation (including slabs and floors
[except to the extent the repair or replacement thereof is due to Tenant’s use thereof], but excluding floor covering) and structural aspects of the roof of the Building in good and in working order and repair in conformance with standards
applicable to first class business centers in Phoenix, Arizona, and the expense of such activities shall be an Operating Expense, subject to Section 8 hereinbelow. As of the applicable Delivery Dates, the structural elements, foundation and
structural aspects of the roof of the Building will be in good working order and condition. Landlord shall additionally maintain and repair the non-structural exterior of the Building, including the roof, roof
membrane and painting, the expense of such activities being Operating Expenses, subject to Section 8 and Exhibit “F”. Notwithstanding the foregoing, Landlord shall not be required to make any repairs which become necessary as
a result of any gross negligence or willful act or omission of Tenant, its agents, representatives, contractors, employees or customers. 

  
 9 

 7.2 Tenant’s Responsibilities. Notwithstanding Section 4.3, throughout the
Term of this Lease Tenant shall maintain, repair, or replace the heating and air conditioning equipment (including, without limitation, motors, compressors, coils and heat exchangers) (collectively, the “HVAC
Equipment”). As part of Tenant’s HVAC Equipment maintenance requirement, Tenant shall enter into and maintain a written contract for the regular maintenance of the HVAC Equipment with a contractor licensed to do
business in Arizona and otherwise reasonably satisfactory to Landlord. Tenant shall provide Landlord with a copy of the contract within ten (10) days after it is fully executed and shall provide Landlord with a copy of all reports and
recommendation for service issued by the contractor. In the event Tenant fails to comply with such HVAC Equipment maintenance contract, Landlord shall have the right to contract for such work and, after providing Tenant with a copy of the
maintenance report and the cost of any necessary maintenance, bill the charges incurred by Landlord directly to Tenant as Additional Rent. Tenant shall be obligated, at its sole cost and expense, to keep and maintain the remainder of the Premises
including all: (a) plumbing, doors, windows, locks, and electrical facilities; (b) non-structural interior portions, systems and equipment; (c) interior surfaces of exterior walls;
(d) interior moldings, partitions and ceilings; (e) slabs and floors, to the extent the repair or replacement thereof is due to Tenant’s use thereof; (f) floor covering and columns; (g) fixtures; (h) any signage installed by
Tenant; (h) security equipment and services; (i) the Generator; and, (j) lighting, mechanical and components thereof or of other Building systems serving the Premises in good, safe and working order, condition and repair. Tenant shall
not permit waste to the Premises. However, there shall be no obligation on the part of Tenant to comply with any laws which may require structural alterations, or additions, unless made necessary by any act, work, use or omission by Tenant. 

8. OPERATING EXPENSES AND REAL ESTATE TAXES. 

Landlord and Tenant hereby agree that it is the intention of the parties that this Lease shall be what is commonly referred to as Triple Net
Lease, so that this Lease shall yield, net to Landlord, the Annual Base Rent specified in Section 1.11. In addition to the Monthly Installments of Annual Base Rent, commencing on the Commencement Date, subject only to the abated Rent as
provided for in Exhibit “A”, Tenant shall pay on a monthly basis as Additional Rent during the Term hereof all costs and expenses of every kind relating to the Premises, including but not limited to utilities
and Tenant’s Pro Rata Share of “Operating Expenses”, which shall mean the costs and expenses incurred by Landlord in managing, cleaning, operating, maintaining, repairing and insuring the Complex and
the real property described on Exhibit “B”. 
 Operating Expenses shall include, but not be limited to, the total
cost incurred for fire and extended coverage and liability insurance premiums due and payable with respect to the entire Complex; gardening, lawn and landscape care; paving maintenance and repair; any Landlord installed signage; and the costs of
personnel and contractors to implement said services; and Landlord’s management fees and administrative costs (collectively the “Management Fee”, which Management Fee for the Complex shall not exceed
a maximum of three percent [3%]) of the gross receipts of the Complex, with gross receipts defined as the gross amount paid to Landlord as rent, fees, charges or otherwise for the use and/or occupancy of the Complex or for any services, equipment,
or furnishings provided by Landlord in connection with such use and/or occupancy). Landlord agrees it will not gross-up Operating Expenses. Notwithstanding anything in the definition of Operating Expenses to
the contrary, Operating Expenses will not include those items set forth on Exhibit “F”. 

  
 10 

 In addition, Tenant shall pay on a monthly basis as additional rent during the Term hereof
its Pro Rata Share of the real estate taxes and installments of special assessments levied or assessed with respect to the Complex (“Real Estate Taxes”) in the applicable year. In the event of any
refund of Real Estate Taxes with respect to a year for which Tenant has paid its Pro Rata Share of Real Estate Taxes, Landlord shall, in Landlord’s reasonable discretion, either promptly pay to Tenant its Pro Rata Share of the amount of the
refund after deduction of Landlord’s costs incurred in obtaining such refund, or apply such amount as a credit against Tenant’s future monthly installments of its Pro Rata Share of Real Estate Taxes. 

Tenant’s Pro Rata Share of Operating Expenses and Real Estate Taxes shall be paid by Tenant in monthly installments in such amounts as are
estimated and billed by Landlord at the beginning of each twelve (12) month period commencing and ending on dates designated by Landlord, each installment being due on the first day of each calendar month. If at any time during such twelve
(12) month period, it shall appear that Landlord has materially underestimated or overestimated Operating Expenses or Real Estate Taxes, Landlord may re-estimate Tenant’s Pro Rata Share of Operating
Expenses and Real Estate Taxes and may bill Tenant for any deficiency or credit Tenant for any surplus which may have accrued during such twelve (12) month period and thereafter the monthly installment payable by Tenant shall also be adjusted.
Within ninety (90) days after the end of each such twelve (12) month period or, subject to the one hundred eighty (180) day time period set forth below, as soon thereafter as Landlord is able to do so), Landlord shall deliver to
Tenant a statement (the “Statement”) of Operating Expenses and Real Estate Taxes for such twelve (12) month period and the monthly installments paid or payable shall be adjusted between Landlord and Tenant, and each party hereby
agrees that Tenant shall pay Landlord or Landlord shall credit Tenant’s account (or, if such adjustment is at the end of the Term, pay Tenant), within thirty (30) days of receipt of the Statement, the amount of any excess or deficiency in
Tenant’s Pro Rata Share of Operating Expenses and Real Estate Taxes paid by Tenant to Landlord during such twelve (12) month period. Failure of Landlord to provide the Statement within the time prescribed shall not relieve Tenant from its
obligations hereunder. Notwithstanding anything herein to the contrary, if Landlord fails to submit a Statement within one hundred eighty (180) days after the end of each such twelve (12) month period, Landlord will lose its rights and
Tenant will have no further obligation to pay Landlord’s actual increases in Operating Expenses for the preceding twelve (12) month period, although Landlord has the right to retain any such increases paid by Tenant over the course of the
preceding twelve (12) month period. Landlord acknowledges that Tenant’s ability to budget for increased Operating Expenses depends on the delivery a Statement within the time period set forth hereinabove, and accordingly agrees that time
is of the essence of this Paragraph. 
 Provided Tenant is not in default beyond any applicable notice and cure periods hereunder, Tenant, at
its cost, shall have the right to inspect or audit, in Landlord’s offices in Phoenix, Arizona, during Landlord’s usual business hours, within the one hundred twenty (120) day period following delivery of the Expense Statement,
Landlord’s records of the Operating Expenses referred to in such statement. Any such independent certified public accountant or other professional utilized by Tenant in respect to any such inspection or audit shall not be engaged on a
contingency fee or similar basis, but shall only be engaged on the basis of a fixed fee or fixed hourly rate schedule. Tenant shall pay the costs of such audit or inspection, including One Hundred Dollars ($100.00) per hour for Landlord’s or
the property manager’s or employees’ time in excess of twenty (20) hours per year devoted to any 

  
 11 

 
such inspection or audit, so as to reimburse Landlord for Landlord’s overhead costs allocable to the inspection or audit; provided, however, that if the Expense Statement for the time period
in question is determined to be in error, resulting in an overcharge by Landlord of more than three percent (3%) during the applicable period under review, Landlord shall pay the reasonable inspection/audit out-of-pocket costs of Tenant and Landlord shall waive any hourly fee due to Landlord for such overhead costs. Tenant may not conduct an inspection or have an audit performed pursuant to this paragraph more
than once during any calendar year. Tenant shall maintain the results of such audit and inspection unless such third party likewise agrees with Landlord in writing in advance to maintain the results of such audit or inspection as confidential;
provided, however, that such obligations of confidentiality shall not prohibit disclosure of such information to the extent required in any arbitration proceeding hereunder or in any litigation or other similar proceeding between Landlord and Tenant
hereunder or as may be otherwise required by governmental requirement. If within such one hundred twenty (120) day period (or such added time as may be reasonably required if Tenant were to exercise its right to audit towards the end of the one
hundred and twenty (120) day period) neither party hereto delivers to the other party a notice referring in reasonable detail to one or more errors in such statement, it shall be deemed conclusively that the information set forth in the Expense
Statement is correct, complete and binding on the Landlord and Tenant. 
 9.
REPAIRS-ALTERATIONS. 
 Tenant shall not damage the Premises and shall not permit waste to the Premises. Except as
otherwise approved as part of Tenant Improvements in Exhibit “D”, Tenant shall not make any improvements, additions or alterations to the Premises, or install any equipment which defaces the Building interior or exterior or
negatively affects the structural or mechanical components of the Building, without the prior written consent of Landlord. No machinery or equipment shall be bolted or otherwise physically attached to the floors or walls of the Premises without the
prior written consent of Landlord, which consent will not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing to the contrary, Landlord acknowledges and agrees that Tenant is permitted hereunder to attach the Generator,
hoods, production equipment (such as tableting machines, capsule infrastructure), shelving, some light warehouse/distribution infrastructure, DEA cage(s), and the like without Landlord’s consent required, but with plans submitted to Landlord
prior to any such installation. Tenant will, upon the expiration or earlier termination of this Lease, remove the Generator and any hoods, production equipment (such as tableting machines, capsule infrastructure), shelving, warehouse/distribution
infrastructure, DEA cage(s), machinery or equipment bolted or otherwise physically attached to the floors or walls of the Premises at Tenant’s expense, and repair any damage caused to such walls and floors as a result of such attachment. Tenant
shall pay for any repairs necessary as a result of the removal of any such machinery, equipment, improvements, additions or alterations, ordinary wear and tear excepted. Notwithstanding anything herein to the contrary, Tenant may, without
Landlord’s prior consent, but with prior written notice to Landlord, install cosmetic, non-structural alterations to the interior of the Premises which do not affect the HVAC, plumbing, electrical or
other systems servicing the Building, provided that such alterations cost less than One Hundred Thousand and 00/100 Dollars ($100,000.00) in any calendar year. 

  
 12 

 10. UTILITIES AND OTHER SERVICES. 

 

	 	(a)	 Tenant shall contract and pay for all utilities (including, without limitation, gas, water and electricity,
with the usage thereof to be separately metered at Tenant’s cost) and janitorial services furnished to the Premises. Landlord shall not be liable for damages for failure of heat, hot or cold water, air conditioning, sewer service, electric
current, gas, or any other service by reason of breakdown of plant, equipment, or apparatus, shut-down of any portion of the plant, equipment, or apparatus related to such services for necessary repairs or alterations or due to unavailability of
fuel, water or any other substance or utility, war, civil disturbance, strike, lockout, fire, flood, casualty, governmental regulations, or other conditions beyond Landlord’s reasonable control. 

 

	 	(b)	 Notwithstanding anything to the contrary contained herein, if any Essential Service (as defined in the
following sentence) is discontinued for more than five (5) consecutive days following notice thereof from Tenant to Landlord by reason of any one of the following; (i) the gross negligence or willful misconduct of Landlord, its employees
or agents that does not also result in whole or in part from any Force Majeure or requirement of governmental authority having jurisdiction over the Premises; (ii) the failure by Landlord to perform any repairs or maintenance, or provide any
service that Landlord is required to provide under this Lease, following the its receipt of written notice thereof and the expiration of any applicable cure period; or (iii) the grossly negligent performance of any work by Landlord, its
employees or agents, then Annual Base Rent and Additional Rent shall thereupon abate proportionately, based upon the portion of the Premises so rendered untenantable and not used by Tenant until such discontinuance is remedied.
“Essential Service” means any of the following: heating, air-conditioning (as seasonally required), office electricity, gas water or plumbing or any other utility. The
abatement provided for in this subsection shall not apply to any discontinuance of an Essential Service caused by casualty or condemnation. 

11. LANDLORD’S ACCESS. 

Upon one (1) business day’s prior written notice to an executive level Tenant contact, except in an emergency, Landlord may enter the
Premises during the Term hereof at all reasonable hours for the purpose of inspection, verifying Tenant’s compliance with this Lease or making repairs or improvements to the Premises or any other portion of the Building, or for the purpose of
exhibiting the same to prospective purchasers, investment brokers, lenders or others, or during the last twelve (12) months of the Term or any Renewal Term, to prospective tenants. In an emergency Landlord may enter the Premises at any time
without notice to take such action as Landlord deems to be prudent or necessary. Notwithstanding anything herein to the contrary, there are areas of the Premises that must be kept secure in conformance of the federal and state laws, rules, and
regulations associated with the production, use, storage, or disposal of pharmaceutical compounds and the components thereof, which areas are therefore unavailable to showings, 

  
 13 

 
tours or unscheduled inspections at any time during the Term for reasons of potential contamination of pharmaceutical products and the security of controlled substances. Landlord and its staff
agree to take every precaution, and use commercially reasonable efforts not to disturb Tenant’s ordinary course of business or insist on tours or inspections that may cause disruption to Tenant’s production, use, storage, or disposal of
pharmaceutical compounds and the components thereof. In any event, Landlord shall be permitted to access the Premises without prior notice in the event of a legitimate emergency. 

12. INDEMNITY AND NON-LIABILITY. 

12.1 Indemnity. Tenant shall defend, indemnify and hold harmless Landlord, and Landlord’s employees and agents, from and against
any and all third-party claims arising from Tenant’s use of the Premises, Building or Complex, or from the conduct of Tenant’s business or from any activity, work, or thing done, permitted, or suffered by Tenant in or about the Premises or
the Building or Complex and shall further defend, indemnify and hold harmless Landlord and Landlord’s employees and agents, from and against any and all third-party claims arising from any breach or default in the performance of any obligation
on Tenant’s part to be performed under the terms of this Lease or arising from any negligence of Tenant, or any of Tenant’s agents, contractors, or employees, and from and against all costs, attorneys’ fees, expenses and liabilities
incurred in the defense of any such claim or any action or proceeding brought thereon. In the event any action or proceeding is brought against Landlord by reason of any such claim, Tenant upon notice from Landlord shall defend the same at
Tenant’s expense by counsel reasonably satisfactory to Landlord. Notwithstanding any foregoing provisions hereof to the contrary, Tenant shall have no obligation to indemnify Landlord from and against any claims directly resulting from
Landlord’s negligent actions or omissions. 
 Landlord shall defend, indemnify and hold harmless Tenant, and Tenant’s employees and
agents, from and against any and all third-party claims arising from Landlord’s ownership of the Complex or any activity, work, or thing done, permitted or suffered by Landlord in or about the Complex, and shall further defend, indemnify and
hold harmless Tenant and Tenant’s employees and agents from and against any and all third-party claims arising from any breach or default in the performance of any obligation on Landlord’s part to be performed under the terms of this Lease
or arising from any negligence of Landlord, or any of Landlord’s agents, contractors, or employees, and from and against all costs, attorneys’ fees, expenses and liabilities incurred in the defense of any such claim or any action or
proceeding brought thereon. In the event any action or proceeding is brought against Tenant by reason of any such claim, Landlord upon notice from Tenant shall defend the same at Landlord’s expense by counsel reasonably satisfactory to Tenant.
Notwithstanding any foregoing provisions hereof to the contrary, Landlord shall have no obligation to indemnify Tenant from and against any claims directly resulting from Tenant’s negligent actions or omissions. 

12.2 Waiver. Each party, as a material part of the consideration the other for this Lease, hereby assumes all risk of damage to
property or injury to persons in, upon or about the Premises or Complex arising from any cause except to the extent caused by the gross negligence or willful misconduct of such party. Each party hereby waives all claims in respect thereof against
the other party. 

  
 14 

 12.3 Liens. Tenant shall have no power to do any act, or to make any
contract, that may create, or be the foundation for, any lien against the Premises, the Building, the Complex, or any portion thereof, but specifically excluding contracts related to construction of the Tenant Improvements (as said term is defined
in Exhibit “D” attached hereto); and, should any such lien be filed, Tenant, at its own cost and expense, shall bond for or discharge the same within thirty (30) days after notice of the filing thereof. Tenant agrees to pay all sums
of money in respect of any labor, services, materials, supplies or equipment furnished or alleged to have been furnished to Tenant in or about the Premises which may be secured by any mechanic’s, materialmen’s or other lien against the
Premises or Landlord’s interest therein and will cause each such lien to be discharged at the time performance of any obligation secured thereby matures, provided that Tenant may contest such lien upon posting a surety bond pursuant to A.R.S.
§ 33-1004, but if such lien is reduced to final judgment and if such judgment or process thereon is not stayed, or if stayed and said stay expires, then and in each such event Tenant shall forthwith pay
and discharge said judgment. Additionally, Tenant shall include the following language in all contracts related to improvements or other work performed related to the Premises: 

“Pursuant to A.R.S §33-981 notice is hereby given that improvements made by
any party upon the Premises are not authorized by Landlord or its agents, and that all improvements are being made at the instance of the “Tenant”, as the term “authorized” relates to interests in liens under
said A.R.S §33-981. 
 12.4
Non-liability. Notwithstanding anything to the contrary herein, unless directly resulting from facilities controlled by Landlord and from Landlord’s grossly negligent act or omission and Tenant has
notified Landlord, Landlord shall not be liable to Tenant for any damage occasioned by: plumbing, electrical, gas, water, steam or other utility pipes, systems, and facilities, or by the bursting, stopping, leaking or running of any tank, washstand,
closet or waste or other pipes in or about the Premises or Building by water being upon or coming through the roof, or any skylight, vent, trapdoor or otherwise or arising from any act or omission of any third party or any tenant of the Complex, its
agents, contractors or employees. 
 13. INSURANCE. 

13.1 Liability and Other Coverage. Tenant shall, at its expense, obtain and keep in force during the Term of this Lease, including any
Renewal Term, a commercial general liability insurance policy with a single limit of not less than $1,000,000 per occurrence and $2,000,000 in the aggregate covering bodily injury to one or more persons and property damage with deductibles in an
amount reasonably satisfactory to Landlord. All policies of insurance required to be provided hereunder by Tenant shall be issued by insurer(s) licensed and qualified to do business in the State of Arizona, with a current A.M. Best Company rating of
at least AVII. The policies shall be primary and shall name Landlord and any Mortgagee (as defined in Section 17) as additional insured(s) and shall cover the entire Complex. Tenant shall increase its liability coverage as may be reasonably
requested by Landlord, if Landlord presents evidence that customary insurance coverage limits for similar facilities in the Metropolitan Phoenix market area have increased. The establishment of insurance requirements shall not limit the liability of
Tenant under this Lease. 

  
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 Landlord, or Tenant upon Landlord’s written direction, shall as a portion of Operating
Expenses, obtain and keep in force with a financially responsible insurance company, during the Term, including any renewal term, a commercial general liability insurance policy with a combined single limit of not less than $3,000,000 covering
bodily injury to one or more persons and property damage. 
 Tenant shall also obtain and keep in force worker’s compensation insurance
providing statutory benefits to Tenant’s employees with a waiver of subrogation in favor of Landlord, and employer’s liability insurance with limits of not less than the statutory limits required for worker’s compensation insurance.

 13.2 Certificates. On or before the Commencement Date, Tenant shall deliver to Landlord certificates of insurance, making
specific reference to the Complex and the Premises, evidencing the existence and amounts of the policies of insurance required pursuant to this Section 13, as well as the deductibles. Tenant shall, at least thirty (30) days prior to the
expiration of such policy, furnish Landlord with renewals or “binders” thereof. 
 It is expressly understood by Tenant that the
receipt of any required insurance certificate(s) by Landlord hereunder does not constitute agreement that the insurance requirements of this Section 13 have been fully met or that the insurance policies indicated on the certificate are in
compliance with all requirements of this Section 13. Further, the failure of Landlord to obtain certificates or other evidence of insurance from the Tenant shall not be deemed a waiver by Landlord.
Non-conforming insurance shall not relieve Tenant of its obligation to provide the insurance specified herein. Any failure of Tenant to obtain, maintain, or provide copies or certificates of any insurance
required hereunder shall constitute a material and continuing breach of this Lease. 
 13.3 Property Coverage. Tenant shall
maintain in effect, with a financially responsible insurance company, policies of property insurance covering the full insurable value of all Tenant Improvements, improvements, additions or alterations to the Premises and all of Tenant’s
machinery, equipment, furniture, fixtures and personal property. Such policies of insurance shall provide protection for Tenant against all casualties included under standard insurance industry practices within the classification of “Fire and
Extended Coverage” and shall contain a waiver of subrogation releasing Landlord from all claims and liabilities arising from or caused by any hazard covered by Tenant’s property insurance. The proceeds from said insurance shall be used to
repair or reconstruct such insured property to the extent required under Section 15 of this Lease. 
 During the Lease Term, Landlord
will maintain in effect coverage no less broad than ISO CP 10 30 Special Form (formerly “all risk”) covering loss of or damage to the Complex in the amount of its full replacement value with such endorsements and deductibles as Landlord
reasonably determines from time to time. Landlord will have the right to obtain flood, earthquake, and such other insurance as Landlord reasonably determines from time to time or is required by any mortgagee of the Complex. Landlord will not insure
Tenant’s fixtures or equipment or above building standard improvements installed or paid by Tenant; provided, however, Landlord’s insurance shall cover the replacement of Tenant’s base building standard

  
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improvements within the Premises and will act as the primary policy in any such event its needed. Landlord shall obtain commercial general liability insurance in an amount and with coverage
reasonably determined by Landlord and customarily held by other landlords in the vicinity of the project insuring Landlord against liability with respect to the Premises and the Complex. Landlord will also maintain a rental income insurance policy,
with loss payable to Landlord. Tenant will indirectly pay Tenant’s Pro Rata Share of premiums for the insurance policies maintained by Landlord through its proportionate share of building operating expenses. Any increase in the cost of
Landlord’s insurance due to Tenant’s use or activities at the Premises will be paid by Tenant to Landlord as Additional Rent provided there is reasonable evidence the increase was due to the same. At no time shall Tenant be responsible for
covering Landlord’s deductible for any policies and its agreed that the same will not at any time be passed through as an operating expense to Tenant. 

13.4 Release. Notwithstanding anything apparently to the contrary elsewhere in this Lease, Landlord and Tenant each hereby mutually
release and relieve the other from all claims and liabilities arising from or caused by any hazard covered or required to be covered by property insurance on the Premises or covered or required to be covered by property insurance in connection with
property on or activities conducted in or about the Premises or Building or Complex or covered or required to be covered by the property insurance required hereunder, regardless of the cause of the damage or loss. Tenant and Landlord shall, at the
earlier of the date of obtaining insurance coverages or the Commencement Date, give notice to the insurance carriers involved that the foregoing mutual waiver of liability and subrogation is contained in this Lease. 

14. ASSIGNMENT AND SUBLETTING. 

14.1 Lease Transfers. (a) Tenant shall not cause or permit, by operation of law or otherwise, any assignment, sublease,
encumbrance, or transfer (a “Lease Transfer”) of this Lease or any estate or interest herein without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned,
denied or delayed. It shall be deemed reasonable for Landlord to withhold its consent to a Lease Transfer if: (a) Tenant is in default under the terms of the Lease beyond any applicable notice and cure periods; or (b) if the proposed
Transferee (as defined below) does not, in Landlord’s reasonable judgment, possess the financial wherewithal to honor the obligations of Tenant under the Lease. Landlord may also withhold consent in the event the use proposed by the Transferee
deviates from the Permitted Use hereunder or overly burdens the Complex parking area or other facilities. Notwithstanding any language hereinabove to the contrary, Landlord acknowledges and consents to occupancy of the Pharmacy Space by VFC Pharmacy
#501, LLC, a Delaware limited liability company, and to occupancy of the 503B Space by VFC Pharmaceuticals #901, LLC, a Delaware limited liability company, each of which is a wholly owned subsidiary of Tenant. The foregoing acknowledgement and
consent by Landlord does not serve to relieve Tenant of any obligation to be performed by Tenant under this Lease, including the payment of Rent. 

If Tenant wishes to transfer any of its rights, Tenant shall submit in writing to Landlord (a) the name and legal composition of the proposed
assignee, subtenant or other transferee (a “Transferee”); (b) the nature of the business proposed to be carried on in the Premises; (c) the terms and provisions of the proposed Lease Transfer;
(d) such financial and other information concerning the proposed Transferee as Landlord may reasonably 

  
 17 

 
request; and, (e) the form of the proposed assignment, sublease or other agreement governing the proposed Lease Transfer. Within thirty (30) days after Landlord receives all such
information it shall notify Tenant whether it approves such Lease Transfer or if it elects to proceed under Section 14.1(b). Without Landlord’s prior written consent, Tenant will not use the name or likeness of the Building in connection
with or in promoting or advertising the Premises, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection with any proposed Lease Transfer, not
to exceed $2,500.00. Any attempted assignment or subletting without Landlord’s prior written consent shall constitute a material breach of this Lease. Failure of Landlord to respond within thirty (30) days after receipt of all of the
information listed above shall be deemed approval by Landlord of the proposed Lease Transfer. 
 Neither this Lease nor any estate thereby
created shall pass to any trustee or receiver in bankruptcy or any assignee for the benefit of creditors, or by operation of law. 
 In the
event that Landlord shall consent to a subletting of all or any portion of the Premises under a sublease which obligates the subtenant to pay a rental at a rate in excess of Tenant’s Annual Base Rent as set forth in Section 1.11, above,
then Landlord and Tenant shall share the excess rental as paid by the subtenant on a 50%/50% basis. 
 Notwithstanding any language in this
Section 14 to the contrary, without obtaining Landlord’s prior consent or approval, Tenant shall be permitted to assign this Lease or sublet the Premises to an individual or entity (a “Permitted Assignee” that is
(i) an Affiliate (as hereinafter defined) of Tenant, (ii) a corporation in which or with which Tenant, or its corporate successors or assigns, is merged or consolidated, in accordance with applicable statutory provisions governing merger
and consolidation of corporations or a successor corporation by non-bankruptcy reorganization, so long as (a) Tenant’s obligations hereunder are assumed by the corporation surviving such merger or
created by such consolidation; and (b) the tangible net worth of the surviving or created corporation is not less than the tangible net worth of Tenant as of the day of this Lease; or (iii) any corporation acquiring all or substantially
all of Tenant’s assets if such corporation’s tangible net worth after such acquisition is not less than the tangible net worth of Tenant as of the day before the date of such acquisition; provided, however, Tenant shall give Landlord
written notice (which shall specify the assignee or sublessee, the duration of said assignment or sublease, the effective date of such assignment or subletting and the exact location of the space affected thereby and the rentals on a square foot
basis to be charged thereunder) of such assignment or sublease within thirty (30) days of such assignment or sublease, together with Tenant’s payment of Landlord’s administrative costs in the agreed upon amount of $750.00 and
Landlord’s reasonable attorneys’ fees incurred in connection with such Lease Transfer in an amount not to exceed $2,500.00. The term “Affiliate” shall mean and refer to any person or entity controlling, controlled
by or under common control with another such person or entity. The term “Control” shall mean the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such
controlled person or entity; the ownership, directly or indirectly, of at least twenty-five percent (25%) of the beneficial ownership of, or possession of the right to vote, in the ordinary direction of its affairs, at least twenty-five percent
(25%) of the beneficial ownership in, any person or entity shall be presumed to constitute such control. Reference above to “tangible net worth” above shall be determined according to generally accepted accounting principles. 

  
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 14.2 Name Change. In the event Tenant elects to change its name, and such name change
is not a Lease Transfer requiring Landlord’s consent, Tenant shall provide Landlord with written notice specifically stating that such name change is not a Lease Transfer requiring Landlord’s consent and a copy of the appropriate
documentation issued by the office of the applicable Secretary of State, Corporation Commission or other applicable governmental entity. 

14.3 No Release of Tenant. Notwithstanding anything to the contrary contained in this Section 14, no consent by Landlord to
any Lease Transfer shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether occurring before or after such consent, assignment, subletting or other Lease Transfer, and the Transferee or assignee shall be jointly and
severally liable with Tenant for the payment of rent (or, in the case of sublease, rent in the amount set forth in the sublease) and for the performance of all other terms and provisions of this Lease. The consent by Landlord to any Lease Transfer
shall not relieve Tenant or any such Transferee or assignee from the obligation to obtain Landlord’s express prior written consent to any subsequent Lease Transfer. The acceptance of rent by Landlord from any other person shall not be deemed to
be a waiver by Landlord of any provision of this Lease or to be a consent to any Lease Transfer. 
 15. DAMAGE OR
DESTRUCTION. 
 15.1 Damage to Premises Covered by Insurance. Subject to the terms of Section 15.5 of
this Lease, if the Premises are damaged or destroyed by fire or other casualty insurable under standard fire and extended coverage insurance (the “Insured Event”) so as to become partially or totally
untenantable, the Premises shall be repaired and restored by Landlord and Tenant with due diligence. The repairs shall commence as soon as reasonably possible following the Insured Event. Landlord’s obligation to repair and restore shall be
limited to the restoration of the structural elements, foundation, exterior walls, slab and structural aspects of the roof of the Building, and Tenant shall be obligated to restore the remainder of the Premises. In any event of damage or
destruction, Tenant’s Rent shall be abated proportionately, based upon the portion of the Premises rendered untenantable. 
 15.2
Damage to Premises not Covered by Insurance If the Premises shall at any time be damaged or destroyed by a casualty not insurable under standard fire or extended coverage insurance so as to become partially or totally
untenantable (the “Uninsured Event”), then Landlord shall have the right to either repair and restore the structural elements, foundation and structural aspects of the roof of the Building or to terminate
this Lease. Such election shall be made by Landlord upon notice to Tenant within forty-five (45) days after the occurrence of the Uninsured Event. If Landlord elects to restore, such restoration shall not exceed what is required to restore the
Premises to a condition similar to that at the time of the original delivery of the Premises to Tenant and, then Tenant shall be required to repair with diligence the remainder of the Premises. If Landlord elects to terminate this Lease, this Lease
shall terminate 60 days after the date of the occurrence of such Uninsured Event and all rent shall be adjusted as of such termination date. 

  
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 15.3 Destruction of the Building. If all or any portion of the Building shall be
damaged or destroyed by fire or other cause (regardless of whether the Premises may be affected thereby) to the extent that the cost of restoration thereof would exceed 50% of the amount it would have cost to replace the Building in its entirety at
the time such damage or destruction occurred (the “Major Event”), then Landlord may elect to repair that portion of the Building owned by Landlord within a reasonable time after such Major Event, provided
that Landlord shall not be obligated to expend for such rebuilding and repairing an amount in excess of the insurance proceeds recovered or recoverable as a result of such Major Event, or Landlord may elect to terminate this Lease upon 60 days’
notice to Tenant, which notice shall be given, if at all, within 30 days after the date of such Major Event. In the event of such termination, this Lease shall cease 60 days after such notice is given and all rent shall be adjusted as of such
termination date. In any event whereby Landlord chooses to restore the Building, Landlord shall work diligently and continuously to prosecute the same to completion. 

15.4 Intentionally Omitted. 

15.5 Destruction Cancellation. If the Premises are damaged or destroyed to the extent that the cost of the restoration would exceed 50%
of the amount it would have cost to replace the Premises in their entirety at the time such damage or destruction occurred, and if the unexpired portion of the Term of this Lease shall be one year or less on the date of the damage or destruction,
then Landlord may elect to terminate this Lease by giving notice to Tenant of its election to do so within sixty (60) days after such occurrence. If Landlord exercises such right, then this Lease shall cease as of the date of such notice and all
rent and other charges payable by Tenant shall adjusted as of that date. 
 15.6 Waiver. Notwithstanding the destruction of or injury
to the Premises or any part thereof, whether or not the same is rendered untenantable or unfit for occupancy, Tenant shall have no right under A.R.S. § 33-343, or otherwise, to quit and surrender
possession and shall have no right to any abatement of rent except as specifically provided in this Section 15. 
 15.7 Termination.
Notwithstanding anything contained herein to the contrary, if fire or other casualty renders the whole or any material part of the Premises untenantable and the estimated repair time determined per commercially reasonable industry standards is
more than one hundred and eighty (180) days from the date said repairs are to commence, or if an uninsurable casualty renders the whole or any portion of the Premises untenantable, then either party, by notice in writing to the other given within
ninety (90) days from the date of such damage or destruction may terminate this Lease effective upon a date within thirty (30) days from the date of such notice. 

16. EMINENT DOMAIN. 

Except as may be otherwise agreed to by Landlord and Tenant as provided in this Section 16, if all of the Premises, or such portion of the
Premises as renders the remainder impractical for the Permitted Use, are taken by any public authority under the power or threat of eminent domain or by private purchase in lieu thereof, then the term of this Lease shall cease as of the date
possession shall be taken by such public authority, and Landlord 

  
 20 

 
shall make a pro rata refund of any Annual Base Rent that may have been paid in advance. In the event that only a part of the Premises is so taken and Tenant’s ability to carry on the
Permitted Use as originally intended by Tenant has not been impeded, there shall be a pro rata reduction in Annual Base Rent for the period following such taking based on the portion of the Premises rendered untenantable for the Permitted Use, and
all other terms and provisions hereof shall remain in full effect. All damages awarded for any such taking shall belong to and be the property of Landlord for diminution in value to this leasehold or to the fee of the Premises; provided, however,
that Landlord shall not be entitled to any portion of the award made to Tenant for loss of business, depreciation to and cost of removal of stock and fixtures. Tenant shall have the right to seek its own award from the condemning authority provided
it does not diminish Landlord’s award. 
 17. MORTGAGEE PROTECTION. 

17.1 Subordination of Lease. This Lease shall be subject and subordinate at all times to the lien of any existing mortgage and
other financing documents and the lien of any mortgages and other financing documents that hereafter may be made a lien upon the Complex and the real property upon which it is situated; provided, however, that such subordination shall not become
effective until and unless the holder of such mortgage or deed of trust that the secured party named in each such mortgage or other financing document (a “Mortgagee”) shall agree to deliver to Tenant a non-disturbance agreement (which may include Tenant’s agreement to attorn as set forth below) recognizing this Lease and allowing Tenant to remain in occupancy of the Premises in the event of foreclosure of any
such mortgage or deed of trust if Tenant is not then in default and if Tenant agrees to attorn to such Mortgagee as Landlord under this Lease. Within ten (10) days following Landlord’s request, Tenant will execute and deliver a
subordination and non-disturbance agreement in substantially the form reasonably required by Landlord’s lender, any certificates of subordination, and other documents desirable to effect the purpose of
this Section 17.1; provided, however, that each Mortgagee shall agree to recognize this Lease in the event of foreclosure if Tenant is not then in default. Failure of Tenant to comply with the foregoing requirements within fifteen
(15) days following Landlord’s request shall be deemed an Event of Default. 
 17.2 Insurance. Whenever under this
Lease policies of insurance or bonds are to be provided for the benefit of Landlord, the same shall, at the option of Landlord, be made payable to and shall secure Landlord and/or any Mortgagee. 

17.3 Estoppel Certificate. Tenant shall, within seven (7) business days following a request from Landlord, execute and
deliver to Landlord an Estoppel Certificate attesting to the terms and condition of this Lease and the compliance to date of Landlord with the terms and conditions of this Lease and such other matters as reasonably requested by Landlord concerning
the tenancy of Tenant under this Lease. In the event that Tenant asserts any default by Landlord, Tenant shall set forth such alleged default or defaults upon the said certificate in detail and attest to the fact that those listed defaults are the
only defaults by Landlord hereunder. Failure of Tenant to comply with the foregoing requirements within ten (10) business days following Landlord’s request shall be deemed an Event of Default. 

  
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 17.4 Mortgagee’s Performance. Tenant agrees to give to any Mortgagee(s),
by registered mail, a copy of any notice of default served upon Landlord, provided that prior to such notice Tenant has been notified in writing of the address of such Mortgagee, which notice shall state that it is given pursuant to this Section of
the Lease. If Landlord shall have failed to cure such default within thirty (30) days from the effective date of such notice of default or such longer time as Landlord may be provided under this Lease, then the Mortgagee shall have an
additional thirty (30) days within which to cure such default or if such default cannot be cured within that time, then such additional time as may be necessary to cure such default and this Lease shall not be terminated so long as such
remedies are being diligently and continuously pursued. 
 17.5 Amendment of Lease for Mortgagee’s Purposes. In the event
a Mortgagee succeeds to the interest of Landlord hereunder and is advised by its counsel that all or any portion of the rent payable by Tenant hereunder is or may be deemed to be unrelated business income within the meaning of the United States
Internal Revenue Code or Regulations issued thereunder, Mortgagee, as Landlord, shall have the right at any time from time to time to amend unilaterally the provisions of this Lease, and Tenant agrees that it will execute all documents necessary to
effect any such amendment, provided that no such amendment shall increase Tenant’s payment obligations or other liability under this Lease or reduce Landlord’s obligations hereunder. In no event will any amendment prepared in accordance
with this Section 17.5 materially impact Tenant’s ability to use the Premises for the Permitted Use or increase Tenant’s financial obligations. 

18. INTENTIONALLY OMITTED. 

19. SIGNAGE. 

Tenant, at its sole cost and expense and subject to Landlord’s prior written approval (which approval shall not be unreasonably withheld,
conditioned or delayed) and Tenant’s compliance with all applicable governmental rules, regulations and requirements, shall be permitted to place (a) two (2) building standard signs containing Tenant’s name on the exterior of the
Building; (b) one (1) slot on each side of the monument sign servicing the Building; and, (c) suite identification signage on the front doors of the Premises or adjacent windows, the size and design of said signage to be subject to
Landlord’s prior written approval. No other signage shall be displayed by Tenant without the prior written consent of Landlord. Tenant shall be responsible, at its sole cost and expense, to maintain, repair, and clean all of the
above-referenced signage, as is reasonably necessary. 
 20. ENVIRONMENTAL COMPLIANCE 

20.1 Landlord hereby agrees that if at any time during the term of this Lease it should be determined that the Complex or Premises were
contaminated with Hazardous Material on the Commencement Date of this Lease or thereafter because of any acts or omissions of Landlord, Landlord agrees to indemnify and hold Tenant harmless from any and all claims, liabilities, damages and
obligations of any nature arising from or as a result of such contamination. 

  
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 20.2 Tenant represents, warrants, and covenants to Landlord that: 

(a) Tenant will cause the Premises at all times to be and remain in compliance with all applicable laws, ordinances, and regulations (including
consent decrees and administrative orders) relating to public health and safety and protection of the environment, including those statutes, laws, regulations, and ordinances identified in subparagraph (f), all as amended and modified from time to
time (collectively, “Environmental Laws”). Tenant agrees to obtain and keep in effect all governmental permits and approvals relating to the use or operations of the Premises required by applicable
Environmental Laws, and Tenant agrees to comply with the terms of the same. 
 (b) Tenant will not generate, manufacture, store, treat,
transport, release, or dispose of “Hazardous Material”, as that term is defined in subparagraph (f), on, in, under, about or from the Premises, Building or Complex, other than in such quantities as are
required for the conduct of Tenant’s business allowed under this Lease, and other than those lawfully incorporated into the Premises, in keeping with good construction practices, as appropriate building materials, and then only in compliance
with all Environmental Laws, health, safety, handling, reporting and disclosure laws, regulations and rules. Tenant shall promptly provide to Landlord upon written request, but not more often than once in any twelve month period unless Landlord has
reasonable cause to believe that Tenant is not in compliance with this Section 20, a detailed list of such materials used in the conduct of Tenant’s business or incorporated in the Premises, together with copies of all applicable permits
related to such materials, if any. If any Hazardous Material (other than as permitted in the foregoing sentence) is found on the Premises, or if Tenant or any one of its employees, agents, contractors, suppliers or invitees causes, contributes to or
aggravates any release or disposal of any Hazardous Material on, in, under or about the Premises, Building, or Complex, Tenant, at its own cost and expense will immediately take such action as is necessary to detain the spread of and remove the
Hazardous Material to the complete satisfaction of Landlord and the appropriate governmental authorities. Notwithstanding anything herein to the contrary, Tenant shall have the right to generate, produce, bring upon, use, store, treat, and dispose
of all materials required in the production of pharmaceutical compounds and the components thereof, and the right to generate, produce, bring upon, use, store, treat, and dispose waste and by-products of such
pharmaceutical compound production at the volume and in a manner consistent with federal Environmental Protection Agency small quantity generator (SQG) standards, and otherwise in compliance with all applicable Environmental Laws. 

(c) Tenant will immediately notify Landlord and provide copies upon receipt of all written complaints, claims, citations, demands, inquiries,
reports, or notices relating to Tenant’s compliance with Environmental Laws. Tenant will, at its sole cost, promptly cure and have dismissed with prejudice any such action. Tenant will keep the Premises, Building and Complex free of any lien
imposed pursuant to any Environmental Laws on account of Tenant’s generation, manufacture, storage, treatment, transportation, release, or disposal of Hazardous Material. 

  
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 (d) If Tenant breaches or fails to comply with any of the foregoing warranties,
representations, and/or covenants, Landlord may cause the removal (or other cleanup acceptable to Landlord) of any Hazardous Material (other than those expressly authorized herein) from the Premises, Building or Complex. The costs of such Hazardous
Material removal and any other cleanup (including transportation and storage costs) will be additional rent under this Lease, whether or not a court or administrative agency has ordered the cleanup, due and payable on Landlord’s demand. Tenant
hereby grants Landlord, its employees, agents and contractors, access to the Premises to remove or otherwise clean up any Hazardous Material. Landlord, however, has no affirmative obligation under this Lease to remove or otherwise clean up any
Hazardous Material from the Premises, Building or Complex and nothing in this Lease will be construed as creating any such obligations. 

(e) Tenant agrees to indemnify, defend, and hold Landlord and Landlord’s affiliates, shareholders, partners, directors, officers,
employees and agents free and harmless from and against all losses, liabilities, obligations, penalties, claims, litigation, demands, defenses, costs, judgments, suits, proceedings, damages (including consequential damages), disbursements, or
expenses of any kind (including attorneys’ and experts’ fees and expenses and fees and expenses incurred in investigating, defending, or prosecuting any litigation, claim, or proceeding) that may at any time be imposed upon, incurred by,
asserted, or awarded against Landlord or any of them in connection with or arising from or out of Tenant’s obligations under this Section 20. 

This indemnification is the personal obligation of Tenant and shall survive the expiration or earlier termination of this Lease. 

(f) For purposes of this Lease “Hazardous Material” means: 

i. “Hazardous substances” or “toxic substances” as those terms are defined by the Comprehensive
Environmental Response, Compensation, and Liability Act (CERCLA), 42 U.S.C. #9601, et seq., as amended to and after this date. 
 ii.
“Hazardous wastes”, as that term is defined by the Resource Conservation and Recovery Act (“RCRA”), 42 U.S.C. #6901, et seq., as amended to and after this date. 

iii. Any pollutant or contaminant or hazardous, dangerous, or toxic chemicals, materials, or substances within the meaning of any other
applicable federal, state, or local law, regulation, ordinance, or requirement (including consent decrees and administrative orders) relating to or imposing liability or standards of conduct concerning any hazardous, toxic, or dangerous waste
substance or material, all as amended to and after this date. 
 iv. Crude oil or any fraction of it that is liquid at standard conditions of
temperature and pressure (60 degrees Fahrenheit and 14.7 pounds per square inch absolute). 

  
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 v. Any radioactive material, including any source, special nuclear, or byproduct material as
defined at 42 U.S.C. #201 1, et seq., as amended to and after this date. 
 vi. Asbestos in any form or condition. 

vii. Polychlorinated biphenyl’s (PCB’s) or substances or compounds containing PCB’s. 

(g) Tenant shall not (either with or without negligence) cause or permit the escape, disposal or release of any biologically or chemically
active or other Hazardous Materials. Tenant shall not allow the storage or use of Hazardous Materials in any manner not sanctioned by law or by the highest standards prevailing in the industry for the storage and use of such Hazardous Materials, nor
allow to be brought into the Premises any such materials or substances except to use in the ordinary course of Tenant’s business, and then only after written notice is given to Landlord of the identity of such substances or materials. If any
lender or governmental agency shall ever require testing to ascertain whether or not there has been any release of Hazardous Materials, then the reasonable costs thereof shall be reimbursed by Tenant to Landlord upon demand as additional charges if
such requirement applies to the Premises. In addition, Tenant shall execute affidavits, representations and the like from time to time at Landlord’s request concerning Tenant’s best knowledge and belief regarding the presence of Hazardous
Materials on the Premises. In all events, Tenant shall indemnify Landlord in the manner elsewhere provided in this Lease from any release of Hazardous Materials on the Premises occurring while Tenant is in possession, or elsewhere if caused by
Tenant or persons acting under Tenant. The within covenants shall survive the expiration or earlier termination of the Lease Term. 

21. DEFAULT. 
 21.1
Events of Default. The occurrence of any of the following shall constitute an “Event of Default” by Tenant: 

(a) Tenant fails to pay any Monthly Installment or Additional Rent payment when due and such default shall continue for seven (7) days
after written notice from Landlord of the delinquency. 
 (b) Tenant abandons the Premises without paying Rent. 

(c) Tenant fails to comply with any of the provisions of Section 20 - Environmental Compliance. 

(d) Any guarantor of this Lease is in default under any guaranty of this Lease. 

  
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 (e) Tenant fails, within sixty (60) days after the commencement of any proceedings
against Tenant seeking relief under any reorganization, arrangement, consolidation, readjustment, liquidation, dissolution or similar arrangement or proceeding under any state or federal bankruptcy or other statute, law or regulation, to have such
proceedings dismissed, or Tenant fails, within sixty (60) days after any appointment pursuant to any state or federal bankruptcy or other statute, law or regulation, without Tenant’s consent or acquiescence, of any trustee, receiver or
liquidator for the Premises, for Tenant or for all or any substantial part of Tenant’s assets, to have such appointment vacated. 
 (f)
Tenant fails to perform or comply with any provision of this Lease other than those described in (a) through (e) above, and such failure is not cured within thirty (30) days after Tenant receives written notice thereof or, if such failure
cannot be cured within such thirty (30) day period, Tenant fails within such thirty (30) day period to commence, and thereafter diligently and continuously proceed with, all actions necessary to cure such failure as soon as reasonably
possible but in all events within ninety (90) days of its receipt of such written notice; provided, however, that if Landlord in its reasonable judgment determines that such failure cannot or will not be cured by Tenant within such ninety
(90) days, then such failure shall constitute an Event of Default immediately upon the receipt of such written notice by Tenant. 
 (g)
If applicable, Tenant fails to timely post the Letter of Credit (as said term is defined in Exhibit “A”, Section 4). 

21.2 Remedies. Upon the occurrence of an Event of Default, then without any further notice, demand or delay Landlord shall have the
following remedies, which shall not be exclusive but shall be cumulative and shall be in addition to any other remedies now or hereafter allowed by law: 

(a) If Tenant shall have abandoned the Premises without paying Rent, Landlord may, without terminating this Lease, change the locks on the
doors to the Premises and exclude Tenant therefrom. 
 (b) Landlord may, upon notice to Tenant, terminate this Lease, or without notice to
Tenant re-enter the Premises, change the locks on the doors to the Premises and exclude Tenant therefrom, all without terminating this Lease. No re-entry or taking
possession of the Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a notice of such intention is given to Tenant (all other demands and notices of forfeiture or other similar notices being hereby
expressly waived by Tenant). Upon the service of any such notice of termination, the Term of this Lease shall automatically terminate. Should Landlord at any time terminate this Lease for any breach, in addition to any other remedies it may have, it
may recover from Tenant all damages it may incur by reason of such breach, including the cost of recovering the Premises, reasonable attorneys’ fees, and the value at the time of such termination of any rent reserved in this Lease for the
remainder of the term over the then reasonable rental value of the Premises for the remainder of such term (after taking into account the amount of time Landlord reasonably expects it will take to have a replacement tenant begin paying rent for the
Premises and the out-of-pocket costs incurred in connection with such reletting), all of which amount shall be immediately due and payable from Tenant to Landlord. 

  
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 (c) Landlord may require that, upon any termination of the Lease or Tenant’s right to
possession without termination of this Lease, Tenant shall immediately surrender possession of the Premises to Landlord, vacate the same and remove all effects therefrom except those that may not be removed under other provisions of this Lease or
that are subject to Landlord’s statutory lien. If Tenant fails to surrender possession and vacate as aforesaid, Landlord may forthwith re-enter the Premises and expel and remove Tenant and any other
persons and property therefrom, without being deemed guilty of trespass, eviction, conversion or forcible entry and without thereby waiving Landlord’s rights to rent or any other rights given Landlord under this Lease or at law or in equity. If
Tenant does not remove all effects from the Premises, Landlord may either declare such effects abandoned and dispose of the same in any reasonable manner without liability to Tenant or any other party, or remove any or all of such effects in any
manner it shall choose and store the same without liability to Tenant. Tenant shall pay Landlord on demand any expenses incurred in such removal and storage for any length of time during which the same shall be in Landlord’s possession or in
storage. 
 (d) Landlord can continue this Lease in full force and effect, and Landlord shall have the right to collect Annual Base Rent and
Additional Rent when due. After Tenant’s right to possession is terminated, Landlord may enter the Premises and may make such alterations and repairs as it shall determine may be reasonably necessary to relet the Premises and Landlord will make
reasonable efforts to cause the Premises to be relet upon such terms and conditions as Landlord in its sole discretion may deem advisable. Upon any reletting, all rentals received by Landlord from such reletting shall be applied as follows: first,
to the payment of any indebtedness other than rent or other charges due under this Lease from Tenant to Landlord; second, to the payment of any costs and expenses of such reletting, including brokerage fees, reasonable attorneys’ fees and costs
of such alterations and repairs; and third, to the payment of Annual Base Rent and Additional Rent and other charges due and unpaid hereunder. In no event shall Tenant be entitled to receive any surplus of any sums received by Landlord on a
reletting in excess of the rental and other charges payable hereunder. If such rentals and other charges received from such reletting during any month are less than those to be paid during that month by Tenant, Tenant shall pay any such deficiency
to Landlord upon demand. No act by Landlord allowed by this Section shall terminate this Lease unless Landlord notifies Tenant in writing that Landlord elects to terminate this Lease. In the event that Landlord terminates the right of Tenant to
possess the Premises without terminating this Lease as aforesaid, Landlord shall use reasonable measures in an effort to mitigate its damages by reletting the Premises or any part thereof for the account of Tenant at such rent, for such time (which
may be for a term extending beyond the stated term of this Lease) and upon such terms as Landlord, in Landlord’s sole discretion, shall determine, and Landlord shall not be required to accept any tenant offered by Tenant or to observe any
instructions given by Tenant relative to such reletting. 

  
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 21.3 Receipt of Monies. No receipt of monies by Landlord from or for the account of
Tenant or from anyone in possession or occupancy of the Premises after the giving of any notice under this Lease, including, without limitation, a notice of termination of this Lease, shall reinstate, continue or extend the Term of this Lease or
affect any notice given to Tenant prior to the receipt of such money. No payment by Tenant or receipt by Landlord of a lesser amount than the charges herein reserved shall be deemed to be other than on account of the earliest stipulated rent or
other charges owed by Tenant, nor shall any endorsement or statement on any check or on any letter accompanying any check be deemed to be an accord and satisfaction. Landlord’s consent to or approval of any act by Tenant requiring
Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. 

21.4 Bankruptcy. If at any time there exists an act of bankruptcy, which shall include the filing by Tenant or any guarantor of a
petition in bankruptcy (including, without limitation, a petition for liquidation, reorganization or for adjustment of debts of an individual with regular income), the filing of any such petition against Tenant or any guarantor with such party
failing to secure a dismissal thereof within thirty (30) days after the filing thereof, or Tenant or any guarantor becoming insolvent or admitting in writing an inability to pay its debts as they mature, or making an assignment for the benefit
of creditors or petitioning for or entering into an arrangement with creditors or a custodian being appointed or taking possession of Tenant’s or any guarantor’s property whether or not a judicial proceeding is instituted, then this Lease
at Landlord’s option shall (if permitted by law) be terminated, in which event neither Tenant, any guarantor, nor any person claiming through or under Tenant or any guarantor or by virtue of any statute or court order shall be entitled to
possession of the Premises. Landlord, in addition to the other rights and remedies given by this Lease or by virtue of any statute or rule of law, may retain as liquidated damages any rent or any monies received by Landlord from Tenant or others on
behalf of Tenant. 
 21.5 Legal Expenses. In case an attorney is retained by Landlord or Tenant to enforce its rights hereunder, the
respective party is entitled to recover its reasonable attorneys’ fees. Should suit shall be brought because of the alleged breach of any agreement or obligation contained in this Lease on the part of Tenant or Landlord to be kept or performed,
and a breach shall be established, the prevailing party shall be entitled to recover all expenses incurred therefor, including reasonable attorneys’ fees and legal expenses. 

21.6 Landlord’s Right to Cure Default. If Tenant fails to perform any agreement or obligation on its part to be performed under
this Lease, Landlord shall have the right (but shall be under no obligation), if no emergency exists, to perform the same upon ten (10) days’ notice to Tenant, and, in any emergency, to perform the same immediately without notice or delay.
For the purpose of curing Tenant’s defaults as aforesaid, Landlord shall have the right to enter the Premises and Tenant shall within ten (10) days after demand reimburse Landlord for any costs incurred by Landlord to cure any of
Tenant’s defaults, including reasonable attorneys’ fees. Except for gross negligence or willful misconduct by Landlord, Landlord shall not be liable for any loss, inconvenience, annoyance or damage resulting to Tenant or anyone holding
under Tenant for any action taken by Landlord pursuant to this Section. Any act done by Landlord pursuant to this Section shall not constitute a waiver of any such default by Tenant or a waiver of any covenant, term or condition herein contained or
the performance thereof. 

  
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 21.7 Rights and Remedies. The rights and remedies given to Landlord in this Lease are
distinct, separate, non-exclusive and cumulative rights and remedies, in addition to every other remedy at law or in equity, and may be exercised concurrently. No delay or failure by Landlord to insist upon
the strict performance of any agreement, term, covenant or condition hereof, or to exercise any right or remedy consequent upon a breach thereof, and no acceptance of full or partial rent during the continuance of any such breach, shall constitute a
waiver of any such breach, agreement, term, covenant or condition. No waiver by Landlord of any breach (including the recurrent failure to timely pay rent) by Tenant under this Lease or of any breach by any other tenant under any other lease of any
portion of the Complex shall affect or alter this Lease in any way whatsoever or be construed as a waiver of any subsequent breach. 
 21.8
Security Deposit. Tenant shall pay Landlord the Security Deposit, concurrently with the execution of this Lease, which sum shall be retained by Landlord as security for Tenant’s full, timely and faithful performance of all of
Tenant’s obligations hereunder, including but not limited to the payment of Annual Base Rent, Operating Expenses and Real Estate Taxes. If Tenant fails to pay such amount or any other charges hereunder or otherwise defaults with respect to any
provisions of this Lease, Landlord may, at its option, apply all or any portion of the Security Deposit to the payment thereof or for payment of any other sums for which Landlord may become obligated by reason of Tenant’s default, or to
compensate Landlord for any loss or damage that Landlord may suffer thereby. If Landlord so uses or applies all or any portion of the Security Deposit, Tenant shall, within ten (10) days after written demand therefor, deposit with Landlord an
amount sufficient to restore the Security Deposit to the full amount stated in Section 1, above, and Tenant’s failure to do so shall be a material breach of this Lease. Tenant shall not be entitled to any interest upon the Security
Deposit, nor shall Landlord be required to segregate or hold the Security Deposit separate from Landlord’s other funds, but shall carry such sum as a bookkeeping entry only. In the event that Tenant shall fully perform the covenants and
provisions of this Lease, Landlord shall refund the Security Deposit, or the unused balance thereof, if any, to Tenant within thirty (30) days after the expiration or sooner termination of the Term of this Lease. 

21.9 Default by Landlord. 

(a) If Landlord shall fail or neglect to perform or observe any of the terms, covenants or conditions of this Lease on its part to be performed
or observed within thirty (30) days after receipt of written notice of default or, when more than thirty (30) days are reasonably required because of the nature of the default, if Landlord shall fail to commence and proceed diligently and
continuously to cure such default within thirty (30) days after receipt of written notice from Tenant, then Landlord shall be liable for any and all damages sustained by Tenant as a result of Landlord’s breach. 

(b) Provided that Tenant has been notified in writing of the most current mailing address of Landlord’s Mortgagee, Tenant shall notify
said Mortgagee of Landlord’s default and shall afford said Mortgagee the opportunity to cure Landlord’s default for a period of thirty (30) days following the later of: the Mortgagee’s receipt of such notice; or expiration of
Landlord’s cure period. 

  
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 (c) Landlord shall reimburse Tenant for its out-of-pocket costs directly incurred by Tenant as a result of curing Landlord’s breach, within thirty (30) days of receipt of an itemized bill therefore, provided Tenant fully complies with each of
the following: 
 (i) Landlord receives thirty (30) days (the “Notice Period”) prior
written notice from Tenant of its intent to commence such repairs, including a detailed description of the work to be performed together with a copy of at least two (2) fixed bids from reputable contractors skilled in the subject area. 

(ii) Within the Notice Period, Landlord does not send Tenant written notice disputing any aspect of the contemplated work, including
Landlord’s liability thereof, the manner of the contemplated work, the cost of the work or the selection of the contractor. 
 (iii)
Tenant submits copies of all paid invoices together with lien waivers signed by each vendor/contractor indicating that they have been paid in full for all services rendered and materials supplied. 

(iv) Tenant secures all necessary governmental approvals prior to commencement of any work. 

(d) In the event Landlord sends Tenant written notice disputing any aspect of the contemplated work within the Notice Period, the parties shall
immediately meet to attempt to resolve such dispute. If the dispute relates to a matter other than Landlord’s legal liability therefor and the dispute is not resolved within thirty (30) days following expiration of the Notice Period, the
parties shall choose an expert to resolve the matter. If the parties cannot agree upon an expert within fifteen (15) days, the parties shall then each choose an expert who shall in turn choose a third expert who will alone determine the
appropriate resolution of the dispute. For purposes of this provision, an “expert” shall refer to a reputable individual who is licensed to perform services in the specific area of the contemplated work and who has a significant amount of
experience in actually performing such services. 
 21.10 If an Event of Default occurs, Landlord and Tenant will each use reasonable efforts
to mitigate their damages. Landlord will be conclusively deemed to have fulfilled its obligation to do so if it lists the Premises for lease with a real estate broker on terms recommended by the broker. Tenant will not have any claim against
Landlord on account of Landlord’s failure to mitigate its damages; however, it will have a defense to a claim by Landlord to the extent allowed by law. 

22. SURRENDER OF POSSESSION. 

22.1 Condition. At the expiration or earlier termination of the Term hereof, Tenant shall surrender the Premises broom-clean in good
condition and repair and in compliance with the other terms and conditions of this Lease relating to the condition of the Premises, including Section 22.3 below. For purposes of clarity, Tenant is not required to restore the Premises to its
condition prior to the installation of the Tenant Improvements. 

  
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 22.2 Holding Over. With at least thirty (30) days’ prior written notice to
Landlord (the “Holdover Notice”), Tenant shall be permitted a grace period of up to sixty (60) days of holdover following expiration of this Lease at the then current Monthly Installment of Annual
Base Rent and Additional Rent due under this Lease, on the condition that Tenant is taking all reasonable steps to vacate the Premises. The Holdover Notice must set forth the number of days, up to sixty (60) (the “Allowed Holdover
Period”), that Tenant will remain in, and liable for the payment of Rent for, the Premises. During the Allowed Holdover Period, Tenant shall be obligated to abide by all of the terms and conditions of the Lease. After
expiration of the Allowed Holdover Period, Tenant shall be a tenant-at-sufferance whose occupancy is subject to all of the conditions of this Lease insofar as the same
are applicable to a hold-over tenant, except that the Monthly Installment of Annual Base Rent payable by Tenant shall be an amount equal to one hundred fifty percent (150%) of the Annual Base Rent and Additional Rent paid by Tenant during the last
month of the Term or any Extended Term allowed hereunder. Tenant shall indemnify and hold Landlord harmless from and against all claims, liabilities, damages, costs or expenses, including reasonable attorneys’ fees and costs of defending the
same, incurred by Landlord and arising from Tenant’s failure to timely surrender the Premises following expiration of the Allowed Holdover Period, including (i) any rent payable by or any loss, cost, or damages, including lost profits,
proven by any prospective tenant of the Premises, (ii) Landlord’s damages as a result of such prospective tenant rescinding or refusing to enter into the prospective lease of the Premises by reason of such failure to timely surrender the
Premises, or its termination of an already executed lease, and (iii) Landlord’s damages as a result of any delay in Landlord’s ability to ready the Premises (or any portion thereof) for the next occupant. Nothing contained herein
shall limit Landlord’s right to change the locks and to immediately recover possession of the Premises from Tenant following expiration of the Allowed Holdover Period or from evicting Tenant from the Premises in the manner set forth under
Arizona law. 
 22.3 Fixtures. All partitions, wall covering, ceilings, sinks, plumbing, floor covering, and other improvements within
the Premises shall become the property of Landlord at the moment of completion of installation; provided, however, Landlord may direct Tenant to remove, upon the termination of this Lease and at Tenant’s sole cost and expense, any such
improvements not previously approved by Landlord and any such other improvements required to be removed as indicated by Landlord at the time of Landlord’s consent to same. Tenant shall retain ownership of all removable trade fixtures and
machinery (“Tenant’s Property”) placed in the Premises by Tenant. Prior to the expiration of the Term, Tenant shall remove all Tenant’s Property and repair any damages occasioned by such removal at Tenant’s
expense. Upon the failure of Tenant to remove Tenant’s Property prior to expiration of the Term, all remaining Tenant’s Property shall, at Landlord’s election, be deemed abandoned by Tenant. Notwithstanding anything contained herein
to the contrary, Landlord shall have no right to compel Tenant to remove and restore floor coverings, wall partitions or carpet, and any Landlord’s Work. 

23. NOTICES. 

Any notice, demand, consent, approval, direction, agreement or other communication required or permitted under this Lease or under any other
documents in connection herewith shall be in writing to Tenant at the address set forth in Section 1.3 or to Landlord at its then current address for the payment of rent under this Lease. Notices shall be deemed sufficient notice and service,
if such notice is delivered (i) personally or by a 

  
 31 

 
nationally-recognized overnight courier service providing proof of delivery, in which case they shall be deemed delivered on the date of delivery (or first business day thereafter if delivered
other than on a business day); or, (ii) by U.S. certified mail, postage prepaid, return receipt requested, in which case they shall be deemed delivered on the date shown on the receipt unless delivery is refused or delayed by the addressee in
which event they shall be deemed delivered on the third day after the date of deposit in the U.S. Mail. Either party may hereafter change the address for notice stated in Section 1, above, by notifying the other party in writing of the new
address. 
 24. OCCUPANCY. 

If Landlord permits Tenant to occupy the Premises prior to the Commencement Date, such occupancy shall be governed by all of the terms and
conditions of this Lease, including the requirement under Section 13 of this Lease to maintain insurance. However, Tenant shall not owe Landlord any sums for Annual Base Rent, Real Estate Taxes or Operating Expenses associated with the Premises
during said early occupancy period. Landlord shall be the sole judge as to when the Premises are ready for occupancy. 
 25.
JOINT AND SEVERAL LIABILITY. 
 In the event that two or more individuals, corporations, partnerships or other entities (or
any combination of two or more thereof) shall sign this Lease as Tenant: (i) the liability of each individual, corporation, partnership or other entity to perform all obligations hereunder shall be deemed to be joint and several; and,
(ii) any of the signers of the Lease, acting individually, has the power to bind all of the signers of the Lease by its execution of any subsequent document relating to the Lease (such as an amendment). In like manner, in the event that Tenant
shall be a partnership or other business association, the members of which are, by virtue of statute, or general law, subject to personal liability, then and in that event, the liability of each such member shall be deemed to be joint and several.

 26. QUIET ENJOYMENT. 

So long as Tenant is not in default under any of the covenants and agreements of this Lease, Tenant’s quiet and peaceable enjoyment of the
Premises shall not be disturbed by Landlord or by any person claiming by, through, or under Landlord. 
 27. BROKERAGE
FEES. 
 Tenant represents that it has not had or dealt with any realtor, broker or agent in connection with the negotiation
of this Lease, except for Cresa Global, Inc. (“Tenant’s Broker”), and Tenant shall pay and hold Landlord harmless from any cost, expense or liability (including costs of suit and attorneys’ fees) for
any compensation, commission or charges claimed by any realtor, broker or agent with respect to this Lease and the negotiation thereof, other than a claim of the Broker and a claim based upon any written agreement between such person and Landlord.
Landlord represents that it has not entered into a written agreement with any broker other than Colliers International (“Landlord’s Broker”) with respect to the leasing of the Premises and
which is in effect this date. Landlord shall compensate the Brokers named hereinabove pursuant to a separate agreement. 

  
 32 

 28. GENERAL. 

28.1 Consent. Whenever under this Lease provision is made for Tenant to secure the consent of Landlord, such consent shall be in
writing. The consent by either party to any act by the other party of a nature requiring consent shall not be deemed to constitute consent to any future similar act. 

28.2 Lease Negotiation. The submission of this Lease for examination does not constitute an offer, a reservation of or option for the
Premises, and this Lease shall become effective only upon execution and delivery thereof by both parties. 
 28.3 No Modification.
This writing is intended by the parties as a final expression of their agreement and as a complete and exclusive statement of the terms thereof. No course of prior dealings between the parties or their officers, employees, agents or affiliates
shall be relevant or admissible to supplement, explain or vary any of the terms of this Lease. No representations, understandings or agreements have been made or relied upon in the making of this Lease other than those specifically set forth herein.
This Lease can be modified only by a writing signed by the party against whom the modification is seeking to be enforced. 
 28.4
Severability. If any term or provision of this Lease, or any portion thereof, or the application thereof to any person or circumstances shall, to any extent, be invalid or unenforceable, then the remainder of this Lease and the application of
such term or provision to persons or circumstances, other than those as to which it is held invalid or unenforceable, shall not be affected and shall be valid and be enforced to the fullest extent permitted by law. 

28.5 Third Party Beneficiary. Nothing contained in this Lease shall be construed so as to confer upon any other party the rights of a
third party beneficiary except rights contained herein for the benefit of Landlord’s Mortgagee. 
 28.6 Headings. The headings of
the Sections and Subsections herein are for convenience only, and do not limit or construe the contents of such Sections and Subsections. 

28.7 Force Majeure. Whenever a period of time is herein provided for either party to perform, said party shall not be responsible for,
and there shall be excluded from the computation of such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, national emergency, acts of a public enemy, governmental restrictions, laws or regulations, or
any other cause or causes, whether similar or dissimilar to those enumerated, beyond its reasonable control. This Section shall not excuse Tenant, under any circumstances, from the prompt payment of Base Rent, Additional Rent, or any other payments
required by the terms of this Lease to be paid by Tenant to Landlord. 

  
 33 

 28.8 Parties in Interest. The terms, conditions, covenants and agreements herein
contained shall inure to the benefit of and shall bind the parties hereto and their respective successors and permitted assigns. 
 28.9
Waiver. No provisions of this Lease shall be deemed waived unless such waiver is in writing and signed. The waiver of any breach of any provision of this Lease shall not be deemed a waiver of such provision or of any subsequent breach of the
same or any other provision of this Lease. No delay or omission in the exercise of any right or remedy shall impair such right or remedy or be construed as a waiver. Landlord’s acceptance of any payment of rent due under this Lease shall not be
deemed a waiver of any default by Tenant under this Lease, including Tenant’s recurrent failure to timely make Monthly Installment or Additional Rent payments, and no endorsement or statement on any check or accompanying any check or payment
shall be deemed an accord and satisfaction. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any
subsequent act by Tenant. 
 28.10 Jury Trial. Landlord and Tenant hereby mutually waive any and all rights which either may have to
request a jury trial in any proceeding at law or in equity in any court of competent jurisdiction. 
 28.11 Limitation of Liability.
Tenant acknowledges and agrees that the liability of Landlord under this Lease shall be limited to its interest in the Building and any judgments rendered against Landlord shall be satisfied solely out of the proceeds of sale of its interest in
the Complex. No personal judgment shall lie against Landlord upon extinguishment of its rights in the Complex and any judgment so rendered shall not give rise to any right of execution or levy against Landlord’s assets. The provisions hereof
shall inure to Landlord’s successors and assigns including any Mortgagee. The foregoing provisions are not intended to relieve Landlord from the performance of any of Landlord’s obligations under this Lease, but only to limit the personal
liability of Landlord in case of recovery of a judgment against Landlord. 
 28.12 Authority. If Tenant is a corporation, partnership
or other form of business entity, each of the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Lease and
the persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations.

 28.13 Attorneys’ Fees. In the event suit is brought for the recovery of the Premises, or any sum due hereunder, or because of
any act which may arise out of possession of the Premises, the prevailing party shall be entitled to recovery of all costs incurred therein, including reasonable attorneys’ fees. 

28.14 No Partnership. Nothing contained in this Lease shall be interpreted as creating a partnership, joint venture, or
relationship of principal and agent between Landlord and Tenant, it being understood that the sole relationship created hereby is one of landlord and tenant. 

  
 34 

 28.15 Applicable Law. This Lease shall be governed by and construed in
accordance with the laws of the State of Arizona. 
 28.16 Entire Agreement. 

(a) This Lease contains the entire understanding and agreement of the parties hereto. All prior negotiations, understandings and agreements
between the parties have been incorporated herein and are superseded hereby. 
 (b) Tenant acknowledges and agrees that no prior information
provided or statements made by Landlord or its agent(s) (“Prior Information”), including without limitation, estimated Operating Expenses and Real Estate Taxes, any other financial matters, and any
matters related to: 
 (i) Any of the premises in the Building or Complex; 

(ii) The Building itself or the Complex itself; or 

(iii) The number or kind of tenants in the Building or Complex, 

have in any way induced Tenant to enter into this Lease. 

(c) Tenant acknowledges that prior to entering into this Lease, the Tenant has satisfied itself of all its concerns by conducting an
independent investigation of the validity of such Prior Information. 
 28.17 Restrictive Covenants at Northgate Corporate Center.
Tenant’s use of the Premises shall comply with the restrictive covenants now in force or later imposed on the Premises. Notwithstanding the foregoing, Landlord hereby represents and warrants that it will not take any action that might
materially interfere with Tenant’s ability to use the Premises for the Permitted Use. 
 28.18 Additional Terms. Additional terms
to this Lease, if any, are attached as Exhibit “A”. 
 28.19 Waivers by Tenant. 

A. Declaratory Judgment Action. Tenant agrees to waive its right to bring a declaratory judgment action with respect to any notice of
violation or default sent pursuant to any provision of this Lease. 
 B. Injunctive Relief. Tenant agrees to waive its right to seek
injunctive relief that would stay, extend, or otherwise toll any of the time limitations or provisions of this Lease or any notice sent pursuant thereto. 

28.20 Tenant Financial Information. Within fifteen (15) days after request therefor by Landlord (but in no event more than two
(2) times per calendar year), Tenant shall supply to Landlord such financial information as may be reasonably requested by Landlord in the following circumstances: (i) in connection with a prospective mortgage loan on the Complex;
(ii) in connection with any lease amendment or exercise of any tenant option or right; or (iii) in connection with a prospective sale of the Complex or sale of an interest therein. 

  
 35 

 28.21 Counterparts/Electronic Signatures. This Lease may be executed in multiple
counterparts, each of which shall be effective upon delivery and, thereafter, shall be deemed to be an original, and all of which shall be taken as one and the same instrument with the same effect as if each party had signed on the same signature
page. This Lease may be transmitted by fax or by electronic mail in portable document format (“pdf”) and signatures appearing on faxed instruments and/or electronic mail instruments shall be treated as original
signatures. 
 28.22 Time of Essence. Time is of the essence with respect to the obligations to be performed under this Lease. 

28.23 Address Change. Landlord and Tenant hereby agree to work together and in good faith and diligence in regard to satisfying
Tenant’s need, if any, in soliciting from the applicable governmental entity having jurisdiction thereof a separate address for each of the 503B Space and the Pharmacy Space. As it relates to this Section, Landlord acknowledges and agrees
Tenant has the right to subdivide the Premises into three (3) or more separate suites and designate each with separate suite numbers, or such other designation as may be required under state and federal pharmacy/outsourcing facility permit
requirements, as long as said separation is accomplished in compliance with any current and/or future government regulations. 

[Signature page follows] 

  
 36 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day and
year first above written. 
 LANDLORD: 
 Northgate
Office, LLC, 
 a Delaware limited liability company 

By: Blackhawk Northgate JV, LLC, 

a Delaware limited liability company 

Its: Sole Member 
 By: VWP
Blackhawk Manager, LLC, 
 a Delaware limited liability company 

Its: Operating Member 
 By:
ViaWest Properties, LLC, 
         an Arizona limited liability company 

Its: Manager 
  

			
	By:	 	 /s/ Steven R. Schwarz

	Name:	 	Steven R. Schwarz
	Its:	 	Manager
	
	TENANT:
	
	 Direct Vet Marketing, Inc.,
 a
Delaware corporation

		
	By:	 	 /s/ Timothy D. Ludlow

	Print Name:	 	Timothy D. Ludlow
	Title:	 	CFO

  
 37 

 EXHIBIT “A” 

ADDITIONAL TERMS AND CONDITIONS 

This Exhibit forms a part of that certain Lease by and between NORTHGATE OFFICE, LLC, a Delaware limited liability company, Landlord, and
DIRECT VET MARKETING, INC., a Delaware corporation, Tenant, for space in the Building located at 20401 N. 29th Ave., Phoenix, Arizona 85027. The parties further agree as follows: 

1. Abated Rent. Notwithstanding any provision of this Lease to the contrary, but subject to the condition that Tenant is not in default in
the performance of any of its obligations under this Lease, beyond any applicable notice and cure period, Landlord hereby releases Tenant from the obligation to pay its Monthly Installment of Annual Base Rent and Additional Rent (but not utilities
and janitorial services) for the first fifteen (15) months of the Lease following the Commencement Date (“Abated Rent Period”); provided, however, that in the event that Tenant defaults in the
performance of any of its obligations during the Lease Term and fails to cure such default within the applicable cure period, then the amount of Annual Base Rent which Tenant was released from the obligation to pay during the Abated Rent Period
shall become immediately due and payable to Landlord as Additional Rent hereunder. Notwithstanding the foregoing, in the event Landlord does not terminate this Lease as a result of an Event of Default and Tenant later satisfies its obligations
hereunder, then as of the first day of the calendar month following the date such Event of Default was cured, the Tenant’s right to any future abated Rent will be restored. During the Abated Rent Period, Tenant shall remain obligated to pay
Landlord for all Additional Rent and other charges payable pursuant to the Lease, including, but not limited to, Real Estate Taxes and Operating Expenses. 

2. Option to Extend. Subject to paragraphs c. and d. below, Tenant may at its option extend the Term of this
Lease for the entire Premises for two (2) periods of five (5) years each (each, an “Extension Term”) upon the same terms contained in this Lease except for the amount of Base Rent payable during
the Extension Term as set forth below, and expressly excluding (i) the provisions of this section, (ii) any provision providing for abatement of Base Rent or parking charges, (iii) any provisions for tenant improvement allowances or
relocation allowances, (iv) the provisions of the Tenant Improvements, and (v) any terms, covenants and conditions that are expressly or by their nature inapplicable to the Extension Term, all of which shall be deemed void and of no
further force or effect. Tenant shall have no additional extension options. Tenant’s Option to Extend shall be transferable only in connection with a full assignment of the Lease in its entirety to a Permitted Assignee (as defined in the Lease)
in accordance with Section 14 of the Lease. 
 a. The Annual Base Rent during the Extension Term shall be the then prevailing fair
market rate (the “Market Rate”) for a comparable term commencing on the first day of the Extension Term. The Market Rate shall be determined taking into consideration the rents being charged at the time
such determination is to be made for comparable office space in the surrounding Phoenix area for leases with terms and provisions substantially similar to those contained in this Lease and discounts to Annual Base Rent shall be made to take into
consideration an “as-is” extension, without Landlord providing any tenant improvement allowance. 

  
 A-1 

 b. To exercise its option, Tenant must deliver a binding notice (the
“Tenant’s Notice”) to Landlord on or before the date that is six (6) months prior to the commencement date of the Extension Term, but no earlier than the date that is twelve
(12) months prior to the commencement date of the Extension Term. Thereafter, Landlord and Tenant shall commence negotiations to agree upon the Market Rate within thirty (30) days after Landlord’s receipt of Tenant’s Notice.
Within thirty (30) days after Landlord and Tenant agree upon the Market Rate, Landlord shall submit an amendment to Tenant to reflect the terms of the Extension Term. If Tenant fails to give Tenant’s Notice timely, Tenant will be deemed to
have waived its option to extend. If Tenant fails to execute the amendment delivered by Landlord within thirty (30) days of its receipt thereof, without a good faith reason for doing so, the Lease shall expire on the Expiration Date. 

c. If the parties are unable to come to an agreement as to the Market Rate within the thirty (30) day period referenced in Paragraph 2
above, then the matter shall be settled by arbitration in accordance with subparagraphs (i) and (ii) below: 
 (i) Within seven
(7) days after expiration of the thirty (30) day period referenced in Paragraph 3 above, the parties shall select as an arbitrator a licensed real estate broker with at least five (5) years of experience in commercial real estate
matters in the metropolitan area in which the Project is located (a “Qualified Broker”). If the parties cannot agree on a Qualified Broker, then within a second period of seven (7) days, each shall
select a Qualified Broker and within ten (10) days thereafter the two (2) appointed Qualified Broker shall select a third Qualified Broker. The third Qualified Broker shall then act as the sole arbitrator. If one party shall fail to select
a Qualified Broker within the second seven (7) day period, then the Qualified Broker chosen by the other party shall be the sole arbitrator. 

(ii) Within twenty-one (21) days after submission of the matter to the arbitrator, the arbitrator
shall determine the Market Rate for the Extension Term by choosing whichever of the estimates submitted by Landlord and Tenant the arbitrator judges to be more accurate. The arbitrator shall notify Landlord and Tenant of its decision, which shall be
final and binding. If the arbitrator believes that expert advice would materially assist him, the arbitrator may retain one or more qualified persons to provide expert advice. The fees of the arbitrator and the expenses of the arbitration
proceeding, including the fees of any expert witnesses retained by the arbitrator, shall be split evenly between the parties, regardless of whose estimate is selected. Each party shall also pay the fees of its respective counsel and the fees of any
witness called by that party. 
 d. Tenant’s option to extend this Lease is subject to the conditions that: (i) on the date that
Tenant delivers Tenant’s Notice exercising its option to extend, Tenant is not in material uncured financial default under this Lease, and has not been in material uncured financial default under this Lease during the twelve (12) months
prior to the date that Tenant delivers Tenant’s Notice. 

  
 A-2 

 3. Merger. Tenant anticipates that during the month of December, 2018 it will complete a
merger (the “Merger”) with a division of Henry Schein, Inc., a Delaware corporation, with the merged company to be named Vets First Corp., a Delaware corporation (“VFC”). Following
its receipt of reasonably satisfactory evidence that the Merger has successfully been completed, Landlord will approve (at no cost to Tenant) the assignment of the Tenant’s right, title and interest under this Lease to VFC. 

4. Letter of Credit. If the Merger is not successfully completed by March 31, 2019, then by April 15, 2019 Tenant agrees to post one
(1) letter of credit (the “Letter of Credit”) in the principal amount of Five Million and 00/100 Dollars ($5,000,000.00), as security for the performance of its obligations under this Lease. The
terms applicable to the Letter of Credit are set forth on Exhibit “H” to the Lease. 
 5. Early Occupancy.
Subject to the terms and conditions of this Lease (including the obligation to obtain and keep in force the insurance coverages required of Tenant pursuant to Section 13 of the Lease, and the obligation to pay for the utilities and janitorial
services that it uses, but excluding any obligation on the part of Tenant to pay Base Rent, Operating Expenses or Real Estate Taxes), Landlord grants Tenant early occupancy of the 503B Space. Early occupancy of the 503B Space shall extend for a
period no greater than twelve (12) months from the Vacancy Delivery Date (the “Early Occupancy Period”). During the Early Occupancy Period, Tenant will be entitled to operate the 503B portion of its
business in the limited capacity required to obtain, and while applying to, the various state and federal regulatory agencies for the licenses and approvals needed for it to fully operate its business, including the Food and Drug Administration and
the fifty (50) state boards of pharmacy (collectively, the “Approvals”). Tenant agrees to work diligently and in good faith to obtain the Approvals. 

6. Right of Termination. Upon written notice (the “Termination Notice”) that must be received by
Landlord by the last day of the Early Occupancy Period, Tenant has the right to terminate this Lease as to the 503B Space only in the event Tenant is unable to obtain the Approvals. In order to properly exercise its right of termination, the
Termination Notice must be accompanied by a check equal to any upfront costs incurred by Landlord in connection with the 503B Space, including the pro-rata portion of the brokerage commissions and
attorneys’ fees applicable to the 503B Space, plus three (3) months of Base Rent applicable to the 503B Space, and the applicable sales and transaction privilege taxes due on all of the foregoing (collectively, the
“Termination Payment”). Landlord will provide Tenant with the amount of the Termination Payment within fifteen (15) days of its receipt of Tenant’s written request for said figure. The portion
of the Lease applicable to the Pharmacy Space will not be affected by the Tenant’s exercise of its right of termination as to that portion of the Lease relating to the 503B Space. 

7. Rights of Expansion. 
 (a)
First Right to Lease. From the date of Landlord’s execution of the Lease to the earlier of ninety (90) days after completion of the Merger and June 30, 2019 (the “Exercise
Date”), Tenant shall have the right to lease the entirety of the balance of the Building or, as more fully described below, such lesser amount thereof as to which Landlord has a bona fide prospect (the
“Remainder Space”) by notifying Landlord in writing (“Tenant’s RS 

  
 A-3 

 
Notice”) of its desire to do so, provided Tenant’s RS Notice is received by Landlord prior to the Exercise Date. Alternatively, if prior to the Exercise Date
Landlord has a bona fide prospect for the Remainder Space, then Landlord can notify Tenant (“Landlord’s Notice”) that Tenant has ten (10) days from its receipt thereof within which to
advise Landlord, in writing (also a “Tenant’s RS Notice”), whether it wants to lease the Remainder Space. If Tenant timely exercises it right to lease the Remainder Space, then the Remainder Space
will become part of the Premises on all of the terms and conditions of the Lease, except as follows: the Monthly Installment of Base Rent applicable to the Remainder Space will be the same as that being charged for the original Premises; the term
will be co-terminous with the term applicable to the original Premises; the security deposit will be equal to the last Monthly Installment of Base Rent, plus applicable taxes; the abated rent and the tenant
improvement allowance to which Tenant will be entitled will be pro-rated based on the relationship between the length of time that the Remainder Space is part of the Premises and the one hundred fifty-nine
(159) full calendar month term of the Lease as to the original Premises; and, the term as to the Remainder Space will commence on the earlier of the date Tenant substantially completes its improvements thereto, the date Tenant commences full
scale business operations within the Remainder Space, and one hundred eighty (180) days following Landlord’s receipt of Tenant’s RS Notice. 

(b) Outside Right to Lease. For the period that is ninety (90) days after the Exercise Date (the
“Outside Date of Exercise”), Tenant shall have the right to lease the entirety of the balance of the Building or, as more fully described above, the Remainder Space, by notifying Landlord in writing
(“Tenant’s Outside Notice”) of its desire to do so, provided Tenant’s Outside Notice is received by Landlord prior to the Outside Date of Exercise. Alternatively, if prior to the Outside
Date of Exercise Landlord has a bona fide prospect for the Remainder Space, then Landlord can notify Tenant (“Landlord’s Notice”) that Tenant has ten (10) days from its receipt thereof
within which to advise Landlord, in writing (also a “Tenant’s Outside Notice”), whether it wants to lease the Remainder Space. If Tenant timely exercises it right to lease the Remainder Space under
this Section 7(b), then the Remainder Space will become part of the Premises on all of the terms and conditions of the Lease, except as follows: the Monthly Installment of Base Rent applicable to the Remainder Space will begin at
$17.50/RSF/year, with annual increases of 2.5%; abated rent will run from the commencement date applicable to the Remainder Space through the last date of the Abated Rent Period; the tenant improvement allowance to which Tenant will be entitled will
be $25.00/RSF; the term will be co-terminous with the term applicable to the original Premises; the security deposit will be equal to the last Monthly Installment of Base Rent, plus applicable taxes; and, the
term as to the Remainder Space will commence on the earlier of the date Tenant substantially completes its improvements thereto, the date Tenant commences full scale business operations within the Remainder Space, and one hundred eighty
(180) days following Landlord’s receipt of Tenant’s Outside Notice. 
 (c) Right of First Refusal.
Provided an Event of Default by Tenant does not then exist under the Lease, Landlord has the obligation to inform Tenant in writing (the “Option Notice”) if Landlord believes, in good faith, that it
has a bona fide prospect (the “Prospect”) to lease the Remainder Space. The Option Notice will describe the Remainder Space and the economic terms upon which Landlord has offered to lease all or a portion
of the 

  
 A-4 

 
Remainder Space to the Prospect. Tenant has the option (the “Expansion Option”) to lease the entire Remainder Space described in the Option Notice on
the terms and conditions set forth in the Option Notice. To effectively exercise its Expansion Option, Tenant must inform Landlord in writing of its desire to lease the Remainder Space on the terms and conditions set forth in the Option Notice,
which writing must be received by Landlord within ten (10) days of Tenant’s receipt of the Option Notice. If Tenant fails to timely exercise its Expansion Option, then Landlord has the right to lease all or a portion of the Remainder Space
to the Prospect or to any other third-party on substantially the same terms as those specified in the Option Notice (with the phrase “on substantially the same terms as those specified in the Option Notice” being defined as terms that
result in the net effective rent received by Landlord being within ten percent (10%) of the net effective rate that Landlord would have received had the prospective tenant executed a lease based exactly on the terms set forth in the Option Notice)
or on terms more favorable to the Landlord. Notwithstanding any language herein to the contrary: 
 (i) The term of the Lease applicable to
the Remainder Space shall be the longer of: (a) the amount of time left in the then current term of the Lease; or, (b) the length of the lease set forth in the Option Notice. 

(ii) Tenant shall execute and deliver to Landlord within ten (10) days after receipt thereof from Landlord (but no later than the date on
which the Remainder Space is delivered to Tenant, if such date is earlier) an amendment to this Lease prepared by Landlord which, effective with the commencement date applicable to the Remainder Space: (A) adds the Remainder Space to the
Premises; (B) increases the rentable area of the Premises by the rentable area of the Remainder Space; and, (C) makes such other modifications of affected portions of the Lease as are consistent with the foregoing. 

(iii) If Landlord does not execute a lease with a third-party within one hundred eighty (180) days following Tenant’s failure to
timely exercise its Expansion Option following Tenant’s receipt of an Option Notice, then Landlord must provide Tenant with a new Option Notice prior to leasing any portion of the Remainder Space to a third party. 

If Tenant fails to satisfy any of the foregoing conditions, Landlord may, at its election, by written notice either waive such condition or
declare Tenant’s exercise of the Expansion Option to be null and void and of no further force or effect. 

  
 A-5 

 EXHIBIT “B” 

COMPLEX LEGAL DESCRIPTION 
 PARCEL NO. 1:

 LOT 2, BLACKHAWK CORPORATE CENTER, ACCORDING TO BOOK 473 OF MAPS, PAGE 28, RECORDS OF MARICOPA COUNTY, ARIZONA, RECORDED JUNE 25, 1998. 

PARCEL NO. 2: 
 EASEMENT RIGHTS AS SET FORTH IN THAT CERTAIN
AMENDED AND RESTATED RECIPROCAL EASEMENT AGREEMENT RECORDED JUNE 12, 2000, IN INSTRUMENT NO. 00-0444425, RECORDS OF MARICOPA COUNTY, ARIZONA. 

PARCEL NO. 3: 
 A PORTION OF LAND SITUATED IN THE SOUTHEAST
QUARTER OF SECTION 23, TOWNSHIP 4 NORTH, RANGE 2 EAST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, AS SHOWN ON RECORD OF SURVEY RECORDED IN BOOK 828 OF MAPS, PAGE 3, RECORDS OF MARICOPA COUNTY, ARIZONA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS; 
 COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 23; 

THENCE NORTH 00 DEGREES 26 MINUTES 27 SECONDS WEST, ALONG THE EAST LINE OF SAID SECTION 23, A DISTANCE OF 1327.65 FEET TO THE INTERSECTION OF THE MONUMENT OF
RUNION DRIVE AND 27TH AVENUE; 
 THENCE SOUTH 89 DEGREES 32 MINUTES 16 SECONDS WEST, LEAVING SAID EAST LINE AND ALONG SAID MONUMENT LINE OF RUNION DAVE, A
DISTANCE OF 317.83 FEET, TO A POINT (FOUND 1/2 INCH REBAR); 
 THENCE SOUTH 00 DEGREES 27 MINUTES 44 SECONDS EAST, LEAVING SAID MONUMENT LINE OF RUNION
DRIVE, A DISTANCE OF 37.08 FEET TO A POINT ON THE SOUTHERN RIGHT-OF-WAY OF RUNION DRIVE; 

THENCE SOUTH 89 DEGREES 32 MINUTES 16 SECONDS WEST, ALONG SAID RIGHT-OF-WAY, A
DISTANCE OF 55.15 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN (FOUND 1/2 INCH REBAR WITH CAP LS NO. 31020); 
 THENCE SOUTH 00 DEGREES 26
MINUTES 27 SECONDS EAST, LEAVING SAID RIGHT-OF-WAY, A DISTANCE OF 788.42 FEET TO A POINT (FOUND 1/2 INCH REBAR WITH CAP LS NO. 16913); 

THENCE SOUTH 89 DEGREES 33 MINUTES 33 SECONDS WEST, A DISTANCE OF 904.01 FEET, TO A POINT ON THE EASTERLY FIGHT-OF-WAY OF 29TH AVENUE AND A POINT OF CURVATURE OF A NONTANGENT CURVE CONCAVE TO THE SOUTHEAST WHOSE RADIUS BEARS SOUTH 80 DEGREES 07 MINUTES 52 SECONDS EAST, A DISTANCE OF 974.92 FEET; 

THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE AND SAID RIGHT-OF-WAY,
THROUGH A CENTRAL ANGLE OF 62 DEGREES 41 MINUTES 23 SECONDS, A DISTANCE OF 1066.70 FEET TO A POINT OF COMPOUND CURVATURE OF TANGENT CURVE HAVING A RADIUS OF 702.92 FEET; 

  
 B-1 

 EXHIBIT “D” 

PHARMACY SPACE TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the Tenant Improvements in the Pharmacy
Space. This Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction of the Tenant Improvements, in sequence, as such issues will arise during the actual construction thereof. All references in this
Tenant Work Letter to Articles or Sections of “this Lease” shall mean the relevant portions of the Lease to which this Tenant Work Letter is attached as Exhibit “D”, and all references in this Tenant
Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portions of this Tenant Work Letter. 
 SECTION 1 

IMPROVEMENTS 
 1.1 Improvement
Allowance. Tenant shall be entitled to a tenant improvement allowance (the “Improvement Allowance”) in the amount of Forty and 00/100 Dollars ($40.00) per rentable square foot of the Pharmacy Space for the costs relating
to the initial design and construction of Tenant’s improvements which are permanently affixed to the Pharmacy Space (the “Tenant Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to
this Tenant Work Letter in a total amount which exceeds the Improvement Allowance. All Improvements for which the Improvement Allowance has been made available shall be deemed Landlord’s property under the terms of the Lease. Tenant shall not
be entitled to any credit for any unused portion of the Improvement Allowance. 
 1.2 Improvement Allowance Items. Except as otherwise
set forth in this Tenant Work Letter, the Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process), only for the following items and costs (collectively, the
“Improvement Allowance Items”): 
 1.2.1 Payment of the fees of the “Architect” and the
“Engineers,” as those terms are defined in Section 2.1 of this Tenant Work Letter, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with
the preparation and review of the “Construction Drawings,” as that term is defined in Section 2.1 of this Tenant Work Letter; 

1.2.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 

1.2.3 The cost of construction of the Improvements; 

1.2.4 The cost of any changes in the Base, Shell and Core when such changes are required by the Construction Drawings (including if such
changes are due to the fact that such work is prepared on an unoccupied basis) or are otherwise required by law as a result of the construction of the Tenant Improvements, such cost to include all direct architectural and/or engineering fees and
expenses incurred in connection therewith; 
 1.2.5 The cost of any changes to the Construction Drawings or Improvements required by
applicable building code or any other governmental law or regulation (collectively, “Code”); 
 1.2.6 Sales
and use taxes; 
 1.2.7 “Landlord’s Supervision Fee,” as that term is defined in Section 3.2 of this Tenant Work Letter;
and 
 1.2.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements. 

  
 D-1 

 1.3 Disbursement of the Improvement Allowance. (a) Prior to the commencement of
the Tenant Improvements, Tenant shall submit to Landlord for Landlord’s review a preliminary budget showing its anticipated costs of construction. Landlord acknowledges that said budget will be subject to change from time to time as Tenant
proceeds with the construction process. In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Improvement Allowance. 

(b) During the course of design and construction, Tenant may make a written request to Landlord no more often than once per calendar month for
the reimbursement of seventy-five percent (75%) of such Tenant Improvement Items as were paid for by Tenant prior thereto (the “Payment Request”). The Payment Request shall, as applicable: 

(i) Specify the amount of the Tenant Improvement Items incurred during completion of such component of the Tenant Improvements; 

(ii) Itemize the actual cost to Tenant of all materials, labor, and other services for which the payment is requested that have been incurred
prior to the date of the Payment Request; 
 (iii) Include a certification from Tenant in a form provided by Landlord that such component
for which the payment is requested has been completed in a good and workmanlike manner and in accordance with the Lease; 
 (iv) Include
evidence of the discharge of any liens that may have been filed against the Premises or the Complex with respect to the work done by Tenant on the Premises; and 

(v) Include conditional lien waivers and releases from all contractors, subcontractors, and suppliers releasing all claims of lien in
connection with such component for which the payment is requested. 
 (c) Landlord shall withhold ten percent (10%) of the amount to be paid
by Landlord from the Tenant Improvement Allowance from each draw as a retainage (the “Retainage”). Any Retainage shall be released to Tenant upon receipt by Landlord of the following (but if an Event of Default exists at the
time a disbursement would otherwise be made, the disbursement shall not be made until the Event of Default is cured): 
 (i) An affidavit
from Tenant listing all contractors and suppliers whom Tenant has contracted with in connection with completion of the Tenant Improvements, and an affidavit from Tenant’s general contractor listing all subcontractors and suppliers whom the
general contractor has contracted with in connection with completion of the Tenant Improvements; 
 (ii) A certificate of occupancy with
respect to the Premises; 
 (iii) Original, valid, unconditional mechanics’ lien waivers and releases from the general and all other
contractors and suppliers who performed the Tenant Improvements or furnished supplies for or in connection with the Tenant Improvements at the Premises (including all parties listed in the affidavits referenced above) covering all of the Tenant
Improvements and such other evidence as Landlord may reasonably request to evidence that no liens can arise from the Tenant Improvements; 

(iv) An air balance report if required by Landlord; and 

(v) An updated electronic file of Tenant’s as-built drawings; and 

So long as Landlord receives a Payment Request not later than the 20th day of the month, Landlord shall provide payment to Tenant within thirty
(30) days after receipt of the Payment Request. In the event that Landlord receives the Payment Request later than the 20th day of the month, Landlord shall provide payment to Tenant in the next payment cycle. If Landlord fails to provide
payment to Tenant as and when required pursuant to this Section, upon Tenant giving Landlord an additional notice and failure of such payment to be made to Tenant within five (5) business days thereafter, Tenant shall have the right to offset
such amounts against the Rent next owing under the Lease, except and to the extent Tenant has at such time received payment of such sums from Landlord. 

  
 D-2 

 SECTION 2 

CONSTRUCTION DRAWINGS 
 2.1
Selection of Architect/Construction Drawings. Tenant shall retain an architect/space planner (the “Architect”) which will be either (i) Landlord’s designated architect/space planner, or (ii) an architect/space
planner approved by Landlord, which approval shall not be unreasonably withheld by Landlord, to prepare the “Construction Drawings,” as that term is defined in this Section 2.1. For the purposes of this provision, Landlord has
approved Tenant’s designated architect, Ware Malcolm, to perform the space planning, design and construction drawings; however, Tenant maintains the right to designate another architect/designer at any point during process, as long as said
replacement is licensed in the state of Arizona. Tenant shall retain engineering consultants licensed in the state of Arizona (the “Engineers”) to prepare all plans and engineering working drawings relating to the structural,
mechanical, electrical, plumbing, HVAC, life safety, and sprinkler work in the Premises. The plans and drawings to be prepared by the Architect and the Engineers hereunder shall be known collectively as the “Construction
Drawings.” All Construction Drawings shall comply with the drawing format and specifications as reasonably determined by Landlord, and shall be subject to Landlord’s approval, which shall not be unreasonably withheld,
conditioned or delayed. Tenant and Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord
shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord
to review the same, for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any
advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the Construction Drawings. 
 2.2 Final Space Plan. Tenant and the Architect shall prepare the final
space plan for Improvements in the Premises (collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use,
and equipment to be contained therein, and shall deliver the Final Space Plan to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall diligently review the Final Space Plan
and if Landlord disapproves of any portion of the Final Space Plan, the parties shall meet, within seven (7) business days after Landlord’s disapproval, to agree upon revisions to be made to the Final Space Plan to meet the reasonable
satisfaction of Landlord and Tenant. The Architect shall then, within two (2) business days after such meeting, revise the Final Space Plan to the form agreed upon in such meeting. Landlord shall then approve or reasonably disapprove the
revised Final Space Plan, and in the case of disapproval, the foregoing process shall be repeated until the Final Space Plan is finally approved by Landlord. 

2.3 Final Working Drawings. Tenant, the Architect and the Engineers shall complete the architectural and engineering drawings for the
Premises, and the Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable
permits (collectively, the “Final Working Drawings”) and shall submit the same to Landlord for Landlord’s approval. Landlord shall diligently review the Final Working Drawings and if Landlord disapproves of any portion
of the Final Working Drawings, the parties shall meet, within seven (7) business days after Landlord’s disapproval, to agree upon revisions to be made to the Final Working Drawings to meet the reasonable satisfaction of Landlord and
Tenant. The Architect shall then, within two (2) business days after such meeting, revise the Final Working Drawings to the form agreed upon in such meeting. Landlord shall then approve or reasonably disapprove the revised Final Working
Drawings, and in the case of disapproval, the foregoing process shall be repeated until the Final Working Drawings are finally approved by Landlord. 

  
 D-3 

 2.4 Approved Working Drawings. Within five (5) business days after
Landlord’s approval of the Final Working Drawings, Tenant shall submit the Final Working Drawings approved by Landlord (the “Approved Working Drawings”) to the appropriate governmental entities for all applicable
building permits necessary to allow “Contractor,” as that term is defined in Section 3.1 of this Tenant Work Letter, to commence and fully complete the construction of the Tenant Improvements (the “Permits”),
and, in connection therewith, Tenant shall coordinate with Landlord in order to allow Landlord, at Landlord’s option, to take part in all phases of the permitting process, and shall supply Landlord, as soon as possible, with all plan check
numbers and dates of submittal. No changes, modifications or alterations in the Approved Working Drawings (including, without limitation, changes in the field) may be made without the prior written consent of Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed. 
 2.5 Time Deadlines. Landlord and Tenant shall cooperate with (i) the Architect,
the Engineers,and each other to complete all phases of the Construction Drawings and the permitting process, and (ii) the Contractor, for approval of the “Cost Proposal,” as that term is defined in Section 3.2, below. Tenant
shall meet with Landlord on a periodic (but no less often that two (2) times per month) basis to discuss Tenant’s progress in connection with the same. The applicable dates for approval of items, plans and drawings and selection of a
contractor as described in this Section 2 and in Section 4 below, and in this Tenant Work Letter are set forth herein (the “Time Deadlines”). Landlord and Tenant agrees to comply with the Time Deadlines. 

SECTION 3 
 CONSTRUCTION OF THE
TENANT IMPROVEMENTS 
 3.1 Contractor. A contractor retained by Tenant, licensed in the state of Arizona and approved in advance by
Landlord (the “Contractor”) shall construct the Tenant Improvements. Tenant shall deliver a copy of the construction contract to Landlord within five (5) days following its execution. Landlord shall not unreasonably withhold,
condition or delay its approval of such Contractor. 
 3.2 Landlord Supervision. Landlord shall have the right to a construction
management fee on all Tenant Improvements (the “Construction Management Fee”) in an amount equal to two (2%) percent of the cost of the Improvement Allowance Items. The Construction Management Fee will be deducted by Landlord from
the Improvement Allowance. 
 3.3 Tenant’s Covenants. Tenant hereby indemnifies Landlord for any loss, claims, damages or delays
arising from the actions of the Architect and the Engineers on the Premises or in the Building. Tenant, immediately after the Substantial Completion of the Tenant Improvements, shall have prepared and delivered to the Building management office a
copy of the “as built” plans and specifications (including all working drawings) for the Tenant Improvements. 
 SECTION 4 

MISCELLANEOUS 
 4.1
Tenant’s Representative. Tenant has designated Mike Cropper of Cresa Global, Inc. as its sole representative with respect to the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on
behalf of the Tenant as required in this Tenant Work Letter. 
 4.2 Landlord’s Representative. Landlord has designated Ron Lloyd
as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter.

 4.3 Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of
days” shall mean and refer to calendar days. Time is of the essence in connection with this Work Letter. 

  
 D-4 

 4.4 Tenant’s Lease Default. Notwithstanding any provision to the contrary
contained in this Lease, if an Event of Default as described in Section 21.1 of the Lease has occurred at any time on or before the substantial completion of the Tenant Improvements beyond any applicable notice or cure periods, then (i) in
addition to all other rights and remedies granted to Landlord pursuant to this Lease, Landlord shall have the right to withhold payment of all or any portion of the Improvement Allowance and/or Landlord may cause Contractor to cease the construction
of the Tenant, and (ii) all other obligations of Landlord under the terms of this Work Letter shall be forgiven until such time as such Event of Default is cured pursuant to the terms of this Lease. 

4.5 Tenant’s Agents. All of Tenant’s agents, contractors, and subcontractors performing work in, or in connection with, the
Premises (collectively as “Tenant’s Agents”), shall be subject to Landlord’s reasonable approval and, if deemed necessary by Landlord to maintain harmony among other labor at the Complex. 

4.6 Insurance Requirements. All of Tenant’s Agents shall carry liability and Products and Completed Operation Coverage insurance,
each in amounts not less than One Million Dollars ($1,000,000.00) per incident, One Million Dollars ($1,000,000.00) in aggregate, and in form and with companies as are required to be carried by Tenant as set forth in Article 13 of this Lease, and
the policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor, and shall name as additional insureds all mortgagees of the Complex or any other party designated by Landlord. All insurance maintained
by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is primary insurance as respects the Landlord and that any other insurance maintained by Landlord is
excess and noncontributing with the insurance required hereunder. 

  
 D-5 

 EXHIBIT “E” 

RULES AND REGULATIONS 
 To the extent
these Rules and Regulations are inconsistent with the Lease and/or any of the other exhibits to the Lease, the terms of the Lease and other exhibits shall control. 

1. Sidewalks, halls, passages and stairways shall not be obstructed by Tenant or used for any purpose other than for ingress to and egress from the Premises.

 2. The Common Areas including, but not limited to, halls, passages, entrances, stairways, balconies and roof are not for the use of the general public,
and Landlord shall in all cases have the right to control and prevent access thereto by all persons whose presence in the judgment of Landlord shall threaten the safety, character, reputation or interests of the Complex and its tenants, provided,
that nothing contained herein shall be construed to prevent such access to persons with whom Tenant normally deals in the ordinary course of its business unless such persons are engaged in illegal activities. 

3. The sashes, sash doors, windows, glass lights and any lights or skylights that reflect or admit light into the halls or other places of the Building’s
common areas shall not be covered or obstructed. The toilet rooms, water and wash closets and other water apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever
shall be thrown therein, and the expense of any breakage, stoppage or damage, resulting from the violation of this rule shall be borne by the tenant who, or whose employee, agent or visitor, shall have caused it. 

4. If Landlord, by a notice in writing to Tenant, shall object to any curtain, blind, shade or screen attached to, or hung in, or used in connection with, any
window or door of the Tenant’s Premises, such use of such curtain, blind, shade or screen shall be discontinued forthwith by Tenant. No awnings shall be permitted on any part of the Premises or the Building. 

5. Tenant shall not place a load upon any floor of the Building which exceeds the load per square foot which such floor was designed to carry and which is
allowed by law. 
 6. Tenant shall not bring into or keep in or about the Building or the Complex any animals (except assistance dogs), birds or aquariums.

 7. Tenant, upon the termination of the tenancy, shall deliver to Landlord all the keys of offices, rooms and toilet rooms which shall have been furnished
Tenant or which Tenant shall have had made. 
 8. Tenant assumes full responsibility for protecting its space from theft, robbery and pilferage which
includes keeping doors locked and windows and other means of entry to the Premises closed. 
 9. Tenant shall not make any room-to-room canvass to solicit business from other tenants in the Complex and shall not exhibit, sell or offer to sell, use, rent or exchange to retail customers in or from the Premises. 

  
 E-1 

 10. Tenant shall supervise all contractors, contractor’s representatives and installation technicians,
rendering any service to Tenant and Tenant shall be liable for damage caused or clean-up required in connection therewith. This provision shall apply to all work performed in the Building including
installations of telephones, telegraph equipment, electrical devises and attachments and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment or any other physical portion of the Building. 

11. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to assure the most effective operating of the
Building’s heating and air conditioning. 
 12. Tenant shall not do any cooking in the Premises or engage any coffee cart service except for incidental
cooking (i.e. lunchroom microwaving, on-site coffee exclusively serving Tenant’s employees). 
 13. No portion
of the Premises or any other part of the Building shall at any time be used or occupied as sleeping or lodging quarters. 
 14. Tenant shall, and shall use
reasonable efforts to cause its employees, agents, and invitees to, observe and comply with all driving and parking signs and markers on the property surrounding the Building. 

15. Tenant shall give prompt notice to Landlord of any accidents to or defects in the Building, including, but not limited to, plumbing, electrical,
mechanical, roofing, floors, glass, walls or doors. 
 16. The directories of the Building shall be used exclusively for the display of the name and location
of the Building tenants. Any additional names requested by Tenant to be displayed in the directories must be approved by Landlord and, if approved, will be provided at the sole expense of Tenant. 

17. Tenant shall clean its loading areas and front, side and other entrances on a regular and timely basis. If, after giving Tenant notice, Tenant has failed
to clean its loading areas as provided herein, Landlord reserves the right to clean such areas at Tenant’s expense. 
 18. Tenant shall use reasonable
efforts to notify Landlord and provide copies to Landlord if Tenant uses the name of the Complex, other than as the address of Tenant’s business, or if Tenant uses pictures of the Premises in advertising or other publicity. Tenant shall not,
without the prior consent of Landlord, use pictures of the Complex in advertising or other publicity. 
 19. Tenant shall not be permitted to do any of the
following without the prior consent of the Landlord: 
 (a) Store on any part of the property surrounding the Building any vehicles, product,
equipment or any other property, except up to ten (10) of Tenant’s fleet vehicles, trucks, and trailers in Tenant’s designated parking spaces. 

(b) Install permanent or temporary signs on the Building or any part of the property surrounding the Building. 

  
 E-2 

 (c) Place any lettering on doors or windows located in the Building. 

(d) Go upon the roof of the Building. 

(e) Attach, hang or use any curtains, blinds, shades or screens, other than those installed by Landlord, on any window or door of the Building,
or remove any curtains, blinds, shades or screens; provided, however, that Tenant may, without the consent of Landlord, repair or replace existing curtains, blinds, shades or screens so long as such replacements are of the same color, size, quality
and specifications as those originally installed by Landlord. 
 20. Landlord reserves the right to make such other and reasonable rules and regulations as
in its judgment may from time to time be needed for the safety, care and cleanliness of the Building and the Complex, and for the preservation of good order therein provided it does so in a uniform and
non-discriminatory manner. 

  
 E-3 

 EXHIBIT “F” 

OPERATING EXPENSE EXCLUSIONS 

Notwithstanding anything in this Lease to the contrary, Landlord hereby agrees that the term “Operating Expenses” shall not include, and Tenant
shall not be obligated to pay, directly or indirectly, the following costs, expenses or items: 
 1. Exclusive of the Management Fee defined in Article 8 of
the Lease, all costs associated with the operation of the business of the entity which constitutes “Landlord” or “Landlord’s managing agent” (as distinguished from the costs of the operations of the Complex) including, but
not limited to, Landlord’s or Landlord’s managing agent’s general corporate overhead and general administrative expenses, legal, risk management, and corporate and/or partnership accounting and legal costs, mortgages, debt costs or
other financing charges, asset management fees, administrative fees, any costs that would normally be considered included in a management fee (e.g., property accounting charges, local area network (“LAN”) and wide area
network (“WAN”) charges, travel expenses for company meetings or training, etc.), placement/recruiting fees/costs for employees whether they are assigned to the Complex or not, employee training programs, real estate
licenses and other industry certifications, health/sports club dues, employee parking and transportation charges, tickets to special events, costs of any business licenses regardless if such costs are considered a form of Taxes, costs of defending
any lawsuits, costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interests in the Complex, bad debt loss, rent loss or any reserves thereof, and costs incurred in connection with any disputes between
Landlord and/or Landlord’s management agent and their employees, tenants or occupants, and providers of goods and services to the Complex; 
 2. Any
cost relating to the marketing, solicitation, negotiation and execution of leases of space associated with the Complex, including without limitation, promotional and advertising expenses, commissions, finder’s fees, and referral fees,
accounting, legal and other professional fees and expenses relating to the negotiation and preparation of any lease, license, sublease or other such document, costs of design, plans, permits, licenses, inspection, utilities, construction and clean-up of tenant improvements to the Premises or the premises of other tenants or other occupants, the amount of any allowances or credits paid to or granted to tenants or other occupants of any such design or
construction, and all other costs of alterations of space in the Building/Project leased to or occupied by other tenants or occupants of the Complex; 
 3.
Wages, salaries, fees, fringe benefits, and any other form of compensation paid to any executive employee of Landlord and/or Landlord’s managing agent above the grade of building manager as such term is commonly understood in the property
management industry, provided, however, all wages, salaries and other compensation otherwise allowed to be included in Operating Expenses shall also exclude any portion of such costs related to any employee’s time devoted to other efforts
unrelated to the maintenance and operation of the Complex; 
 4. Any amount paid by Landlord or Landlord’s managing agent to a subsidiary or affiliate
of Landlord or Landlord’s managing agent, or to any party as a result of a non-competitive selection process, for management or other services to the Complex, or for supplies or other materials, to the
extent the cost of such services, supplies, or materials exceed the cost that would have been paid had the services, supplies or materials been provided by parties unaffiliated with the Landlord or Landlord’s managing agent on a competitive
basis and are consistent with those incurred by similarly situated buildings in the Black Canyon corridor area of Phoenix, Arizona; 
 5. Unless done at the
specific request of Tenant, costs incurred in the installing, operating and maintaining any specialty improvement not normally installed, operated and maintained in similar buildings in the Black Canyon corridor area of Phoenix, Arizona; 

  
 F-1 

 6. Any rental payments and related costs pursuant to any ground lease of land underlying all or any portion
of the Complex, and any costs related to any reciprocal easement agreement, and/or covenant, condition and restriction agreement; 
 7. Any office rental and
any parking charges, either actual or not, for the Landlord’s and/or Landlord’s managing agent’s management, engineering, maintenance, security, parking or other vendor personnel; 

8. Any costs incurred in connection with the original design, construction, landscaping and clean-up of the Complex or
any major changes to same, including but not limited to, additions or deletions of floors, renovations of the Common Areas (unless such renovations are agreed to by Tenant), correction of defects in design and/or construction of the Building
replacement of major components which have reached the end of their useful life except, as set forth in Section 9 below, the replacement actually results in reducing Operating Expenses; 

9. All costs of a capital nature, including, but not limited to, capital improvements, capital repairs, capital equipment, and capital tools, all as determined
in accordance with generally accepted accounting principles, consistently applied, and sound management practices, except (i) any capital improvement made to the Building which actually reduces Operating Expenses, amortized on a straight-line
basis, including interest at the lesser of the interest rate actually paid by Landlord or seven percent (7.0%) per annum, over the improvement’s useful life in accordance with generally accepted accounting principles, provided, however, the
annual amortization shall not exceed the annual amount of Operating Expenses actually saved as a result of such capital improvement, or (ii) capital expenditures required by government regulation or law enacted after the Commencement Date, the
amount of such costs to be amortized on a straight-line basis, with interest at the lesser of the interest rate actually paid by Landlord or seven percent (7.0%) per annum, over the asset’s useful life in accordance with generally accepted
accounting principles, or (iii) any cost incurred which is not considered annual recurring routine maintenance but maintains the general appearance of the Complex (i.e., painting of the Common Areas or exterior of the Building, replacement of
lighting in the Common Areas, maintenance of the parking lot, pavement, sidewalks and/or any stone/tile), all such costs to be amortized on a straight-line basis over the useful life, with interest at the lesser of the interest rate actually paid by
Landlord or seven 7.0% per annum. In no event shall the costs of replacing or retrofitting the heating, ventilation and air conditioning (“HVAC”) system, as warranted by Landlord in
Section 4.3 of the Lease, be included in Operating Expenses; 
 10. Any cost or expense related to monitoring, testing, removal, cleaning, abatement or
remediation of any “Hazardous Material”, including toxic mold, in or about the Premises or Complex, and including, without limitation, Hazardous Materials in the ground water or soil, except if present as a result of Tenant’s failure
to abide by outs obligations under Section 20 of the Lease; 
 11. Any cost incurred in connection with modifying, removing, upgrading, replacing,
repairing or maintaining the Complex’s telecommunication systems; 
 12. Any cost of any service or items sold or provided to tenants or other occupants
for which Landlord or Landlord’s managing agent has been or is entitled to be reimbursed by such tenants or other occupants for such service or has been or is entitled to be reimbursed by insurance or otherwise compensated by parties other than
tenants of the Complex to include replacement of any item covered by a warranty; 
 13. Operating Expenses in connection with services or other benefits
which are provided to another tenant or occupant of the Complex and which do not benefit Tenant, including (to the extent it may be applicable) the repair and maintenance of the Common Areas; 

14. Any increase of Taxes and assessments due to any change in ownership including, but not limited to, the sale or any other form of full or partial transfer
of title of the Complex or any part thereof, or due to the transfer of title of any leases in the Complex, or due to any renovation or new construction in the Complex or related facilities; 

  
 F-2 

 15. Landlord’s personal and corporate income taxes, inheritance and estate taxes, other business taxes
and assessments, franchise, gift and transfer taxes, and all other Taxes relating to a period payable or assessed outside the term of the Lease, but specifically excluding sales and transaction privilege taxes; 

16. Special assessments or special taxes initiated as a means of financing improvements to the Complex and the surrounding areas thereof; 

17. All advertising and promotional costs including any form of entertainment expenses, dining expenses, any costs relating to tenant or vendor relation
programs including flowers, gifts, luncheons, parties, and other social events associated with the Complex but excluding any cost associated with life safety information services; 

18. Any fines, costs, late charges, liquidated damages, interest, penalties, tax penalties or related interest charges, imposed on Landlord or Landlord’s
managing agent; 
 19. Any costs, fees, dues, contributions or similar expenses for political, charitable, industry association or similar organizations, as
well as the cost of any newspaper, magazine, trade or other subscriptions; 
 20. Costs, other than those incurred in ordinary maintenance and repair, for
sculptures, paintings, fountains or other objects of art or the display of such items; 
 21. Any increase in the cost of Landlord’s insurance caused by
a specific use of another tenant or by Landlord; 
 22. Any reserves of any kind; 

23. The costs incurred as a result of the gross negligence of Landlord or any material default by Landlord under the terms of this Lease; 

24. Any cost incurred in or properly attributable to a year prior to the year in which the Commencement Date occurs, including, but not limited to,
amortization of capital expenditures, Real Estate Taxes incurred for prior years but billed and paid after the Commencement Date; 
 25. If the Building does
not have such certifications as of the Commencement Date, any expenses incurred by the Landlord in connection with its plans or efforts to obtain or renew any form of certification for energy efficiency or environmental responsibility from
organizations or governmental agencies such as the United States Green Building Council’s Leadership in Energy and Environmental Design (LEED) certification, Energy Star, Green Globes, etc., including, without limitation, consulting fees, legal
fees, architectural, design and/or engineering fees and submission fees; 
 26. Costs, fines, penalties and interest due to a violation of law by Landlord
relating to the Complex; and 
 27. Collection costs and attorneys’ fees incurred in connection with negotiations or disputes with other tenants of the
Complex. 

  
 F-3 

 EXHIBIT “G” 

COMMENCEMENT DATE MEMORANDUM 
 To:
                                 

      
                                 

      
                                 

Re: Lease dated                     ,
201     , between NORTHGATE OFFICE, LLC, a Delaware Limited Liability Company (“Landlord”), and DIRECT VET MARKETING, INC., a Delaware corporation (“Tenant”)
concerning Suite                     of the Building located at 20401 N. 29th Ave., Phoenix,
Arizona 85027. 
 Ladies/Gentlemen: 
 In
accordance with the Lease referenced above, we wish to advise you and/or confirm as follows: 
 1. That the Commencement Date of the Lease
is                     and the Expiration Date is
                    , unless the Lease is sooner terminated as provided therein. 

2. That in accordance with the Lease, the Monthly Installments of Base Rent commenced/will commence to accrue on
                    . 
 3. If the
Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter shall be for the full amount of the monthly installment as provided for in the Lease. 

4. Rent is due and payable in advance on the first day of each and every month during the Lease Term. Your rent checks should be made payable
to                     and delivered
to                    . 
 5. The exact
number of rentable square feet within the Premises is                     square feet. 

6. Tenant’s Pro Rata Share, as adjusted based upon the exact number of rentable square feet within the Premises,
is                %. 
 Executed
at                    on the     day of
                    , 201 . 
 “Landlord” 

Northgate Office, LLC, 
 a Delaware limited liability company

 By: Blackhawk Northgate JV, LLC, 

a Delaware limited liability company 

Its: Sole Member 
 By: VWP
Blackhawk Manager, LLC, 
 a Delaware limited liability company 

Its: Operating Member 
 By:
ViaWest Properties, LLC, 
         an Arizona limited liability company 

Its: Manager 
  

	
	By:
                                         
                               
	Name:
                                         
                           
	Its: Manager

  
 G-1 

	
	
	By:
                                         
                               
	Print Name:
                                         
                 
	Title:
                                         
                            
	
	“Tenant”
	
	 DIRECT VET MARKETING, INC.
 a Delaware
corporation

	
	By:
                                         
                               
	Print Name:
                                         
                 
	Title:
                                         
                            

  
 G-2 

 EXHIBIT “H” 

LETTER OF CREDIT 
 1.
Tenant shall deliver to Landlord, as additional protection for Landlord to assure the full and faithful performance by Tenant of all of its obligations under the Lease and for all losses and damages Landlord may suffer as a result of any default by
Tenant under the Lease, an irrevocable and unconditional negotiable letter of credit (the “Letter of Credit”) containing the terms required herein, payable in Maricopa County, Arizona, running in favor of Landlord issued by a
solvent nationally recognized bank with a long term rating of A2 from Moody’s Investors Service or A from Standard & Poor’s, or higher, and under the supervision of the Superintendent of Banks of the State of Arizona, or a
national banking association, in the amount of set forth in the Basic Lease Information (“LC Amount”). The Letter of Credit shall be (i) “callable” at sight, irrevocable and unconditional, (ii) subject to the terms of
this Exhibit H, maintained in effect, whether through renewal or extension, for the entire period from the date of its issuance and continuing until the date (the “LC Expiration Date”) which is one hundred twenty
(120) days after the expiration of the initial Lease Term, and Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to Landlord at least thirty (30) days prior to the expiration of the Letter of Credit then
held by Landlord, without any action whatsoever on the part of Landlord, (iii) subject to the International Standby Practices 1998, International Chamber of Commerce Publication No. 590, (iv) fully assignable by Landlord, and
(v) permit partial draws. In addition to the foregoing, the form and terms of the Letter of Credit (and the bank issuing the same (the “Bank”) shall be acceptable to Landlord, in Landlord’s reasonable discretion, and shall
provide, among other things, in effect that: (A) Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit upon the presentation to the Bank of Landlord’s (or
Landlord’s then managing agent’s) written statements that (1) such amount is due to Landlord under the terms and conditions of the Lease, (2) Tenant has filed a voluntary petition under the Federal Bankruptcy Code or (3) an
involuntary petition has been filed against Tenant under the Federal Bankruptcy Code, it being understood that if Landlord or its managing agent is a limited liability company, corporation, partnership or other entity, then such statement shall be
signed by an officer (if a corporation), a general partner (if a partnership), or any authorized party (if another entity); and (B) the Letter of Credit will be honored by the Bank without inquiry as to the accuracy thereof and regardless of
whether the Tenant disputes the content of such statement. 
 2. The Letter of Credit shall also provide that Landlord may, at any time and
without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer all or any portion of its interest in and to the Letter of Credit to another party, person or entity, regardless of whether or not such transfer is separate
from or as a part of the assignment by Landlord of its rights and interests in and to the Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Letter of Credit, in whole or in part to the
transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or
any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at no cost to Landlord, execute and submit to the Bank such applications, documents and instruments as
may be necessary to effectuate such transfer and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 

  
 H-1 

 3. If, as result of any application or use by Landlord of all or any part of the Letter of
Credit, the amount of the Letter of Credit shall be less than the LC Amount, Tenant shall, within fifteen (15) days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency and any such additional
letter of credit shall comply with all of the provisions of this Exhibit H, and if Tenant fails to comply with the foregoing, the same shall constitute an uncurable default by Tenant. Tenant further covenants and warrants that it will neither
assign nor encumber the Letter of Credit or any part thereof, and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality
of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Landlord will accept a renewal or replacement thereof (such renewal or replacement letter of credit to be in effect and delivered to Landlord, as applicable, not
later than thirty (30) days prior to the expiration of the Letter of Credit), which shall be irrevocable and automatically renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such
other terms as may be acceptable to Landlord in its reasonable discretion. However, if the Letter of Credit is not timely renewed or replaced, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set
forth in this Exhibit H, Landlord shall have the right to present the Letter of Credit to the Bank in accordance with the terms of this Exhibit H and the proceeds of the Letter of Credit may be applied by Landlord against any Rent
payable by Tenant under the Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any default by Tenant under the Lease. Any
unused proceeds shall constitute the property of Landlord and need not be segregated from Landlord’s other assets. Landlord agrees to pay to Tenant within thirty (30) days after the LC Expiration Date the amount of any proceeds of the
Letter of Credit received by Landlord and not applied against any Rent payable by Tenant under the Lease that was not paid when due or used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will
suffer) as a result of any default by Tenant under the Lease; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors,
under the Federal Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of Credit proceeds until either all preference issues relating to payments under the Lease have been resolved in such
bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 
 4. Tenant hereby acknowledges and agrees
that Landlord is entering into the Lease in material reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any default on the part of Tenant under the Lease. If there shall occur a default under the Lease,
Landlord may, but without obligation to do so, draw upon the Letter of Credit in part or in whole, to cure any default of Tenant and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord reasonably
estimates that it will sustain resulting from Tenant’s default. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any
portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw from the Letter of Credit. No condition or term of the Lease shall be deemed to render the Letter of Credit
conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges that Tenant has no property interest whatsoever in the Letter of Credit or the
proceeds thereof and that, in the event Tenant becomes a debtor under any chapter of the Federal Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or
rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the Federal Bankruptcy Code. 

  
 H-2 

 5. Landlord and Tenant acknowledge and agree that in no event or circumstance shall either
Letter of Credit or any renewals or replacements thereof or any proceeds thereof be (i) deemed to be or treated as a “security deposit” within the meaning of Arizona law, or (ii) intended to serve as a “security
deposit” within the meaning of Arizona law. The parties hereto (A) recite that neither Letter of Credit is intended to serve as a security deposit and any and all laws, rules and regulations applicable to security deposits in the
commercial context (“Security Deposit Laws”) shall have no applicability or relevancy thereto, and (B) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising
from the Security Deposit Laws. 

  
 H-3 

 EXHIBIT “I” 

503B SPACE TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the Tenant Improvements in the 503B Space.
This Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction of the Tenant Improvements, in sequence, as such issues will arise during the actual construction thereof. All references in this Tenant
Work Letter to Articles or Sections of “this Lease” shall mean the relevant portions of the Lease to which this Tenant Work Letter is attached as Exhibit “I”, and all references in this Tenant Work Letter to
Sections of “this Tenant Work Letter” shall mean the relevant portions of this Tenant Work Letter. 
 SECTION 1 

IMPROVEMENTS 
 1.1 Improvement
Allowance. Tenant shall be entitled to a tenant improvement allowance (the “Improvement Allowance”) in the amount of Forty and 00/100 Dollars ($40.00) per rentable square foot of the 503B Space for the costs
relating to the initial design and construction of Tenant’s improvements which are permanently affixed to the 503B Space (the “Tenant Improvements”). In no event shall Landlord be obligated to make disbursements pursuant
to this Tenant Work Letter in a total amount which exceeds the Improvement Allowance. All Improvements for which the Improvement Allowance has been made available shall be deemed Landlord’s property under the terms of the Lease. Tenant shall
not be entitled to any credit for any unused portion of the Improvement Allowance. 
 1.2 Improvement Allowance Items. Except as
otherwise set forth in this Tenant Work Letter, the Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process), only for the following items and costs
(collectively, the “Improvement Allowance Items”): 
 1.2.1 Payment of the fees of the “Architect” and the
“Engineers,” as those terms are defined in Section 2.1 of this Tenant Work Letter, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the
preparation and review of the “Construction Drawings,” as that term is defined in Section 2.1 of this Tenant Work Letter; 

1.2.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 

1.2.3 The cost of construction of the Improvements; 

1.2.4 The cost of any changes in the Base, Shell and Core when such changes are required by the Construction Drawings (including if such
changes are due to the fact that such work is prepared on an unoccupied basis) or are otherwise required by law as a result of the construction of the Tenant Improvements, such cost to include all direct architectural and/or engineering fees and
expenses incurred in connection therewith; 
 1.2.5 The cost of any changes to the Construction Drawings or Improvements required by
applicable building code or any other governmental law or regulation (collectively, “Code”); 
 1.2.6 Sales
and use taxes; 
 1.2.7 “Landlord’s Supervision Fee,” as that term is defined in Section 3.2 of this Tenant Work Letter;
and 
 1.2.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements. 

1.3 Disbursement of the Improvement Allowance. (a) Prior to the commencement of the Tenant Improvements, Tenant shall submit to
Landlord for Landlord’s review a preliminary budget showing its anticipated costs of construction. Landlord acknowledges that said budget will be subject to change from time to time as Tenant proceeds with the construction process. 

  
 I-1 

 (b) During the course of design and construction, Tenant may make a written request to
Landlord no more often than once per calendar month for the reimbursement of seventy-five percent (75%) of such Tenant Improvement Items as were paid for by Tenant prior thereto (the “Payment Request”). Notwithstanding the
foregoing, Landlord has no obligation to act on any Payment Request received prior to the passing of the date by which Tenant has the right to exercise the right of termination granted to it in Section 6 of Exhibit
“A” unless Tenant first posts the Letter of Credit described in Exhibit “A”, Section 4, of the Lease or Tenant advises Landlord, in writing, of its waiver of the right to terminate the portion of this
Lease applicable to the 503B Space, as said right of termination is set forth in said Section 6 of Exhibit “A”. In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work
Letter in a total amount which exceeds the Improvement Allowance. The Payment Request shall, as applicable: 
 (i) Specify the amount of the
Tenant Improvement Items incurred during completion of such component of the Tenant Improvements; 
 (ii) Itemize the actual cost to Tenant
of all materials, labor, and other services for which the payment is requested that have been incurred prior to the date of the Payment Request; 

(iii) Include a certification from Tenant in a form provided by Landlord that such component for which the payment is requested has been
completed in a good and workmanlike manner and in accordance with the Lease; 
 (iv) Include evidence of the discharge of any liens that may
have been filed against the Premises or the Complex with respect to the work done by Tenant on the Premises; and 
 (v) Include conditional
lien waivers and releases from all contractors, subcontractors, and suppliers releasing all claims of lien in connection with such component for which the payment is requested. 

(c) Landlord shall withhold ten percent (10%) of the amount to be paid by Landlord from the Tenant Improvement Allowance from each draw as a
retainage (the “Retainage”). Any Retainage shall be released to Tenant upon receipt by Landlord of the following (but if an Event of Default exists at the time a disbursement would otherwise be made, the disbursement shall
not be made until the Event of Default is cured): 
 (i) An affidavit from Tenant listing all contractors and suppliers whom Tenant has
contracted with in connection with completion of the Tenant Improvements, and an affidavit from Tenant’s general contractor listing all subcontractors and suppliers whom the general contractor has contracted with in connection with completion
of the Tenant Improvements; 
 (ii) A certificate of occupancy with respect to the Premises; 

(iii) Original, valid, unconditional mechanics’ lien waivers and releases from the general and all other contractors and suppliers who
performed the Tenant Improvements or furnished supplies for or in connection with the Tenant Improvements at the Premises (including all parties listed in the affidavits referenced above) covering all of the Tenant Improvements and such other
evidence as Landlord may reasonably request to evidence that no liens can arise from the Tenant Improvements; 
 (iv) An air balance report
if required by Landlord; and 
 (v) An updated electronic file of Tenant’s as-built drawings;
and 
 So long as Landlord receives a Payment Request not later than the 20th day of the month, Landlord shall provide payment to Tenant
within thirty (30) days after receipt of the Payment Request. In the event that Landlord receives the Payment Request later than the 20th day of the month, Landlord shall provide payment to Tenant in the next payment cycle. If Landlord fails to
provide payment to Tenant as and when required pursuant to this Section, upon Tenant giving Landlord an additional notice and failure of such payment to be made to Tenant within five (5) business days thereafter, Tenant shall have the right to
offset such amounts against the Rent next owing under the Lease, except and to the extent Tenant has at such time received payment of such sums from Landlord. 

  
 I-2 

 SECTION 2 

CONSTRUCTION DRAWINGS 
 2.1
Selection of Architect/Construction Drawings. Tenant shall retain an architect/space planner (the “Architect”) which will be either (i) Landlord’s designated architect/space planner, or (ii) an architect/space
planner approved by Landlord, which approval shall not be unreasonably withheld by Landlord, to prepare the “Construction Drawings,” as that term is defined in this Section 2.1. For the purposes of this provision, Landlord has
approved Tenant’s designated architect, Ware Malcolm, to perform the space planning, design and construction drawings; however, Tenant maintains the right to designate another architect/designer at any point during process, as long as said
replacement is licensed in the state of Arizona. Tenant shall retain engineering consultants licensed in the state of Arizona (the “Engineers”) to prepare all plans and engineering working drawings relating to the
structural, mechanical, electrical, plumbing, HVAC, life safety, and sprinkler work in the Premises. The plans and drawings to be prepared by the Architect and the Engineers hereunder shall be known collectively as the “Construction
Drawings.” All Construction Drawings shall comply with the drawing format and specifications as reasonably determined by Landlord, and shall be subject to Landlord’s approval, which shall not be unreasonably withheld,
conditioned or delayed. Tenant and Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord
shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord
to review the same, for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any
advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the Construction Drawings. 
 2.2 Final Space Plan. Tenant and the Architect shall prepare the final
space plan for Improvements in the Premises (collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and
equipment to be contained therein, and shall deliver the Final Space Plan to Landlord for Landlord’s approval. Landlord shall diligently review the Final Space Plan and if Landlord disapproves of any portion of the Final Space Plan, the parties
shall meet, within five (5) business days after Landlord’s disapproval, to agree upon revisions to be made to the Final Space Plan to meet the reasonable satisfaction of Landlord and Tenant. The Architect shall then, within two
(2) business days after such meeting, revise the Final Space Plan to the form agreed upon in such meeting. Landlord shall then approve or reasonably disapprove the revised Final Space Plan, and in the case of disapproval, the foregoing process
shall be repeated until the Final Space Plan is finally approved by Landlord. 
 2.3 Final Working Drawings. Tenant, the Architect and
the Engineers shall complete the architectural and engineering drawings for the Premises, and the Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which is
complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit the same to Landlord for Landlord’s approval. Landlord shall
diligently review the Final Working Drawings and if Landlord disapproves of any portion of the Final Working Drawings, the parties shall meet, within five (5) business days after Landlord’s disapproval, to agree upon revisions to be made
to the Final Working Drawings to meet the reasonable satisfaction of Landlord and Tenant. The Architect shall then, within two (2) business days after such meeting, revise the Final Working Drawings to the form agreed upon in such meeting.
Landlord shall then approve or reasonably disapprove the revised Final Working Drawings, and in the case of disapproval, the foregoing process shall be repeated until the Final Working Drawings are finally approved by Landlord. 

2.4 Approved Working Drawings. Within five (5) business days after Landlord’s approval of the Final Working Drawings, Tenant
shall submit the Final Working Drawings approved by Landlord (the “Approved Working Drawings”) to the/appropriate governmental entities for all applicable building permits necessary to allow “Contractor,” as that
term is defined in Section 3.1 of this Tenant Work Letter, to commence and fully complete the construction of the Tenant Improvements (the “Permits”), and, in connection therewith, Tenant shall coordinate with Landlord
in order to allow Landlord, at Landlord’s option, to take part in all phases of the permitting process, and shall supply Landlord, as soon as possible, with all plan check numbers and dates of submittal. No changes, modifications or alterations
in the Approved Working Drawings (including, without limitation, changes in the field) may be made without the prior written consent of Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. 

  
 I-3 

 2.5 Time Deadlines. Landlord and Tenant shall cooperate with (i) the Architect,
the Engineers, and each other to complete all phases of the Construction Drawings and the permitting process, and (ii) the Contractor, for approval of the “Cost Proposal,” as that term is defined in Section 3.2, below. Tenant
shall meet with Landlord on a periodic (but no less often that two (2) times per month) basis to discuss Tenant’s progress in connection with the same. The applicable dates for approval of items, plans and drawings and selection of a
contractor as described in this Section 2 and in Section 4 below, and in this Tenant Work Letter are set forth herein (the “Time Deadlines”). Landlord and Tenant agrees to comply with the Time Deadlines. 

SECTION 3 
 CONSTRUCTION OF THE
TENANT IMPROVEMENTS 
 3.1 Contractor. A contractor retained by Tenant, licensed in the state of Arizona and approved in advance by
Landlord (the “Contractor”) shall construct the Tenant Improvements. Tenant shall deliver a copy of the construction contract to Landlord within five (5) days following its execution. 

3.2 Landlord Supervision. Landlord shall have the right to a construction management fee on all Tenant Improvements (the
“Construction Management Fee”) in an amount equal to two (2%) percent of the cost of the Improvement Allowance Items. The Construction Management Fee will be deducted by Landlord from the Improvement Allowance. 

3.3 Tenant’s Covenants. Tenant hereby indemnifies Landlord for any loss, claims, damages or delays arising from the actions of the
Architect and the Engineers on the Premises or in the Building. Tenant, immediately after the Substantial Completion of the Tenant Improvements, shall have prepared and delivered to the Building management office a copy of the “as built”
plans and specifications (including all working drawings) for the Tenant Improvements. 
 SECTION 4 

MISCELLANEOUS 
 4.1
Tenant’s Representative. Tenant has designated Mike Cropper of Cresa Global, Inc. as its sole representative with respect to the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on
behalf of the Tenant as required in this Tenant Work Letter. 
 4.2 Landlord’s Representative. Landlord has designated Ron Lloyd
as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter.

 4.3 Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of
days” shall mean and refer to calendar days. Time is of the essence in connection with this Work Letter. 
 4.4 Tenant’s Lease
Default. Notwithstanding any provision to the contrary contained in this Lease, if an Event of Default as described in Section 21.1 of the Lease has occurred at any time on or before the substantial completion of the Tenant Improvements,
then (i) in addition to all other rights and remedies granted to Landlord pursuant to this Lease, Landlord shall have the right to withhold payment of all or any portion of the Improvement Allowance and/or Landlord may cause Contractor to cease
the construction of the Tenant, and (ii) all other obligations of Landlord under the terms of this Work Letter shall be forgiven until such time as such Event of Default is cured pursuant to the terms of this Lease. 

4.5 Tenant’s Agents. All of Tenant’s agents, contractors, and subcontractors performing work in, or in connection with, the
Premises (collectively as “Tenant’s Agents”), shall be subject to Landlord’s reasonable approval (such approval shall not be unreasonably withheld, conditioned or delayed) and, if deemed necessary by Landlord to
maintain harmony among other labor at the Complex. 

  
 I-4 

 4.6 Insurance Requirements. All of Tenant’s Agents shall carry liability and
Products and Completed Operation Coverage insurance, each in amounts not less than One Million Dollars ($1,000,000.00) per incident, One Million Dollars ($1,000,000.00) in aggregate, and in form and with companies as are required to be carried by
Tenant as set forth in Article 13 of this Lease, and the policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor, and shall name as additional insureds all mortgagees of the Complex or any other
party designated by Landlord. All insurance maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is primary insurance as respects the Landlord and
that any other insurance maintained by Landlord is excess and noncontributing with the insurance required hereunder. 

  
 I-5

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