Document:

EX-10.5

 Exhibit 10.5 

LEASE 
 THIS INSTRUMENT IS
A LEASE, dated as of January 18th, 2019, in which the Landlord and the Tenant are the parties hereinafter named, and which relates to space in the building (the “Building”) located at 131 Dartmouth Street, Boston, Massachusetts. The
parties to this instrument hereby agree with each other as follows: 
 ARTICLE I 

BASIC LEASE PROVISIONS 
 1.1
INTRODUCTION. The following set forth basic data and, where appropriate, constitute definitions of the terms hereinafter listed. 
 1.2 BASIC
DATA. 
 Landlord: FHF I 131 Dartmouth, LLC, a Delaware limited liability company. 

Landlord’s Original Address: c/o TA Realty, 28 State Street, Boston, MA 02109. 

Tenant: Cerevel Therapeutics, LLC, a Delaware limited liability company. 

Tenant’s Original Address: 500 Boylston Street, Suite 1860, Boston, MA 02116, attention: Hunter Crittenden. 

Guarantor: N/A. 

Basic Rent: Subject to the provisions of Section 3.1, Tenant shall pay Basic Rent at the rates hereafter set forth: 

 

									
	 Lease Year
	  	Rent/SF/Annum	 	  	Annual Basic Rent	 
	 1
	  	$	65.00	 	  	$	1,500,720.00	 
	 2
	  	$	66.00	 	  	$	1,523,808.00	 

 Premises Rentable Area: Agreed to be 23,088 square feet located on the fifth floor of the
Building. 
 Permitted Uses: Executive or professional offices of the type generally found in first-class office buildings in
the downtown Boston area, all subject to the provisions of Section 5.1(a). 
 Escalation Factor: 6.56%, as computed in
accordance with the Escalation Factor Computation. 

  
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 Initial Term: The period commencing on the Commencement Date and expiring at
11:59 p.m., Boston time, on November 30, 2020. 
 Security Deposit: $126,022.00 (one month’s Basic Rent at the
average per annum rate). 
 Parking Spaces: Twenty-four (24) spaces. 

Initial Parking Charge: $425.00 per space per month, subject to adjustment as provided in this Lease. 

Rent Commencement Date: June 1, 2019. 

Broker: Jones Lang LaSalle. 
 1.3
ADDITIONAL DEFINITIONS. 
 Agent: CBRE New England, or such other party as Landlord may from time to time designate.

 Base Operating Expenses: The Operating Expenses for the year ending December 31, 2019. 

Base Taxes: The real estate taxes for the fiscal year ending June 30, 2020, as they may be reduced by the amount of any
abatement. 
 Building Rentable Area: 370,680 rentable square feet of office and retail space. 

Business Days: All days except Saturday, Sunday, New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day, Christmas Day (and the following day when any such day occurs on Sunday) and such other days that tenants occupying at least 50% of Building Rentable Area now or in the future recognize as holidays for their general office staff. 

Commencement Date: As defined in Section 4.1. 

Default of Tenant: As defined in Section 13.1. 

Escalation Charges: The amounts prescribed in Sections 8.1 and 9.2. 

Force Majeure: As defined in Section 14.4. 

Escalation Factor Computation: Premises Rentable Area divided by 95% of Building Rentable Area. 

 

  
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 Initial Public Liability Insurance: $3,000,000 per occurrence (combined
single limit) for property damage, bodily injury or death. 
 Lease Year: A period of twelve consecutive calendar months
during the Term, except that the first Lease Year will commence on the Commencement Date and end on the day immediately preceding the first anniversary of the Commencement Date, provided that if the Commencement Date is not the first day of a
calendar month, then the first Lease Year will end on the last day of the calendar month in which the first anniversary of the Commencement Date occurs. 

Operating Expenses: As determined in accordance with Section 9.1. 

Operating Year: As defined in Section 9.1. 

Premises: That portion of the Building described on Exhibit FP hereto. 

Property: The Building and the land parcels on which it is located (including adjacent sidewalks and plazas). 

Tax Year: As defined in Section 8.1. 

Taxes: As determined in accordance with Section 8.1 

Tenant’s Removable Property: As defined in Section 5.2. 

Term of this Lease: The Initial Term. 
  

  
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 ARTICLE II 

PREMISES AND APPURTENANT RIGHTS 
  

	2.1	 LEASE OF PREMISES. Landlord hereby demises and leases to Tenant for the Term of this Lease and upon the
terms and conditions hereinafter set forth, and Tenant hereby accepts from Landlord, the Premises, excluding the roof, exterior faces of exterior walls, the common stairways, stairwells, elevators and elevator shafts, and pipes, ducts, conduits,
wires, and appurtenant fixtures serving exclusively or in common other parts of the Building (and any areas, such as the space above the ceiling or in the walls, that may contain such pipes, ducts, conduits, wires or appurtenant fixtures), and if
Tenant’s space includes less than entire rentable area of any floor, excluding the central core area of such floor. 

  

	2.2	 APPURTENANT RIGHTS AND RESERVATIONS. (a) Tenant shall have, as appurtenant to the Premises, the
right to use in common, with others entitled thereto, subject to reasonable rules governing use of the Building from time to time made by Landlord of which Tenant is given prior written notice and with due regard for the rights of others to use the
same (a) the, public or common lobbies, hallways, stairways and elevators and common walkways necessary for access to the Building, and if the portion of the Premises on any floor includes less than the entire floor, the common toilets,
corridors and elevator lobby of such floor; but such rights shall always be subject to reasonable rules and regulations from time to time established by Landlord pursuant to Section 14.7, and to emergency conditions and to the right of Landlord
to reasonably designate and change from time to time areas and facilities so to be used. 

 (b) Excepted and excluded from
the Premises are the ceiling, floor, perimeter walls and exterior windows (except the inner surface of each thereof), and any space in the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or
other Building facilities, but the entry doors (and related glass and finish work) to the Premises are a part thereof. Landlord shall have the right to place in the Premises (but in such manner as to reduce to a minimum interference with
Tenant’s access to or use of the Premises) interior storm windows, sun control devices, utility lines, equipment, stacks, pipes, conduits, ducts and the like. In the event that Tenant shall install any hung ceilings or walls in the Premises,
Tenant shall install and maintain, as Landlord may reasonably require, proper access panels therein to afford access to any facilities above the ceiling or within or behind the walls. Landlord reserves the right from time to time, without
unreasonable interference with Tenant’s access to or use of the Premises: (a) to install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building, or either, pipes, ducts, conduits, wires and
appurtenant fixtures, wherever located in the Premises or Building, (b) to alter or relocate any other common facility, (c) to make any repairs and replacements to the Premises which Landlord may reasonably deem necessary, and (d) in
connection with any excavation made upon adjacent land of Landlord or others, to enter, and to license others to enter, upon the Premises to do such work as the person causing such excavation reasonably deems necessary to preserve the wall of the
Building from injury or damage and to support the same. 

  
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 ARTICLE III 

BASIC RENT 
  

	3.1	 PAYMENT. (a) Tenant agrees to pay to Landlord, or as directed by Landlord, commencing on the
Commencement Date without offset, abatement (except as provided below and in Section 12.1), deduction or demand, the Basic Rent. Notwithstanding the foregoing, so long as there exists no Default of Tenant hereunder nor any event or circumstance
which, with the giving of notice or the passage of time, would (in Landlord’s commercially reasonable judgment) constitute a Default of Tenant, Landlord will waive the requirement that Tenant pay Basic Rent with respect to the period commencing
on the Commencement Date and ending on the day immediately preceding the Rent Commencement Date. All Basic Rent shall be payable in equal monthly installments, in advance, on the first day of each and every calendar month during the Term of this
Lease, at Landlord’s Original Address, or at such other place as Landlord shall from time to time designate by notice, in lawful money of the United States. Tenant shall pay the first month’s Basic Rent (i.e., the payment that will be due
on the Rent Commencement Date), together with any security deposit, at the time of Tenant’s execution and delivery of this Lease. Basic Rent for any period during the term hereof which is for less than one month shall be prorated based upon the
actual number of days of the calendar month involved. Until notice of some other designation is given, Basic Rent and all other charges for which provision is herein made shall be paid by remittance payable to the Agent, and all remittances so
received as aforesaid, or by any subsequently designated recipient, shall be treated as a payment to Landlord. In the event that any installment of Basic Rent is not paid within five (5) days after the date when due, Tenant shall pay, in an
addition to any charges under Section 14.18, at Landlord’s request an administrative fee equal to 1% of the overdue payment. Landlord and Tenant agree that all amounts due from Tenant under or in respect of this Lease, whether labeled
Basic Rent, Escalation Charges, additional charges or otherwise, shall be considered as rental reserved under this Lease for all purposes, including without limitation regulations promulgated pursuant to the Bankruptcy Code, and including further
without limitation Section 502(b) thereof. 

 (b) Basic Rent for any partial month shall be pro-rated on a daily basis, and if the first day on which Tenant must pay Basic Rent shall be other than the first day of a calendar month, the first payment which Tenant shall make to Landlord shall be equal to a
proportionate part of the monthly installment of Basic Rent for the partial month from the first day on which Tenant must pay Basic Rent to the last day of the month in which such day occurs, plus the installment of Basic Rent for the succeeding
full calendar month. 

  
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 ARTICLE IV 

COMMENCEMENT AND CONDITION 
  

	4.1	 COMMENCEMENT DATE. The Commencement Date shall be the last to occur of (i) April 1, 2019, and
(ii) the Delivery Date (as defined below). Upon the occurrence of the Commencement Date, each party shall enter into a letter agreement substantially in the form of Exhibit B hereto, confirming such Date. The failure of either party to
enter into such a letter agreement shall have no effect on the occurrence of the Commencement Date as provided herein. Landlord will use commercially reasonable efforts to give Tenant thirty (30) days’ written notice if Landlord then
reasonably anticipates that the Delivery Date will not occur on or before April 1, 2019. 

  

	4.2	 CONDITION OF THE PREMISES. The Premises are being leased in their condition AS IS WITHOUT
REPRESENTATION OR WARRANTY by Landlord except as expressly provided herein. Any improvements or alterations necessary to prepare the Premises for Tenant’s occupancy will be performed by Tenant, and Landlord shall have no
responsibility therefor. The “Delivery Date” is the date on which (i) this Lease has been fully executed and delivered by Landlord and Tenant, and (ii) Landlord has tendered possession of the Premises to Tenant in their “as
is” condition and otherwise as herein provided. On the Delivery Date, the Building HVAC, plumbing and mechanical systems and equipment serving the Premises will be in good working order and condition. Landlord represents and warrants that the
HVAC system will on the delivery date meet the specifications set forth on Exhibit __. Tenant acknowledges that it will accept possession of the Premises with the furniture and furnishings (the “Furniture”) of the prior tenant, Sapient
Corporation (“Sapient”), in place, pursuant to a separate agreement between Tenant and Sapient by which Sapient is conveying the Furniture to Tenant. Landlord is not a party to such agreement and will have no obligation to remove the
Furniture prior to the Delivery Date or do deliver possession of the Premises free of the same. Landlord has no interest in the Furniture, and expressly disclaims any obligation or liability with respect to the same, including without limitation
with respect to the condition or suitability thereof or the state of title thereto. Tenant acknowledges that it has inspected the Premises and common areas of the Building and has found the same satisfactory for Tenant’s intended use, provided
that this sentence shall not relieve Landlord of its express covenants set forth in this Section 4.2. 

  

	4.3	 EARLY ACCESS. Subject to the occurrence of an event of Force Majeure, Tenant may have access to the
Premises for up to thirty (30) days prior to the Commencement Date for the sole purpose of installing furniture, fixtures, equipment, telecommunications facilities and cabling, but not for the general conduct of Tenant’s business, provided
that Tenant shall not be required to pay Basic Rent or additional rent or Escalation Charges for the period of such access prior to the Commencement Date. Notwithstanding that Tenant shall not be required to pay Basic Rent or Escalation Charges
prior to the Commencement Date, all other terms and conditions of this Lease shall fully apply, including without limitation the requirements of Article X. Prior to having any such access to the Premises, Tenant shall have (i) paid the first
month’s Basic Rent and the Security Deposit, and (ii) delivered all insurance certificates and policies required under Article X. 

  
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 ARTICLE V 

USE OF PREMISES 
  

	5.1	 PERMITTED USE. (a) Tenant agrees that the Premises shall be used and occupied by Tenant only for
Permitted Uses specifically excluding, without limitation, use for medical, dental, governmental, utility company or employment agency offices. 

(b) Tenant agrees to conform to the following provisions during the Term of this Lease: 

(i) Tenant shall cause all freight to be delivered to or removed from the Building and the Premises in accordance with reasonable rules and
regulations established by Landlord therefor; 
 (ii) Tenant will not place on the exterior of the Premises (including both interior and
exterior surfaces of doors and interior surfaces of windows) or on any part of the Building outside the Premises, any signs, symbol, advertisement or the like visible to public view outside of the Premises. Landlord agrees, however, to maintain a
tenant directory in the lobby of the Building in which will be placed Tenant’s name and the location of the Premises in the Building. The initial cost of placing Tenant’s name in the directory shall be paid by Landlord. The cost of any
subsequent modifications thereto shall be paid by Tenant, at Tenant’s sole expense. Tenant shall be solely responsible for maintaining, repairing and removing any signage not provided by Landlord; 

(iii) Tenant shall not perform any act or carry on any practice which may injure the Premises, or any other part of the Building, or cause any
offensive odors or loud noise or constitute a nuisance or a menace to any other tenant or tenants or other persons in the Building; 
 (iv)
Tenant shall, at Tenant’s sole expense, promptly comply with all applicable laws and ordinances, governmental rules, regulations, and orders, certificates of occupancy, conditional use or other permits, variances, covenants and restrictions of
record, the recommendations of Landlord’s engineers or other consultants, and requirements of any fire insurance underwriters, rating bureaus or government agencies, now in effect or which may hereafter come into effect, whether or not they
reflect a change in policy from that now existing, during the Term or any part of the Term hereof, relating in any manner to the Premises and the occupation and use by Tenant of the Premises. Tenant shall, at Tenant’s sole expense, comply with
all requirements of the Americans With Disabilities Act that relate to the Premises, and all federal, state and local laws and regulations governing occupational safety and health; 

  
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 (v) Throughout the Term of this Lease, Tenant shall occupy the Premises only for Permitted
Uses. 
  

	5.2	 INSTALLATIONS AND ALTERATIONS BY TENANT. (a) Tenant shall make no alterations, additions or
improvements (including, but not be limited to, the installation or alteration of security or fire protection systems, communication systems, millwork, shelving, file retrieval or storage systems, carpeting or other floor covering, window and wall
coverings, electrical distribution systems, lighting fixtures, telephone or computer system wiring, HVAC and plumbing) in or to the Premises (including, any improvements necessary for Tenant’s initial occupancy of the Premises) without
Landlord’s prior written consent, which shall not be unreasonably withheld and shall not be required for (i) any standard “floating” shelving or cubicles to be installed or moved within the Premises or (ii) any cosmetic
alterations, in either case that (x) does not require a building or other permit or approval, (y) does not affect the Building structure or systems and (z) does not cost more than $25,000.00. Any such alterations, additions or
improvements shall be in accordance with plans and specifications (to the extent plans and/or specifications would customarily be prepared for such work) approved in advance by Landlord. All of Tenant’s alterations and additions and
installation and delivery of telephone systems, furnishings, and equipment shall be coordinated with any work being performed by Landlord and shall be performed in such manner, and by such persons as shall maintain harmonious labor relations and not
cause any damage to the Building or interference with Building construction or operation. Such work shall (i) be performed in a good and workmanlike manner and in compliance with all applicable laws, (ii) be made at Tenant’s sole cost
and expense and in accordance with the construction regulations set forth in Exhibit C attached hereto, and (iii) become part of the Premises and the property of Landlord. If at the time of requesting Landlord’s consent to any
alteration, addition or improvement, Tenant requests in writing that Landlord make a determination as to whether Landlord will require the same to be removed at the expiration or termination of this Lease, then except to the extent Landlord notifies
Tenant in writing at the time Landlord gives its consent that such alteration, addition or improvement need not be removed at the expiration or sooner termination of the Term, then Landlord may subsequently require that Tenant remove such
alteration, addition or improvement and restore the Premises (and any affected portions of the Building) to their prior condition, at Tenant’s expense, at the expiration or sooner termination of this Lease. If any alterations or improvements
shall involve the removal of fixtures, equipment or other property in the Premises which are not Tenant’s Removable Property, such fixtures, equipment or property shall be promptly replaced by Tenant at its expense with new fixtures, equipment
or property of like utility and of at least equal quality. Tenant agrees to pay promptly when due, and to defend and indemnify Landlord from and against, the entire cost of any work done on the Premises by Tenant, its agents, employees or
independent contractors, and not to cause or permit any liens for labor or materials performed or furnished in connection therewith to attach to the Building or the Property and promptly to discharge (by bonding or otherwise) any such liens which
may so attach. 

  
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 (b) All articles of personal property and all business fixtures, machinery and equipment and
furniture owned or installed by Tenant solely at its expense in the Premises (“Tenant’s Removable Property”) shall remain the property of Tenant and may be removed by Tenant at any time prior to the expiration of this Lease, provided
that Tenant, at its expense, shall repair any damage to the Building caused by such removal. Any Tenant’s Removable Property shall be installed at the sole risk of Tenant and shall be insured by Tenant in accordance with Article X. In
connection with the installation of telecommunication equipment by Tenant, such installation shall occur only in such locations and in such a manner as approved in writing by the Landlord (which approval shall not be unreasonably delayed,
conditioned or withheld) and none of such wires, ducts or equipment shall be located in areas outside the Premises Notwithstanding any other provision of this Lease, at the request of Landlord, telecommunication wires, ducts or equipment installed
by the Tenant shall be removed by Tenant at the expiration of the Term or earlier termination of this Lease, and all damage caused by such removal repaired. Telephone switches, antennae, electronic distribution boxes and similar equipment shall only
be located within the Premises 
 (c) In any case, at the time of Landlord’s approval, Tenant shall pay to Landlord a fee equal to four
percent (4%) of the cost any alteration, addition or improvement for which Tenant requests Landlord’s consent to compensate Landlord for the overhead and other costs it incurs in reviewing the plans therefor and in monitoring the construction.
Notice is hereby given that Landlord shall not be liable for any labor or materials furnished or to be furnished to Tenant upon credit, and that no mechanic’s or other lien for any such labor or materials shall attach to or affect the reversion
or other estate or interest of Landlord in and to the Premises. To the maximum extent permitted by law, before such time as any contractor commences to perform work on behalf of Tenant, such contractor (and any subcontractors) shall furnish a
written statement acknowledging the provisions set forth in the prior clause. Whenever and as often as any mechanic’s lien shall have been filed against the Building or the Property based upon any act or interest of Tenant or of anyone claiming
through Tenant, Tenant shall forthwith take such action by bonding, deposit or payment as will remove or satisfy the lien. 
 (d) In the
course of any work being performed by Tenant (including without limitation the “field installation” of any Tenant’s Removable Property), Tenant agrees to use labor compatible with that being employed by Landlord for work in or to the
Building or other buildings owned by Landlord or its affiliates (which term, for purposes hereof, shall include, without limitation, entities which control or are under common control with Landlord, or which are controlled by Landlord or, if
Landlord is a partnership, by any partner of Landlord) and not to employ or permit the use of any labor or otherwise take any action which might result in a labor dispute involving personnel providing services in the Building pursuant to
arrangements made by Landlord. 

  
 9 

	5.3	 HAZARDOUS MATERIALS. (a) For purposes of this Lease, the term “Hazardous Material” means
any hazardous substance, hazardous waste, infectious waste, petroleum product or toxic substance, material, or waste which becomes regulated or is defined as such by any local, state or federal governmental authority. Except for reasonable
quantities of ordinary office supplies such as copier toners, liquid paper and ink and common cleaning materials and solvents or other substances commonly used in non-hospital medical offices (all of which
shall in any event be kept, stored and used only in accordance with applicable laws and regulations), Tenant shall not cause or permit any Hazardous Material to be brought, kept or used in or about the Premises or the Property by Tenant, its agents,
employees, contractors, or invitees. Tenant hereby agrees to indemnify Landlord from and against any breach by Tenant of the obligations stated in the preceding sentence, and agrees to defend and hold Landlord harmless from and against any and all
claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the Property, damages for the loss or restriction or use of rentable space or of any amenity of the Property, damages
arising from any adverse impact on marketing of space in the Property, sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees) which arise during or after the Term of this Lease as result of such breach. This
indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions and any cleanup, remedial removal, or restoration work required due to the presence of Hazardous Material
stored, introduced or released by Tenant or its employees, agents, contractors or invitees. Tenant shall promptly notify Landlord of any release of a Hazardous Material in the Premises or at the Property of which Tenant becomes aware, whether caused
by Tenant or any other person or entity. 

 (b) If Tenant knows, or has reasonable cause to believe, that a Hazardous
Material, or a condition involving or resulting from same, has come to be located in, on or under or about the Premises or the Property, Tenant shall immediately give written notice of such fact to Landlord. Tenant shall also promptly give Landlord
(without demand by Landlord) a copy of any statement, report, notice, registration, application, permit, license, given by Tenant to or received by Tenant from, any governmental authority or private party, or persons entering or occupying the
Premises, concerning the presence, spill, release, discharge of or exposure to, any Hazardous Material or contamination in, on or about the Premises or the Property. 

  
 10 

 ARTICLE VI 

ASSIGNMENT AND SUBLETTING 
  

	6.1	 RESTRICTION. (a) Except as provided in this Article VI, Tenant covenants and agrees that whether
voluntarily, involuntarily, by operation of law or otherwise neither this Lease nor the term and estate hereby granted, nor any interest herein or therein, will be assigned, mortgaged, pledged, encumbered or otherwise transferred and that neither
the Premises nor any part thereof will be encumbered in any manner by reason of any act or omission on the part of Tenant, or used or occupied or permitted to be used or occupied, by anyone other than Tenant, or for any use or purpose other than a
Permitted Use, or be sublet (which term, without limitation, shall include granting of concessions, licenses and the like) in whole or in part, or be offered or advertised for assignment or subletting. Without limiting the foregoing, any agreement
pursuant to which: (x) Tenant is relieved from the obligation to pay, or a third party agrees to pay on Tenant’s behalf, all or any portion of Basic Rent, Escalation Charges or other charges due under this Lease; and/or (y) a third
party undertakes or is granted the right to assign or attempt to assign this Lease or sublet or attempt to sublet all or any portion of the Premises, shall for all purposes hereof be deemed to be an assignment of this Lease and subject to the
provisions of this Article VI. Unless the stock or partnership interest (or other evidence of the ownership of Tenant) is registered and publicly traded on an exchange regulated by the United States Securities and Exchange Commission, the provisions
of this paragraph (a) shall apply to a transfer (by one or more transfers over the Term of this Lease) of thirty percent (30%) or more of the stock or partnership interests or other evidences of ownership of Tenant as if such transfer were a
prohibited assignment of this Lease. 

 (b) The provisions of paragraph (a) shall not apply to either: transactions
with an entity into or with which Tenant is merged or consolidated, or to which substantially all of Tenant’s assets are transferred; or transactions with any entity (a “Tenant Affiliate”) which controls or is controlled by Tenant or
is under common control with Tenant; provided that in either such event, at the time of such transaction there exists no Default of Tenant hereunder and: 

(i) if the successor to Tenant is not a Tenant Affiliate, then as of the date immediately preceding the date of the transfer, the financial
strength of (1) the successor to Tenant, or (2) the purchaser of substantially all of the assets of Tenant, is not less than that of Tenant as determined (x) based on credit ratings of such entity and Tenant by both Moody’s and
Standard & Poor’s, or (y) if such credit ratings do not exist, then in accordance with Moody’s KMV RiskCalc; and 

(ii) written notice of such transfer (which shall include evidence reasonably satisfactory to Landlord of such financial strength, it being
agreed that a copy of the transferee’s most recently available annual financial statement certified by the chief financial officer of the transferee, whether or not audited, shall be deemed evidence reasonably satisfactory to Landlord) shall
have been delivered to Landlord at least fifteen (15) business days prior to the effective date of any such transaction, and 

  
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 (iii) the assignee agrees directly with Landlord, by written instrument in form reasonably
satisfactory to Landlord, to be bound by all the obligations of Tenant hereunder including, without limitation, the covenant against further assignment and subletting. 

(c) If, in violation of this Article 6, this Lease be assigned, or if the Premises or any part thereof be sublet or occupied by anyone other
than Tenant, Landlord may, at any time and from time to time, collect rent and other charges from the assignee, subtenant or occupant, and apply the net amount collected to the rent and other charges herein reserved, but no such assignment,
subletting, occupancy, collection or modification of any provisions of this Lease shall be deemed a waiver of this covenant, or the acceptance of the assignee, subtenant or occupant as a tenant or a release of Tenant from the further performance of
covenants on the part of Tenant to be performed hereunder. Any consent by Landlord to a particular subletting or occupancy shall not in any way diminish the prohibition stated in paragraph (a) of this Section 6.1 or the continuing
liability of the original named Tenant. No assignment or subletting hereunder shall relieve Tenant from its obligations hereunder and Tenant shall remain fully and primarily liable therefor. No such assignment, subletting, or occupancy shall affect
or be contrary to Permitted Uses. Any consent by Landlord to a particular assignment, subletting or occupancy shall be revocable, and any assignment, subletting or occupancy shall be void ab initio, if the same shall fail to require that such
assignee, subtenant or occupant agree therein to be independently bound by and upon all of the covenants, agreements, terms, provisions and conditions set forth in this Lease on the part of Tenant to be kept and performed. 

 

	6.2	 CONSENT TO SUBLEASE. (a) Notwithstanding the prohibition set forth in Section 6.1(a),
Landlord shall not unreasonably withhold, condition or delay its consent to one or more sublettings requested by Tenant, provided further that: 

(i) The business of each proposed subtenant and its use of the Premises shall be consistent with the Permitted Uses, and the financial
condition and standing of the proposed subtenant shall be reasonably acceptable to Landlord. 
 (ii) Neither the proposed subtenant, nor any
person who directly or indirectly, controls, is controlled by, or is under common control with, the proposed subtenant or any person who controls the proposed subtenant, shall be (A) a government (or subdivision or agency thereof), (B) a
medical or dental office, or (C) an occupant of the Building or any other property in Boston owned or managed by Landlord or any affiliate of Landlord; 

  
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 (iii) The form of the proposed sublease, as well as the Landlord’s consent thereto,
shall be reasonably satisfactory to Landlord and its counsel and shall comply with the applicable provisions of this Article 6; 
 (iv) not
later than fifteen (15) days prior to the proposed commencement of such sublease, Landlord shall have received information reasonably sufficient to determine compliance with the foregoing conditions; and 

(v) Tenant shall in all cases remain fully and primarily liable hereunder. 

If Tenant requests Landlord’s consent to a sublease then, at the time of such request, Tenant shall provide Landlord with a written
description of all terms and conditions of the proposed transfer, copies of the proposed documentation or a term sheet therefor, and the following information about the proposed sublessee: name and address; reasonably satisfactory information about
its business and business history; its proposed use of the Premises; banking, financial, and other credit information; and general references reasonably sufficient to enable Landlord to determine the proposed sublessee’s creditworthiness and
business reputation. 
 (b) It shall not be unreasonable for Landlord to withhold its consent to any proposed sublease if (i) at the
time of such request, Tenant is in default under this Lease (unless such default is cured within any applicable notice or cure period), (ii) the proposed sublessee is a tenant in the Building or is an affiliate of such a tenant or a party that
Landlord has identified as a tenant or a prospective tenant in the Building, (iii) the financial responsibility, nature of business, and character of the proposed transferee are not all reasonably satisfactory to Landlord in light of the
obligations being assumed, (iv) in the reasonable judgment of Landlord the purpose for which the transferee intends to use the Premises (or a portion thereof) is not in keeping with Landlord’s standards for the Building or would impose a
burden on the parking facilities, elevators, Common Areas or utilities that is greater than the burden imposed by Tenant; (v) the proposed sublessee is a government entity or quasi-governmental entity or agency, and/or (vi) the identity of
the subtenant or its contemplated use of the subleased premises under the proposed sublease would cause Landlord to be in violation of any of its obligations under another lease or agreement to which Landlord is a party. In no event shall any
sublease cover fewer than 2,000 square feet of space or have a fixed term of less than six (6) months. The foregoing shall not exclude any other reasonable basis for Landlord to withhold its consent. Landlord shall have no liability for damages
to Tenant or to any proposed sublessee, and Tenant shall not be permitted to terminate this Lease, if it is adjudicated that Landlord’s consent has been unreasonably withheld, conditioned or delayed. In such event, Tenant’s sole remedy
shall be to have the proposed sublease declared valid as if Landlord’s consent had been given 

  
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	6.3	 EXCESS PAYMENTS. In the event that Tenant shall enter into one or more subleases pursuant to
Section 6.2 (but not a transaction under Section 6.1(b), as to which this Section 6.3 shall not apply), if the rent and other sums (including without limitation the fair value of any services provided by such subtenant for Tenant) on
account of any such sublease exceed the sum of (a) Basic Rent and Escalation Charges allocable to that portion of the Premises subject to such sublease, plus (b) all reasonable and customary actual out-of-pocket third party expenses incurred by Tenant in connection with such sublease (such expenses to be pro-rated evenly over the term of such sublease), including
without limitation, reasonable brokerage commissions actually paid to a licensed broker, Tenant shall pay to Landlord, as an additional charge, 50% of such excess, such amount to be paid monthly with payments by Tenant of Basic Rent hereunder.

  

	6.4	 INTENTIONALLY OMITTED. 

 

	6.5	 MISCELLANEOUS. (a) Any sublease consented to by Landlord shall be expressly subject and subordinate
to all of the covenants, agreements, terms, provisions and conditions contained in this Lease. Any proposed sub-sublease or proposed assignment of a sublease shall be subject to the provisions of this Article.
Tenant shall reimburse Landlord on demand, as an additional charge, for any documented out of pocket costs (including reasonable attorneys’ fees and expenses not to exceed $2,500.00) incurred by Landlord in connection with any actual or
proposed assignment or sublease, whether or not consummated, including the costs of making investigations as to the acceptability of the proposed assignee or subtenant. Any sublease to which Landlord gives its consent shall not be valid or binding
on Landlord unless and until Tenant and the sublessee execute a consent agreement in form and substance satisfactory to Landlord. 

(b) Notwithstanding any assignment or sublease, or any amendments or modifications subsequent thereto, Tenant will remain fully liable for the
payment of Basic Rent, Escalation Charges and other charges and for the performance of all other obligations of Tenant contained in this Lease. Any act or omission of any subtenant, or of anyone claiming under or through any subtenant, that violates
any of the obligations of this Lease shall be deemed a violation of this Lease by Tenant. 
 (c) The consent by Landlord to any sublease
shall not relieve Tenant or any person claiming through or under Tenant of the obligation to obtain the consent of Landlord, pursuant to the provisions of this Article, to any subsequent sublease. 

(d) With respect to each and every sublease authorized by Landlord under the provisions of this Article, it is further agreed that any such
sublease shall provide that: (i) the term of the sublease must end no later than one day before the last day of the Term of this Lease; (ii) no sublease shall be valid, and no subtenant shall take possession of all or any part of the Premises
until a fully executed counterpart of such sublease has been delivered to Landlord; (iii) each sublease shall provide that it is subject and subordinate to this Lease; (iv) Landlord may enforce the provisions of the sublease, including
collection of rents; (v) in the event of termination of this Lease or reentry or repossession of the Premises by Landlord, Landlord may, at its sole discretion and option, take over all of the right, title and interest of Tenant, as sublessor, under
such sublease, and such subtenant shall, at Landlord’s option, attorn to Landlord but nevertheless Landlord shall not (A) be liable for any previous act or omission of Tenant under such sublease; (B) be subject to any defense or
offset previously accrued in favor of the subtenant against Tenant; or (C) be bound by any previous modification of such sublease made without Landlord’s written consent or by any previous prepayment of more than one month’s rent.

  
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	6.6	 ACCEPTANCE OF RENT. If this Lease is assigned, whether or not in violation of the provisions of this
Lease, Landlord may collect rent from the assignee. If all or any part of the Premises are sublet, whether or not in violation of this Lease, Landlord may, after default by Tenant and expiration of Tenant’s time to cure such default, collect
rent from the subtenant. In either event, Landlord may apply the net amount collected to payment of Rents, but no such assignment, subletting, or collection shall be deemed a waiver of any of the provisions of this Article, an acceptance of the
assignee or subtenant as a lessee, or a release of Tenant from the performance by Tenant of Tenant’s obligations under this Lease. 

ARTICLE VII 

RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES; 

SERVICES TO BE FURNISHED BY LANDLORD 
  

	7.1	 LANDLORD REPAIRS. (a) Except as otherwise provided in this Lease, Landlord agrees to keep in good
order, condition and repair the roof, public areas, exterior walls (including exterior glass) and structure of the Building (including all plumbing, mechanical and electrical systems installed by Landlord, but specifically excluding any supplemental
heating, ventilation or air conditioning equipment or systems installed at Tenant’s request or as a result of Tenant’s requirements in excess of building standard design criteria), all insofar as they affect the Premises, except that
Landlord shall in no event be responsible to Tenant for the repair of glass in the Premises, the doors (or related glass and finish work) leading to the Premises, or any condition in the Premises or the Building to the extent caused by any act or
neglect of Tenant, its invitees or contractors. Landlord shall not be responsible to make any improvements or repairs to the Building other than as expressly stated in this Section 7.1 provided, unless expressly provided otherwise in this
Lease. 

 (b) Landlord shall never be liable for any failure to make repairs which Landlord has undertaken to make under
the provisions of this Section 7.1 or elsewhere in this Lease, unless Tenant has given notice to Landlord of the need to make such repairs, and Landlord has failed to commence to make such repairs within a reasonable time after receipt of such
notice, or fails to proceed with reasonable diligence to complete such repairs. 

  
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	7.2	 TENANT’S AGREEMENT. (a) Tenant will keep neat and clean and maintain in good order, condition
and repair the Premises and every part thereof, excepting only those repairs for which Landlord is responsible under the terms of this Lease, reasonable wear and tear of the Premises excepted, and damage by fire or other casualty and as a
consequence of the exercise of the power of eminent domain excepted, and shall surrender the Premises at the end of the Term of this Lease in such condition. Without limitation, Tenant shall continually during the Term of this Lease maintain the
Premises in accordance with all laws, codes and ordinances from time to time in effect and all directions, rules and regulations of the proper officers of governmental agencies having jurisdiction, and of the applicable board of fire underwriters,
and shall, at Tenant’s own expense, obtain all permits, licenses and the like required by applicable law. To the extent that the Premises constitute a “Place of Public Accommodation” within the meaning of the Americans With
Disabilities Act of 1990, Tenant shall be responsible, subject to the requirements of Section 5.2, for making the Premises comply with such Act. In addition, if due to any alteration, addition or improvement made by Tenant, other portions of
the Building or the Property must be altered in order to comply with any legal requirement, Landlord may make such alteration at Tenant’s cost. Notwithstanding the foregoing or the provisions of Article XII, to the maximum extent this provision
may be enforceable according to law, but subject to any applicable waivers of claims and rights of subrogation contained in this Lease, Tenant shall be responsible for the cost of repairs which may be made necessary by reason of damage to the
Building to the extent caused by any act or neglect of Tenant, or its contractors or invitees (including any damage by fire or other casualty arising therefrom) and, if the premium or rates payable with respect to any policy or policies of insurance
purchased by Landlord or Agent with respect to the Building or the Property increases as a result of payment by the insurer of any claim arising from any act or neglect of Tenant, or its contractors or invitees, Tenant shall pay its comparative
share of such increase, from time to time, within thirty (30) days after demand therefor by Landlord, as an additional charge. 

(b) If repairs are required to be made by Tenant pursuant to the terms hereof, Landlord may demand that Tenant make the same forthwith, and if
Tenant refuses or neglects to commence such repairs and complete the same with reasonable dispatch, after such demand (except in the case of an emergency, in which event Landlord may make such repairs immediately), Landlord may (but shall not be
required to do so) make or cause such repairs to be made (the provisions of Section 14.18 being applicable to the costs thereof), and shall not be responsible to Tenant for any loss or damage whatsoever that may accrue to Tenant’s stock or
business by reason thereof. 
  

	7.3	 FLOOR LOAD - HEAVY MACHINERY. (a) Tenant shall not place a load upon any floor in the Premises
exceeding the floor load per square foot of area which such floor was designed to carry and which is allowed by law. Landlord reserves the right to reasonably prescribe the weight and position of all business machines and mechanical equipment,
including safes, which shall be placed so as to distribute the weight. Business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient, in Landlord’s reasonable judgment, to
absorb and prevent vibration, noise and annoyance. Tenant shall not move any safe, heavy machinery, heavy equipment, freight, bulky matter or fixtures into or out of the Building without Landlord’s prior consent, not to be unreasonably
withheld, conditioned or delayed, which consent may include a requirement to provide insurance, naming Landlord as an insured, in such amounts as Landlord may deem reasonable. 

  
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 (b) If any such safe, machinery, equipment, freight, bulky matter or fixtures requires
special handling, Tenant agrees to employ only persons holding a Master Rigger’s License to do such work, and that all work in connection therewith shall comply with applicable laws and regulations. Any such moving shall be at the sole risk and
hazard of Tenant, and Tenant will exonerate, indemnify and save Landlord harmless against and from any liability, loss, injury, claim or suit resulting directly or indirectly from such moving. 

 

	7.4	 BUILDING SERVICES. (a) Landlord shall, on Business Days from 8:00 a.m. to 6:00 p.m. (and, if
requested by Tenant before noon on the preceding Friday, on Saturday from 8:00 a.m. to 1:00 p.m.) at no additional cost to Tenant, furnish heating and cooling as normal seasonal changes may require. In the event Tenant introduces into the Premises
personnel or equipment which overloads the capacity of the Building system or in any other way interferes with the system’s ability to perform adequately its proper functions, supplementary systems may, if and as needed, at Landlord’s
option, be provided by Landlord, at Tenant’s expense. Landlord will use reasonable efforts upon reasonable advance written notice from Tenant of its requirements in that regard, to furnish additional heat, cleaning or air conditioning services
to the Premises on days and at times other than as set forth in Section 7.4(a) (“the Overtime Hours”). Tenant will pay to Landlord, as Additional Rent, for any such additional heat, cleaning or air conditioning service required by
Tenant for the Overtime Hours. As of the date of this Lease, the rate for overtime HVAC services is Forty Dollars ($40.00) per hour per zone, which is subject to adjustment from time to time. As currently configured, the Building HVAC system serving
the Premises is as described on Exhibit HVAC attached hereto. 

 (b) Landlord shall also provide: 

(i) Passenger elevator service from the existing passenger elevator system in common with Landlord and other tenants in the Building. 

(ii) Warm water for lavatory and (if applicable) kitchenette purposes and cold water (at temperatures supplied by the City of Boston) for
drinking, kitchenette, lavatory and toilet purposes. If Tenant uses water for any purpose other than for ordinary lavatory and drinking purposes, Landlord may assess a reasonable charge for the additional water so used, or install a water meter and
thereby measure Tenant’s water consumption for all purposes. In the latter event, Tenant shall pay the cost of the meter and the cost of installation thereof and shall keep such meter and installation equipment in good working order and repair.
Tenant agrees to pay for water consumed, as shown on such meter, together with the sewer charge based on such meter charges, as and when bills are rendered, and in default in making such payment Landlord may pay such charges and collect the same
from Tenant as an additional charge. 

  
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 (iii) Reasonable level of janitorial service nightly on Business Days in accordance with the
standards annexed hereto as Exhibit D. 
 (iv) Free access to the Premises on Business Days from 8:00 a.m. to 6:00 p.m., and at all
other times subject to reasonable Building security procedures from time to time in effect, and subject always to restrictions based on emergency conditions. 

(v) Tenant will have 24-hour access to the Building loading dock facilities and freight elevator for
Tenant’s initial move-in, subject to prior delivery of all insurance certificates required under this Lease (from Tenant and any movers or installers or other contractors). Landlord will not impose any
charge for the use of the freight elevator for Tenant’s initial move-in. All of the foregoing is subject to prior scheduling with Landlord’s Agent and availability. 

(c) Landlord or Agent may from time to time, but shall not be obligated to, provide one or more uniformed attendants in or about the lobby of
the Building. Unless Landlord expressly agrees otherwise in writing, such attendant(s) shall serve functions such as assisting visitors and invitees of tenants and others in the Building, monitoring fire control and alarm equipment, and summoning
emergency services to the Building as and when needed. Tenant expressly acknowledges and agrees that: (i) such attendants shall not serve as police officers, and will be unarmed, and will not be trained in situations involving potentially
physical confrontation; and (ii) if provided, such attendants will be provided solely as an amenity to tenants of the Building for the sole purposes set forth above, and not for the purpose of securing any individual tenant premises or
guaranteeing the physical safety of Tenant’s Premises or of Tenant’s employees, agents, contractors or invitees. If and to the extent that Tenant desires to provide security for the Premises or for such persons or their property, Tenant
shall be responsible for so doing, after having first consulted with Landlord and (as to any installation or equipment by Tenant that is connected to or otherwise affects the Building systems or equipment) after obtaining Landlord’s consent,
which shall not be unreasonably withheld, delayed or conditioned. Landlord expressly disclaims any and all responsibility and/or liability for the physical safety of Tenant’s property, and for that of Tenant’s employees, agents,
contractors and invitees, and, without in any way limiting the operation of Article X hereof, Tenant, for itself and its agents, contractors, invitees and employees, hereby expressly waives any claim, action, cause of action or other right which may
accrue or arise as a result of any damage or injury to the person or property of Tenant or any such agent, invitee, contractor or employee. Tenant agrees that, as between Landlord and Tenant, it is Tenant’s responsibility to advise its
employees, agents, contractors and invitees as to necessary and appropriate safety precautions. 

  
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 (f) Notwithstanding anything to the contrary in this Article 7 or in this Lease contained,
Landlord may institute, and Tenant shall comply with, such policies, programs and measures as may be reasonably necessary, required, or expedient for the conservation and/or preservation of energy or energy services to the Premises, or as may be
reasonably necessary or required to comply with applicable codes, rules regulations or standards. 
  

	7.5	 ELECTRICITY; UTILITIES. (a) Landlord shall supply electricity to the Premises that is sufficient
for typical demands of normal office uses, and Tenant agrees in its use of the Premises (i) not to exceed such requirements and (ii) that its total connected lighting load will not exceed the maximum from time to time permitted under
applicable governmental regulations. If, without in any way derogating from the foregoing limitation, Tenant shall require electricity in excess of the requirements set forth above, Tenant shall notify Landlord and Landlord may (without being
obligated to do so) supply such additional service or equipment at Tenant’s sole cost and expense. Landlord shall purchase and install all Building standard lamps, tubes, bulbs, starters and ballasts (the cost of which shall be billed to Tenant
as a part of Operating Expenses). In order to assure that the foregoing requirements are not exceeded and to avert possible adverse effect on the Building’s electric system, Tenant shall not, without Landlord’s prior consent, connect any
fixtures, appliances or equipment to the Building’s electric distribution system other than lamps, white-noise generators, room fans, printers, desk-top personal computers (and similar customary and usual
information technology equipment), word processors, photocopiers (including scanners, fax machines, etc.), hand-held or desk top calculators and other electrical equipment commonly found in similar offices and drawing less than 15 amperes at 120
volts. 

 (b) From time to time during the Term of this Lease, Landlord shall have the right to have an electrical
consultant mutually selected by Landlord and Tenant make a survey of Tenant’s electric usage, the result of which survey shall be conclusive and binding upon Landlord and Tenant. In the event that such survey shows that Tenant has exceeded the
requirements set forth in paragraph (a), in addition to any other rights Landlord may have hereunder, Tenant shall, upon demand, reimburse Landlord for the cost of such survey and the cost, as determined by such consultant, of electricity usage in
excess of such requirements for the period of such excess usage, as additional charges. 
 (c) Tenant acknowledges that Basic Rent does not
include the cost of providing convenience electricity (i.e., so-called lights and plugs), and that the use of convenience electricity will be measured by one or more meters currently serving the Premises.
Tenant shall pay the costs as shown on such meter directly to the utility. Tenant acknowledges that, in addition to paying the cost of electricity furnished to the Premises as provided above, the Tenant shall pay its
pro-rata share of the cost of furnishing electricity for the Building’s common areas and elevators as part of Operating Expenses. In any event, Tenant shall also pay separately to the utility for all
telephone and any other utilities and services supplied and metered exclusively to the Premises or to Tenant, together with any taxes thereon. 

  
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 (d) Tenant shall not at any time contract to purchase electricity from any provider other
than the service provider from whom Landlord from time to time shall purchase electricity for the common areas of the Building, or give any such provider permission to install lines or other equipment, without in each case obtaining the
Landlord’s prior written consent. Landlord shall have no liability for the service to be provided by any provider, including without limitation any loss or interruption of service or any damages to Tenant or its business arising therefrom. 

(e) Notwithstanding the foregoing to the contrary, if, due to any negligent or willful and wrongful act or omission of Landlord, Tenant is
prevented from receiving Essential Services (defined below) that Landlord is obligated to perform or deliver under this Lease, and such interruption of Essential Services renders the Premises or any material portion thereof untenantable (meaning
that Tenant is unable to access the Premises or that Tenant is unable to use and occupy the Premises or such material portion in a reasonably safe manner for the conduct of Tenant’s business and that Tenant has vacated the Premises or such
material portion as a result), and if such interruption shall continue for a period of ten (10) consecutive Business Days after notice thereof from Tenant to Landlord that the Premises or such material portion are untenantable as a result
thereof, then Basic Rent shall abate commencing on the eleventh (11th) Business Day after such notice (and, if less than all of the Premises are affected by such interruption, such abatement shall
be pro-rated according to the area so affected) until such time as such Essential Services are restored. The foregoing shall not apply to any interruption to the extent the same arises from any act or omission
of Tenant or its agents, contractors or employees, or from fire or casualty, Force Majeure or taking or condemnation by the power of eminent domain or other matter beyond the reasonable control of Landlord. Tenant’s rights herein granted shall
be Tenant’s sole and exclusive remedies for any loss or damage arising from any such interruption, and Landlord shall not otherwise be liable for any loss or damage suffered or sustained by Tenant resulting from any failure or cessation of
services. For purposes hereof, the term “Essential Services” shall mean the following services: water and sewer, passenger elevator service, HVAC (when reasonably required under prevailing conditions) and electricity, but only to the
extent that Landlord has an obligation to provide electricity to Tenant under this Lease. Any abatement of Basic Rent under this paragraph shall apply only with respect to Basic Rent allocable to the period after each of the conditions described
above shall have been satisfied and only during such times as each of such conditions shall continue to exist. 

  
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 ARTICLE VIII 

REAL ESTATE TAXES 
  

	8.1	 PAYMENTS ON ACCOUNT OF REAL ESTATE TAXES. (a) For the purposes of this Article, the term “Tax
Year” shall mean the twelve-month period commencing on the July 1 immediately preceding the Commencement Date and each twelve-month period thereafter commencing during the Term of this Lease; and the term “Taxes” shall mean all
taxes, assessments, betterments and other charges and impositions (including, but not limited to, fire protection service fees and similar charges) levied, assessed or imposed at any time during the Term by any governmental authority upon or against
the Building, or taxes in lieu thereof, and additional types of taxes to supplement real estate taxes due to legal limits imposed thereon. If, at any time during the Term, any tax or excise on rents or other taxes, however described, are levied or
assessed against Landlord with respect to the rent reserved hereunder, either wholly or partially in substitution for, or in addition to, real estate taxes assessed or levied on the Building, such tax or excise on rents shall be included in Taxes;
however, Taxes shall not include franchise, estate, inheritance, succession, capital levy, transfer, income or excess profits taxes assessed on Landlord. Taxes shall include any estimated payment made by Landlord on account of a fiscal tax period
for which the actual and final amount of taxes for such period has not been determined by the governmental authority as of the date of any such estimated payment.. 

(b) In the event that for any reason, Taxes during any Tax Year shall exceed Base Taxes, Tenant shall pay to Landlord, as an Escalation Charge,
an amount equal to (i) the excess of Taxes over Base Taxes for such Tax Year, multiplied by (ii) the Escalation Factor, such amount to be apportioned for any portion of a Tax Year in which the Commencement Date falls or the Term of this
Lease ends. 
 (c) Commencing on the Commencement Date, estimated payments by Tenant on account of Taxes shall be made on the first day of
each and every calendar month during the Term of this Lease, and otherwise in the fashion herein provided for the payment of Basic Rent. The monthly amount so to be paid to Landlord shall be sufficient to provide Landlord by the time real estate tax
payments are due with a sum equal to Tenant’s required payments, as estimated by Landlord from time to time, on account of Taxes for the then current Tax Year. Promptly after receipt by Landlord of bills for such Taxes, Landlord shall advise
Tenant of the amount thereof and the computation of Tenant’s payment on account thereof. If estimated payments theretofore made by Tenant for the Tax Year covered by such bills exceed the required payments on account thereof for such Year,
Landlord shall credit the amount of overpayment against subsequent obligations of Tenant on account of Taxes (or refund such overpayment if the Term of this Lease has ended and Tenant has no further obligation to Landlord); but if the required
payments on account thereof for such Year are greater than estimated payments theretofore made on account thereof for such Year, Tenant shall make payment to Landlord within 30 days after being so advised by Landlord. 

  
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 (d) Tenant shall pay all taxes charged, assessed or imposed upon the personal property of
Tenant in or upon the Premises. 
  

	8.2	 ABATEMENT. If Landlord shall receive any tax refund or reimbursement of Taxes or sum in lieu thereof
with respect to any Tax Year, then out of any balance remaining thereof after deducting Landlord’s expenses reasonably incurred in obtaining such refund, Landlord shall pay to Tenant, provided there does not then exist a Default of Tenant, an
amount equal to such refund or reimbursement or sum in lieu thereof (exclusive of any interest) multiplied by the Escalation Factor; provided, that in no event, shall Tenant be entitled to receive more than the payments made by Tenant on account of
Taxes for such Tax Year pursuant to paragraph (b) of Section 8.1 or to receive any payments or abatement of Basic Rent if Taxes for any year are less than Base Taxes or Base Taxes are abated. If a refund or reimbursement applies to Base
Taxes, then Base Taxes shall be reduced by the amount of the reduction and Tenant’s share of increases in Taxes shall be recalculated for all Tax Years following the year of the reduction based on the lower Base Taxes. 

 

	8.3	 ALTERNATE TAXES. (a) If some method or type of taxation shall replace the current method of
assessment of real estate taxes in whole or part, or the type thereof, or if additional types of taxes are imposed upon the Building or the Property or Landlord, Tenant agrees that such taxes or other charges shall be deemed to be, and shall be,
Taxes hereunder and Tenant shall pay an equitable share of the same as an additional charge computed in a fashion consistent with the method of computation herein provided, to the end that Tenant’s share thereof shall be, to the maximum extent
practicable, comparable to that which Tenant would bear under the foregoing provisions. 

 (b) If a tax (other than a
Federal or State net income tax) is assessed on account of the rents or other charges payable by Tenant to Landlord under this Lease, Tenant agrees to pay the same as an additional charge within ten (10) days after billing therefor, unless
applicable law prohibits the payment of such tax by Tenant. 
 ARTICLE IX 

OPERATING EXPENSES; UTILITIES 
  

	9.1	 DEFINITIONS. (a) For the purposes of this Article, the following terms shall have the
following respective meanings: 

 Operating Year: Each calendar year in which any part of the Term of this
Lease shall fall. 
  

  
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 Operating Expenses: all costs and expenses incurred for the operation,
cleaning, maintenance, repair and upkeep of the Building and the Property, including, without limitation, all costs of maintaining and repairing the Building and Property (including, elevators, lighting and any other Building equipment or systems,
snow removal, landscaping and grounds maintenance, operation and maintenance of the parking areas, sidewalks, walking paths, access roads and landscaped islands and driveways) and costs to maintain an on-site
management office and all costs of all repairs and replacements (other than repairs or replacements for which Landlord has received full reimbursement from other tenants of the Building or from others) necessary to keep the Building and Property in
good working order, repair, appearance and condition; the costs (including any subsidies provided by Landlord) of operating and maintaining the café and fitness center at the Building; all costs (including material and equipment costs) for
cleaning and janitorial services to the Building (including window cleaning of the Building); all costs of any insurance carried by Landlord relating to the Building; all costs related to provision of heat (including oil, electric, steam and/or
gas), air-conditioning, and water (including sewer charges and the private water supply company charges or assessments) and other utilities to the Building (exclusive of reimbursement to Landlord for any of
same received as a result of direct billing to any tenant of the Building); payments under all service contracts relating to the foregoing; all compensation, fringe benefits, payroll taxes and workmen’s compensation insurance premiums related
thereto with respect to any employees of Landlord or its affiliates, or third party management company, engaged in security or maintenance of the Building; attorneys’ fees and disbursements (exclusive of any such fees and disbursements incurred
in tax abatement proceedings or the preparation of or negotiation of any leases) and auditing and other professional fees and expenses; and a reasonable management fee consistent with the local market in which the Building is located, not to exceed
five percent (5%) of the gross rentals for the Building. 
 (b) If, during the Term of this Lease, Landlord shall make a capital expenditure,
the total cost of which is not properly includible in Operating Expenses for the Operating Year in which it was made, there shall nevertheless be included in such Operating Expenses for the Operating Year in which it was made and in Operating
Expenses for each succeeding Operating Year the annual charge-off of such capital expenditure. Annual charge-off shall be determined by dividing the original capital
expenditure plus an interest factor, reasonably determined by Landlord, as being the interest rate then being charged for long-term mortgages by institutional lenders on like properties within the locality in which the Building is located, by
the number of years of useful life of the capital expenditure; and the useful life shall be determined reasonably by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of making such expenditure.

  
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 (c) Notwithstanding the above, Operating Expenses shall not include: (i) charges for
depreciation (other than as permitted above with respect to permitted capital expenditures), (ii) mortgage debt service, interest or financing charges; (iii) ground rent; (iv) expenses to market space in the Building for other tenants;
(v) leasing commissions, attorney’s fees, costs and disbursements incurred in negotiations with prospective tenants: (vi) costs associated with the operation of the business of the entity which constitutes Landlord or its managing
agent (as distinguished from the costs of operating the Building), including, but not limited to, general corporate overhead and administrative expenses, risk management, corporate and/or partnership accounting and legal costs; (vii) all wages,
salaries, fees, fringe benefits, and other compensation paid to any executive employee of Landlord and/or Landlord’s managing agent above the grade of building or property manager; (viii) a reasonable allocation of wages, salaries and
other compensation otherwise includable that is attributable to employee time that is devoted to efforts unrelated to the maintenance and operation of the Building (for example, managing other Landlord properties); (ix) costs that are reimbursed by
insurance, by Tenant or by other tenants directly; (x) the costs of replacement of the roof or other structural elements of the Building; (xi) costs of installation of other tenants’ improvements in their premises or of renovating or
otherwise improving, decorating, painting or redecorating vacant space for other tenants of the Building; (xii) fees paid to any parking facility operator (on or off site); (xiii) costs incurred in to cure any violation (other than any
condition caused by Tenant) of the Building of then-applicable codes, ordinances, statutes, or other laws, which violations existed on the Commencement Date, including penalties or damages incurred due to such violation; (xiv) penalties
incurred solely as a result of Landlord’s failure to make tax payments when due (provided Tenant had made all such payments due under this Lease as and when due); (xv) costs arising solely from the negligence or willful misconduct or fault of
Landlord; (xvi) costs arising from construction defects in the base, shell or core of the Building or common area improvements (provided that ordinary wear and tear will not be considered a defect in construction); and (xvii) all costs
that would properly be classified as capital expenditures under generally accepted accounting principles, except as otherwise provided by Section 9.1(b). 

(d) If during any portion of any Operating Year for which Operating Expenses are being computed, less than ninety-five percent (95%) of the
Building was occupied by tenants or if not all of such tenants were paying fixed rent or if Landlord was not supplying all tenants with the services being supplied hereunder, those Operating Expenses that are actually incurred and that are
reasonably expected to vary according to Building occupancy shall be reasonably extrapolated by Landlord to the estimated Operating Expenses that would have been incurred if ninety-five percent (95%) of the Building was occupied by tenants and all
such tenants were then paying fixed rent or if such services were being supplied to all tenants, and such extrapolated amount shall, for the purposes of this Section 9.1, be deemed to be the Operating Expenses for such Operating Year. 

 

	9.2	 TENANT’S PAYMENTS. (a) In the event that for any Operating Year Operating Expenses shall
exceed Base Operating Expenses, Tenant shall pay to Landlord, as an Escalation Charge, an amount equal to (i) such excess Operating Expenses multiplied by (ii) the Escalation Factor, such amount to be apportioned for any portion of an
Operating Year in which the Commencement Date falls or the Term of this Lease ends. 

  
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 (b) Commencing on the Commencement Date, estimated payments by Tenant on account of
Operating Expenses shall be made on the first day of each and every calendar month during the Term of this Lease, and otherwise in the fashion herein provided for the payment of Basic Rent. The monthly amount so to be paid to Landlord shall be
sufficient to provide Landlord by the end of each Operating Year a sum equal to Tenant’s required payments, as estimated by Landlord from time to time during each Operating Year, on account of Operating Expenses for such Operating Year. Within
a reasonable time (but not later than 180 days) after the end of each Operating Year, Landlord shall submit to Tenant a reasonably detailed accounting of Operating Expenses for such Year (each, an “Operating Statement”), and Landlord shall
certify to the accuracy thereof. If estimated payments theretofore made for such Year by Tenant exceed Tenant’s required payment on account thereof for such Year, according to such Operating Statement, Landlord shall credit the amount of
overpayment against subsequent obligations of Tenant with respect to Operating Expenses (or refund such overpayment if the Term of this Lease has ended and Tenant has no further obligation to Landlord); but, if the required payments on account
thereof for such Year are greater than the estimated payments (if any) theretofore made on account thereof for such Year, Tenant shall make payment to Landlord within 30 days after being so advised by Landlord. Landlord shall have the same rights
and remedies for the non-payment by Tenant of any payments due on account of Operating Expenses as Landlord has hereunder for the failure of Tenant to pay Basic Rent. 

(c) Tenant shall have the right to examine and review copies of Landlord’s statements and invoices establishing Operating Expenses for any
Operating Year for a period of ninety (90) days following the date that Tenant receives the statement of Operating Expenses for such Operating Year from Landlord. Tenant shall give Landlord not less than thirty (30) days’ prior
written notice of its intention to examine such material, and such examination shall take place at such place within the continental United States as Landlord routinely maintains such books and records, unless Landlord elects to have such
examination take place in another location designated by Landlord in the city and state in which the Property is located. As a condition to performing any such examination, Tenant and its examiners shall be required to execute and deliver to
Landlord an agreement, in form reasonably acceptable to Landlord and Tenant, whereby Tenant agrees to keep confidential (except as may be necessary in connection with any legal or other proceeding to dispute Operating Expenses or except as may be
required by law) any information which it discovers about Landlord or the Building in connection with such examination. Such examination may be made only by a national recognized independent certified public accounting firm, or by a qualified and
reputable consultant; provided however, that no examiner who is being paid on a contingent fee basis shall be permitted to conduct an examination of Landlord’s books and records under this section. All costs of the examination shall be borne by
Tenant. 

  
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 If, pursuant to such examination, the payments made for such Operating Year by Tenant exceed
Tenant’s required payment on account thereof for such Operating Year, Landlord shall credit the amount of overpayment against subsequent obligations of Tenant with respect to Operating Expenses (or promptly refund such overpayment if the Term
of this Lease has ended and Tenant has no further obligation to Landlord); but, if the payments made by Tenant for such Operating Year are less than Tenant’s required payment as established by such examination, Tenant shall pay the deficiency
to Landlord within thirty (30) days after conclusion of the examination and audit, and the obligation to make such payment for any period within the Term shall survive expiration of the Term. If Tenant does not elect to exercise its right to
examine Landlord’s records for any Operating Year within the time period provided for by this paragraph, Tenant shall have no further right to challenge Landlord’s statement of Operating Expenses for such Operating Year. 

 

	9.3	 UTILITIES, ETC. Tenant shall pay the utility provider for the cost of electricity furnished to or
consumed on the Premises, as set forth above, all charges for any utilities supplied by such utility provider that are separately metered, and all charges for telephone and other utilities or services not supplied by Landlord, whether designated as
a charge, tax, assessment, fee or otherwise, all such charges to be paid as the same from time to time become due. Except as expressly provided in Article 7, it is understood and agreed that Tenant shall make its own arrangements for the
installation or provision of all such utilities and that Landlord shall be under no obligation to furnish any utilities to the Premises and shall not be liable for any interruption or failure in the supply of any such utilities to the Premises.

 ARTICLE X 

INDEMNITY AND INSURANCE 
  

	10.1	 INDEMNITY. To the maximum extent this agreement may be made effective according to law, Tenant agrees to
indemnify and save harmless Landlord from and against all claims, loss, cost, damage or expense of whatever nature arising: (i) from any accident, injury or damage whatsoever to any person, or to the property of any person, occurring in or
about the Premises; (ii) from any accident, injury or damage occurring outside of the Premises where such accident, damage or injury results or is claimed to have resulted from an act or omission on the part of Tenant or Tenant’s agents or
employees or independent contractors; or (iii) in connection with the conduct or management of the Premises or of any business therein, or any thing or work whatsoever done, or any condition created (other than by Landlord) in or about the
Premises; and, in any case, occurring after the date of this Lease until the end of the Term of this Lease and thereafter so long as Tenant is in occupancy of any part of the Property. This indemnity and hold harmless agreement shall include
indemnity against all losses, costs, damages, expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof, including, without limitation, reasonable attorneys’ fees and costs
at both the trial and appellate levels. The provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing prior to such termination. 

  
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	10.2	 PUBLIC LIABILITY INSURANCE. (a) Tenant shall obtain and keep in force during the term of this Lease
a commercial general liability policy of insurance with coverages acceptable to Landlord, in Landlord’s reasonable discretion, which, by way of example and not limitation, protects Tenant and Landlord (as an additional insured) against claims
for bodily injury, personal injury and property damage based upon, involving or arising out of the use, occupancy or maintenance of the Premises and all areas appurtenant thereto, and under which the insurer agrees to indemnify and hold Landlord,
Agent and those in privity of estate with Landlord, harmless from and against all cost, expense and/or liability arising out of or based upon any and all claims, accidents, injuries and damages set forth in Section 10.1. Such insurance shall be
written on an occurrence basis providing coverage in an amount not less than the amounts of the Initial Public Liability Insurance specified in Section 1.3 or such greater amounts as Landlord shall from time to time request, with an
“Additional Insured-Managers and Landlords of Premises Endorsement” and contain the “Amendment of the Pollution Exclusion” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any
intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Tenant’s indemnity obligations under this Lease.

 (b) Tenant shall, at all times during the term hereof, maintain the following insurance with coverages no less than the
following: (i) workers’ compensation insurance as required by applicable law, (ii) employers liability insurance with limits of at least $1,000,000 per occurrence, (iii) automobile liability insurance for owned, non-owned and hired vehicles with limits of at least $1,000,000 per occurrence and (iv) business interruption and extra expense insurance. In addition to the insurance required in (i), (ii), (iii) and
(iv) above, Landlord shall have the right to require Tenant to increase the limits of its insurance and/or obtain such additional insurance as is customarily required by landlords owning similar real property in the geographical area of the
Property. 
  

	10.3	 TENANT’S RISK. Tenant agrees to use and occupy the Premises and to use such other portions of the
Property as Tenant is herein given the right to use at Tenant’s own risk. To the maximum extent this agreement may be made effective according to law, Landlord shall have no responsibility or liability for any loss of or damage to Tenant’s
Removable Property. Tenant shall obtain and keep in force during the term of this Lease “All Risk” extended coverage property insurance with coverages acceptable to Landlord, in Landlord’s reasonable discretion. Said insurance shall
be written on a one hundred percent (100%) replacement cost basis on Tenant’s personal property, all tenant improvements installed at the Premises by Landlord or Tenant, Tenant’s trade fixtures and other property. By way of example, and
not limitation, such policies shall provide protection against All Risk Insurance’ including vandalism and malicious 

  
 27 

 mischief, theft and sprinkler leakage, Earthquake and Flood, if the Project is in Flood Zone
A or V. Tenant’s policy shall include endorsements to insure Tenant against losses to valuable papers, records and computer equipment and to compensate Tenant for the cost of recovering lost data. To the extent that Tenant’s policy covers
tenant improvements to the Premises, Landlord, and if applicable any lender or mortgagee of the landlord shall be a loss payee on such policy. The provisions of this Section 10.3 shall be applicable from and after the execution of this Lease
and until the end of the Term of this Lease, and during such further period as Tenant may use or be in occupancy of any part of the Premises or of the Building. 
  

	10.4	 CERTIFICATES, CANCELLATION, ETC. Tenant shall deliver to Landlord certificates of the insurance policies
required above concurrently with Tenant’s execution of this Lease using Evidence of Property Insurance, ACORD 28 and Commercial General Liability Acord 25 or equivalent. Tenant’s insurance policies shall not be cancelable or subject to
reduction of coverage or other modification except after thirty (30) days prior written notice to Landlord (provided, however, that if Tenant’s insurer will not provide such notice to Landlord, Tenant shall be required to do so). Tenant
shall, at least thirty (30) days prior to the expiration of such policies, furnish Landlord with evidence of the renewal thereof. Tenant’s insurance policies shall be issued by insurance companies authorized to do business in the state in
which the Property is located, and said companies shall maintain during the policy term a “General Policyholder’s Rating” of at least A and a financial rating of at least “Class X” (or such other rating as may be required by
any lender having a lien on the Project) as set forth in the most recent edition of “Best Insurance Reports.” All insurance obtained by Tenant shall be primary to and not contributory with any similar insurance carried by Landlord, whose
insurance shall be considered excess insurance only. Landlord, Landlord’s property manager and lender(s) and their respective officers, shareholders, directors, partners, members, managers, employees, successors and assigns, shall be included
as additional insureds under Tenant’s commercial general liability policy, the pollution liability policy and under the Tenant’s excess or umbrella policy, if any, using ISO additional insured endorsement CG 20 24 or equivalent, upon the
condition that Landlord shall have notified Tenant in writing of the name and address of all such parties. Tenant’s insurance policies shall not include deductibles in excess of $5,000. Landlord makes no representation to Tenant that the limits
or forms of coverage specified above or approved by Landlord are adequate to insure Tenant’s property or Tenant’s obligations under this Lease, and the limits of and insurance carried by Tenant shall not limit Tenant’s obligations or
liability under any indemnity provision included in this Lease or under any other provision of this Lease. 

  

	10.5	 INJURY CAUSED BY THIRD PARTIES. To the maximum extent this agreement may be made effective according to
law, Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to those claiming by, through or under Tenant, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining
premises or any part of the premises adjacent to or connecting with the Premises or any part of the Property or otherwise. 

  
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 ARTICLE XI 

LANDLORD’S ACCESS TO PREMISES 
  

	11.1	 LANDLORD’S RIGHTS. Landlord shall have the right, at reasonable hours and upon reasonable advance
notice (which need not in writing and which need not be given at all in the case of any emergency) to enter the Premises for the purpose of inspecting or making repairs to the same, and Landlord shall also have the right to make access available at
all reasonable hours to prospective or existing mortgagees, purchasers or (within the last twelve (12) months of the Term) tenants of any part of the Property. In all such entries, Landlord shall use commercially reasonable efforts to minimize
unreasonable disruption of Tenant’s business. 

 ARTICLE XII 

FIRE, EMINENT DOMAIN, ETC. 
  

	12.1	 ABATEMENT OF RENT. If the Premises shall be damaged by fire or casualty, Basic Rent and Escalation
Charges payable by Tenant shall abate proportionately for the period, if any, in which, by reason of such damage, there is substantial interference with Tenant’s use of the Premises or access thereto, having regard for the extent to which
Tenant may be required to discontinue Tenant’s use of all or a portion of the Premises, but such abatement or reduction shall end if and when Landlord shall have substantially restored the Premises (excluding any alterations, additions or
improvements made by Tenant pursuant to Section 5.2) to the condition in which they were prior to such damage. If the Premises shall be affected by any exercise of the power of eminent domain, Basic Rent and Escalation Charges payable by Tenant
shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant. In no event shall Landlord have any liability for damages to Tenant for inconvenience, annoyance, or interruption of
business arising from such fire, casualty or eminent domain. 

  

	12.2	 LANDLORD’S RIGHT OF TERMINATION. If the Premises or the Building are substantially damaged by fire
or casualty (the term “substantially damaged” meaning damage of such a character that the same cannot, in ordinary course, reasonably be expected to be repaired within ninety (90) days from the time that repair work would commence),
or if any part of the Building is taken by any exercise of the right of eminent domain, then Landlord shall have the right to terminate this Lease (even if Landlord’s entire interest in the Premises may have been divested) by giving notice of
Landlord’s election so to do within 90 days after the occurrence of such casualty or the effective date of such taking, whereupon this Lease shall terminate 30 days after the date of such notice with the same force and effect as if such date
were the date originally established as the expiration date hereof. 

  
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	12.3	 RESTORATION. If this Lease shall not be terminated pursuant to Section 12.2, Landlord shall
thereafter use due diligence to restore the Premises (excluding any alterations, additions or improvements made by Tenant pursuant to Section 5.2) to proper condition for Tenant’s use and occupation, provided that Landlord’s
obligation shall be limited to the amount of insurance proceeds available therefor. If, for any reason, such restoration shall not be substantially completed within six months after the expiration of the
90-day period referred to in Section 12.2 (which six-month period may be extended for such periods of time as Landlord is prevented from proceeding with or
completing such restoration due to an event of Force Majeure, but in no event for more than an additional three months), Tenant shall have the right to terminate this Lease by giving notice to Landlord thereof within thirty (30) days after the
expiration of such period (as so extended) provided that such restoration is not completed within such period. This Lease shall cease and come to an end without further liability or obligation on the part of either party thirty (30) days after
such giving of notice by Tenant unless, within such 30-day period, Landlord substantially completes such restoration.. Such right of termination shall be Tenant’s sole and exclusive remedy at law or in
equity for Landlord’s failure so to complete such restoration, and time shall be of the essence with respect thereto. 

  

	12.4	 AWARD. Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to
Landlord, all rights to recover for damages to the Building and the Property and the leasehold interest hereby created, and to compensation accrued or hereafter to accrue by reason of such taking, damage or destruction, and by way of confirming the
foregoing, Tenant hereby grants and assigns, and covenants with Landlord to grant and assign to Landlord, all rights to such damages or compensation, and covenants to deliver such further assignments and assurances thereof as Landlord may from time
to time request, and Tenant hereby irrevocably appoints Landlord its attorney-in-fact to execute and deliver in Tenant’s name all such assignments and assurances.
Nothing contained herein shall be construed to prevent Tenant from prosecuting in any condemnation proceedings a claim for the value of any of Tenant’s Removable Property installed in the Premises by Tenant at Tenant’s expense and for
relocation expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. 

  
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 ARTICLE XIII 

DEFAULT 
  

	13.1	 TENANT’S DEFAULT. (a) If at any time subsequent to the date of this Lease any one or more of
the following events (herein referred to as a “Default of Tenant”) shall happen: 

 (i) Tenant
shall fail to pay the Basic Rent, Escalation Charges or additional charges hereunder when due and such failure shall continue for four (4) full Business Days after notice to Tenant from Landlord; or 

(ii) Tenant shall neglect or fail to perform or observe any other covenant herein contained on Tenant’s part to be
performed or observed and Tenant shall fail to remedy the same within thirty (30) days after notice to Tenant specifying such neglect or failure, or if such failure is of such a nature that Tenant cannot reasonably remedy the same within such
thirty (30) day period, Tenant shall fail to commence promptly to remedy the same and to prosecute such remedy to completion with diligence and continuity; or 

(iii) Tenant’s leasehold interest in the Premises shall be taken on execution or by other process of law directed against
Tenant; or 
 (iv) Tenant shall make an assignment for the benefit of creditors or shall be adjudicated insolvent, or shall
file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future Federal, State or other statute, law or regulation for the relief of
debtors (other than the Bankruptcy Code, as hereinafter defined), or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or of all or any substantial part of its properties, or shall admit in
writing its inability to pay its debts generally as they become due; or 
 (v) An Event of Bankruptcy (as hereinafter
defined) shall occur with respect to Tenant; or 
 (vi) A petition shall be filed against Tenant under any law (other than
the Bankruptcy Code) seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future Federal, State or other statute, law or regulation and shall remain undismissed or
unstayed for an aggregate of sixty (60) days (whether or not consecutive), or if any trustee, conservator, receiver or liquidator of Tenant or of all or any substantial part of its properties shall be appointed without the consent or
acquiescence of Tenant and such appointment shall remain unvacated or unstayed for an aggregate of sixty (60) days (whether or not consecutive); 

  
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 (vii) If: (x) Tenant shall fail to pay the Basic Rent, Escalation
Charges, additional charges or other charges hereunder when due and Tenant shall cure any such failure within the grace period set forth in clause (i) above; or (y) a Default of Tenant of the kind set forth in clause (i) above shall occur
and Landlord shall, in its sole discretion, permit Tenant to cure such Default after the grace period has expired; and a similar failure or Default shall occur more than twice within the next 365 days (whether or not such similar failure is cured
within the applicable grace period); 
 then in any such case Landlord may terminate this Lease by notice to Tenant, specifying a date not
less than five (5) days after the giving of such notice on which this Lease shall terminate and this Lease shall come to an end on the date specified therein as fully and completely as if such date were the date herein originally fixed for the
expiration of the Term of this Lease, and Tenant will then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. 

(b) For purposes of clause (a)(v) above, an “Event of Bankruptcy” means the filing of a voluntary petition by Tenant, or the entry of
an order for relief against Tenant, under Chapter 7, 11, or 13 of the Bankruptcy Code, and the term “Bankruptcy Code” means 11 U.S.C Sec. 101, et seq.. If an Event of Bankruptcy occurs, then the trustee of Tenant’s bankruptcy
estate or Tenant as debtor-in-possession may (subject to final approval of the court) assume this Lease, and may subsequently assign it, only if it does the following
within 60 days after the date of the filing of the voluntary petition, the entry of the order for relief (or such additional time as a court of competent jurisdiction may grant, for cause, upon a motion made within the original 60-day period): 
 (i) file a motion to assume the Lease with the appropriate court; 

(ii) satisfy all of the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable: 

(A) cure all Defaults of Tenant under this Lease or provide Landlord with Adequate Assurance (as defined below) that it will
(x) cure all monetary Defaults of Tenant hereunder within 10 days from the date of the assumption; and (y) cure all nonmonetary Defaults of Tenant hereunder within 30 days from the date of the assumption; 

(B) compensate Landlord and any other person or entity, or provide Landlord with Adequate Assurance that within 10 days after
the date of the assumption, it will compensate Landlord and such other person or entity, for any pecuniary loss that Landlord and such other person or entity incurred as a result of any Default of Tenant, the trustee, or the debtor-in-possession; 
 (C) provide Landlord with
Adequate Assurance of Future Performance (as defined below) of all of Tenant’s obligations under this Lease; and 

  
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 (D) deliver to Landlord a written statement that the conditions herein have
been satisfied. 
 (c) For purposes only of the foregoing paragraph (b), and in addition to any other requirements under the Bankruptcy Code,
any future federal bankruptcy law and applicable case law, “Adequate Assurance” means at least meeting the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable: 

(i) entering an order segregating sufficient cash to pay Landlord and any other person or entity under paragraph
(b) above, and 
 (ii) granting to Landlord a valid first lien and security interest (in form acceptable to Landlord) in
all property comprising the Tenant’s “property of the estate,” as that term is defined in Section 541 of the Bankruptcy Code, which lien and security interest secures the trustee’s or debtor-in-possession’s obligation to cure the monetary and nonmonetary defaults under the Lease within the periods set forth in paragraph (b) above; 

(d) For purposes only of paragraph (b), and in addition to any other requirements under the Bankruptcy Code, any future federal bankruptcy law
and applicable case law, “Adequate Assurance of Future Performance” means at least meeting the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable: 

(i) the trustee or debtor-in-possession
depositing with Landlord, as security for the timely payment of rent and other monetary obligations, an amount equal to the sum of two (2) months’ Basic Rent plus an amount equal to two (2) months’ installments on account of
Operating Expenses and Taxes, computed in accordance with Articles 8 and 9; 
 (ii) the trustee or the debtor-in-possession agreeing to pay in advance, on each day that the Basic Rent is payable, the monthly installments on account of Operating Expenses and Taxes, computed in
accordance with Articles 8 and 9 hereof; 
 (iii) the trustee or debtor-in-possession providing adequate assurance of the source of the rent and other consideration due under this Lease; 

(iv) Tenant’s bankruptcy estate and the trustee or
debtor-in-possession providing Adequate Assurance that the bankruptcy estate (and any successor after the conclusion of the Tenant’s bankruptcy proceedings) will
continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that the bankruptcy estate (and any successor after the conclusion of the Tenant’s bankruptcy
proceedings) will have sufficient funds to fulfill Tenant’s obligations hereunder; and 

  
 33 

 (e) If the trustee or the
debtor-in-possession assumes the Lease under paragraph (b) above and applicable bankruptcy law, it may assign its interest in this Lease only if the proposed
assignee first provides Landlord with Adequate Assurance of Future Performance of all of Tenant’s obligations under the Lease, and if Landlord determines, in the exercise of its reasonable business judgment, that the assignment of this Lease
will not breach any other lease, or any mortgage, financing agreement, or other agreement relating to the Property by which Landlord or the Property is then bound (and Landlord shall not be required to obtain consents or waivers from any third party
required under any lease, mortgage, financing agreement, or other such agreement by which Landlord is then bound). 
 (f) For purposes only
of paragraph (e) above, and in addition to any other requirements under the Bankruptcy Code, any future federal bankruptcy law and applicable case law, “Adequate Assurance of Future Performance” means at least the satisfaction of the
following conditions, which Landlord and Tenant acknowledge to be commercially reasonable: 
 (i) the proposed assignee
submitting a current financial statement, audited by a certified public accountant, that allows a net worth and working capital in amounts determined in the reasonable business judgment of Landlord to be sufficient to assure the future performance
by the assignee of Tenant’s obligation under this Lease; and 
 (ii) if requested by Landlord in the exercise of its
reasonable business judgment, the proposed assignee obtaining a guarantee (in form and substance satisfactory to Landlord) from one or more persons who satisfy Landlord’s standards of creditworthiness; 

(g) If this Lease shall have been terminated as provided in this Article, or if any execution or attachment shall be issued against Tenant or
any of Tenant’s property whereupon the Premises shall be taken or occupied by someone other than Tenant, then Landlord may re-enter the Premises, either by summary proceedings, ejectment or otherwise, and
remove and dispossess Tenant and all other persons and any and all property from the same, as if this Lease had not been made. 
 (h) In the
event of any termination, Tenant shall pay the Basic Rent, Escalation Charges and other sums payable hereunder up to the time of such termination, and thereafter Tenant, until the end of what would have been the Term of this Lease in the absence of
such termination, and whether or not the Premises shall have been relet, shall be liable to Landlord for, and shall pay to Landlord, as liquidated current damages: (x) the Basic Rent, Escalation Charges and other sums that would be payable
hereunder if such termination had not occurred, less the net proceeds, if any, of any reletting of the Premises, after deducting all expenses in connection with such reletting, including, without limitation, all repossession costs, brokerage
commissions, legal expenses, attorneys’ fees, advertising, expenses of employees, alteration costs and expenses of preparation for such reletting; and (y) if, in accordance with Section 3.1(a), Tenant 

  
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 commenced payment of the full amount of Basic Rent on any day other than the Commencement
Date, the amount of Basic Rent that would have been payable during the period beginning on the Commencement Date and ending on the day Tenant commenced payment of the full amount of Basic Rent under such Section 3.1(a). Tenant shall pay the
portion of such current damages referred to in clause (x) above to Landlord monthly on the days which the Basic Rent would have been payable hereunder if this Lease had not been terminated, and Tenant shall pay the portion of such current
damages referred to in clause (y) above to Landlord upon such termination. 
 (i) At any time after such termination, whether or not
Landlord shall have collected any such current damages, as liquidated final damages and in lieu of all such current damages beyond the date of such demand, at Landlord’s election Tenant shall pay to Landlord an amount equal to the excess, if
any, of the Basic Rent, Escalation Charges and other sums as hereinbefore provided which would be payable hereunder from the date of such demand assuming that, for the purposes of this paragraph, annual payments by Tenant on account of Taxes and
Operating Expenses would be the same as the payments required for the immediately preceding Operating or Tax Year for what would be the then unexpired Term of this Lease if the same remained in effect, over the then fair net rental value of the
Premises for the same period. 
 (j) In case of any Default of Tenant, re-entry, expiration and
dispossession by summary proceedings or otherwise, Landlord may (i) re-let the Premises or any part or parts thereof, either in the name of Landlord or otherwise, for a term or terms which may at
Landlord’s option be equal to or less than or exceed the period which would otherwise have constituted the balance of the Term of this Lease and may grant concessions or free rent to the extent that Landlord considers advisable and necessary to
re-let the same and 
 (ii) may make such reasonable alterations, repairs and decorations in the
Premises as Landlord in its sole judgment considers advisable and necessary for the purpose of reletting the Premises; and the making of such alterations, repairs and decorations shall not operate or be construed to release Tenant from liability
hereunder as aforesaid. Landlord shall in no event be liable in any way whatsoever for failure to re-let the Premises, or, in the event that the Premises are re-let, for
failure to collect the rent under such re-letting. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or
dispossessed, or in the event of Landlord obtaining possession of the Premises, by reason of the violation by Tenant of any of the covenants and conditions of this Lease. 

(k) If a Guarantor of this Lease is named in Section 1.2, the happening of any of the events described in paragraphs (a)(iv)-(a)(vi) of
this Section 13.1 with respect to the Guarantor shall constitute a Default of Tenant hereunder. 
 (l) The specified remedies to which
Landlord may resort hereunder are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be entitled lawfully, and Landlord may invoke any remedy (including the remedy of specific performance) allowed at
law or in equity as if specific remedies were not herein provided for. 

  
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 (m) All costs and expenses incurred by or on behalf of Landlord (including, without
limitation, attorneys’ fees and expenses at both the trial and appellate levels) in enforcing its rights hereunder or occasioned by any breach of this Lease by Tenant or 

any Default of Tenant shall be paid by Tenant. 
  

	13.2	 LANDLORD’S DEFAULT. Landlord shall in no event be in default in the performance of any of
Landlord’s obligations hereunder unless and until Landlord shall have failed to perform such obligations within thirty (30) days, or such additional time as is reasonably required to correct any such default, after notice by Tenant to
Landlord specifying wherein Landlord has failed to perform any such obligations. 

 ARTICLE XIV 

MISCELLANEOUS PROVISIONS 
  

	14.1	 EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant will not do or permit anything to be done
in or upon the Premises, or bring in anything or keep anything therein, which shall increase the rate of property or liability insurance on the Premises, the Building or the Property above the standard rate applicable to Premises being occupied for
Permitted Uses; and Tenant further agrees that, in the event that Tenant shall do any of the foregoing, Tenant will promptly pay to Landlord, on demand, any such increase resulting therefrom, which shall be due and payable as an additional charge
hereunder. 

  

	14.2	 WAIVER. (a) Failure on the part of Landlord to complain of any action or non-action on the part of Tenant, no matter how long the same may continue, shall never be a waiver by Landlord of any of its rights hereunder. Further, no waiver at any time of any of the provisions hereof by
Landlord shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of
Landlord to or of any action by Tenant requiring such consent or approval shall not be construed to waive or render unnecessary Landlord’s consent or approval to or of any subsequent similar act by Tenant. 

(b) No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall be treated otherwise
than as a payment on account of the earliest installment of any payment due from Tenant under the provisions hereof. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying
such check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check (whether or not with knowledge of any breach by Tenant) without prejudice to any other rights or remedies which Landlord may have
against Tenant. 

  
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	14.3	 COVENANT OF QUIET ENJOYMENT. Tenant, subject to the terms and provisions of this Lease, on payment of
the Basic Rent and Escalation Charges and observing, keeping and performing all of the other terms and provisions of this Lease on Tenant’s part to be observed, kept and performed, shall lawfully, peaceably and quietly have, hold, occupy and
enjoy the Premises during the term hereof, without hindrance or ejection by any persons lawfully claiming under Landlord to have title to the Premises superior to Tenant; the foregoing covenant of quiet enjoyment is in lieu of any other covenant,
express or implied. 

  

	14.4	 LIABILITY OF THE PARTIES. (a) Tenant specifically agrees to look solely to Landlord’s then
equity interest in the Property at the time owned, for recovery of any judgment from Landlord; it being specifically agreed that Landlord (original or successor) shall never be personally liable for any such judgment, or for the payment of any
monetary obligation to Tenant. The provision contained in the foregoing sentence is not intended to, and shall not, limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord or Landlord’s successors in
interest, or to take any action not involving the personal liability of Landlord (original or successor) to respond in monetary damages from Landlord’s assets other than Landlord’s equity interest in the Property. 

(b) Subject to the abatement provisions of Section 7.5(e), with respect to any services, repairs or utilities to be furnished by Landlord
to Tenant, or any other obligation to be performed by Landlord, Landlord shall in no event be liable for failure to furnish or perform the same when prevented from doing so by so-called act of god, or by
strike, lockout, breakdown, accident, order or regulation of or by any governmental authority, act or threatened act of terrorism, civil commotion or unrest, governmental order or restriction or failure of ready supply, or failure whenever and for
so long as may be necessary by reason of the making of repairs or changes which Landlord is required or is permitted by this Lease or by law to make or in good faith deems necessary, or inability by the exercise of reasonable diligence to obtain
supplies, parts or employees necessary to furnish such services, or because of war or other emergency, or for any other cause beyond Landlord’s reasonable control (the foregoing circumstances being individually and collectively referred to as
“Force Majeure”), or for any cause due to any act or neglect of Tenant or Tenant’s servants, agents, employees, licensees or any person claiming by, through or under Tenant; nor shall any such failure give rise to any claim in
Tenant’s favor that Tenant has been evicted, either constructively or actually, partially or wholly. 
 (c) In no event shall Landlord
ever be liable to Tenant for any loss of business or any other indirect, punitive or consequential damages suffered or claimed by Tenant from whatever cause. 

  
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 (d) Where provision is made in this Lease for Landlord’s consent and Tenant shall
request such consent and Landlord shall fail or refuse to give such consent, Tenant shall not be entitled to any damages for any withholding by Landlord of its consent, it being intended that Tenant’s sole remedy shall be an action for specific
performance or injunction, and that such remedy shall be available only in those cases where Landlord has expressly agreed in writing not to unreasonably withhold its consent. Any claim, demand, right or defense by Tenant that arises out of this
Lease or the negotiations which preceded this Lease shall be barred unless Tenant commences an action thereon, or interposes a defense by reason thereof, within six (6) months after the date of the inaction, omission, event or action that gave
rise to such claim, demand, right or defense. Furthermore, whenever Tenant requests Landlord’s consent or approval (whether or not provided for herein), Tenant shall pay to Landlord, on demand, as an additional charge, any expenses incurred by
Landlord (including without limitation reasonable legal fees and costs, if any) in connection therewith. 
 (e) With respect to any repairs
or restoration which are required or permitted to be made by Landlord, the same may be made during normal business hours and Landlord shall have no liability for damages to Tenant for inconvenience, annoyance or interruption of business arising
therefrom. Landlord shall, however, use commercially reasonable efforts not to unreasonably interfere with Tenant’s operations in the Premises when conducti ng such activities. 

(f) In no event shall Tenant have the right to terminate this Lease as a result of Landlord’s default under or breach of this Lease, and
Tenant’s remedies shall be limited to damages and/or an injunction as expressly set forth above. This Lease and the obligations of Tenant hereunder shall not be affected or impaired because Landlord is unable to fulfill any of its obligations
hereunder or is delayed in doing so, if such inability or delay is caused by reason of a Force Majeure event, and the time for Landlord’s performance shall be extended for the period of any such delay, but (to the extent of matters within
Landlord’s reasonable control) Landlord will use commercially reasonable efforts to minimize any material and adverse effects of any such Force Majeure event. Each provision of this Lease constitutes an independent covenant, enforceable
separately from each other covenant hereof. To the extent any provision hereof or any application of any provision hereof may be declared unenforceable, such provision or application shall not affect any other provision hereof or other application
of such provision. Tenant acknowledges and agrees that Tenant’s obligation to pay Basic Rent and Escalation Charges is independent of any and all obligations of Landlord hereunder. 

(g) Except with respect to the obligation to pay Basic Rent, additional rent or any other sum of money when the same is due, if Tenant is
delayed in fulfilling any of its obligations hereunder, and if such delay is caused by reason of a Force Majeure event, then the time for Tenant’s performance shall be extended for the period of any such delay. Tenant shall give Landlord prompt
notice if Tenant is so delayed, and will use all reasonable efforts to minimize the effect and duration of any such Force Majeure event. 

  
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 (h) Tenant shall not be liable to Landlord for any consequential, punitive, or indirect
damages, provided that the following shall for all purposes hereof be deemed to be direct damages not subject to the limitation set forth in this Section 14.4(h): (i) any loss or damages awarded against Landlord in favor of a third party for
which Tenant is obligate to indemnify Landlord; (ii) any loss or damages arising or sustained by Landlord as a result of Tenant holding over for more than thirty (30) days after the expiration or sooner termination of this Lease; or
(iii) any loss or damages arising or sustained by Landlord as a result of any breach or violation by Tenant of its obligations and covenants set forth in Section 5.3 above with respect to Hazardous Substances. 

 

	14.5	 NOTICE TO MORTGAGEE OR GROUND LESSOR. After Tenant has received written notice from any person, firm or
other entity that it holds a mortgage or a ground lease which includes the Premises, no notice from Tenant to Landlord alleging any default by Landlord shall be effective unless and until a copy of the same is given to such holder or ground lessor
(provided Tenant shall have been furnished with the name and address of such holder or ground lessor), and the curing of any of Landlord’s defaults by such holder or ground lessor shall be treated as performance by Landlord.

  

	14.6	 ASSIGNMENT OF RENTS AND TRANSFER OF TITLE. (a) With reference to any assignment by Landlord of
Landlord’s interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to the holder of a mortgage on property which includes the Premises, Tenant agrees that the execution thereof by
Landlord, and the acceptance thereof by the holder of such mortgage shall never be treated as an assumption by such holder of any of the obligations of Landlord hereunder unless such holder shall, by notice sent to Tenant, specifically otherwise
elect and that, except as aforesaid, such holder shall be treated as having assumed Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage and the taking of possession of the Premises. 

(b) In no event shall the acquisition of Landlord’s interest in the Property by a purchaser which, simultaneously therewith, leases
Landlord’s entire interest in the Property back to the seller thereof be treated as an assumption by operation of law or otherwise, of Landlord’s obligations hereunder, but Tenant shall look solely to such seller-lessee, and its successors
from time to time in title, for performance of Landlord’s obligations hereunder. In any such event, this Lease shall be subject and subordinate to the lease to such purchaser. For all purposes, such seller-lessee, and its successors in title,
shall be the Landlord hereunder unless and until Landlord’s position shall have been assumed by such purchaser-lessor. 
 (c) Except as
provided in paragraph (b) of this Section, in the event of any transfer of title to the Property by Landlord, Landlord shall thereafter be entirely freed and relieved from the performance and observance of all covenants and obligations
hereunder, except for the return of Tenant’s security deposit (unless such deposit has been delivered to the transferee). 

  
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	14.7	 RULES AND REGULATIONS. Tenant shall abide by rules and regulations from time to time established by
Landlord, it being agreed that such rules and regulations will be established and applied by Landlord in a non-discriminatory fashion, such that all rules and regulations shall be generally applicable to other
tenants, of similar nature to the Tenant named herein, of the Building. Landlord agrees to use reasonable efforts to insure that any such rules and regulations are uniformly enforced, but Landlord shall not be liable to Tenant for violation of the
same by any other tenant or occupant of the Building, or persons having business with them. In the event that there shall be a conflict between such rules and regulations and the provisions of this Lease, the provisions of this Lease shall control.
Rules and Regulations currently in effect are set forth in Exhibit C. 

  

	14.8	 ADDITIONAL CHARGES. If Tenant shall fail to pay when due any sums under this Lease designated as an
Escalation Charge, additional rent or additional charge, Landlord shall have the same rights and remedies as Landlord has hereunder for failure to pay Basic Rent. 

 

	14.9	 INVALIDITY OF PARTICULAR PROVISIONS. 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, 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 and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 

  

	14.10	 PROVISIONS BINDING, ETC. Except as herein otherwise provided, the terms hereof shall be binding upon and
shall inure to the benefit of the successors and assigns, respectively, of Landlord and Tenant (except in the case of Tenant, only such assigns as may be permitted hereunder). Each term and each provision of this Lease to be performed by
Tenant shall be construed to be both a covenant and a condition. The reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those instances in which Landlord
may later give consent to a particular assignment as required by those provisions of Article VI hereof. 

  

	14.11	 RECORDING. Tenant agrees not to record this Lease, but, if the Term of this Lease (including any
extended term) is seven (7) years or longer, each party hereto agrees, on the request of the other, to execute a so-called notice of lease in recordable form and complying with applicable law and
reasonably satisfactory to Landlord’s attorneys. In no event shall such document set forth the rent or other charges payable by Tenant under this Lease; and any such document shall expressly state that it is executed pursuant to the provisions
contained in this Lease, and is not intended to vary the terms and conditions of this Lease. 

  
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	14.12	 NOTICES. Whenever, by the terms of this Lease, notices shall or may be given either to Landlord or to
Tenant, such notice shall be in writing and shall be delivered by hand (with a receipt), or sent by certified mail, postage prepaid, return receipt requested, or by reputable overnight or express delivery service for next Business Day delivery:

 If intended for Landlord, addressed to Landlord c/o TA Associates Realty, 28 State Street, Boston, MA 02109, Attn:
Boylston Asset Manager, with a copy to Langer & McLaughlin, LLP, 535 Boylston Street, Boston, MA 02116, Attn: TA Boylston Leasing (or in either case to such other address or addresses as may from time to time hereafter be designated by
Landlord by like notice). 
 If intended for Tenant, addressed to Tenant at Tenant’s Original Address until the Commencement Date and
thereafter to the Premises, attention Hunter Crittenden, (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice).A copy of notices of default shall also be sent to Ropes & Gray LLP,
1211 Avenue of the Americas, New York, NY 10036, attention: Laurie C. Nelson. 
 All such notices delivered by hand shall be effective on
delivery (or attempted delivery during business hours), and any notices sent by certified mail shall be effective on the third (3rd) Business Day after deposit in the United States Mail within the
Continental United States, and any notice sent by overnight or express delivery service for next Business Day delivery shall be effective on the next Business Day. 
  

	14.13	 WHEN LEASE BECOMES BINDING; COUNTERPARTS. (a) The mailing, delivery or negotiation of this Lease
shall not be deemed an offer by Landlord to enter into any transaction or to enter into any relationship with Tenant, whether on the terms contained herein or on any other terms. This Lease shall not be binding upon Landlord, nor shall Landlord have
any obligations or liabilities with respect thereto, or with respect to the Premises, unless and until Landlord executes and delivers this Lease. Until such execution and delivery of this Lease by Landlord, Landlord may terminate all negotiation and
discussion of the subject matter hereof, without causes and for any reason, without recourse or liability. All negotiations, considerations, representations and understandings between Landlord and Tenant are incorporated herein and this Lease
expressly supersedes any proposals or other written documents relating hereto. This Lease may be modified or altered only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter,
change or modify any of the provisions hereof. 

 (b) This Lease may be executed in one or more counterparts, and by
different parties hereto on separate counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. The parties acknowledge and agree that this Lease may be executed via facsimile or
..pdf format (including computer-scanned or other electronic reproduction of the actual signatures) and that delivery of a facsimile or other signature by electronic or physical means shall be effective to the same extent as delivery of an original
signature. Notwithstanding the foregoing, originally signed documents shall be provided upon either party’s request. 

  
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	14.14	 PARAGRAPH HEADINGS. The paragraph headings throughout this instrument are for convenience and reference
only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Lease. The provisions of this Lease shall be construed as a whole, according to
their common meaning (except where a precise legal interpretation is clearly evidenced), and not for or against either party. Use in this Lease of the words “including,” “such as” or words of similar import, when followed by any
general term, statement or matter, shall not be construed to limit such term, statement or matter to the specified item(s), whether or not language of non-limitation, such as “without limitation” or
“including, but not limited to,” or words of similar import, are used with reference thereto, but rather shall be deemed to refer to all other terms or matters that could fall within a reasonably broad scope of such term, statement or
matter. 

  

	14.15	 RIGHTS OF MORTGAGEE OR GROUND LESSOR. This Lease shall be subordinate to any mortgage or ground lease
from time to time encumbering the Premises, whether executed and delivered prior to or subsequent to the date of this Lease, if the holder of such mortgage or ground lease shall so elect. If this Lease is subordinate to any mortgage or ground lease
and the holder thereof (or successor) shall succeed to the interest of Landlord, at the election of such holder (or successor) Tenant shall attorn to such holder and this Lease shall continue in full force and effect between such holder (or
successor) and Tenant. Tenant agrees to execute such instruments of subordination or attornment in confirmation of the foregoing agreement as such holder may request, and Tenant hereby appoints such holder as Tenant’s attorney-in-fact to execute such subordination or attornment agreement upon default of Tenant in complying with such holder’s request. In no event shall the holder of any
mortgage or ground lease ever: (A) be liable for any act or omission of Landlord hereunder occurring prior to such holder’s succession to Landlord’s interest hereunder; or (B) be subject to any defense or offset accruing in favor
of the Tenant against Landlord prior to such holder’s succession to Landlord’s interest hereunder; or (C) be bound by any modification of this Lease made without such holder’s written consent or by any prepayment of more than one
month’s rent. Notwithstanding the foregoing, if the holder of such mortgage elects to make this Lease subordinate as aforesaid, then upon the written request of Tenant, Landlord agrees to use all reasonable efforts to obtain the holder’s
written agreement, on the holder’s then standard form, that, subject to such reasonable qualifications as such holder may reasonably impose, in the event that the holder shall succeed to the interests of Landlord hereunder pursuant to such
mortgage, ground lease or other encumbrance, so long as no Default of Tenant exists hereunder, Tenant’s right to possession of the Premises shall not be disturbed and Tenant’s other rights hereunder shall not be adversely affected by any
foreclosure of such mortgage or encumbrance or by termination of such ground lease. For purposes hereof, the term “all reasonable efforts” shall not include the payment of any sum of money or the consent to less favorable terms and
conditions with respect to the obligations or indebtedness secured or created by such mortgage, ground lease or encumbrance. In the event that, despite such reasonable efforts, Landlord is unable to obtain such an agreement, then this Lease shall be
subordinate as aforesaid. 

  
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	14.16	 STATUS REPORT. Recognizing that both parties may find it necessary to establish to third parties, such
as accountants, banks, mortgagees, ground lessors, or the like, the then current status of performance hereunder, either party, on the request of the other made from time to time, will within fifteen (15) days after written request furnish to
Landlord, or the holder of any mortgage or ground lease encumbering the Premises, or to Tenant, as the case may be, a statement of the status of any matter pertaining to this Lease, including, without limitation, acknowledgments that (or the extent
to which) each party is in compliance with its obligations under the terms of this Lease. 

  

	14.17	 SECURITY DEPOSIT. (a) If, in Section 1.2 hereof, a security deposit is specified, Tenant
agrees that the same will be paid upon execution and delivery of this Lease, and that Landlord shall hold the same throughout the Term of this Lease as security for the performance by Tenant of all obligations on the part of Tenant hereunder.
Landlord shall have the right from time to time without prejudice to any other remedy Landlord may have on account thereof, to apply such deposit, or any part thereof, to Landlord’s damages arising from, or to cure, any Default of Tenant. If
Landlord shall so apply any or all of such deposit, Tenant shall immediately deposit with Landlord the amount so applied to be held as security hereunder. If there is then existing no Default of Tenant, Landlord shall return the deposit, or so much
thereof as shall have theretofore not been applied in accordance with the terms of this Section 14.17, to Tenant within a reasonable time (not to exceed thirty (30) days) after the expiration or earlier termination of the Term of this
Lease and surrender of possession of the Premises by Tenant to Landlord at such time. While Landlord holds such deposit, Landlord shall have no obligation to pay interest on the same and shall have the right to commingle the same with
Landlord’s other funds. If Landlord conveys Landlord’s interest under this Lease, the deposit, or any part thereof not previously applied, may be turned over by Landlord to Landlord’s grantee, and, if so turned over, Tenant agrees to
look solely to such grantee for proper application of the deposit in accordance with the terms of this Section 14.17, and the return thereof in accordance herewith. The holder of a mortgage shall not be responsible to Tenant for the return or
application of any such deposit, whether or not it succeeds to the position of Landlord hereunder, unless such deposit shall have been received in hand by such holder. 

(b) If there is then existing no Default of Tenant hereunder (nor any event or circumstance which, with the giving of notice or the passage of
time, or both, would, in Landlord’s commercially reasonable judgment, constitute a Default of Tenant), at the expiration of the Term of this Lease and delivery of the Premises to Landlord in accordance herewith and payment of all amounts then
due and coming due, Landlord shall return to Tenant the security deposit, or so much thereof as shall not have theretofore been applied or returned in accordance with the terms of this Section, within thirty (30) days after the expiration of
the term hereof, and after Tenant has 

  
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	 	vacated and delivered the Premises as required hereunder. Landlord may retain an amount (to be in the form of a letter of credit or cash, at Tenant’s election) reasonably calculated by Landlord (taking into account
information then available for prior years) to be sufficient to pay any final amount of Taxes or Operating Expenses for the year in which the Term ends. If Landlord conveys Landlord’s interest under this Lease, the security deposit, or any part
thereof not previously applied, shall be turned over to Landlord’s grantee, whereupon Tenant agrees to look solely to such grantee for proper application of the security deposit in accordance with the terms of this Section, and the return
thereof in accordance herewith. The holder of a mortgage shall not be responsible to Tenant for the return of any security deposit, whether or not it succeeds to the position of Landlord hereunder, unless such security deposit shall have actually
been received by such holder. 

  

	14.18	 REMEDYING DEFAULTS. Landlord shall have the right, but shall not be required, to pay such sums or do any
act which requires the expenditure of monies which may be necessary or appropriate by reason of the failure or neglect of Tenant to perform any of the provisions of this Lease, and in the event of the exercise of such right by Landlord, Tenant
agrees to pay to Landlord forthwith upon demand all such sums, together with interest thereon at a rate equal to 3% over the base rate in effect from time to time at Bank of America, as an additional charge. Any payment of Basic Rent, Escalation
Charges or other sums payable hereunder not paid when due shall, at the option of Landlord, bear interest at a rate equal to 3% over the base rate in effect from time to time at Bank of America from the due date thereof and shall be payable
forthwith on demand by Landlord, as an additional charge. 

  

	14.19	 HOLDING OVER. Any holding over by Tenant after the expiration of the term of this Lease shall be treated
as a daily tenancy at sufferance at a rate equal to two (2) times the Basic Rent then in effect plus Escalation Charges and other charges herein provided (prorated on a daily basis). Nothing contained herein shall be construed to constitute
Landlord’s consent to Tenant holding over at the expiration or earlier termination of the Term. Tenant hereby agrees to indemnify, hold harmless and defend Landlord from any cost, loss, claim or liability (including without limitation
reasonable attorneys’ fees) Landlord may incur (and, if the holding over continues for thirty (30) days or more after the expiration or sooner termination of this Lease, including without limitation lost rents or income from other tenants)
as a result of Tenant’s failure to surrender possession of the Premises to Landlord upon the termination of this Lease. Otherwise, such holding over shall be on the terms and conditions set forth in this Lease as far as applicable.

  

	14.20	 WAIVER OF CLAIMS AND SUBROGATION. Landlord and Tenant: (i) mutually agree that, with respect to any
damage to property, the loss from which is covered (or required to be covered) by insurance then being carried by them, respectively, the one carrying (or required to carry) such insurance and suffering such loss releases the other of and from, and
forever waives, any and all claims with respect to such loss, but only to the extent of the limits of insurance carried (or required to be carried) with respect thereto, less the amount of any deductible; and (ii) mutually agree that any
property damage insurance carried (or required to be carried) by either shall provide for the waiver by the insurance carrier of any right of subrogation against the other. 

  
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	14.21	 PARKING. During the Term of this Lease, and subject to the rules and regulations from time to time in
effect (the “Rules”), Tenant shall be entitled to use the number of parking spaces set forth in Section 1.1 in the parking facility of the Building at the rate applicable from time to time for monthly parking as set by Landlord and/or
its licensee. Tenant shall have until October 31, 2019 to advise Landlord in writing that Tenant has elected to lease fewer than the number of spaces described in Section 1.1. Except to the extent that Tenant has so notified Landlord in
writing prior to October 31, 2019, Tenant shall be committed to leasing all twenty-four (24) spaces for the balance of the Term of this Lease. Landlord may, in its sole discretion, assign tandem parking spaces to Tenant and designate the
location of any reserved parking spaces. If Tenant commits or allows in the parking facility any of the activities prohibited by the Lease or the Rules, then Landlord shall have the right, without notice, in addition to such other rights and
remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable by Tenant upon demand by Landlord. The Initial Parking Charge per parking space is set forth in
Section 1.3 and is subject to change by Landlord, in Landlord’s sole discretion, upon thirty (30) days’ prior written notice to Tenant Monthly parking fees shall be payable in advance prior to the first day of each calendar
month. Visitor parking rates shall be determined by Landlord from time to time in Landlord’s sole discretion. The parking rates charged to Tenant or Tenant’s visitors may not be the lowest parking rates charged by Landlord for the use of
the parking facility. Any tax imposed on the privilege of occupying space in the parking facility, upon the revenues received by Landlord from the parking facility or upon the charges paid for the privilege of using the parking facility by any
governmental or quasi-governmental entity may be added by Landlord to the monthly parking charges paid by Tenant at any time. 

  

	14.22	 SURRENDER OF PREMISES. Upon the expiration or earlier termination of the Term of this Lease, Tenant
shall peaceably quit and surrender to Landlord the Premises in neat and clean condition and in good order, condition and repair, together with (subject to Section 5.2 above) all alterations, additions and improvements which may have been made
or installed in, on or to the Premises prior to or during the Term of this Lease, excepting only ordinary wear and use and damage by fire or other casualty for which, under other provisions of this Lease, Tenant has no responsibility of repair or
restoration. Tenant shall remove all of Tenant’s Removable Property (including without limitation the Furniture) and, to the extent specified by Landlord, all alterations and additions made by Tenant and all partitions wholly within the
Premises unless installed initially by Landlord in preparing the Premises for Tenant’s occupancy; and shall repair any damages to the Premises or the Building caused by such removal. Any Tenant’s Removable Property which shall remain in
the Building or on the Premises after the expiration or termination of the Term of this Lease shall be deemed conclusively to have been abandoned, and either may be retained by Landlord as its property or may be disposed of in such manner as
Landlord may see fit, at Tenant’s sole cost and expense. 

  
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	14.23	 INTENTIONALLY OMITTED. 

 

	14.24	 BROKERAGE. Tenant warrants and represents that Tenant has dealt with no broker in connection with the
consummation of this Lease other than Broker, and, in the event of any brokerage claims against Landlord predicated upon prior dealings with Tenant, Tenant agrees to defend the same and indemnify Landlord against any such claim (except any claim by
Broker). Landlord warrants and represents that Landlord has dealt with no broker in connection with the consummation of this Lease other than Broker, and, in the event of any brokerage claims against Tenant predicated upon prior dealings with
Landlord. Landlord agrees to defend the same and indemnify Tenant against any such claim. All commissions owed to Broker shall be paid by Landlord pursuant to separate agreement. 

 

	14.25	 GOVERNING LAW. This Lease shall be governed exclusively by the provisions hereof and by the laws of the
Commonwealth of Massachusetts, as the same may from time to time exist. 

  

	14.26	 ANTI-TERRORISM PROVISIONS. Tenant represents, warrants and covenants to Landlord that (i) neither
Tenant nor any of its partners, members, principal stockholders or any other constituent entity either in control of the operation or management of Tenant or having a controlling financial interest in Tenant has been or will be designated or named
as a terrorist, a “Specially Designated and Blocked Person,” or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign Assets
Control or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/t11 or at any replacement website or other replacement official publication of
such list (such list, or any such replacement official publication of such list, the “OFAC List”), or by any Executive Order or the United States Treasury Department; and (ii) Tenant has not engaged, and will not engage, in
this transaction, directly or indirectly, on behalf of, or instigating or facilitating, and will not instigate or facilitate, this transaction, directly or indirectly, on behalf of, any such person, group, entity or nation. A breach of any Tenant
representation, warranty and covenant contained in this Section shall be an immediate and material Default of Tenant under this Lease without notice or cure rights. Tenant hereby agrees to defend, indemnify and hold harmless Landlord from and
against any and all claims, damages, losses, risks, liabilities and expenses (including reasonable attorneys’ fees and costs) arising from or related to Tenant’s breach of any of the foregoing representations, warranties and/or covenants.

  
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	14.27	 CHANGES OR ALTERATIONS BY LANDLORD. Landlord reserves the right, exercisable by itself or its nominee,
at any time and from time to time without the same constituting an actual or constructive eviction and without incurring any liability to Tenant therefor or otherwise affecting Tenant’s obligations under this Lease, to make such changes,
alterations, additions, improvements, repairs or replacements in or to the Premises, the Building and/or the Property and the fixtures and equipment thereof, as well as in or to the street entrances, halls, passages, elevators, escalators, parking
areas, tunnels, and stairways thereof, as it may deem necessary or desirable, and to change the arrangement and/or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other public parts of the
Building and/or the Property, provided, however, that there be no unreasonable obstruction of the right of access to, or material interference with the use and enjoyment of, the Premises or Tenant’s appurtenant rights. Landlord shall be
entitled, in its reasonable discretion, and upon reasonable notice to Tenant, to discontinue or modify any cafeteria or other food service facility, or any fitness or exercise facility, or the manner of operation thereof. Nothing contained herein
shall be deemed to relieve Tenant of any duty, obligation or liability of Tenant under this Lease with respect to making any repair, replacement or improvement or complying with any law, order or requirement of any governmental or other authority.
Landlord reserves the right to adopt and at any time and from time to time to change the name of the Building and/or the Property. Neither this Lease nor any use by Tenant shall give Tenant any right or easement for the use of any door or any
passage or any concourse connecting with any other Building or to any public convenience, and the use of such doors, passages and concourses and of such conveniences may be regulated or discontinued at any time and from time to time by Landlord
without notice to Tenant and without affecting the obligation of Tenant hereunder or incurring any liability to Tenant therefor, provided, however, that (except by reason of Force Majeure) there be no unreasonable obstruction of the right of access
to, or unreasonable interference with the use of the Premises by Tenant. If at any time any windows of the Premises are temporarily closed or darkened for any reason whatsoever relating to any maintenance or repair work, but Tenant shall not
otherwise be prevented from occupying or using the Premises for the uses set forth herein, Landlord shall not be liable for any damage Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefor nor abatements of rent
nor shall the same release Tenant from its obligations hereunder nor constitute an eviction. 

  

	14.28	 POST-TERMINATION OBLIGATIONS. The expiration or termination of this Lease shall not relieve Tenant of
its obligations hereunder which by their terms or nature Tenant is to perform after such expiration or termination, including without limitation the obligation to pay any Rent accrued with respect to the Term, and any indemnity given hereunder as to
events, occurrences and conditions happening prior to such expiration or termination, all of which shall continue and remain in full force and effect for so long as allowed by applicable statutes of limitation or other applicable law.

  
 47 

	14.29	 NO PRESUMPTION AGAINST DRAFTER. Landlord and Tenant understand, agree and acknowledge that this Lease
has been freely negotiated by both parties and that, in any controversy, dispute or contest over the meaning, interpretation, validity or enforceability of this Lease or any of its terms or conditions, there shall be no influence, presumption or
conclusion whatsoever drawn for or against either party by virtue of that party having drafted this Lease or any portion thereof. 

[Signature Page Follows] 

  
 48 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed, under
seal, by persons hereunto duly authorized, in multiple copies, each to be considered an original hereof, as of the date first set forth above. 
  

			
	 FHF I 131 DARTMOUTH, LLC,
 a
Delaware limited liability company

		
	By:	 	 /s/ Jacob Maliel

	Name:	 	Jacob Maliel
	Title:	 	Regional Director
	
	 CEREVEL THERAPEUTICS, LLC,
 a
Delaware limited liability company

		
	By:	 	 /s/ Robert Farkas

	Name:	 	Robert Farkas
	Title:	 	Executive Vice President

  
 49EX-10.6

 Exhibit 10.6 

CAMBRIDGE CROSSING 

(PARCEL JK) 
 LEASE

 FOR 
 CEREVEL
THERAPEUTICS, LLC 
 FOR A PORTION OF THE BUILDING KNOWN AS 

222 JACOBS STREET 

CAMBRIDGE, MASSACHUSETTS 
  

 Cerevel Therapeutics, LLC 

222 JACOBS STREET 

CAMBRIDGE, MASSACHUSETTS 

TABLE OF CONTENTS 
  

							
	 ARTICLE 1.
	 	 BASIC TERMS AND EXHIBITS
	  	 	1	 
			
	 1.
	 	Defined Terms	  	 	1	 
			
	 2.
	 	Exhibits	  	 	9	 
			
	 ARTICLE 2.  
	 	 PREMISES AND APPURTENANT RIGHTS
	  	 	10	 
			
	 2.1.
	 	Lease of Premises	  	 	10	 
			
	 2.2.
	 	Appurtenant Rights	  	 	10	 
			
	 2.3.
	 	Reservations	  	 	13	 
			
	 ARTICLE 3.
	 	 LEASE TERM
	  	 	14	 
			
	 3.1.
	 	Lease Term	  	 	14	 
			
	 3.2.
	 	Building Construction and Delivery	  	 	14	 
			
	 3.3.
	 	Extension Options	  	 	15	 
			
	 ARTICLE 4.
	 	 RENT
	  	 	15	 
			
	 4.1.
	 	Base Rent	  	 	15	 
			
	 4.2.
	 	Additional Rent	  	 	15	 
			
	 4.3.
	 	Method of Payment	  	 	16	 
			
	 4.4.
	 	Audit Rights	  	 	17	 
			
	 ARTICLE 5.
	 	 TAXES
	  	 	18	 
			
	 5.1.
	 	Taxes	  	 	18	 
			
	 5.2.
	 	Definition of “Taxes”	  	 	18	 
			
	 5.3.
	 	Personal Property Taxes	  	 	19	 
			
	 ARTICLE 6.
	 	 UTILITIES
	  	 	19	 
			
	 6.1.
	 	Utilities	  	 	19	 
			
	 6.2.
	 	Direct-Metered Utilities	  	 	20	 
			
	 6.3.
	 	Tenant’s Separately Reimbursable Utilities	  	 	20	 
			
	 6.4.
	 	Metering	  	 	20	 
			
	 6.5.
	 	General Building Utilities	  	 	21	 
			
	 ARTICLE 7.
	 	 INSURANCE
	  	 	21	 
			
	 7.1.
	 	Tenant’s Insurance	  	 	21	 
			
	 7.2.
	 	Action Increasing Rates	  	 	21	 
			
	 7.3.
	 	Waiver of Subrogation	  	 	22	 

  
 i 

							
	 7.4.
	 	Landlord’s Insurance and Indemnity	  	 	22	 
			
	 ARTICLE 8.
	 	 OPERATING EXPENSES
	  	 	23	 
			
	 8.1.
	 	Operating Expenses	  	 	23	 
			
	 ARTICLE 9.
	 	 USE OF PREMISES
	  	 	23	 
			
	 9.1.
	 	Permitted Uses	  	 	23	 
			
	 9.2.
	 	Indemnification	  	 	23	 
			
	 9.3.
	 	Compliance with Legal Requirements	  	 	24	 
			
	 9.4.
	 	Hazardous Substances	  	 	28	 
			
	 9.5.
	 	General Building Signage	  	 	31	 
			
	 9.6.
	 	Landlord’s Access	  	 	31	 
			
	 9.7.
	 	Security	  	 	32	 
			
	 ARTICLE 10.
	 	 CONDITION AND MAINTENANCE OF PREMISES AND PROPERTY
	  	 	32	 
			
	 10.1.
	 	Condition of Premises and Property	  	 	32	 
			
	 10.2.
	 	Tenant Property	  	 	32	 
			
	 10.3.
	 	Landlord’s Obligations for Building Services, Repair and Maintenance	  	 	33	 
			
	 10.4.
	 	Tenant’s Obligations for Repair and Maintenance	  	 	35	 
			
	 10.5.
	 	Tenant Work	  	 	37	 
			
	 10.6.
	 	Condition upon Termination	  	 	41	 
			
	 ARTICLE 11.
	 	 SPECIALIZED EQUIPMENT
	  	 	42	 
			
	 11.1.
	 	Equipment Locations	  	 	42	 
			
	 11.2.
	 	Installation	  	 	43	 
			
	 11.3.
	 	Maintenance and Operation	  	 	44	 
			
	 ARTICLE 12.
	 	 DAMAGE OR DESTRUCTION; CONDEMNATION
	  	 	45	 
			
	 12.1.
	 	Damage or Destruction of Premises	  	 	45	 
			
	 12.2.
	 	Eminent Domain	  	 	47	 
			
	 ARTICLE 13.
	 	 ASSIGNMENT AND SUBLETTING
	  	 	48	 
			
	 13.1.
	 	Landlord’s Consent Required	  	 	48	 
			
	 13.2.
	 	Permitted Transfers	  	 	48	 
			
	 13.3.
	 	Consent Procedures	  	 	49	 
			
	 13.4.
	 	Sharing of Transfer Profits	  	 	50	 
			
	 13.5.
	 	No Release	  	 	51	 
			
	 13.6.
	 	Additional Provisions	  	 	51	 
			
	 ARTICLE 14.
	 	 EVENTS OF DEFAULT AND REMEDIES
	  	 	52	 
			
	 14.1.
	 	Events of Default	  	 	52	 

  
 ii 

							
	 14.2.
	 	Right to Terminate	  	 	53	 
			
	 14.3.
	 	Remedies for Default	  	 	54	 
			
	 14.4.
	 	Late Charge	  	 	56	 
			
	 14.5.
	 	Interest	  	 	57	 
			
	 14.6.
	 	Lease Security	  	 	57	 
			
	 14.7.
	 	Other Remedies	  	 	58	 
			
	 14.8.
	 	Holdover	  	 	58	 
			
	 ARTICLE 15.
	 	 PROTECTION OF LENDERS
	  	 	59	 
			
	 15.1.
	 	Subordination and Superiority of Lease	  	 	59	 
			
	 15.2.
	 	Attornment	  	 	59	 
			
	 15.3.
	 	Rent Assignment	  	 	60	 
			
	 15.4.
	 	Other Instruments	  	 	60	 
			
	 15.5.
	 	Estoppel Certificates	  	 	60	 
			
	 ARTICLE 16.
	 	 MISCELLANEOUS PROVISIONS
	  	 	61	 
			
	 16.1.
	 	Landlord’s Consent	  	 	61	 
			
	 16.2.
	 	Landlord’s Default	  	 	61	 
			
	 16.3.
	 	Quiet Enjoyment	  	 	61	 
			
	 16.4.
	 	Limitations on Liability	  	 	61	 
			
	 16.5.
	 	Notices	  	 	62	 
			
	 16.6.
	 	Notice of Lease	  	 	62	 
			
	 16.7.
	 	Corporate Authority	  	 	62	 
			
	 16.8.
	 	Joint and Several Liability	  	 	63	 
			
	 16.9.
	 	Force Majeure	  	 	63	 
			
	 16.10.
	 	Limitation of Warranties	  	 	63	 
			
	 16.11.
	 	Brokers	  	 	63	 
			
	 16.12.
	 	Applicable Law and Construction	  	 	63	 
			
	 16.13.
	 	Project Documents	  	 	64	 

  
 iii 

 Cerevel Therapeutics, LLC 

222 JACOBS STREET 

CAMBRIDGE, MASSACHUSETTS 

This Lease (the “Lease”) is hereby entered into as of the Lease Date set forth below by and between the undersigned Landlord
and Tenant. 
 ARTICLE 1. 

BASIC TERMS AND EXHIBITS 

1. Defined Terms. The following capitalized terms used in this Lease shall have the meanings set forth below. A reference table for all
defined terms used in this Lease is attached hereto as Exhibit K. All references in this Lease to Sections shall mean the Sections of this Lease, unless otherwise expressly specified. 

 

					
			
	1.1	  	Lease Date and Parties:	  	
			
		  	Lease Date:	  	July 3, 2019
			
		  	Landlord:	  	DW PROPCO JK, LLC,
a Delaware limited liability company
			
		  	Tenant:	  	CEREVEL THERAPEUTICS, LLC, a Delaware limited liability company
			
	1.2  	  	Terms related to the Building:	  	
			
		  	Building:	  	The nine-(9)-story building, with two mechanical penthouse/roof levels and an underground parking garage (the “Building Garage”), all to be constructed by Landlord on the Building Site (as defined below) and to be
known as 222 Jacobs Street (formerly known as 250 North Street), Cambridge, Massachusetts. The Building is currently under construction in accordance with Section 3.2 and Exhibit B.
			
		  	Building Site:	  	The parcel of land known as “Lot J/ K” and more particularly described on Exhibit A. The “Building Site Plan” refers to the detailed site plan for the Building Site attached as part of the Base
Building Plans in Exhibit B-1, subject to Exhibit B.
			
		  	Property:	  	The real property comprised of the Building Site, the Building, and any other improvements from time to time located on the Building Site.
			
		  	Base Building Plans:	  	The construction plans, specifications, and renderings for the Base Building Work attached in Exhibit B-1, subject to Exhibit
B.

  
 1 

					
			
	      	  	Base Building Work:	  	The base building work for the Building to be performed by Landlord pursuant to the plans and specifications listed in Exhibit B-1, as more particularly set forth in Exhibit
B.
			
		  	TI Work:	  	The Tenant Work (as defined in Section 10.5) for the Premises to be performed by Tenant under Exhibit B, pursuant to the final TIW Construction Documents (as defined in Exhibit B).
			
	1.3	  	Terms related to the Project:	  	
			
		  	Project:	  	The development project known as Cambridge Crossing (sometimes referred to as “CX”) and formerly known as the NorthPoint project, as heretofore and hereafter developed in phases on portions of the Project Land
pursuant to the Master Plan Permits and other Project Documents (each term as defined in Exhibit C). The Project, as and when fully developed, is intended to comprise a multi-building, mixed-use campus
containing commercial, retail, and residential uses pursuant to the Master Plan Permits. The current site plan for the Project is attached hereto as Exhibit C-1.
			
		  	Project Common Areas:	  	The common areas and facilities of the Project from time to time intended for use by the Building in common with other Project buildings pursuant to the Project Documents (as defined in Exhibit C), including, without
limitation, (i) the landscaped open space to be re-named as the “East Cambridge Common” (now or formerly known as the “NorthPoint Common”), (ii) the landscaped open space
adjacent to the Building Site known as “Baldwin Park South”, and (iii) other common open spaces, roadways, sidewalks, driveways and other common areas of the Project from time to time located on the Project Land under the Project
Documents.
			
	1.4	  	Terms related to the Premises:	  	
			
		  	Initial Premises:	  	A portion of the Building consisting of (i) the entire rentable area of the second (2nd) floor of the Building containing 54,322 RSF (the “Second Floor
Space”), (ii) a portion of the rentable area of the first (1st) floor of the Building containing 4,632 RSF (the “First Floor Space”), and (iii) a portion of
the equipment room located on the first (1st) floor of the Building containing 911 RSF (the “First Floor Equipment Room), in each case as shown on the floor plans attached hereto as
Exhibit A-1 and containing a total of 59,865 RSF in the aggregate for all such spaces (as the same may be increased under the following sentence, the “Initia
l

  
 2 

					
			
	      	  		  	Premises RSF”). In addition, if requested by Tenant, the Initial Premises will further include a portion of the rentable area of the penthouse level 1 of the Building, in a particular location mutually approved by the
parties prior to December 1, 2019, in which event the “Initial Premises RSF” shall be increased to include the RSF of such penthouse level space, if any, added to the Initial Premises for all purposes of this Lease (including, without
limitation, the calculation of the Base Rent, TI Allowance, and Letter of Credit amount as provided below). The parties acknowledge that the entire penthouse level space contains approximately 5,030 RSF (a portion of which is anticipated to be
leased by other tenants) and that any portion thereof leased by Tenant under the preceding sentence shall not exceed Tenant’s pro rata share of the entire penthouse level space (in the proportion that the Initial Premises RSF bears to the
Lab/Office Portion Square Footage, each as originally set forth above), unless otherwise mutually agreed by the parties in an amendment to this Lease setting forth the applicable RSF of the portion of the penthouse level space so leased by Tenant
hereunder, if any.
			
		  	Premises:	  	The Initial Premises, as the same may be expanded from time to time as provided in this Lease and evidenced by a lease amendment duly executed by the parties. The Premises are subject to the exclusions set forth in
Section 2.1.
			
		  	Premises RSF:	  	The Initial Premises RSF (as defined above), as the same may be increased by the RSF of any expansion space from time to time leased by Tenant.
			
		  	Total Building Square Footage:	  	Approximately 428,851 square feet, consisting of approximately 411,860 square feet of RSF in the laboratory/office portion of the Building (the “Lab/Office Portion Square Footage”) and approximately 16,991 square
feet of RSF in the retail portion of the Building located on a portion of the ground floor (the “Retail Portion Square Footage”), as listed on Exhibit A-2. The Lab/Office Portion Square
Footage and the Retail Portion Square Footage shall be subject to adjustment from time to time by Landlord, based on the Measurement Standard, as provided in Paragraph 3.5 of Exhibit B and in connection with Landlord’s interior demising
of the spaces within the Building from time to time comprising the laboratory/office portion and the retail portion of the Building, respectively, and/or the conversion (if any) of any portion of the Building common areas into rentable area of the
Building under Section 2.3 below; provided

  
 3 

					
			
	      	  		  	that (i) the Premises RSF shall not be increased or decreased on account of such changes, (ii) the calculation of Tenant’s Pro Rata Expense Share (as defined below) shall be based on the then applicable Lab/Office
Portion Square Footage from time to time in effect as provided herein, and (iii) the calculation of Tenant’s Pro Rata Tax Share (as defined below) shall be based on the then applicable Total Building Square Footage (i.e., the sum of the
Lab/Office Portion Square Footage and the Retail Portion Square Footage) from time to time in effect as provided herein.
			
		  	RSF:	  	The Lab/Office Portion Square Footage for the laboratory/office portion of the Building shall be based on the BOMA International Standard Method of Measurement for Office Buildings (2010) Legacy Method A for the rentable area
of multi-tenant office buildings, with the square footage of the Building’s common areas that serve the laboratory/office portion of the Building (including, without limitation, the main Building lobby, the office loading docks, bicycle and
shower rooms, penthouse level mechanical areas, and other common areas of the Building serving the laboratory/office portion of the Building) attributed to the laboratory/office portion of the Building (the “Measurement Standard”).
The Retail Portion Square Footage for the retail portion of the Building shall be based on the Measurement Standard for the RSF of each retail space in the Building, as from time to time demised by Landlord for the applicable retail
tenant.
			
		  	Tenant’s Pro Rata	  	
		  	Tax Share:	  	The fraction, expressed as a percentage, determined by dividing (x) the Premises RSF by (y) the Total Building Square Footage. For the avoidance of doubt, based on the foregoing as of the date hereof, the Tenant’s Pro
Rata Tax Share is 13.96% (i.e., the Initial Premises RSF divided by the Total Building Square Footage originally set forth in Section 1.4 above), subject to adjustment as set forth in Section 1.4
above.
			
		  	Tenant’s Pro Rata	  	
		  	Expense Share:	  	The fraction, expressed as a percentage, determined by dividing (x) the Premises RSF by (y) the Lab/Office Portion Square Footage. For the avoidance of doubt, based on the foregoing as of the date hereof, the Tenant’s
Pro Rata Expense Share is 14.54% (i.e., the Initial Premises RSF divided by the Lab/Office Portion Square Footage originally set forth in Section 1.4 above), subject to adjustment as set forth in
Section 1.4 above.

  
 4 

					
			
	      	  	Tenant’s Parking Allocation:	  	See Section 2.2(b).
			
	1.5	  	Terms related to the Lease Term:	  	
			
		  	Initial Term:	  	The period commencing on the Commencement Date (as defined below) for the Initial Premises and expiring on the Term Expiration Date (as defined below) for the Initial Term.
			
		  	Term:	  	The Initial Term, as the same may be from time to time extended for the Extension Term under Exhibit D-1 (if any) or otherwise.
			
		  	Commencement Date:	  	The earlier of (i) February 17, 2020 (the “Estimated Commencement Date”) and (ii) the date on which Tenant first occupies all or any portion of the Premises for the regular conduct of business operations; provided
however, that if Substantial Completion (as defined on Exhibit B) of the Base Building Work (excluding any Coordinated/Seasonal Items in the Final Punchlist as provided in Paragraphs 10.1 and 10.2 of Exhibit B attached hereto) has not
been achieved on or before the Estimated Commencement Date, such failure prevents Tenant’s occupancy of the Premises for the regular conduct of its business operations by the Estimated Commencement Date, and any such delay is not a result of
any Tenant Delay (as defined on Exhibit B), then the Estimated Commencement Date shall be deemed to be extended by one day for each day of such delay beyond the original Estimated Commencement Date. For the avoidance of doubt, the entry by
Tenant into any portion of the Premises for purposes of installing and testing Tenant’s FF&E (as defined in Exhibit B) or other Tenant Property therein or performing TI Work therein under the provisions in Exhibit B (which may
include the presence of certain on-site personnel and staff comprising Tenant’s transition team to oversee and coordinate such installation and testing of Tenant’s FF&E or other Tenant Property
and performance of TI Work) in preparation for the commencement of its regular business operations shall not constitute the “regular conduct of business operations” for purposes of the preceding sentence.
			
		  	Term Expiration Date for the Initial Term:	  	The last day of the one hundred twentieth (120th) full calendar month following the Commencement Date.
			
		  	Lease Year:	  	The first (1st) Lease Year shall mean the period commencing on the Commencement Date and ending on the date immediately preceding the first anniversary of the Commencement Date. Each subsequent Lease
Year

  
 5 

					
			
	      	  		  	shall mean each successive twelve-(12)-month period commencing on the date that immediately follows the end of the first (1st) Lease Year and on each anniversary of such date, provided that, the last Lease Year of the Initial
Term shall end on the Term Expiration Date set forth above.
			
		  	Extension Terms:	  	Two (2) extension periods of five (5) years each, as set forth in, and subject to the provisions of, Section 3.3 and Exhibit D-1.
		
	1.6	  	Base Rent (per square foot of Premises RSF per annum):
			
		  	For the Initial Premises for the Initial Term:	  	For the first (1st) Lease Year, the annual Base Rent shall be the amount equal to the product of $92.00 and the number of square feet of the Initial Premises RSF, payable in monthly installments in accordance with Section
4.3. Effective on each anniversary of the Commencement Date, the annual Base Rent shall be increased by an amount equal to the product of (i) three percent (3%) and (ii) the amount of annual Base Rent payable for the immediately preceding Lease
Year. A table of the calculated amounts of annual and monthly Base Rent for the Initial Premises RSF is set forth in Exhibit A-4.
			
		  	For any Extension Term, if applicable:	  	The Extension Base Rent Rate (as defined in Exhibit D-1) for the Premises for the applicable Extension Term, as determined pursuant to Exhibit D-1.
			
	1.7	  	Other Basic Economic Terms:	  	
			
		  	Rent:	  	Base Rent and Additional Rent. (See Section 4.1 and Section 4.2.)
			
		  	Additional Rent:	  	All amounts payable by Tenant under this Lease other than Base Rent.
			
		  	Expenses Paid by Tenant to Landlord:	  	See Section 4.2 for (i) Tenant’s Pro Rata Tax Share of Taxes (as defined in Article 5), (ii) Tenant’s Pro Rata Expense Share of Operating Expenses (as defined in Article 8 and Exhibit E-1), and
(iii) Tenant’s Separately Reimbursable Utilities (as defined in Section 6.3). For other payments of Additional Rent, see Section 10.3(c) (Additional Services) and other applicable provisions of this
Lease.

  
 6 

					
			
		  	Expenses Paid Directly	  	
	      	  	by Tenant:	  	All Direct-Metered Utilities from time to time provided by a Utility Service Provider directly to the Premises. See Section 6.2.
			
		  	Building Services:	  	See Section 10.3 and Exhibit E.
			
		  	TI Allowance:	  	An amount equal to $200.00 per square foot of the Initial Premises RSF. See Exhibit B, Paragraph 11.2.
			
		  	Letter of Credit:	  	An amount equal to seventy five percent (75%) of the annual Base Rent for the first (1st) Lease Year set forth in Section 1.4 above, in accordance with, and subject to reduction as set forth in, the terms and conditions of
Section 14.6.
			
	1.8	  	Appurtenant Rights:	  	
			
		  	General Common Areas:	  	See Section 2.2(a).
			
		  	Parking:	  	See Section 2.2(b).
			
		  	Bicycle Room/	  	
		  	Shower Facilities:	  	See Section 2.2(c).
			
		  	Special Equipment	  	
		  	Installations:	  	See Section 2.2(d) and Article 11.
			
		  	Tenant’s Signage:	  	See Section 2.2(e).
			
		  	Building Conference Center:	  	See Section 2.2(f).
			
	1.9	  	[intentionally omitted]	  	
			
	1.10	  	Extension Options:	  	See Exhibit D-1.
		
	1.11	  	Permitted Uses: Office use and research and development uses (specifically including laboratory/research uses, including vivarium uses, as described below) in conformity with all Applicable Legal Requirements,
including, as ancillary to such primary uses, employee lunch rooms, kitchen facilities, meeting areas, and other ancillary uses of the Premises for Tenant’s employees, visitors, and other business invitees and not for the general public, in
each case consistent with the operation of a first-class mixed-use office and laboratory building, the Master Plan Permits, the Project Documents, and the provisions of this Lease. Subject to Section 9.3(b) below, Tenant’s proposed
laboratory/research uses (including vivarium uses) referenced above may from time to time include the specialized facilities shown on Tenant’s Test Fit Plans (as defined on Exhibit B) and as further described on Exhibit B-3
attached hereto, in accordance with construction documents from time to time prepared by Tenant and approved by Landlord in accordance with the provisions of Exhibit B or Section 10.5, as the case may be. As used in this Lease,
“Applicable Legal Requirements” means and refers to all federal, state, municipal and local laws, codes, ordinances, rules, regulations, and other requirements of all governmental authorities, committees, associations, or
other

  
 7 

					
	      	  		  	regulatory committees, agencies or governing bodies having jurisdiction over the Property, the Premises, and Landlord or Tenant with respect to the Property and the Premises, including without limitation the Master Plan Permits,
Environmental Laws (as defined in Section 9.4), and other statutory and common law.
			
	1.12	  	Notice Addresses:	  	
			
		  	For Landlord:	  	DW Propco JK, LLC
		  		  	c/o DivcoWest Properties
		  		  	575 Market Street, 35th Floor
		  		  	San Francisco, CA 94105
		  		  	Attn.: General Counsel
			
		  		  	with copies to:
			
		  		  	DW Propco JK, LLC
		  		  	c/o DivcoWest Properties
		  		  	200 State Street
		  		  	Boston, MA 02109
		  		  	Attn.: Property Management
			
		  		  	and
			
		  		  	DLA Piper LLP (US)
		  		  	33 Arch Street, 26th Floor
		  		  	Boston, MA 02110
		  		  	Attn.: William B. Forbush III, Esq.
			
		  	For Tenant:	  	Before the Commencement Date:
			
		  		  	Cerevel Therapeutics, LLC
		  		  	131 Dartmouth Street
		  		  	Boston, MA 02116
		  		  	Attn: Hunter Crittenden
			
		  		  	After the Commencement Date:
			
		  		  	Cerevel Therapeutics, LLC
		  		  	222 Jacobs Street
		  		  	Cambridge, MA                    
		  		  	Attn: Hunter Crittenden
			
		  		  	In addition, for any Default Notice
		  		  	under Section 14.1(f), see the
		  		  	last grammatical paragraph of
		  		  	Section 14.1 below.
			
	1.13	  	Broker(s):	  	Jones, Lang, LaSalle
			
	1.14	  	Property Manager:	  	DivcoWest Real Estate Services, LLC

  
 8 

 2. Exhibits. The following Exhibits are attached to this Lease and shall be
incorporated into this Lease by reference. All references in this Lease to Exhibits shall mean the Exhibits attached to this Lease, unless otherwise expressly specified. 
  

					
	        	 	Exhibit A:	  	Building Site
		 	Exhibit A-1:	  	Premises Floor Plans
		 	Exhibit A-2:	  	Building Stacking Chart
		 	Exhibit A-3:	  	Location of Tenant’s Emergency Generator
		 	Exhibit A-4:	  	Table of Base Rent for Initial Premises
			
		 	Exhibit B:	  	Base Building Construction and TI Work Letter
		 	Exhibit B-1:	  	Base Building Plans
		 	Exhibit B-2:	  	Scope of Base Building Work
		 	Exhibit B-3:	  	Tenant’s Test Fit Plan and Description of Specialized Facilities
		 	Exhibit B-4:	  	Construction Schedule
		 	Exhibit B-5:	  	Form of Confirmation of Commencement Date
		 	Exhibit B-6:	  	General Requirements for Tenant Work Construction Documents
		 	Exhibit B-7:	  	Building Measurement Calculations
		 	Exhibit B-8:	  	[intentionally omitted]
		 	Exhibit B-9:	  	Tenant Green Building Guidelines
		 	Exhibit B-10:	  	[intentionally omitted]
			
		 	Exhibit C:	  	Project
		 	Exhibit C-1:	  	Project Site Plan
			
		 	Exhibit D-1:	  	Extension Options
			
		 	Exhibit E:	  	Building Services
		 	Exhibit E-1:	  	Operating Expenses and Exclusions
		 	Exhibit E-2:	  	Building Rules and Regulations
		 	Exhibit E-3:	  	Project Permit Requirements
			
		 	Exhibit F:	  	Tenant Insurance
		 	Exhibit F-1:	  	Tenant Work Insurance Schedule
			
		 	Exhibit G:	  	Letter of Credit Requirements
		 	Exhibit H:	  	[intentionally omitted]
		 	Exhibit I:	  	Form of Notice of Lease
		 	Exhibit J:	  	Form of Lender’s Subordination, Nondisturbance and Attornment
		 		  	Agreement
		 	Exhibit K:	  	Reference Table for Defined Terms

  
 9 

 ARTICLE 2. 

PREMISES AND APPURTENANT RIGHTS 

2.1. Lease of Premises. Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord, for the
Term set forth herein, upon and subject to the terms and conditions of this Lease. The Premises exclude (a) the exterior walls, windows, and roof of the Building, (b) the base building mechanical and service rooms within the Building,
(c) the base building equipment and systems installed by Landlord as part of the Base Building Work, including without limitation base building pipes, ducts, conduits, wires and appurtenant fixtures located within the Building or on the
Building Site and serving the Building and/or other parts of the Property, whether exclusively or in common, and (d) the common areas serving the Building. If the Premises include less than the entire rentable area of any floor of the Building,
then the Premises shall also exclude the common corridors, common elevator lobbies, and common restrooms located on such floor. 
 2.2.
Appurtenant Rights. During the Term, Tenant shall have, as appurtenant to its lease of the Premises, the rights, in common with others and subject to the terms of this Lease, to use the following facilities serving the Building, in each case
subject to the applicable nondiscriminatory rules and regulations regarding the particular manner and times of operation and use. Tenant shall be permitted access to the Premises (and to the common areas of the Building used for access and egress
from the Building) on a 24-hour-per-day, 7-day-per-week, and 52-week-per-year basis during the Term, subject to the terms
and conditions of this Lease. 
 (a) General Common Areas. During the Term, Tenant shall have (i) the non-exclusive right, in common with Landlord and other tenants of the Building, to use the loading dock and other common facilities from time to time serving the laboratory/office portion of the Building located on
the Building Site (it being acknowledged that Landlord may also use such facilities in connection with performing its service, repair, and other obligations for the Building under this Lease) and (ii) the
non-exclusive right to use the Project Common Areas under the Project Documents that serve the Building in common with others, in each case for their customary, intended purposes and subject to the Project
Documents, the Master Permits, and the terms and provisions of this Lease. 
 (b) Parking. During the Term, Tenant shall have the
right to use Tenant’s Parking Allocation (as defined below) of the parking spaces in the Building Garage (as defined in the Base Building Work in Exhibit B) for daily and transient parking of passenger cars by Tenant’s employees,
visitors, and other business invitees on the following terms and conditions. “Tenant’s Parking Allocation” for the Initial Premises shall mean a total of thirty-nine (39) parking spaces. All of such spaces within
Tenant’s Parking Allocation shall be for unreserved parking spaces in the Building Garage, provided that Tenant shall have a one-time right, which Tenant may exercise by giving notice to Landlord no later
than November 1, 2019, to request that Landlord designate a specified number of reserved spaces within Tenant’s Parking Allocation (which may be for Tenant employees or visitor spaces and, if requested by Tenant, shall be specifically
labeled by Landlord for such purposes) in mutually acceptable location(s) within the Building Garage for Tenant’s use during the Term. The total number of parking spaces available for Tenant’s use under this
Section 2.2(b) is referred to as “Tenant’s Parking Spaces .” Tenant shall use the access cards issued by Landlord or the Building Garage operator for Tenant’s Parking Spaces only for use by
Tenant’s designated employees, visitors, and other business invitees (including Tenant’s subtenants, if applicable) from time to time working at or visiting the Premises and shall be solely responsible for allocating such access cards
among such users as Tenant may from time to time so designate. During the Term, Tenant shall pay to Landlord or its designated Building Garage operator the monthly parking charge per parking space for Tenant’s Parking Spaces, at the then
prevailing rate from time to time established by Landlord or the Building Garage operator for unreserved or reserved spaces in the Building Garage (which rate shall be generally consistent with the then prevailing rate for 

  
 10 

 
unreserved or reserved parking spaces in Comparable Mixed-Use Laboratory/Office Buildings (as defined in Section 7.1), as
reasonably determined by Landlord or the Building Garage operator from time to time based on periodic surveys of such market rates) in advance on the first day of each calendar month of the Term (pro-rated for
any partial month at the commencement of the Term). Tenant’s use of the Building Garage under this Section 2.2(b) shall comply with Applicable Legal Requirements and the Rules and Regulations (as defined in
Section 9.1) for Building tenants’ use of parking spaces in the Building Garage. 
 (c) Bicycle Room and
Showers. As part of the Base Building Work, Landlord shall, at Landlord’s sole cost and expense, construct on the ground floor of the Building a bicycle storage facility and associated showering/changing rooms as set forth in the Base
Building Plans. Such facilities shall be used in common by Tenant and other Building tenants and their employees, visitors, and other business invitees from time to time working at or visiting the Premises. Subject to the exclusions and adjustments
set forth in Exhibit E-1, all costs incurred by Landlord in cleaning, operating, maintaining, and repairing such facilities shall be included in Operating Expenses, including without limitation the
costs of repairing and (as determined by Landlord after their initial installation under Exhibit B) replacing from time to time any lockers or related equipment in such facilities during the Term. Such facilities shall remain operational for
the duration of the Term, subject to (i) temporary closures due to repairs or alterations from time to time during the Term (with Landlord undertaking reasonable efforts to limit the duration of such temporary closures and to provide advance
notice to Tenant of the same) and (ii) Landlord’s right from time to time to change the location of such facilities to other comparable space within the Building. 

(d) Tenant’s Special Equipment. During the Term, Tenant shall have the right, at its sole cost and expense, to install and maintain
Tenant’s mechanical, telecommunications, and other equipment in certain designated portions of the Building outside the Premises, all as more particularly provided in Article 11. 

(e) Tenant’s Signage. During the Term, (i) provided that and for so long as the Tenant originally named herein (or its
Permitted Transferee) leases the Premises and has not assigned the Lease or entered into one or more subleases for more than fifty percent (50%) of the Premises in the aggregate (other than to a Permitted Transfer under
Section 13.2), Tenant shall have the non-exclusive right, at its sole cost and expense, to list its name on a sign installed by Landlord at or near the main entrance to the Building
for listing the names of Building tenants (the “Building Main Entrance Sign”) , in such size, location, materials, and other particulars as may be reasonably specified or approved by Landlord for such multi-tenant Building signage,
and (ii) Tenant shall have the right, at its sole cost and expense, to place a sign identifying its name and logo in a location inside the entrance to the First Floor Space (“Tenant’s First Floor Entrance Sign”), in su ch
size, location, materials, and other particulars reasonably specified or approved by Landlord for such signage (which will be visible from the Building’s main entrance lobby). Collectively, Tenant’s signa ge on the Building Main Entrance
Sign and Tenant’s First Floor Entrance Sign are referred to herein as the “Tenant’s Signage”. 
 The installation
and/or listing of all such Tenant’s Signage shall be made in accordance with and subject to the following requirements. All Tenant’s Signage shall comply with the Master Plan Permits and other Applicable Legal Requirements and shall be
consistent, in Landlord’s good faith determination, with first-class tenant signage in a first-class multi-tenant laboratory/office building in the East Cambridge market, taking into account its prominent visibility (the “First-Class
Signage Standard”). Subject to the provisions of this Section 2.2(e), Landlord shall be responsible for obtaining all governmental permits and approvals required under the Master Plan Permits and applicable Legal
Requirements for the installation of the Building Main Entrance Sign and for placing Tenant’s name on the Building Main Entrance Sign in the particular size, location, materials, and other particulars specified 

  
 11 

 
by Landlord in compliance with the lease for other space in the Building entered into prior to the Lease Date; provided that Tenant shall be responsible for the out-of-pocket costs incurred by Landlord in connection with the placement of Tenant’s name on such Building Main Entrance Sign. Prior to installing the Tenant’s First Floor Entrance Sign, Tenant
shall submit to Landlord for its review and approval (which shall not be withheld or unreasonably conditioned or delayed following Tenant’s submission if such signage complies with the requirements of this
Section 2.2(e)) detailed construction plans and specifications for the Tenant’s First Floor Entrance Sign showing the location, size, height, graphics, materials, electric lighting, manner of installation, and other
details of the proposed signage installation. Tenant shall be solely responsible, at its sole cost and expense, for installing, maintaining, operating, and repairing Tenant’s First Floor Entrance Sign in compliance with all Applicable Legal
Requirements and in accordance with the First-Class Signage Standard. Tenant shall be responsible for obtaining all governmental permits and approvals required under the Master Plan Permits and Applicable Legal Requirements for the installation of
Tenant’s First Floor Entrance Sign. Landlord shall cooperate, in its capacity as owner of the Property as may be reasonably requested by Tenant in connection with applications for approvals from municipal authorities under the Master Plan
Permits and Applicable Legal Requirements for Tenant’s First Floor Entrance Sign hereunder, provided that Tenant shall reimburse Landlord, as Additional Rent, for its reasonable,
out-of-pocket third-party expenses (if any) incurred by Landlord in connection with such efforts. At the expiration or earlier termination of the Term (or such earlier
date on which Tenant is no longer entitled to maintain the applicable Tenant’s Signage under the terms of this Section 2.2(e)(i)), Tenant shall remove the applicable Tenant’s Signage (together with all related
mounting brackets, supports, fasteners, wiring, and any other signage-related equipment), repair any damage to the Building caused by such installations and removal, and restore the areas affected by such removal. 

During the Term, Tenant shall also have the right to list its name on any multi-tenant Building directory (if any) from time to time
maintained by Landlord in the Building’s main lobby (which may be an electronic or directory wall sign, as specified by Landlord from time to time); provided that any such listing of Tenant’s name on a directory wall sign shall be in the
particular size, location, materials, and other particulars specified by Landlord in compliance with the lease for other space in the Building entered into prior to the Lease Date. 

Except for the Tenant’s Signage expressly set forth in this Section 2.2(e) above, Tenant shall not install any
signage on the exterior of the Building (or in any portion of the Premises that is visible from the exterior of the Building) or elsewhere on the Building Site or in the Project Common Areas. 

(f) Building Conference Center. During the Term, if and for so long as Landlord elects to construct and operate a shared conference room
serving Building tenants in common, Tenant will have the right to use, in common with others, the shared-use conference center. Any such conference center facilities shall be used in common by Tenant and other
Building tenants and their respective employees, visitors, and other business invitees from time to time working at or visiting the Premises or other Building tenant’s premises. Landlord shall establish reasonable operational protocols for
reserving the use of such facilities for particular events in advance subject to the priority rights granted to other tenants of the Building prior to the Lease Date. Subject to the exclusions and adjustments set forth in Exhibit E-1, the costs incurred by Landlord with respect to such facilities shall be included in Operating Expenses. Such facilities shall be subject to (i) temporary closures due to repairs, alterations with
Landlord undertaking reasonable efforts to limit the duration of such temporary closures and to provide advance notice to Tenant of the same, and (ii) (if applicable) Landlord’s right from time to time to relocate such facilities to other space
of comparable size in the Building or to discontinue such shared conference room at any time in its sole discretion. 

  
 12 

 (g) East Cambridge Common and Baldwin Park South. Reference is made to the East
Cambridge Common (or NorthPoint Common) as shown on the Project Site Plan, which is located across the street from the Building and serves as a common facility for the Project, and to Baldwin Park South, which is adjacent to the Building Site and
serves as a common facility for the Project. The open spaces in East Cambridge Common and Baldwin Park South are collectively and severally referred to herein the “Open Spaces”. As owner of the Building Site, Landlord shall make
available to Tenant and other Building tenants such non-exclusive rights, in common with other Project owners and other users of the Project Common Areas, as Landlord has under the Project Documents to use the
Open Spaces for their intended purposes, in accordance with and subject to the applicable Project Documents, the Master Permits, and Applicable Legal Requirements. During the Term, if Tenant from time to time requests to hold a company event in a
portion of the Open Spaces from time to time designated for such types of events (which may be seasonal), Landlord will use reasonable efforts to coordinate such requested use, subject to availability and in compliance with the applicable Project
Documents, the Master Permits, and Applicable Legal Requirements, including without limitation the applicable rules and regulations promulgated under the Project Documents with respect to such uses of the Open Spaces. Tenant shall comply with all of
the foregoing requirements with respect any such use of the Open Spaces, shall provide such insurance certificates as may be required for the particular use in question, and shall be responsible for all costs incurred in connection with such use of
the Open Spaces, including without limitation costs of preparing the site, event security, and cleaning up after such event. To the extent that any such costs are charged to Landlord under the applicable Project Documents, Tenant shall pay such
charges to Landlord within thirty (30) days after receipt of Landlord’s invoice therefor. 
 2.3. Reservations. In addition
to other rights reserved herein or by law, Landlord reserves the right from time to time, without unreasonable interference (except in cases of emergency, in which event Landlord shall use commercially reasonable efforts to minimize the extent of
such interference, taking into account the nature of the emergency) with Tenant’s access to, and use and occupancy of, the Premises, but subject to the provisions of the following grammatical paragraph: (i) to perform repairs to or
reconstructions of the Building and the Property in accordance with Section 10.3 and to install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building, or either, pipes,
ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building, or elsewhere on the Building Site or the Project Land; (ii) to construct, alter, or relocate any portion of the Building common areas or the
Project Common Areas from time to time in connection with the current or future development or redevelopment of the Building or the Project and the construction, maintenance, repair, and replacement from time to time of the Building common areas or
the Project Common Areas in accordance with and subject to the provisions of Section 16.13 below, (iii) to grant easements and other rights with respect to the Building Site or the Project Land in accordance with and
subject to the provisions of Section 16.13 below, and (iv) to designate the street address of the Building. Any installations, replacements and relocations within the Premises under clause (i) shall be located as
far as practicable in the base building core areas of the Building, above ceiling surfaces, below floor surfaces, or within perimeter walls of the Premises. Any entry by Landlord into the Premises for any of the purposes set forth in this
Section 2.3 shall be subject to the provisions and procedures set forth in Section 9.6 governing access to the Premises, and in connection with entry for
non-emergency purposes. Landlord shall use reasonable efforts to avoid unreasonable interference with Tenant’s business activities to the degree reasonably practicable and endeavor to perform during non-business hours any such work that would unreasonably interfere with Tenant’s occupancy if the same were performed during business hours. Tenant has advised Landlord, and Landlord acknowledges, that
Tenant’s use of the Premises may involve the use of equipment and instruments that are sensitive to vibrations. Accordingly, and without limitation of Tenant’s obligations set forth in Section 9.3(d) below,
Landlord shall use commercially reasonable efforts, consistent with the operation of Comparable Mixed-Use Laboratory/Office Buildings, to cause any Disruptive Work (as hereinafter defined) being performed by
or on behalf of Landlord in the Building to be performed only during Restricted Work Hours (as hereinafter defined), unless prohibited under 

  
 13 

 
Applicable Legal Requirements and/or by applicable governmental authorities, if, in Landlord’s reasonable judgment, such Disruptive Work would unreasonably interfere with Tenant’s
ability to use such equipment and instruments in the normal course of conducting Tenant’s business in the Premises. For purposes of this Lease, (i) “Disruptive Work” shall mean any alterations or improvements creating excessive
vibrations, noise, or fumes beyond normal construction activities (including, without limitation, any alterations or improvements involving demolition, cutting, trenching, chopping and core drilling of floor slabs, shooting fasteners into slab,
floor or overhead, spraying of paint or other coatings, disconnects or shutdowns affecting other tenants or other parts of the Building, burning or welding of steel which causes fumes to be transmitted to other parts of the Building or the use of
air hammers or concrete saws), and (ii) “Restricted Work Hours” shall mean before 7:00 a.m. and after 6:00 p.m. local time on Business Days. The parties further acknowledge that the Building’s construction rules and regulations
require that Disruptive Work performed by Building tenants will be performed only during Restricted Work Hours and Landlord will use commercially reasonable efforts, consistent with the operation of Comparable
Mixed-Use Laboratory/Office Buildings, to enforce such rules and regulations on a non-discriminatory basis with respect to Tenant and other tenants and occupants of the
Building. 
 Notwithstanding anything to the contrary in this Lease (but subject to the provisions of Article 12), Landlord’s
reservation of rights under this Section 2.3 to make changes, alterations, additions, improvements, repairs or replacements to the Building and the Building Site shall be subject in all instances to the following terms:
(i) the level of any Building Service shall not decrease in any material respect from the level required of Landlord in this Lease as a result thereof (other than temporary changes in the level of such services during the performance of any
such work); (ii) Tenant’s access to and use of the Premises, and Tenant’s use of the Building common areas on multi-tenant floors where any portion of the Premises is located, shall not be materially impaired, limited, or restricted (other
than on a temporary basis in the applicable areas to accommodate such work, and further subject to the last sentence of the preceding grammatical paragraph); (iii) any such work in Tenant’s Appurtenant Areas serving the Premises will be of a
quality at least consistent with the standards of the existing base building), and (iv) if, as a result of such work, any portion of the Building common areas are converted to rentable space, then Tenant’s Pro Rata Tax Share and Tenant’s
Pro Rata Expense Share shall be recalculated and reduced to reflect the resulting additional rentable area in the Building as provided in Section 1.4 above. Landlord will provide reasonable notice to Tenant (including any
notice required by Section 9.6 for entry into the Premises) prior to performing repairs to or reconstructions of the Building and the Property that would require temporary closures of, or materially adversely affect
Tenant’s on-going use of, the Premises, Tenant’s Appurtenant Areas, and/or Building common areas serving the Premises exclusively or in common with other Building tenants, and shall use commercially
reasonable efforts to minimize the extent and duration of any such interference with Tenant’s access to, and use and occupancy of, the Premises and Tenant’s Appurtenant Areas during the performance of such work. 

ARTICLE 3. 
 LEASE TERM

 3.1. Lease Term. The Initial Term of this Lease is set forth in Section 1.5. Following the
Commencement Date, at the request of either party, Landlord and Tenant shall enter into a written instrument confirming the occurrence of the Commencement Date, the Premises RSF, and related lease information in the form of Exhibit B-5, provided, however, that the failure by either party to execute such an instrument shall not be deemed to delay the occurrence of the Commencement Date as determined in accordance with the provisions of this
Lease. 
 3.2. Building Construction and Delivery. Landlord shall perform the Base Building Work for the Building in accordance with
and subject to the terms and provisions more particularly set forth in Exhibit B. The Base Building Plans for the Base Building Work are attached as Exhibit B-1. Tenant shall perform the TI Work
in the Premises in accordance with and subject to the provisions of Exhibit B. 

  
 14 

 3.3. Extension Options. Tenant shall have two (2) options to extend the Initial
Term of the Lease, each for a successive extension period of five (5) years, subject to and in accordance with the terms and conditions set forth in Exhibit D-1. 

ARTICLE 4. 
 RENT

 4.1. Base Rent. (a) During the Term, Tenant covenants and agrees to pay to Landlord the Base Rent for the Initial
Premises (at the rates set forth in Section 1.6) in equal monthly installments commencing on the Commencement Date and thereafter on the first day of each calendar month during the Term, in accordance with
Section 4.3 below. 
 (b) Extension. The Base Rent for any applicable extension period provided under this
Lease shall be paid by Tenant at the rates set forth in the applicable provisions of Exhibit D-1, and otherwise in accordance with Section 4.3. 

4.2. Additional Rent. Tenant covenants and agrees to pay to Landlord during the Term (i) Tenant’s Pro Rata Tax Share of Taxes,
(ii) Tenant’s Pro Rata Expense Share of Operating Expenses, (iii) Tenant’s Separately Reimbursable Utilities, and (iv) any other Additional Rent projected to become due for such calendar year as provided in this
Section 4.2 and the applicable provisions of the Lease referred to herein (collectively, “Total Operating Costs”). During the Term, Tenant shall further pay to Landlord the amounts from time to time due for
Additional Services under Section 10.3(d) and all other Additional Rent (as defined in Section 1.7) from time to time due under the provisions of this Lease. Tenant shall also pay directly to the
applicable Utility Service Provider all Direct-Metered Utilities from time to time provided by a Utility Service Provider directly to the Premises, as more particularly provided in Section 6.2. 

(a) Estimated and Final Payments of Total Operating Costs. For each calendar year or portion thereof during the Term, Landlord shall
provide its good faith estimate of the amounts of each component of Total Operating Costs for the Premises, namely, (i) Tenant’s Pro Rata Tax Share of Taxes under Article 5, (ii) Tenant’s Pro Rata Expense Share of Operating
Expenses under Article 8 and Exhibit E-1, and (iii) Tenant’s Separately Reimbursable Utilities under Section 6.3 (collectively, the “Estimated Monthly
Payments”). Commencing on the Commencement Date and thereafter on the first day of each calendar month during the Term, Tenant shall pay one-twelfth
(1/12th) of the annualized amount of the Estimated Monthly Payments, monthly in advance together with the monthly installment of Base Rent then due. Landlord shall endeavor to provide Tenant with
such estimate on or before the Commencement Date for the balance of such calendar year and on or before December 1 (for the next ensuing calendar year) during the Term of the Lease. Landlord may adjust any component of the Estimated Monthly
Payments at any time (but in no event more than once in any month) based upon its experience and reasonable anticipation of the Total Operating Costs. Such adjustments shall be effective as of the next Rent payment date after at least thirty
(30) days’ written notice to Tenant. After the end of each calendar year (as provided in the next sentence), Landlord shall provide Tenant with a final statement of the Total Operating Costs paid or incurred by Landlord during the
immediately preceding calendar year of the Term and a calculation of Tenant’s Pro Rata Tax Share of Taxes, Tenant’s Pro Rata Expense Share of Operating Expenses, and Tenant’s Separately Reimbursable Utilities. Landlord shall use
reasonable efforts to deliver such annual statement within approximately one hundred twenty (120) days after the end of such calendar year and will deliver such annual statement no later than two hundred seventy (270) days after the end of
such calendar year; provided that in the event that the annual statement 

  
 15 

 
for the Building’s share of Project Common Area Expenses (as defined in Section 8.1) under the Project Documents is not delivered within such one hundred twenty-(120)-day period, then the portion of Landlord’s annual statement attributable to such items shall be issued based on the most recent estimated amounts for such Project Common Area Expenses and such
items shall be adjusted within sixty (60) days after Landlord receives the final accounting of such Project Common Area Expenses under Exhibit E-1. Within thirty (30) days after delivery of
Landlord’s annual statement, Tenant shall pay to Landlord any underpayment of Tenant’s Total Operating Costs, or Landlord shall credit any overpayment of Tenant’s Total Operating Costs to Tenant against Additional Rent next due or, at
Landlord’s election, refund such amount to Tenant (or, if the Term has expired, promptly remit such amount to Tenant) after deduction of any amounts due to Landlord for unsatisfied Tenant obligations under the Lease. If the Term expires or this
Lease is terminated as of a date other than the last day of a calendar year, Tenant’s payment of Additional Rent pursuant to this Section 4.2(b) for such partial year shall be based on Landlord’s good faith
estimate of the items otherwise includable in Total Operating Costs and shall be made on or before the later of (i) thirty (30) days after Landlord delivers such estimate to Tenant or (ii) the last day of the Term, with an appropriate
payment or refund (in the manner provided above) to be made upon Tenant’s receipt of Landlord’s statement of Total Operating Costs for such calendar year. Notwithstanding the foregoing, if Landlord fails, within twenty-four
(24) months after the end of an applicable calendar year, to bill to Tenant (whether in an annual statement for such calendar year or in a separate invoice) any item of Total Operating Costs that was incurred during such calendar year, such
failure shall constitute a waiver of the foregoing adjustment between Landlord and Tenant solely with respect to such unbilled item; provided that the foregoing shall not be construed to preclude Landlord from providing Tenant with a revised annual
statement and making appropriate adjustments between Landlord and Tenant based on actual adjustments in Taxes occurring after the initial annual statement was provided to Tenant. This Section 4.2(b) shall survive expiration
or earlier termination of the Term. 
 (b) General Provisions. This Lease requires Tenant to pay directly to suppliers, vendors,
carriers, contractors, and other parties, certain insurance premiums, utility costs, personal property taxes, maintenance and repair costs, and other expenses. In the event that, in accordance with and subject to the express terms and provisions of
this Lease (including, as applicable, after giving such notice as may be required under Section 14.3(f)), Landlord from time to time shall pay any such amounts, Tenant shall reimburse Landlord for such costs in full upon
written demand with the next monthly Rent payment. Unless this Lease expressly provides otherwise, Tenant shall pay all Additional Rent within thirty (30) days after the same has been billed to Tenant. Except to the extent otherwise expressly
set forth herein, in no event shall Landlord’s failure to demand payment of Additional Rent be deemed a waiver of Landlord’s right to such payment. 

(c) Allocation of Certain Operating Costs. In the event that certain services or facilities are provided solely to Tenant or jointly to
Tenant and some but not all other tenants of the Building, then the applicable expenses for such services or facilities shall be charged and reasonably allocated by Landlord entirely between Tenant and the other tenant(s) receiving such services. In
the event that certain services or facilities are provided jointly to the Building and other buildings in the Project at any time during the Term, then the applicable expenses for such services or facilities shall be allocated among the Building and
such other building(s) receiving such services pursuant to the applicable Project Documents or other reasonable allocation thereof. 
 4.3.
Method of Payment. Tenant shall pay the Base Rent to Landlord in advance in equal monthly installments by the first of each calendar month during the Term, together with the applicable Estimated Monthly Payments of Total Operating Costs as
provided in Section 4.2. Tenant shall make a pro-rata payment (on a per diem basis) of Base Rent and Additional Rent for any period of less than a month at the beginning or end of the
Term. All payments of Base Rent, Additional Rent, and other sums due shall be paid, without demand, set-off or other deduction, except as otherwise expressly set forth 

  
 16 

 
herein, in current U.S. exchange. Tenant shall pay the regular monthly installments of Base Rent under Section 4.1 and Additional Rent under
Section 4.2(b) by ACH or other electronic fund transfer pursuant to wire and account instructions from time to time provided by Landlord unless and until otherwise directed by Landlord. All other amounts due to Landlord
hereunder shall be paid by Tenant either in the manner provided under the preceding sentence or by check drawn on a clearinghouse bank and delivered to the Address of Landlord set forth in Article 1 or to such other place or account as
Landlord may from time to time direct. 
 Except as expressly provided in this Lease, Tenant’s obligation to pay the Rent under this
Lease shall be absolute, unconditional, and independent of any Landlord covenants and shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises or the Building, or any other restriction on
Tenant’s use, or (except as expressly provided in this Lease) any casualty or taking or any failure by Landlord to perform or other occurrence; and Tenant waives all rights now or hereafter existing to quit or surrender this Lease or the
Premises or any part thereof (except as expressly provided in this Lease) or to assert any counterclaim or defense in any action seeking to recover Rent (unless such counterclaim or defense would be lost by Tenant if not raised in such proceeding).

 4.4. Audit Rights. At the request of Tenant (“Tenant’s Audit Notice”) given no later than six (6) months
after Landlord delivers Landlord’s annual statement of Total Operating Costs with respect to any calendar year during the Term, Tenant shall have the right to examine Landlord’s books and records regarding Total Operating Costs for such
year. (For the avoidance of doubt, the references herein to “books and records” regarding Total Operating Costs shall refer to the books and records maintained by Landlord or its property manager that are reasonably required to
substantiate the Total Operating Costs for the applicable year hereunder, such as property management ledger books or electronic summaries evidencing expenditures and need not include the actual receipts or payment records for each individual
expenditure.) Tenant’s right to examine such books and records shall be exercisable upon reasonable advance notice to Landlord and at reasonable times during Landlord’s business hours commencing on or after a date specified by Landlord
that is within the sixty-(60)-day period following the delivery of Tenant’s Audit Notice, and only if no Event of Default has occurred and is continuing. Landlord shall make such books and records
available for such examination by Tenant either (at Landlord’s election) at Landlord’s office in Massachusetts or at the Building or elsewhere at the Project, or in electronically accessible form. (If so requested in Tenant’s request
to review the books and records for the subject calendar year, Landlord shall make such books and records for the immediately prior calendar year (if any) available for Tenant’s examination, for reference purposes only in connection with its
examination of the books and records for the subject calendar year, and not for the purpose of auditing or objecting to Total Operating Costs for any such immediately preceding calendar year.) Any such examination of Landlord’s Total Operating
Costs for the subject calendar year shall be conducted, at Tenant’s election, either by members of Tenant’s internal financial staff or by a certified public accounting firm or other professional consultant or tax advisor (any of the
foregoing being referred to as Tenant’s “examiners”). If Tenant reasonably requests copies of any such books and records, Tenant shall reimburse Landlord for the
out-of-pocket costs thereof. Tenant shall not engage any such examiner(s) or any other party on a contingency fee basis in connection with any examination of
Landlord’s books and records hereunder. Before commencing any such examination of Landlord’s books and records, Tenant and its examiners shall execute and deliver to Landlord an agreement in form reasonably acceptable to Landlord agreeing
to keep confidential any non-public, confidential information about Landlord, the Building, or the Project in connection with such examination and not to disclose such information or the results of such
examination to any other party (other than Tenant’s attorneys and accountants who are engaged in connection with such examination and agree to abide by such non-disclosure agreement), except to the extent
required by law or applicable judicial proceeding with respect to the enforcement of the provisions hereof, all as more particularly set forth in such non-disclosure agreement. Tenant shall have a period of
one hundred twenty (120) days after the date Landlord’s books and records regarding Total Operating Costs for the 

  
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 subject calendar year as set forth herein are first made available to Tenant (the “Review
Period”) in which to complete its audit and submit to Landlord, if Tenant has any objection to Landlord’s statement for the subject calendar year, an auditor’s report or other description of any such objections (if any) to
particular items in reasonable detail. Any items as to which no such objection is made within the Review Period shall be deemed accepted, it being the parties’ mutual intention to identify any such items within the Review Period and resolve any
such objections promptly in order to close their respective books for such year. If the Additional Rent as finally determined for such year is less than the Additional Rent paid by Tenant, Landlord shall either promptly credit such excess against
the Rent next due from Tenant or refund such amount to Tenant (including, if applicable, with respect to any such year-end reconciliation occurring after the expiration or earlier termination of the Term),
after deduction (if an Event of Default has occurred and is then continuing) of any delinquent amounts due to Landlord under the Lease. Tenant’s request to examine Landlord’s books and records shall not extend the time within which Tenant
is obligated to pay the amounts shown on Landlord’s statement of Total Operating Costs. In the event that, as a result of such examination, Tenant has been overcharged by five percent (5%) or more of the Additional Rent actually due for Total
Operating Costs for such year, Landlord shall (in addition to refunding or crediting the amount overcharged as provided above) reimburse Tenant for the reasonable third-party costs of engaging its third-party examiner, not to exceed $15,000.00
(which amount shall be increased by three percent (3%) on each anniversary of the Commencement Date). In all other cases, Tenant shall pay for the cost of such examination. If Tenant fails to timely request an examination hereunder or, after timely
requesting an examination hereunder, Tenant fails to object within the Review Period to specific items in the annual statement by written notice to Landlord reasonably setting forth the grounds, then the terms in such annual statement shall be
deemed accepted. 
 ARTICLE 5. 

TAXES 
 5.1. Taxes.
Tenant covenants and agrees to pay to Landlord, as Additional Rent, Tenant’s Pro Rata Tax Share of the Taxes for each fiscal tax period, or ratable portion thereof, included in the Term in accordance with Section 4.2.
If Landlord secures an abatement or receives a refund of any such Taxes for any fiscal tax period, or ratable portion thereof, included in the Term in accordance with Section 4.2, then Landlord shall credit against
Additional Rent next due or, at Landlord’s election, refund to Tenant (or, if the Term has expired, remit to Tenant any such amounts not then fully credited or refunded hereunder), after deduction of any amounts due to Landlord for unsatisfied
Tenant obligations under the Lease, Tenant’s Pro Rata Tax Share of the refund of the Taxes previously paid by Tenant, in each case after deducting Landlord’s reasonable costs and expenses incurred in obtaining the refund (to the extent
such costs and expenses were not previously included in Operating Expenses or Taxes), but in any event such refund to Tenant shall not exceed amounts paid by Tenant for Taxes on account of the period subject to such refund. Upon Tenant’s
request from time to time, Landlord shall furnish Tenant with a copy of the applicable real estate tax bill. Tenant shall make estimated payments on account of Taxes in monthly installments on the first day of each month, in amounts reasonably
estimated from time to time by Landlord pursuant to Section 4.2(b). 
 5.2. Definition of “Taxes”.
The term “Taxes” means (subject to the exclusions set forth below) all real estate taxes, assessments, betterments, excises, user fees and all other governmental charges and fees of any kind or nature, or impositions or agreed
payments in lieu thereof or voluntary payments made in connection with the provision of governmental services or improvements of benefit to the Building, the Building Site, or the Property, and any penalties and interest thereon (to the extent due
to Tenant’s failure to make timely payments hereunder), assessed or imposed against the Building, the Building Site, or the Property (including without limitation any personal property taxes levied on the Building or the Property or on fixtures
or equipment used in connection therewith), other than a federal or state income tax of general application. 

  
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 (a) Exclusions. Notwithstanding the foregoing, Taxes shall not include (i) any
of the foregoing which are levied or assessed against the Property to the extent the same are special development fees or governmental development assessments (as opposed to general real estate taxes) for the initial construction of on-site or off-site street or intersection improvements, roads, rights of way, lighting, and traffic signals for the initial development or construction of the Building or any
other building of the Project, (ii) any inheritance, estate, succession, gift, excise, privilege, franchise, income, gross receipts, capital levy, revenue, rent, state, payroll, stamp, transfer, or profit taxes, however designated;
(iii) any interest or penalties resulting from the late payment of taxes by Landlord (except to the extent due to Tenant’s failure to make timely payments hereunder); or (iv) reserves for future Taxes (other than those coming due
during the ensuing year). 
 (b) Changes in Taxation. If during the Term the present system of taxation of real or personal property
shall be changed so that, in lieu of or in addition to the whole or any part of such tax there shall be assessed, levied or imposed on the Building or the Property or on Landlord any kind or nature of federal, state, county, municipal or other
governmental capital levy, income, sales, franchise, excise or similar tax, assessment, levy, charge or fee (as distinct from the federal and state income tax in effect on the Lease Date) measured by or based in whole or in part upon valuation of
the Building or the Property, mortgage valuation, rents, services or any other incidents, benefits or measures of real property or real property operations, then any and all of such taxes, assessments, levies, charges and fees shall be included
within the term of Taxes; provided, however, that Tenant’s obligation with respect to such substitute taxes shall be limited to the amount thereof as computed at the rates that would be payable if the Building and the Property were the only
property of Landlord. 
 (c) Abatement Expenses. Taxes shall also include reasonable expenses, including reasonable fees of attorneys,
appraisers and other consultants, incurred by Landlord in connection with any efforts to obtain abatements or reduction or to assure maintenance of Taxes for any year wholly or partially included in the Term, whether or not successful and whether or
not such efforts involved filing of actual abatement applications or initiation of formal proceedings. 
 5.3. Personal Property
Taxes. Tenant shall pay directly all taxes charged against Tenant’s trade or business fixtures, furnishings, equipment, inventory, or other personal property (collectively, “Tenant Property”). Tenant shall use commercially
reasonable efforts to have Tenant Property taxed separately from the Property. Landlord shall notify Tenant if any of Tenant Property is taxed by the appropriate governmental authority with the Property (which notice will include a copy of the
relevant tax bill for such Tenant Property), and Tenant shall pay such taxes to Landlord within thirty (30) days after such notice. 

ARTICLE 6. 
 UTILITIES

 6.1. Utilities. During the Term, Tenant shall pay all charges for water, sewer, gas, electricity, telecommunications, and
other utilities or like services used or consumed at the Premises (each, a “Utility Service” and collectively the “Utility Services”), including without limitation any Utility Services used or consumed by all
mechanical equipment serving the Premises, wherever located in or about the Premises or elsewhere in the Building, whether called use charge, tax, assessment, fee or otherwise as the same become due, in accordance with the provisions of this
Article 6 below. Each company or third party providing the applicable Utility Service hereunder is referred to as a “Utility Service Provider.” 

  
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 6.2. Direct-Metered Utilities. For all Utility Services, if any, that are from time
to time separately metered by a Utility Service Provider directly to the Premises (“Direct-Metered Utilities”), Tenant shall pay, directly to the applicable Utility Service Provider, all costs and expenses associated with such
Direct-Metered Utilities, as and when due to such Utility Service Provider. The costs of any Direct-Metered Utilities, to the extent paid by Tenant directly to the applicable Utility Service Provider, shall not constitute part of the reimbursable
Operating Expenses under Article 8. Tenant shall be responsible for maintaining all utility deposits required by the applicable Utility Service Provider for any such Direct-Metered Utilities and will from time to time upon Landlord’s
reasonable request provide evidence of Tenant’s payment of all charges to the applicable Utility Service Provider. To the extent (if any) that any Utility Services are provided directly by a Utility Service Provider directly to the Premises or
any portion thereof during the Term under this Section 6.2, Tenant shall look solely to the applicable Utility Service Provider for all service issues with respect to any such Direct-Metered Utilities. 

6.3. Tenant’s Separately Reimbursable Utilities. For (i) any Utility Service for tenant electricity from time to time provided
by Landlord (i.e., not as a Direct-Metered Utility) to any portion of the Premises (e.g., in any penthouse level space leased by Tenant under Section 1.4) pursuant to Section 10.3 and Exhibit
E and (ii) any other Utility Services from time to time provided by Landlord to the Premises that are separately charged to Tenant as a special or additional service (e.g., electricity for Tenant’s supplemental HVAC or rooftop
equipment) (collectively, such items under clauses (i) and (ii) being referred to herein as (“Tenant’s Separately Reimbursable Utilities”), Tenant shall pay to Landlord, as Additional Rent, all costs and expenses for
Tenant’s Separately Reimbursable Utilities, which shall be based on check-meters or similar sub-metering equipment installed for the applicable portion of the Premises pursuant to Exhibit B or
Section 10.5, as the case may be, and Landlord’s periodic reading of such check-meters or similar sub-metering equipment (or, for any portion of the Premises or special Tenant
equipment that from time to time does not have operational check-meters or sub-meters, on reasonable allocations prepared by Landlord’s building engineer as to the applicable space and period), at the
same rate paid by Landlord to the Utility Service Provider without mark-up by Landlord. Tenant’s Separately Reimbursable Utilities may also include electricity or other utilities for special equipment
from time to time installed by or for Tenant elsewhere in the Building (e.g., Rooftop Equipment) pursuant to the provisions of the Lease. The Additional Rent for Tenant’s Separately Reimbursable Utilities shall be reasonably estimated by
Landlord from time to time, and such estimated amounts shall be paid by Tenant to Landlord monthly in advance in accordance with Section 4.2, together with the monthly installment of Base Rent and the estimated monthly
payments for Taxes and Operating Expenses, subject to periodic reconciliations based on actual readings. Any adjustments in such estimated monthly amounts from time to time shall be effective as of the next Rent payment date after notice to Tenant.
For each calendar year or portion thereof in the Term, there shall be a final accounting of Tenant’s Separately Reimbursable Utilities in the annual statement under Section 4.2, based upon actual check-meter or sub-meter readings and the applicable rates for the applicable Utility Service Providers. The costs of all Tenant’s Separately Reimbursable Utilities, to the extent so charged to Tenant under this
Section 6.3, shall be separately paid to Landlord by Tenant, as Additional Rent, and shall not be included as part of general Operating Expenses under Article 8. 

6.4. Metering. The Base Building Work will include certain common switching point(s) in the Building for certain Utility Services for
the Building (collectively, the “Utility Switching Points”), as and to the extent specified in the Base Building Plans under Exhibit B to be part of Base Building Work. The check-meters or similar sub-metering equipment for tenant electricity that are Tenant’s Separately Reimbursable Utilities (including any tenant electricity check-meters or similar sub-metering
equipment, as described above) and any check-metering or similar sub-metering equipment for any Tenant’s Separately Reimbursable Utilities (including, as applicable, for equipment from time to time
installed by or for Tenant in the Premises or elsewhere in the Building, as described in Section 6.3 above) will be installed by or for Tenant at its sole cost and expense, subject in each case to the application of any
applicable tenant improvement allowance provided by Landlord under Exhibit B. Tenant shall pay for any and all costs to install and connect Utility Services from the applicable Utility Switching Points to the respective floors on which the
Premises are from to time located and other parts of the Building used by 

  
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 Tenant hereunder. Landlord shall be under no obligation as to any Utility Services beyond the foregoing
responsibility to install the Utility Services to the Utility Switching Points, and Landlord shall not be liable for any interruption or failure in the supply of any Landlord Utilities, except to the extent expressly set forth below in
Section 10.3(e). If desired by Tenant, Tenant may install, at its sole cost, Uninterrupted Power Supply (“UPS”) equipment serving all or portions of the Premises in accordance with and subject to the
provisions of Section 10.5 below, with any such equipment installations being located within applicable portions of the Premises, except for conduits and wiring connected to such equipment and installed by Tenant within the
Building’s common vertical shaft spaces or core areas intended for such purposes, in particular locations designated or reasonably approved by Landlord, in accordance with Section 2.2 and Article 11. For the
avoidance of doubt, in connection with Tenant’s UPS equipment or Emergency Generator under Article 11, no separate rental charge shall be due for Tenant’s installation of conduits and wiring within the Building’s common
vertical shaft spaces or core areas designated or reasonably approved by Landlord for such purposes. 
 6.5. General Building
Utilities. Except for (i) Direct-Metered Utilities and Tenant’s Separately Reimbursable Utilities charged to Tenant and (ii) other Separately Chargeable Tenant Utilities (as defined in Exhibit
E-1), the costs of Utility Services for the Building (including the Building Site and the Building’s common areas and facilities) shall be included in Operating Expenses, subject to the exclusions and
adjustments as provided in Exhibit E-1. 
 ARTICLE 7. 

INSURANCE 
 7.1.
Tenant’s Insurance. During the Term, Tenant shall maintain insurance for the benefit of Tenant and Landlord (as their interests may appear) for the insurance coverages set forth on the attached Exhibit F (subject to the provisions
of Section 7.2 below), with terms and coverages reasonably satisfactory to Landlord and with such increases in limits as Landlord may from time to time reasonably request, consistent with requirements for comparable
tenancies for the Permitted Uses at other comparable first class, mixed-use (including retail), multi-tenant laboratory/office buildings in the East Cambridge market (“Comparable Mixed-Use Laboratory/ Office Buildings”). All insurance required to be maintained by Tenant hereunder shall be with companies at all times having a current rating of not less than A- and financial category rating of at least Class X in “A.M. Best’s Insurance Guide” current edition. Prior to the Commencement Date and on each anniversary of that date (or on the policy
renewal date), Tenant shall give Landlord certificate(s) evidencing such coverage in a customary ACORD 25 form or a then applicable equivalent form (for institutionally-owned properties) reasonably specified by Landlord. Tenant shall provide notice
to Landlord of cancellation or change in such policies to Landlord at least thirty (30) days in advance of such cancellation or change, except for a cancellation as a result of a non-payment of premium
which notice shall be provided at least ten (10) days in advance of such cancellation. Liability insurance maintained by Tenant shall be deemed to be primary insurance, and any liability insurance maintained by Landlord shall be deemed
secondary to it. Tenant may use blanket or excess umbrella coverage to satisfy any of the requirements of this Section 7.1 and on such basis comply with the required limits set out herein, provided that any umbrella
coverage is provided on a “following form” basis. 
 7.2. Action Increasing Rates. Tenant shall comply with the provisions
of Sections 9.1, 9.2, 9.3, and 9.4 and shall not use the Premises (or permit or suffer the Premises to be used by any Tenant Party) in any way that is prohibited by Applicable Legal Requirements. If Tenant uses the
Premises (or permits or suffers the Premises to be used by any Tenant Party) in any way that jeopardizes any insurance coverage carried by Landlord or Tenant as reasonably documented by evidence provided by Landlord to Tenant, then Tenant shall, if
such use is in violation of the other terms and conditions of this Lease, promptly stop such use. Tenant shall, in any event, reimburse Landlord, within ten (10) days after 

  
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 demand, for all of Landlord’s reasonable, out-of-pocket costs incurred in providing any insurance to the extent attributable to any special endorsement or increase in premium resulting from the particular business operations of Tenant (other than
general laboratory/research and office uses), and any special or extraordinary risks or hazards resulting therefrom, including without limitation, any risks or hazards associated with the generation, storage and disposal of hazardous or toxic
materials. Tenant shall cure any breach of this Lease on account of Tenant’s failure to carry the insurance required by this Section 7.2 within ten (10) days after written notice from Landlord and Tenant shall
have no further notice or cure right under Article 14 for any such breach. 
 7.3. Waiver of Subrogation. Notwithstanding
anything to the contrary in this Lease, Landlord and Tenant each waive any and every claim for recovery from the other for any and all loss of or damage to the Premises, the Building, or the Property or any part of it, or to any of its contents
(including without limitation any Tenant Property), to the extent such loss or damage is covered by property insurance or would have been covered by property insurance required hereunder. Landlord waives any and every such claim against Tenant that
would have been covered had the insurance policies required to be maintained by Landlord by this Lease been in force, to the extent that such loss or damage would have been recoverable under such policies. Tenant waives any and every such claim
against Landlord that would have been covered had the insurance policies required to be maintained by Tenant under this Lease been in force, to the extent that such loss or damage would have been recoverable under such policies. Each of the
foregoing waivers shall apply to the maximum extent permitted under applicable law. This mutual waiver precludes the assignment of any such claim by subrogation (or otherwise) to an insurance company (or any other person), and Landlord and Tenant
each agree to give written notice of this waiver to each insurance company that has issued or shall issue any property insurance policy to it, and to have the policy properly endorsed, if necessary, to prevent invalidation of the insurance coverage
because of this waiver. 
 7.4. Landlord’s Insurance and Indemnity. 

(a) Landlord’s Insurance. Landlord shall maintain, during the Term, policies with such insurance companies and with such
coverages, amounts, and deductibles as may be required by Landlord’s first mortgagee (or otherwise determined by Landlord to be prudent or appropriate for a first-class mixed use laboratory/office building in the East Cambridge market), for the
following: (a) commercial general liability insurance for incidents occurring in or about the common areas of the Property; and (b) property insurance written on a “ special form” policy (or its then equivalent) covering (i) property
damage to the Base Building Work and general improvements on the Building Site (but excluding the Tenant-Insured Work, as defined in Exhibit F), and (ii) loss of rental income (covering a period of not less than twelve (12) months
from the date of fire of other casualty), covering special perils for the full replacement cost value, together with such other policies for coverages, amounts, deductibles, and risks as may be required by such first mortgagee or otherwise
determined by Landlord to be prudent or appropriate for a first-class mixed use laboratory/office building in the East Cambridge market. As set forth in Section 8.1 and, subject to the exclusions and adjustments set forth
in Exhibit E-1, the cost of such insurance shall be included in Operating Expenses. The Building’s allocable share of insurance costs for the Project Common Areas maintained under the Project
Documents shall also be included in Project Common Area Expenses under Article 8. 
 (b) Landlord’s Indemnity. Subject to
the terms and limitations set forth in this Lease (including, without limitation, Sections 7.3 and 16.4), and except to the extent due to the negligence or willful misconduct of Tenant or any Tenant Party, Landlord shall indemnify,
save harmless and defend Tenant from and against any claims, damage, loss, cost, or expense (including without limitation reasonable attorney’s fees) made against Tenant for injury or damage to person or property in the common areas of the
Building to the extent caused by the negligence or willful misconduct of Landlord or its employees or agents. 

  
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 ARTICLE 8. 

OPERATING EXPENSES 
 8.1.
Operating Expenses. “Operating Expenses” shall mean (a) all costs and expenses associated with servicing, operating, owning, managing, maintaining, repairing, and (to the extent provided in Exhibit E-1) replacing elements of the Property, including the common areas and facilities of the Building and the exterior areas of the Building Site (but excluding the retail portion of the Building) as more
particularly described, and subject to the exclusions set forth, in Exhibit E-1 and (b) all costs and expenses from time to time allocated and assessed to Landlord for the Project Common Areas
under the ACER Agreements under Exhibit C as provided in Exhibit E-1 (the “Project Common Area Expenses”), subject to the provisions of Exhibit
E-1. Tenant shall pay Tenant’s Pro Rata Expense Share of Operating Expenses to Landlord in accordance with Section 4.2. 

ARTICLE 9. 
 USE OF
PREMISES 
 9.1. Permitted Uses. Tenant may use the Premises only for the Permitted Uses described in
Section 1.11 and shall not use the Premises for any other purpose. Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by Applicable Legal Requirements relating to Tenant’s
use of the Premises. Tenant shall comply with Landlord’s rules and regulations (the “Rules and Regulations”) promulgated from time to time for the Building, the Building Garage, and the Building Site and provided to Tenant,
provided the same are not inconsistent with the provisions of this Lease. In the event of any conflict between any provisions in this Lease and the Rules and Regulations, the provisions set forth in this Lease shall control. Landlord’s current
Rules and Regulations are attached hereto as Exhibit E-2 and shall further be deemed to include all requirements imposed on the use of the Project Common Areas under the applicable Project Documents.
Tenant shall be responsible for causing all contractors, vendors, agents, employees, subtenants, business invitees, and other persons acting under or through Tenant (each of Tenant and such other parties being referred to herein as a “Tenant
Party”) to comply with this Section 9.1. Without limiting the generality of the foregoing, Tenant shall not conduct (and shall not permit or suffer any Tenant Party to conduct) any use of the Premises or any other
portion of the Building used by any Tenant Party under Article 11 or other provisions of this Lease (collectively, “Tenant’s Appurtenant Areas”) for any use that would be in violation of any Applicable Legal
Requirements, the Master Plan Permits, the Project Documents, or the Rules and Regulations hereunder. In order to maintain the exterior appearance of the Building, Tenant shall, at all times during the Term, maintain in the exterior windows of the
Premises the window coverings or blinds specified by Landlord for the Building (or an equivalent substitute with substantially the same exterior appearance approved by Landlord for such purposes) and shall not place in such exterior windows of the
Building (or in other interior areas prominently visible from the exterior) any other window coverings, blinds, or other items that, in Landlord’s good faith judgment, would adversely affect the exterior appearance of the Building. Certain
specialized uses are further addressed in Section 9.3(b) below. 
 9.2. Indemnification. From and after the
Commencement Date, subject to the provisions of this Lease, (a) Tenant shall assume exclusive control of all areas of the Premises, including all improvements, utilities, equipment, and facilities therein, and (b) Tenant shall be
responsible for the Premises and all of Tenant’s improvements, equipment, facilities and installations, wherever located on the Property and all liabilities, including without limitation (as more particularly set forth in and subject to the
following sentence) tort liabilities incident thereto. Subject to the terms and limitations set forth in this Lease (including, without limitation, Sections 7.3 and 16.4), to the maximum extent permitted under 

  
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 applicable law, Tenant shall indemnify, save harmless and defend Landlord, and its members, managers,
officers, directors, employees, property manager, and mortgagees (collectively, “Indemnitees”) from and against any and all claims, damages, losses, penalties, costs, expenses and fees (including reasonable attorneys’ fees)
arising in whole or in part out of (i) any injury, loss, theft or damage (except to the extent due to the negligence or willful misconduct of any Indemnitee) to any person or property while in the Premises or (to the extent caused by the
negligence or willful misconduct of Tenant or any other Tenant Party) elsewhere in the Building or on the Building Site, or in the Project Common Areas; (ii) any condition in or about the Premises or the Building caused by any work or
installations by Tenant or any Tenant Party or the negligence or willful misconduct of any Tenant Party; (iii) the use of the Premises or the Building or the Building Site by, or any act or omission of, any Tenant Party, (iv) any mechanics
lien or similar lien against the Building, the Building Site, or the Property arising from work or services provided for or arranged by any Tenant Party, and (v) any other breach or failure by Tenant to perform its obligations under this Lease.
The provisions of this Section 9.2 shall survive the expiration or earlier termination of this Lease. 
 9.3.
Compliance with Legal Requirements. Subject to the Construction-Related Legal Requirements that Landlord is obligated to comply with in accordance with Exhibit B, Tenant shall comply with all Applicable Legal Requirements, the Master
Plan Permits, and the provisions of this Lease in each case to the extent applicable to its use and occupancy of the Premises, Tenant’s Appurtenant Areas, and Project Common Areas. Tenant shall not use (and shall not permit or suffer any Tenant
Party to use) the Premises or any portion thereof or any of Tenant’s Appurtenant Areas in a manner that violates any Applicable Legal Requirement, the Master Plan Permits, or any provision of this Lease or constitutes a nuisance or waste.
Without limiting the generality of the foregoing obligations: 
 (a) Operating Permits. Tenant shall obtain, at its sole cost and
expense, all governmental permits and approvals of any kind from time to time required in connection with its use and occupancy of the Premises and Tenant’s Appurtenant Areas and shall promptly take all actions from time to time necessary to
comply with all such Applicable Legal Requirements, including without limitation the provisions of Environmental Laws and the Occupational Safety and Health Act and applicable regulations thereunder. At all times during the Term (following the
receipt of the certificate of occupancy after the performance of the TI Work in accordance with Exhibit B), Tenant (i) shall maintain in full force and effect all certificates of occupancy and governmental permits, certifications, and
approvals required for Tenant’s operations at the Premises and in Tenant’s Appurtenant Areas under this Lease (collectively, the “Operating Permits”); (ii) shall be solely responsible for procuring, obtaining, and
complying at all times with all Operating Permits required for the conduct of its activities in the Premises and Tenant’s Appurtenant Areas, including without limitation with respect to Tenant’s laboratory, scientific research, and
experimentation activities for the Permitted Uses, and the transportation, storage, handling, use and disposal of any chemical or radioactive or bacteriological or pathological substances or organisms or other hazardous wastes, environmentally
dangerous substances or materials, medical waste, or other Hazardous Substances in connection with the Permitted Uses; and (iii) shall provide Landlord with a copy of all Operating Permits promptly upon issuance (provided that Tenant may
reasonably redact any confidential information therefrom, to the extent such information is not required to be provided to the applicable federal, state, or municipal authorities having jurisdiction over such filings). Within ten (10) business
days after a written request by Landlord, which request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof unless otherwise reasonably requested by any purchaser, investor, or mortgagee
of Landlord, Tenant shall furnish Landlord with copies of all then current Operating Permits that Tenant possesses or has obtained with respect to the Premises and Tenant’s Appurtenant Areas. 

  
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 (b) Specialized Uses. Tenant has advised Landlord that, in addition to its
general-purpose biology and chemistry laboratory facilities (collectively, excluding any Vivarium Facility as defined below, the “Standard Laboratory Installations”), Tenant may also operate certain specialized facilities that would
require specialized installations in excess of Standard Laboratory Installations, as more particularly described on Exhibit B-3 attached hereto and generally shown on Tenant’s Test Fit Plans shown
on Exhibit B-3 attached hereto (subject to Tenant’s space programming and further development of the TIW Plans under Exhibit B). If any such specialized facilities include a vivarium, animal
storage facility, or other laboratory use related to animals in all or any portion of the Premises (a “Vivarium Facility”), then any such Vivarium Facility shall (x) not exceed 2,500 RSF of the Premises in the aggregate
and (y) involve only the use of mice, rats, or similar small rodents (but not primates) in compliance with Applicable Legal Requirements (a “Permitted Vivarium Facility”). Prior to engaging in any laboratory use from
time to time during the Term that involves (i) Hazardous Substances or (ii) a Permitted Vivarium Facility in the Premises (which facilities under this clause (ii) may be installed by Tenant from time to time as part of the TI Work in
accordance with the provisions of Exhibit B or thereafter as Tenant Work in accordance with the provisions of this Lease, including without limitation this Section 9.3, Section 9.4, and
Section 10.5), Tenant shall give Landlord at least thirty (30) days’ prior written notice of such uses including (x) a reasonably detailed description of the location and size of the area(s) of the Premises
intended for such uses and the applicable Hazardous Substances (as provided in Section 9.4) or the types of animals (subject to the requirements above for the applicable Permitted Vivarium Facility) and lab-related activities, as the case may be (with Tenant being permitted to redact from such materials any confidential or proprietary information) and (y) Tenant’s proposed Construction Documents, if
applicable, for the build-out (including any specialized Tenant’s FF&E) for such laboratory, storage, or other laboratory-related areas for Landlord’s review and approval in accordance with the
provisions of Exhibit B or Section 10.5, as the case may be. Tenant shall obtain Landlord’s prior written consent to any such particular uses, which shall not be unreasonably withheld, conditioned (other than as
provided herein), or delayed for any such particular uses that (in view of their location, size, or use of particular Hazardous Substances, animals, or other lab-related activities) will not, in
Landlord’s good faith judgment consistent with the operation of Comparable Mixed-Use Laboratory/Office Buildings (as defined in Section 7.1 above), (x) pose a risk to the health,
safety, and welfare of other tenants, occupants, or other users of the Building or the Project (and which shall in no event exceed Biosafety Level 2), (y) adversely affect or impair the use of any other Building tenant’s space, any
Building common areas, the Building’s equipment and systems, or any other space in or around the Building, or (z) negatively affect the marketability of any space in the Building or the public image of the Building or the Project (provided
that this clause (z) shall not preclude a Permitted Vivarium Facility in compliance with this Section 9.3(b)), including the marketability of the Premises at the expiration or earlier termination of this Lease. Tenant
shall, in conducting any such particular uses under this Section 9.3(b), comply with all Applicable Legal Requirements, the Project Documents, and applicable Rules and Regulations (as from time to time issued by Landlord in
accordance with Section 9.1 above) with respect to any such particular use under this Section 9.3(b). Without limiting the generality of the foregoing, Landlord reserves the right to condition its
consent to any such particular use for a Permitted Vivarium Facility on Tenant’s compliance with reasonable restrictions or limitations on any particular uses in a manner consistent with the operation of Comparable Mixed-Use Laboratory/Office Buildings and to prohibit any Vivarium Facility that is not in compliance with this Section 9.3(b). 

To the extent required by Applicable Legal Requirements in connection with Tenant’s use of the Premises (including, without limitation,
to the extent so required in the event that Tenant engages in wet laboratory use or other laboratory use that uses Hazardous Substances, animal waste, animal tissues, or other animal by-products of the
Premises), Tenant shall establish and maintain a chemical and/or animal safety program administered by a licensed, qualified individual in accordance with the requirements of any applicable governmental authority, including the Massachusetts Water
Resources Authority (“MWRA”) if applicable. Tenant shall be solely res ponsible for all costs incurred in connection with such safety programs under this paragraph, and Tenant shall obtain any required licenses and permits and
provide Landlord with copies of such licenses, permits or other documentation as Landlord may 

  
 25 

 reasonably require evidencing Tenant’s compliance with the requirements of any applicable governmental
authority with respect to the applicable safety program and the terms of this Lease. Tenant shall not introduce anything into the sewer system serving the Building in violation of Applicable Legal Requirements and shall comply with all MWRA
requirements regarding Tenant’s discharge of chemicals and pH effluents into the MWRA sewer system. Landlord agrees to reasonably cooperate with Tenant, at no cost, expense or liability to Landlord, in order to obtain any applicable MWRA permit
and wastewater treatment operator license. Tenant shall reimburse Landlord within thirty (30) days after demand for any reasonable, out-of-pocket costs incurred by
Landlord pursuant to this paragraph. 
 (c) Odors, Fumes, and Exhaust. Tenant shall not cause (or conduct any activities that directly
or indirectly cause, or permit or suffer any Tenant Party to cause) any release of any objectionable odors or fumes of any kind (whether or not noxious) from the Premises or Tenant’s Appurtenant Areas to any other portion of the Building or its
common areas. (As used in this Section 9.3(c), “objectionable” shall mean in a manner inconsistent, in Landlord’s reasonable judgment, with the operation of Comparable
Mixed-Use Laboratory/Office Buildings, taking into account, as applicable, the general and particular uses of the other office, laboratory, and retail tenants in any other portions of the Building or its
common areas and the Building’s base building equipment and systems under Exhibit B.) Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever
other equipment may in Landlord’s reasonable judgment be necessary or appropriate from time to time) to remove, eliminate and abate any such odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s reasonable
judgment, would otherwise emanate from the Premises or any Tenant’s Appurtenant Areas to any other portion of the Building or its common areas or to the Building’s equipment and systems. If the Building’s base building ventilation
system under Exhibit B is adequate, suitable, and appropriate to vent the applicable portion of the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Building or the Building Site in Landlord’s
reasonable judgment, Tenant may use such system to vent the applicable portion of the Premises through such system. If any existing ventilation system is inadequate for such purposes in Landlord’s reasonable determination, then Tenant shall in
compliance with Applicable Legal Requirements install the appropriate and necessary air-scrubbing and ventilation equipment to remove such odors and fumes from Tenant’s exhaust stream and to property vent
such portion of the Premises without such emanations. The placement and configuration of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s reasonable approval in accordance with Exhibit B or
Section 10.5, as the case may be. Landlord’s approval of any such odor-elimination equipment or venting installations by Tenant under Exhibit B or Section 10.5 or otherwise shall not be
deemed to relieve Tenant from its on-going obligations under this Section 9.3(c) in the event that Tenant’s equipment or venting installations are not effective in eliminating
such odors, fumes and other adverse impacts of Tenant’s exhaust stream, and Landlord reserves the right to require Tenant to install additional equipment in accordance with the provisions hereof if Tenant does implement other corrective
measures or limit or suspend the activities giving rise to such matters. Tenant acknowledges Landlord’s legitimate desire to maintain the Building and the Building Site (indoor and outdoor areas) in an odor-free manner, and Landlord may require
Tenant to abate and remove all objectionable odors in a manner that goes beyond the requirements of Applicable Legal Requirements. If Tenant fails to limit or suspend the activities giving rise to such emanations immediately (i) in the case of
an emergency or a risk to health or safety or (ii) upon written notice from Landlord that such activities adversely affect any other Building tenant (or, in any other case, to install satisfactory odor control or ventilation equipment within
thirty (30) days after receiving the requisite permits and approvals therefor), then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to limit or suspend any such operations in the Premises that, in
Landlord’s reasonable determination, cause such objectionable odors, fumes or exhaust. 

  
 26 

 (d) Noise and Vibration. Tenant shall not cause (or conduct any activities that
directly or indirectly cause, or permit or suffer any Tenant Party to cause) any objectionable noise or vibration to emanate from the Premises or Tenant’s Appurtenant Areas to other portions of the Building. (As used in this
Section 9.3(d), “objectionable” shall mean in a manner inconsistent, in Landlord’s reasonable judgment, with the operation of Comparable Mixed-Use Laboratory/Office
Buildings, taking into account, as applicable, the general and particular uses of the other office, laboratory, and retail tenants in any other portions of the Building or its common areas and the Building’s equipment and systems.) Tenant
shall, at Tenant’s sole cost and expense, provide sound insulation and vibration dampening that is necessary or appropriate from time to time to comply with this paragraph. Landlord’s approval of any such installations by Tenant under
Exhibit B or Section 10.5 or otherwise shall not be deemed to relieve Tenant from its on-going obligations under this Section 9.3(d) in the event that
Tenant’s sound insulation or vibration dampening equipment is not effective in eliminating such noise or vibrations, and Landlord reserves the right to require Tenant to install additional equipment in accordance with the provisions hereof if
Tenant does implement other corrective measures or limit or suspend the activities giving rise to such matters. If Tenant fails to limit or suspend the activities giving rise to such emanations immediately (i) in the case of an emergency or a
risk to health or safety or (ii) upon written notice from Landlord that such activities adversely affect any other Building tenant (or, in any other case, to install satisfactory noise or vibration controls within thirty (30) days after
receiving the requisite permits and approvals therefor), then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to limit or suspend any such operations in the Premises that, in Landlord’s reasonable
determination, cause such objectionable noise or vibrations. 
 (e) Uses Involving Hazardous Substances. Tenant shall be solely
responsible for complying with all reporting requirements relating to or in connection with the conduct of any activities of Tenant or any Tenant Party in the Premises or any Tenant’s Appurtenant Areas involving Hazardous Substances, including
without limitation (if applicable) with respect to the transportation, storage, handling, use and disposal of any Hazardous Substances (if any) in connection with Tenant’s operations at the Premises or Tenant’s Appurtenant Areas in
accordance with Section 9.4 and Article 11, as the case may be. 
 (f) Project Permit Requirements.
Tenant acknowledges that the Property is and shall be subject to the Master Plan Permits, including without limitation, the requirements of the parking and transportation demand management plan from time to time required by the City of Cambridge for
the Property under the applicable Master Plan Permits (as more particularly described in Exhibit C and Exhibit E-3, the “PTDM Plan”). During the Term, Tenant shall comply with
the requirements of the PTDM Plan and other Master Plan Permits to the extent applicable to Tenant’s on-going use and occupancy of the Premises and Tenant’s Appurtenant Areas under this Lease. In
furtherance thereof, Tenant shall, from time to time within thirty (30) days after Landlord’s written request, provide to Landlord all pertinent information reasonably requested regarding the status of Tenant’s compliance with such
requirements, together with such information about Tenant’s operations at the Premises as may be reasonably requested from time to time by Landlord or the Project Developer to comply with applicable reporting obligations thereunder (as more
particularly described in Exhibit E-3) or in connection with any proposed review or modification thereof, or as may otherwise be requested from time to time by the applicable governmental agency with
respect to any such matters. 
 (g) Violations and Contests. Tenant shall promptly give notice to Landlord of any written orders,
warnings or violations relative to its use of the Premises that are received from any federal, state, or municipal agency or by any court of law and shall promptly comply with and cure the conditions causing any such violations in accordance with
Applicable Legal Requirements. Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition causing any such violation in the event that, in lieu of such cure, Tenant shall contest the
validity of such 

  
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 violation by appellate or other proceedings permitted under applicable law, provided that
(i) any such contest is made reasonably and in good faith, (ii) Tenant makes provisions, including, without limitation, posting bond(s) or giving other security, reasonably acceptable to Landlord to protect Landlord, the Building and the
Property from any liability, costs, damages or expenses arising in connection with such alleged violation and failure to cure, (iii) Tenant shall indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from
and against any and all liability, costs, damages, or expenses arising in connection with such alleged condition and/or violation, (iv) Tenant shall promptly cure any violation in the event that it exhausts all available appeals without
success, and (v) Tenant shall certify to Landlord’s reasonable satisfaction that Tenant’s decision to delay such cure shall not result in any actual or threatened bodily injury or property damage to Landlord, any tenant or occupant of the
Building or the Project, or any other person or entity. 
 9.4. Hazardous Substances. 

(a) Definitions. As used in this Lease: 

“Environmental Laws” means all statutes, laws, rules, regulations, codes, ordinances, authorizations and orders of federal,
state and local public authorities pertaining to any Hazardous Substances or to environmental compliance, contamination, cleanup or disclosures of any release or threat of release to the environment, of any Hazardous Substances, including, without
limitation, the Toxic Substances Control Act, 15 U.S.C. § 2601, et seq.; the Clean Water Act, 33 U.S.C. § 1251, et seq.; the Clean Air Act, 42 U.S.C. § 7401, et seq.; the Safe Drinking Water Act, 42 U.S.C. §
300f-300j, et seq.; the Federal Water Pollution Control Act, 33 U.S.C. § 1321, et seq.; the Solid Waste Disposal Act, 42 U.S.C § 6901, et seq.; the Comprehensive Environmental Response, Compensation and Liability Act
of 1980, 42 U.S.C. Section 9601 et seq.; the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq.; the Superfund Amendments and Reauthorization Act of 1986, Public Law
No. 99-499 (signed into law October 17, 1986); the Emergency Planning and Community Right to Know Act (EPCRTKA) 42 U.S.C. § 11001-11050; Chapters 21C and 21E of the General Laws of the
Commonwealth of Massachusetts; and oil and hazardous materials as defined in Chapter 21C and 21E of the General Laws of the Commonwealth of Massachusetts, as any of the same are from time to time amended, and the rules and regulations promulgated
thereunder, and any judicial or administrative interpretation thereof, including any judicial or administrative orders or judgments, and all other federal, state and local statutes, laws, rules, regulations, codes, ordinances, standards, guidelines,
authorizations and orders regulating the generation, storage, containment or disposal of any Hazardous Substances, including but not limited to those relating to lead paint, radon gas, asbestos, storage and disposal of oil, biological, chemical,
laboratory, medical, radioactive and hazardous wastes, substances and materials, and underground and above-ground oil storage tanks; and any amendments, modifications or supplements of any of the foregoing. 

“Hazardous Substances” means any hazardous substances, hazardous waste, environmental, biological, chemical, laboratory,
medical, or radioactive substances, oil, petroleum products and any waste or substance, which because of its quantitative concentration, chemical, biological, radioactive, flammable, explosive, infectious or other characteristics, constitutes or may
reasonably be expected to constitute or contribute to a danger or hazard to public health, safety or welfare or to the environment, including without limitation any asbestos (whether or not friable) and any asbestos-containing materials, lead paint,
waste oils, solvents and chlorinated oils, polychlorinated biphenyls (PCBs), toxic metals, etchants, pickling and plating wastes, explosives, reactive metals and compounds, pesticides, herbicides, radon gas, urea formaldehyde foam insulation and
chemical, biological and radioactive wastes, or any other similar materials that are regulated by any Environmental Law. 

  
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 (b) Tenant Operations. Tenant shall not (and shall not permit or suffer any Tenant
Party to) generate, produce, bring upon, use, store or treat Hazardous Substances in the Premises, in Tenant’s Appurtenant Areas, or in other portions of the Building, the Building Site, or the Project Common Areas, except and unless
(i) such Hazardous Substances are used by Tenant in the operation of its business in connection with Tenant’s laboratory and laboratory-related uses in the Premises (subject to the last sentence of this
Section 9.4(b)) for the Permitted Uses permitted under the terms and conditions of this Lease according to prudent practices provided that the use or presence of Hazardous Substances is strictly and properly monitored
(“Lab-Related Hazardous Materials”) or for customary office uses (e.g., normal office cleaning supplies and printing supplies) for its office operations at the Premises (“Customary
Office Materials”), in each case in accordance with and subject to the terms and conditions set forth in this Lease, (ii) each and every such use of Lab-Related Hazardous Materials and Customary
Office Materials is in strict compliance with all Environmental Laws and other Applicable Legal Requirements, the terms of this Section 9.4, and the provisions of this Lease, and (iii) as to any Hazardous Substances,
processes, or procedures that are not then subject to Environmental Laws or other Applicable Legal Requirements, such activities are conducted in accordance with standard practices for comparable tenants conducting similar laboratory/office
operations in Comparable Mixed-Use Laboratory/Office Buildings, and do not endanger or create a hazard to public health, safety or welfare or to the environment, within the Premises, any of Tenant’s
Appurtenant Areas, or other portions of the Building, the Building Site, or the Project. Notwithstanding anything to the contrary herein, in no event shall Tenant generate, produce, bring upon, use, store or treat Hazardous Substances with a risk
category higher than Biosafety Level 2 as established by the Department of Health and Human Services (“DHHS”) and as further described in the DHHS publication Biosafety in Microbiological and Biomedical Laboratories (5th
Edition) (as it may be or may have been further revised, the “BMBL”) or such nationally recognized new or replacement standards for the BMBL as may be reasonably selected by Landlord if applicable to similar facilities in the City
of Cambridge). 
 (c) Administrative Requirements. If Tenant uses any Hazardous Substances in connection with its business operations
in the Premises or in any Tenant’s Appurtenant Areas, Tenant shall deliver to Landlord (i) a list identifying each type of Hazardous Substances (other than Customary Office Materials used in accordance with Applicable Legal Requirements)
detailing the types and amounts of all Hazardous Substances being or to be generated, produced, brought upon, used, stored, treated or disposed of by or on behalf of Tenant in or about or on the Premises, the Building, or the Property, (ii) a
list of any and all approvals or permits from governmental authorities required in connection with the presence of such Hazardous Substances at the Premises or in Tenant’s Appurtenant Areas (including, without limitation, applicable chemical
storage permits from the applicable municipal fire departments or related agencies), (iii) upon Landlord’s request, copies of any manifests or other federal, state or municipal filings by Tenant with respect to such Hazardous Substances
(redacted to protect confidential information to the extent such redactions are permitted by the applicable federal, state or municipal authorities having jurisdiction over such filings), (iv) correct and complete copies (to the extent applicable)
of (1) notices of violations of Applicable Legal Requirements related to Hazardous Substances, (2) plans relating to the installation of any storage tanks to be installed in the Premises or the applicable Tenant’s Appurtenant Areas
(provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so in accordance with the applicable provisions of this Lease) and (3) closure plans or any other documents required
by any and all governmental authorities for any storage tanks installed in, on, under or about the Property for the closure of any such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord
the initial Hazardous Materials Documents no later than fifteen (15) days prior to (x) the initial occupancy of any portion of the Premises or (y) if later, the initial placement of equipment in the Premises or in Tenant’s
Appurtenant Areas for the applicable Hazardous Substances. Thereafter, if there are any changes to the Hazardous Materials Documents or changes in Tenant’s business that involve any material increase in the types or amounts of Hazardous
Substances, Tenant shall deliver to Landlord updated 

  
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 Hazardous Materials Documents (if applicable), or otherwise within thirty (30) days after
Landlord’s written request made no more than once annually in connection with a prospective financing, refinancing, or sale of the Property. For each type of Hazardous Substances in the list provided by Tenant under clause (i) above, the
list shall specify (A) the chemical name, (B) the material state (e.g., solid, liquid, gas or cryogen), (C) the concentration, (D) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (E) the use amount and
use condition (e.g., open use or closed use), (F) the location (e.g., room number or other identification) and (G) if known, the chemical abstract service number. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents
to be reviewed by a person or firm qualified to analyze Hazardous Substances to confirm Tenant’s compliance with Applicable Legal Requirements and the provisions of this Lease. 

(d) Tenant Environmental Incident. If any transportation to or from, or any storage, use or disposal of Hazardous Substances on or
about, the Premises, Tenant’s Appurtenant Areas, or any other portion of the Building, the Building Site, or the Project by Tenant or any Tenant Party results in any escape, or release, reasonable threat of release, contamination of the soil or
surface or ground water or any loss or damage to person or property (any such event, a “Tenant Environmental Incident”), Tenant agrees to: (i) promptly notify Landlord of the occurrence; (ii) after consultation with
Landlord, clean up the occurrence in full compliance with all applicable Environmental Laws and all other Applicable Legal Requirements; and (iii) indemnify, save harmless and defend the Indemnitees from and against any and all claims, damages,
losses, penalties, costs, expenses and fees (including reasonable attorneys’ fees) arising in whole or in part out of such occurrence. In the event of such occurrence, Tenant agrees to cooperate reasonably with Landlord and provide such
documents, affidavits, and information and take such actions as may be reasonably requested by Landlord from time to time (1) to comply with any Environmental Law or other Applicable Legal Requirement, (2) to comply with any reasonable
request of any mortgagee, insurer, or other affected owner or tenant of the Property, and/or (3) for any other reason deemed reasonably necessary by Landlord in a manner consistent with standard practices for Comparable Mixed-Use Laboratory/Office Buildings. In the event of any such occurrence that is required to be reported to a governmental authority under any Environmental Law or Applicable Legal Requirement, Tenant shall
simultaneously deliver to Landlord copies of any notices given or received by Tenant or any Tenant Party and shall promptly pay when due any fine or assessment against Landlord, Tenant or any Tenant Party, or the Premises, Tenant’s Appurtenant
Areas, or other portions of the Building, the Building Site, or the Project relating to such occurrence. Notwithstanding the foregoing, if Tenant contests the validity of any such fine or assessment by appellate or other proceedings permitted under
applicable law, Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly pay when due any fine or assessment for so long as Tenant so contests the validity of such fine or assessment, provided
that (i) any such contest is made reasonably and in good faith, (ii) Tenant makes provisions, including, without limitation, posting bond(s) or giving other security, reasonably acceptable to Landlord to protect Landlord,
Landlord’s mortgagee, the Building, and the Property from any liability, costs, damages, or expenses arising in connection with such alleged fine or assessment, (iii) Tenant shall indemnify, defend (with counsel reasonably acceptable to
Landlord) and hold Landlord and Landlord’s mortgagee from and against any and all liability, costs, damages, or expenses arising in connection with such alleged fine or assessment, and (iv) Tenant shall promptly pay any fine or assessment
in the event that it exhausts (or otherwise ceases to contest the validity of such fine or assessment as provided above) all available appeals without success. In addition, upon Landlord’s written request following the occurrence of any Tenant
Environmental Incident, Tenant agrees to pay the reasonable, out-of-pocket cost of an environmental inspection or assessment requested by any lender that holds a
security interest in the Property or this Lease, or by any insurance carrier, to the extent that such inspection or assessment pertains to any release, reasonable threat of release, contamination, or a loss or damage or determination of condition
related to the foregoing in the Premises, Tenant’s Appurtenant Areas, or any other portion of the Building, the Building Site, or the Project caused by Tenant or any other Tenant Party. 

  
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 (e) General. The provisions of this Section 9.4 shall
survive the expiration or earlier termination of this Lease. 
 9.5. General Building Signage. Landlord shall install, or cause to be
installed, standard directional signage within the Building common areas (including, as applicable, standard tenant directional signage in the elevator lobby of any multi-tenant floor of the Building), in each case using Building standard graphics,
to direct the employees, visitors, and other business invitees of Tenant and other Building tenants. Such initial standard directional signage for the Building shall be installed at Landlord’s expense. During the Term, subject to the exclusions
and adjustments set forth on Exhibit E-1, the general costs of maintenance and repair of such signage shall be included in Operating Expenses, with any changes in such signage requested or required by
Tenant being charged to Tenant as Additional Rent for the additional service to Tenant under this Lease. 
 9.6. Landlord’s
Access. Subject to the terms set forth below, Landlord or its agents may enter the Premises at all reasonable times (i) to perform the service, maintenance, and repair obligations of Landlord under Section 10.3 and
other provisions of this Lease, (ii) to inspect and monitor Tenant’s compliance with Applicable Legal Requirements and the terms of this Lease, (iii) for purposes described in Sections 2.3, 9.4, 10.3 and/or
10.4, as applicable, (iv) to show the Premises to prospective and actual buyers, investors, and lenders at any time or, in the last eighteen (18) months of the Term (as the same may have been extended from time to time), to
prospective tenants; or (v) for any other purpose Landlord reasonably deems necessary, in a manner consistent with the operation of a first-class laboratory/office building, in connection with the exercise of Landlord’s rights and
obligations under this Lease. Except in cases of (x) regularly scheduled services provided under Section 10.3 (e.g., standard office cleaning services under Exhibit E) or (y) emergency or a risk to health
or safety, any entry into the Premises under this Section 9.6 shall require at least two (2) business days’ prior notice (which notice may be made by email to Tenant’s Designated Representative, as defined
below) and shall be made during normal business hours (unless otherwise scheduled by mutual agreement). Landlord shall cooperate with Tenant to schedule any such entry and activity at a time designed to reduce any inconvenience to Tenant’s
business operations in the Premises. Tenant shall have the right to have a representative of Tenant accompany Landlord during any such entry, but entry shall not be prohibited if Tenant fails to provide an accompanying representative. However, in
case of emergency, Landlord may enter any part of the Premises with such notice as is reasonably practicable or without prior notice if notice is impracticable and without Tenant’s representative, if necessary. During Landlord’s non-emergency access to the Premises, Landlord shall comply with reasonable security provisions required by Tenant to preserve the confidential nature of information in whatever form maintained within the Premises.
Notwithstanding the foregoing, or anything to the contrary set forth herein, for safety, security, confidentiality or compliance with law purposes, Tenant may designate certain limited areas within the Premises (e.g., laboratory areas, clean rooms,
or IT rooms) as “Restricted Access Are as” as shown on plans provided by Tenant to Landlord (as updated by Tenant as reasonably necessary in the future) to which Landlord and related parties shall not have access except in an emergency or
as otherwise reasonably necessary and then only in accordance with a mutually agreed-upon plan to protect Tenant’s reasonable concerns regarding safety, security and confidentiality, provided that such Restricted Access Areas shall be
reasonably identified and necessary to protect the health of persons or security of confidential and proprietary information. “Tenant’s Designated Representative” shall mean (a) a person with an office at the Premises
identified by Tenant in writing (which may be made by email) to Landlord from time to time as the primary point of contact for Landlord’s access to the Premises and (b) the on-site supervisor of
Tenant’s private security, if any, that is then on duty. Tenant shall provide Landlord with a phone number for Tenant’s Designated Representative with any notice designating such person, and any change in the identification of
Tenant’s Designated Representative shall take effect two (2) business days following delivery of such notice to Landlord and its property manager. 

  
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 9.7. Security. Tenant shall be solely responsible, at Tenant’s sole cost and
expense, to provide any security measures that Tenant deems necessary, appropriate, or desirable for each portion of the Premises and any exclusive Tenant’s Appurtenant Areas within the Building, which may include, without limitation,
Tenant’s security personnel, attendants, and/or security access card readers, security video cameras, and other security equipment installed by Tenant from time to time (whether in connection with work performed by Tenant under Exhibit B
or subsequent Tenant Work during the Term) in or around the Premises or such exclusive appurtenant areas, or on or within different floors of the Premises. Tenant shall have reasonable access to portions of the Building outside the Premises to
install and operate any such security measures, subject to Landlord’s reasonable approval in accordance with Exhibit B or Article 10, as applicable, provided that such security measures shall not restrict or impede access through
the common areas of the Building serving the Building or other parts of the Project. Tenant shall provide Landlord with a written description of its security plan for the Premises from time to time, outlining Tenant’s security measures to the
extent applicable to visitors, guests, and others entitled to access the Premises and identifying any Restricted Access Areas designated by Tenant under Section 9.6 above (Tenant being permitted to redact from such security
plan any confidential or proprietary information). Tenant hereby acknowledges and agrees that the costs of (i) the main lobby desk and attendants in the Building’s main lobby provided by Landlord in connection with the Building Services as
more particularly set forth in Section 10.3 below and (ii) the operation of any other Building common areas and the Project Common Areas (which may from time to time, but shall not be required under this clause
(ii) to, involve other attendants or security personnel, equipment, and/or procedures) shall, in each case, be included in Operating Expenses (to the extent incurred for the Building in accordance with Exhibit
E-1) or in the Building’s allocable share of Project Common Area Expenses in accordance with Exhibit E-1 (to the extent incurred for the Project Common
Areas), as the case may be. Notwithstanding the fact that services described in the preceding sentence are from time to time provided by Landlord or the Property Manager with respect to the Building or by the owner or manager of the Project Common
Areas, as the case may be, during the Term, to the maximum extent permitted by applicable law, neither Landlord nor such other parties shall be deemed to have undertaken or assumed to owe to Tenant or to any Tenant Party any duty or standard of care
as a result of such provision of such services or be responsible for the efficacy of any such services in preventing any criminal or other wrongful activities. 

ARTICLE 10. 
 CONDITION
AND MAINTENANCE OF PREMISES AND PROPERTY 
 10.1. Condition of Premises and Property. Except for any express representations in
this Lease, neither Landlord nor any person acting under Landlord has made any representation as to the condition of the Premises or the Property or the suitability of the Premises or the Property for Tenant’s intended use. Tenant represents
and warrants that Tenant has made its own inquiry regarding the Premises and the Property and is not relying on any representations of Landlord or any Broker or persons acting under either of them except for any express representations in this
Lease. 
 10.2. Tenant Property. Tenant shall insure its personal property, Tenant’s FF&E, all other Tenant Property, and all
Tenant-Insured Work (as defined in Exhibit F) under a “Special Form” (as defined by the insurance industry) policy in accordance with Section 7.1. Landlord shall not be liable for any damage or injury to
such property or to other person, property or business (including loss of revenue, profits or data) of any Tenant Party, to the maximum extent permitted by law and subject to the provisions of Section 7.3 and
Section 16.4. Tenant Property expressly includes Tenant’s FF&E (as defined in Exhibit B), any Tenant’s Specialized Equipment under Article 11, and all other business fixtures and equipment and
personal property, including without limitation any and any security or access control systems installed for the Premises, filing cabinets and racks, removable cubicles and partitions, kitchen and cafeteria equipment, computers and related
equipment, raised flooring, laboratory equipment, supplemental cooling equipment, audiovisual and telecommunications equipment, non-building standard 

  
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 signage, and other tenant equipment installations, in each case including related conduits, cabling, and
brackets or mounting components therefor and any connectors to base building systems and in each case whether installed, bolted, or otherwise affixed in or about the Premises, in Tenant’s Appurtenant Areas, or in any building core areas, or
elsewhere in the Building or on the Building Site. Except as otherwise expressly provided in this Lease, the exemption under the second sentence of this paragraph shall apply whether such damage or injury to such property is caused by (among other
things): (i) fire, steam, electricity, water, gas, sewage, sewer gas or odors, snow, ice, frost or rain; (ii) the breakage, leaking, obstruction or other defects of pipes, faucets, sprinklers, wires, appliances, plumbing, windows, air
conditioning or lighting fixtures or any other cause; (iii) any other casualty or any Taking; (iv) theft; (v) conditions in or about the Property or from other sources or places; or (vi) any act or omission of any other Building
tenant or occupant or their respective employees, visitors, or business invitees. 
 10.3. Landlord’s Obligations for Building
Services, Repair and Maintenance. 
 (a) Building Services. During the Term, subject to the provisions of this
Section 10.3 below, Landlord shall provide or cause to be provided the general office cleaning (unless Tenant elects, by written notice to Landlord at least thirty (30) days before any such requested change in cleaning
services, to provide its own cleaning services for the entire Premises), office area trash removal, exterior window washing, general base building systems maintenance, exterior landscaping and snowplowing services, access control equipment (as
indicated on the Base Building Plans) and main lobby desk attendants in the main lobby of the Building, and other general services for the Building and the Building Site, in each case as set forth on the list of basic building services set forth on
Exhibit E or as subsequently adjusted from time to time during the Term in a manner consistent with Comparable Mixed-Use Laboratory/Office Buildings (the “Building Services”). Subject
to the exclusions and adjustments set forth on Exhibit E-1, the costs of all Building Services provided to the Building tenants, the Building common areas, or the Building’s non-exclusive appurtenant areas by or through Landlord shall be included in Operating Expenses in accordance with and subject to Article 8 and other provisions of this Lease. 

(b) Repair and Maintenance. Except for (i) normal and reasonable wear and use and (ii) damage caused by fire and casualty and by
eminent domain (except as otherwise provided in Article 12) and subject to the provisions of Section 8.1 and Exhibit E-1, as the case may be, Landlord shall be
responsible (1) to make such repairs to the roof, exterior walls, floor slabs and common areas and facilities of the Building, including the base building mechanical, electrical, plumbing, sprinkler, fire/life safety, and access control systems
and the base building heating, ventilating, and air conditioning systems serving the Building and other common Building systems equipment serving the Premises, as may be necessary to keep them in good order, repair, and condition, and (2) to
maintain the common areas of the Building serving the Premises (in each case, exclusive of Tenant’s responsibilities under Section 10.4 and other provisions of this Lease), including from time to time making such
replacements as Landlord determines, in a manner consistent with a first-class laboratory/office building, are required or appropriate to maintain the Property in a first class manner comparable to the maintenance of Comparable Mixed-Use Laboratory/Office Buildings and in compliance with Applicable Legal Requirements, to the extent that any non-compliance with Applicable Legal Requirements would
materially impair, or create an unsafe or hazardous condition with respect to, Tenant’s use and occupancy of the Premises and/or use of such Building common areas or Tenant’s Appurtenant Areas, in each case in accordance with, and subject
to, the terms and conditions of this Lease. The costs of all services by or through Landlord shall be included in Operating Expenses in accordance with and subject to Article 8 and other provisions of this Lease. For avoidance of doubt,
Tenant shall be responsible for maintaining any utilities distribution and mechanical systems installed by Tenant, whether in the Premises or elsewhere in or about the Building, beyond the base building equipment and electrical panels installed by
Landlord as part of the Base Building Work) as may be necessary to properly maintain them in good repair and condition. Tenant shall promptly report in 

  
 33 

 writing to Landlord any defective condition known to it that Landlord is required to repair. Landlord shall
have no obligation to repair or maintain any portion of the Premises or perform any service, except as specifically set forth in this Section 10.3. For avoidance of doubt, notwithstanding anything to the contrary in this
Lease, Landlord shall have no liability or responsibility for the storage, containment or disposal of any Hazardous Substances generated, stored or contained by Tenant or any Tenant Party in or about the Premises, the Building, or the Building Site,
and Tenant hereby agrees to store, contain and dispose of any and all such Hazardous Substances at Tenant’s sole cost and expense in accordance with the provisions of Article 9. 

(c) Additional Services. Upon Tenant’s written request, if Landlord from time to time provides services to Tenant under this Lease
beyond the level of Building Services required to be provided under Section 10.3(a) above, or provides services or facilities to a materially greater extent or materially greater level than those provided to tenants of the
Building generally (collectively, the “Additional Services”), Tenant shall pay for the nondiscriminatory Building standard charges for such Additional Services as Additional Rent. Such Additional Services may include, without
limitation, pantry/kitchenette cleaning services (which may be requested on a “standing order” basis, if Tenant desires), after-hours HVAC service, extra cleaning services or rubbish removal, tenant work requests, and other additional
services from time to time during the Term. 
 (d) Interruptions and Delays in Services and Repairs. Landlord shall not be liable to
Tenant for any compensation or (except as expressly provided in Section 10.3(e) below) reduction of rent by reason of inconvenience or annoyance or for loss of business arising from the necessity of Landlord or its agents
entering the Premises for any of the purposes in this Lease authorized, or for repairing the Premises or any portion of the Building however the necessity may occur. In case Landlord is prevented or delayed from making any repairs, alterations or
improvements, or furnishing any services or performing any other covenant or duty to be performed on Landlord’s part, by reason of any cause reasonably beyond Landlord’s control, including without limitation by reason of Force Majeure (as
defined in Section 16.9 hereof), Landlord shall not be liable to Tenant therefor, nor, except as expressly otherwise provided in Section 10.3(e) or Article 12, shall Tenant be entitled to
any abatement or reduction of rent by reason thereof, or right to terminate this Lease, nor shall the same give rise to a claim in Tenant’s favor that such failure constitutes actual or constructive, total or partial, eviction from the
Premises. Landlord reserves the right to stop any service or utility system, when necessary by reason of accident or emergency, or until necessary repairs have been completed; provided, however, that in each instance of stoppage, Landlord shall
exercise reasonable diligence to eliminate the cause thereof. Except in case of emergency repairs, Landlord will give Tenant reasonable advance notice of any contemplated stoppage and will use reasonable efforts to avoid unnecessary inconvenience to
Tenant by reason thereof. 
 (e) Service Interruption. Except for (i) damage caused by a fire or other casualty or damage caused
as a result of any taking under the power of eminent domain (which are addressed by other provisions of the Lease), or (ii) the act or omission of Tenant or any Tenant Party (which are excluded from the provisions of this paragraph), if
(1) the Building Services that Landlord is required to provide under the provisions of this Lease are interrupted or suspended for any reason at the Property (excluding an off-site event such as a general
utility company power outage) and (2) all or part of the Premises cannot be used for Tenant’s use for its business operations for the Permitted Uses as a result thereof (“Interruption/Suspension”) and the same is not
corrected (such that the affected portion of the Premises can be so used for Tenant’s use for such business operations) within the Interruption Cure Period (as hereinafter defined), then Base Rent and Additional Rent for Operating Expenses and
Taxes payable for such portion of the Premises shall equitably abate, in proportion to the nature and extent of such Interruption/Suspension, until such Interruption/Suspension is so corrected. The “Interruption Cure Period”
means five (5) consecutive business days after Tenant’s written notice to Landlord of the condition causing the Interruption/Suspension in the Premises. The remedies for the specific events covered by this paragraph shall be Tenant’s
sole remedies for such events. For avoidance of doubt, the provisions of this paragraph shall not apply to any Interruption/Suspension caused by fire or other damage or destruction of the Building, which shall be governed by
Section 12.1. 
  

  
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 (f) Landlord’s Compliance Obligations. For avoidance of doubt, Landlord shall be
responsible for ensuring that the Building’s common areas serving the Premises, whether exclusively or in common with other rentable areas in the Building, remain in compliance with Applicable Legal Requirements (including without limitation
the Americans with Disabilities Act of 1990, as amended) that are applicable to such areas (which compliance obligations may, among other things, take into account the effect of any so-called
“grand-fathering” of existing improvements or elements of the Building), except to the extent any such non-compliance with Applicable Legal Requirements or any such requirement to comply with other
Applicable Legal Requirements arises from construction or other particular uses (which particular uses, for avoidance of doubt, shall not be deemed to include Standard Laboratory Installations operated in a manner that does not exceed the capacity
of the Base Building systems installed by Landlord as part of the Base Building Work under Exhibit B) or installations undertaken or installed by Tenant under this Lease or by any other Building tenant or occupant under the terms of the
respective leases, in which event such compliance obligation shall be the responsibility of the tenant causing such non-compliance or applicable compliance obligation. In the case of any such compliance
obligation required to be undertaken by Landlord hereunder, as such obligation is reasonably determined by Landlord in a manner consistent with Comparable Mixed-Use Laboratory/Office Buildings or as otherwise
required by notice or order as to violations that are received from any federal, state, or municipal agency or by any court of law, Landlord shall use commercially reasonable efforts to promptly undertake such compliance work, to the extent that non-compliance would (i) materially impair Tenant’s use and occupancy of the Premises and/or Tenant’s Appurtenant Areas for the Permitted Uses; (ii) would materially and adversely restrict
Tenant’s access to the Premises and/or Tenant’s Appurtenant Areas, (iii) would materially and adversely affect the provision of the Building Services (as defined in Section 10.3(a) above) to be provided by
Landlord to Tenant pursuant to this Lease, or (iv) would create an unsafe or hazardous situation in the Building common areas, the Premises, and/or Tenant’s Appurtenant Areas. Landlord shall not be deemed to be in default of any asserted
or purported compliance obligation hereunder in the event Landlord shall reasonably and in good faith contest the validity of such violation by appellate or other proceedings permitted under applicable law. This subparagraph (f) shall not apply
to matters arising as the result of a fire, casualty, taking, or other event as to which Article 12 applies. 
 10.4. Tenant’s
Obligations for Repair and Maintenance. 
 (a) General Obligations. Except for work that Section 10.3 or
Article 12 requires Landlord to perform, Tenant at its sole cost and expense (i) shall keep the Premises, including all TI Work, Tenant Work, and Tenant Property, initially or thereafter in or about the Premises or on the Building Site,
in good order, condition and repair, in compliance with all Applicable Legal Requirements, and substantially in the condition the same were in upon completion of the TI Work (or subsequent TI Work), normal wear and tear, casualty and condemnation
(to the extent the repair is the responsibility of Landlord pursuant to Article 12 hereof) excepted, (ii) shall keep in a safe, secure and sanitary condition all trash, rubbish, and waste products temporarily stored at the Premises
(prior to Landlord’s office trash removal service under Section 10.3), and (iii) shall make all repairs and replacements to the Premises and do all other work necessary for the foregoing purposes whether the same
may be ordinary or extraordinary, foreseen or unforeseen. The foregoing obligations shall not apply to defects in Base Building Work or items covered under any then applicable warranties held by Landlord for Base Building Work in accordance with
Exhibit B, but shall include without limitation Tenant’s obligation to repair, maintain, and replace floors and floor coverings, to paint and repair walls and doors, to replace and repair all glass in windows and doors of the Premises
(except glass in the exterior walls and doors of the 

  
 35 

 Building, unless damage thereto is caused by Tenant or any other Tenant Party), ceiling tiles, lights and
light fixtures, pipes, conduits, wires, drains and the like in the Premises and to make as and when needed as a result of misuse by, or neglect or improper conduct of Tenant or any Tenant Party or otherwise, all repairs necessary, which repairs and
replacements shall be in quality and class equal to the original work. If anything required pursuant to this Section 10.4 to be repaired cannot be fully repaired or restored, Tenant upon prior notice to Landlord shall
replace it at Tenant’s cost, in accordance with the requirements of Section 10.5. 
 (b) Cafeteria/Food
Service Operations. If Tenant installs an employee cafeteria, café, lunch room, or other food service area in the Premises, Tenant shall be solely responsible, at its sole cost and expense, for installing, operating, cleaning,
maintaining, and repairing such areas, in a good and clean condition, in compliance with Applicable Legal Requirements, and otherwise in accordance with the terms of this Lease. Such obligations shall include, without limitation, general cleaning
services for such areas, proper storage of food and beverage products, pest control measures, and periodic cleaning of grease traps and ventilation equipment serving such facilities (whether such equipment is located in the Premises or elsewhere in
or about the Building), in each case in accordance with Applicable Legal Requirements, insurance requirements, and prudent operational standards for Comparable Mixed-Use Laboratory/Office Buildings, as
reasonably approved by Landlord from time to time, taking into account the particular nature of Tenant’s cooking and food service operations in the Premises. In the event that Tenant from time to time requests that Landlord provide any such
cleaning or other services for such areas, Tenant shall separately reimburse Landlord for such Additional Services as Additional Rent. 
 (c)
Lab Areas. Notwithstanding anything to the contrary in Section 10.3, Tenant shall be solely responsible, at its sole cost and expense, (i) for cleaning, operating, maintaining, and repairing all portions of the
Premises that are used for laboratory or laboratory-related uses (including without limitation, the First Floor Equipment Room) in accordance with the Permitted Uses and the terms of this Lease (and, as applicable, any Tenant’s Appurtenant
Areas used for such purposes), (ii) for disposing of all Hazardous Substances and other laboratory waste products and other materials of any kind from such areas in strict compliance with Environmental Laws and other Applicable Legal Requirements,
and (iii) for cleaning, operating, maintaining, repairing and (as necessary for the proper functioning thereof) replacing all Tenant’s Specialized Equipment (whether located in the Premises, in the Tenant’s Appurtenant Areas, or other
portions of the Building) and all ventilation equipment that exclusively serves Tenant’s laboratory areas (other than the base building equipment installed by Landlord as part of the Base Building Work under Exhibit B), whether such
Tenant’s Specialized Equipment or ventilation equipment was installed by Landlord in whole or in part as part of the TI Work under Exhibit B or is from time to time added, supplemented, or modified by Tenant or any Tenant Party in
accordance with Exhibit B or Section 10.5 in connection with the use of the Premises for the Permitted Use. 

(d) Supplemental HVAC and Other Systems. If Tenant shall from time to time install (or at Tenant’s request, cause Landlord to
install) supplemental HVAC or similar equipment pursuant to the provisions of Exhibit B or Section 11.1 or otherwise, Tenant shall secure, pay for, and keep in force third-party maintenance and service contracts with
appropriate and reputable service companies approved by Landlord (such approval not to be unreasonably withheld, conditioned or delayed) providing for the regular maintenance of all such equipment or systems that landlords of Comparable Mixed-Use Laboratory/Office Buildings typically service by use of third-party service companies (collectively, the “Service Contracts”). If requested from time to time by Landlord, Tenant shall
provide copies of such Service Contracts to Landlord and periodic inspection reports (but no less frequently than annually) as are prepared by the service providers under the Service Contracts. Without limitation, Tenant shall be responsible for all
supplemental heating, ventilating and air-conditioning systems installed in connection with the TI Work or as an upgrade to Base Building Work under Exhibit B or other Tenant Work from time to time
under Section 10.5. 

  
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 10.5. Tenant Work. The terms and provisions of the Work Letter in Exhibit B
(and not this Section 10.5) shall apply to Tenant’s design and construction of the TI Work. The terms and provisions of this Section 10.5 below (and not Exhibit B) shall apply to any
Tenant Work performed after the TI Work is completed under Exhibit B. As used in this Lease, “Leasehold Improvements” shall mean (i) the TI Work initially installed by Tenant under Exhibit B and (ii) any
other Tenant Work that may be installed in the Building from time to time during the Term in accordance with and pursuant to plans approved by Landlord under Section 10.5, in each case exclusive of Tenant’s FF&E
and other Tenant Property. 
 As used in this Lease, “Tenant Work” shall mean all tenant improvement work performed by or
through Tenant in the Premises (or otherwise at the Building or the Building Site), including without limitation (i) the TI Work under Exhibit B and (ii) all future work, including demolition, improvements, additions and
alterations, in or to the Premises, but excluding the Landlord’s Base Building Work under Exhibit B. Without limitation, Tenant Work includes any penetrations in the walls, partitions, ceilings or floors and all attached carpeting.
Tenant Work shall not, however, include Tenant Property, but the provisions of Exhibit B or this Section 10.5 below (as the case may be) shall apply to Tenant’s design, construction, and installation work for
all Tenant Property to be installed, attached, or affixed by Tenant in or about the Premises, the Building, or the Building Site. All Tenant Work shall be subject to Landlord’s prior written approval in accordance with the terms and provisions
of this Section 10.5 below (except for Minor Alterations, as defined and provided in Section 10.5(a)(ii) below) and arranged and paid for by Tenant, all as provided in and subject to the provisions
of Exhibit B (with respect to the TI Work) or this Section 10.5 (as to future work), as the case may be. 

(a) General Provisions. 

(i) Submission of Construction Documents. Tenant shall submit Construction Documents (as defined below) for the proposed
Tenant Work requiring Landlord’s approval under this Section 10.5. Landlord shall review, comment upon (if desired), and approve or disapprove such plans by written notice in sufficient detail for Tenant to be able to
reply, within ten (10) business days following the delivery of such plans to Landlord after Landlord’s actual receipt of such request, provided that such review period shall be reasonably extended as the special nature of the proposed
Tenant Work in question may reasonably require (e.g., for structural or exterior work or work affecting base building systems). Landlord shall not unreasonably withhold, condition or delay Landlord’s approval of Tenant Work, but Landlord’s
disapproval of proposed Tenant Work shall not be unreasonable where, in Landlord’s reasonable judgment, such proposed Tenant Work (A) adversely affects any structural component of the Building, (B) would be incompatible with or
adversely affect the fire-safety, telecommunications, electrical, mechanical, or plumbing systems of the Building (“Core Building Systems”), (C) affects the exterior or the exterior appearance of the Building or common areas within
or around the Building or other property than the Premises (except as expressly permitted under the terms of the Lease), or (D) requires unusual expense to readapt the Premises for general office or laboratory purposes (unless Tenant agrees to
pay for the costs to so readapt the Premises at the expiration or earlier termination of the Term in accordance with Section 10.5(a)(iv) below). 

(ii) Minor Alterations. Notwithstanding the foregoing, any interior,
non-structural Tenant Work in the Premises (including any series of related Tenant Work projects) that (A) costs less than the Tenant Work Threshold Amount (as defined below) in the aggregate,
(B) does not affect any Core Building Systems or common areas or facilities of the Building, (C) does not 

  
 37 

 involve the installation of any storage tanks or other equipment affecting or relating to
the use or storage of Hazardous Substances, and (D) does not affect any penetrations in or otherwise affect any structural walls, floors, roofs, or other structural elements of the Building, or any signs visible from the exterior of the
Premises, or any change in the exterior appearance of Building (including shades, curtains and the like with shades drawn) (“ Minor Alterations”) shall not require Landlord’s prior approval if Tenant delivers the Construction
Documents (as defined in Section 10.5(b)) for any such work (if the same typically involves construction drawings or specifications and the issuance of a building permit) to Landlord at least five (5) business days
prior to commencing such work. As used herein, the “Tenant Work Threshold Amount”) shall mean $200,000.00. 

(iii) Work Affecting HVAC Systems. Prior to commencing any work affecting air disbursement from ventilation systems
serving the Premises or the Building, including without limitation the installation of Tenant’s exhaust systems, Tenant shall provide to Landlord, if reasonably requested by Landlord in view of the nature of the proposed work in question, a
third party report from a consultant, and in a form, reasonably acceptable to Landlord, showing that such work will not adversely affect the ventilation systems of the Building (or of any other tenant in the Building) and Tenant shall, upon
completion of such work, be responsible for ensuring that such work does not adversely affect such systems. 
 (iv)
Identification of Restoration Items. At the time Landlord grants approval of any Tenant Work under this Section 10.5, Landlord shall specify the items of such Tenant Work (if any) that must be removed by Tenant upon
the expiration or earlier termination of the Term (which shall be limited to items that are not readily useable for first class office or general laboratory purposes, that are in excess of Standard Laboratory Installations or otherwise would require
unusual expense to demolish or readapt for general office or laboratory purposes). For any Tenant Work for which Landlord’s approval is not required (or is performed without obtaining a required approval) under the terms of this Lease, Landlord
may designate for removal, prior to the expiration of the Term or otherwise upon Tenant’s reasonable prior request, only those items of Tenant Work (if any) that are not readily useable for first class office or general laboratory purposes or
would require unusual expense to demolish or readapt for general office or laboratory purposes. Without limiting the generality of the foregoing provisions, Landlord reserves the right to require Tenant to remove, at the expiration or earlier
termination of the Term, (i) any Vivarium Facility, clean rooms, or GMP suite (to the extent, if any, any of the foregoing are installed in the Premises) and, if so specified by Landlord as provided above, (ii) any specialized laboratory or
laboratory-related installations in the Premises that are specific to Tenant’s particular laboratory operations (excluding Standard Laboratory Installations, as defined in Section 9.3(b)), provided that Tenant shall
remove all Lab-Related Hazardous Materials and perform all decommissioning work for Standard Laboratory Installations and specialized laboratory installations as provided in
Section 9.4 and Section 10.6, (iii) any internal staircase or floor openings between floors of the Premises (other than the internal staircase and floor opening substantially in the size and
location depicted on Exhibit B-3, which may remain in place at the expiration or earlier termination of the Term), and (iv) any private or executive restroom or shower facilities (if any) that
Tenant may install in the Premises during the Term. If Landlord shall require the removal of any internal stairs between floors of the Premises as set forth above (other than the internal staircase and floor opening substantially as depicted on
Exhibit A-3), either (x) Tenant shall remove such internal stairs, fill in the floor openings between such floors, and restore the affected floor or ceiling affected by such staircase removal and
stair opening in-fill work (including applicable fire safety and HVAC distribution equipment in such affected area), pursuant to plans approved by Landlord under this Section 10.5,
prior to the expiration or earlier termination of the Term or (y) if requested by Landlord by notice to Tenant 

  
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 stating that Landlord has entered into a lease for portions of the Premises that require
removal of such internal stairs, Tenant shall pay to Landlord, prior to the date that is thirty (30) days prior to the later of (1) the expiration or earlier termination of the Term or (2) the delivery of such notice by Landlord, an
amount reasonably and mutually agreed by the parties for such removal/in-fill work (it being agreed that, in the absence of such mutual agreement as to the cost of such work, Tenant shall perform such
removal/infill work under clause (x) above). 
 (b) Construction Documents. No Tenant Work (other than work constituting Minor
Alterations where such work does not require the preparation of construction drawings and the obtaining of a building permit) shall be effected except in accordance with complete, coordinated construction drawings and specifications
(“Construction Documents”) prepared in accordance with Exhibit B-6. Before commencing any Tenant Work (other than work that does not typically involve construction drawings or
specifications or the issuance of a building permit) requiring Landlord’s approval hereunder, Tenant shall obtain Landlord’s prior written approval of the Construction Documents for such work, which approval shall not be unreasonably
withheld, conditioned or delayed as provided in Section 10.5(a) above. The Construction Documents shall be prepared by an architect or, where applicable, a qualified engineer (in either case, “Tenant’s
Architect”) registered in the Commonwealth of Massachusetts, experienced in the construction of tenant space improvements in comparable buildings in the area where the Premises are located and, if such Tenant Work will affect any Core
Building Systems or structural components of the Building, the identity of such Tenant’s Architect (if other than the pre-approved TIW Architect for the TI Work under Paragraph 1 of Exhibit B)
shall be approved by Landlord in advance, such approval not to be unreasonably withheld, conditioned, or delayed. Tenant shall be solely responsible for all costs, expenses, and liabilities associated with all architectural and engineering services
relating to Tenant Work and for the adequacy, accuracy, and completeness of the Construction Documents even if approved by Landlord (and even if Tenant’s Architect has been otherwise engaged by Landlord in connection with the Building). The
Construction Documents shall set forth in detail the requirements for construction of the Tenant Work and shall show all work necessary to complete the Tenant Work including all cutting, fitting, and patching and all connections to the mechanical,
electrical, and plumbing systems and components of the Building. Submission of the Construction Documents to Landlord for approval shall be deemed to constitute Tenant’s agreement that, except as is specifically and expressly set forth therein,
Tenant shall be and remain solely responsible for ensuring that all Tenant Work described in the Construction Documents (i) complies with all Applicable Legal Requirements, building codes, and customary industry design standards for first-class
mixed-use multi-tenant laboratory/office buildings, (ii) does not materially and adversely affect any structural component of the Building, (iii) is compatible with and does not adversely affect the
Core Building Systems, (iv) does not affect any space or property other than the Premises or Tenant’s Appurtenant Areas, as the case may be, and (v) conforms to floor loading limits of the Building. The Construction Documents shall
comply with Landlord’s reasonable requirements for the uniform exterior appearance of the Building. Landlord’s approval of Construction Documents shall signify only Landlord’s consent to the Tenant Work shown and shall not
result in any responsibility of Landlord concerning compliance of the Tenant Work with Applicable Legal Requirements or building codes, or coordination or compatibility with any component or system of the Building, or the feasibility of constructing
the Tenant Work without damage or harm to the Building, all of which shall be the sole responsibility of Tenant. 
 (c) Performance.
The identity of any contractor, subcontractor, or other person or entity (including any employee or agent of Tenant) performing or designing any Tenant Work (“Tenant Contractor”), other than Minor Alterations, shall be
approved in advance by Landlord (if other than the pre-approved Designated General Contractor for the TI Work Paragraph 5.1 of Exhibit B), such approval not to be unreasonably withheld, conditioned, or
delayed. Tenant shall procure at Tenant’s expense all necessary permits and licenses before undertaking any Tenant Work. Tenant shall perform all Tenant Work at Tenant’s risk in compliance with all Applicable Legal Requirements and
Landlord’s rules and 

  
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 regulations regarding construction work in the Building and in a good and workmanlike manner employing new
or like-new materials of good quality and producing a result at least equal in quality to the other parts of the Premises. When any Tenant Work is in progress, Tenant shall cause to be maintained insurance as
described in the Tenant Work Insurance Schedule attached as Exhibit F-1 and (as indicated, if applicable, in connection with Landlord’s approval of the work in question) such other insurance as may
be reasonably required by Landlord covering any additional hazards due to such Tenant Work, and (if an Event of Default then exists) such bonds or other assurances of satisfactory completion and payment as Landlord may reasonably require, in each
case for the benefit of Landlord. With respect to Tenant Work performed by or on behalf of Tenant during the Term, if Tenant specifically requests that Landlord or Landlord’s designated construction manager provide construction management or
supervision services in connection with the applicable Tenant Work and Landlord or such designated construction manager agrees to provide such services to Tenant on mutually acceptable terms, then Tenant shall pay to Landlord or such designated
construction manager a construction management or supervision fee in a mutually agreeable amount. Except as provided in the preceding sentence, Landlord shall not charge to Tenant any construction management or supervision fee (or similar fees) for
any Tenant Work performed by Tenant during the Term; provided, however, that Tenant shall reimburse Landlord for Landlord’s reasonable out-of-pocket
third-party costs of reviewing the Construction Documents and proposed Tenant Work and inspecting installation of the same (estimates for which Landlord shall provide at Tenant’s request), such reimbursement to be made within thirty
(30) days after submission by Landlord of invoices for such costs and expenses. At all times while performing Tenant Work, Tenant shall require any Tenant Contractor to comply with all Applicable Legal Requirements and the Rules and Regulations
(as defined in Section 9.1) relating to such work. For any work that from time to time affects the roof or any penetrations therein, each Tenant Contractor working on the roof of the Building shall coordinate with
Landlord’s roofing contractor, shall comply with its reasonable requirements, and shall not violate existing roof warranties, which warranties will be provided to Tenant in connection with such work. Each Tenant Contractor shall work on the
Premises without causing delay to or impairing of any guaranties, warranties, or the work of any other contractor. 
 (d) Payment.
Tenant shall pay the entire cost of all Tenant Work (subject the application of the TI Allowance under Exhibit B), including without limitation any services provided to Tenant or those claiming by or through Tenant in connection with Tenant
Work giving rise to a lien pursuant to the Massachusetts General Laws, so that the Property and the Premises, including Tenant’s leasehold hereunder, shall always be free of liens for labor, materials, or services, or as otherwise provided
under such statutes. If any such lien is filed, then Tenant shall promptly (and always within ten (10) days after receiving notice of such lien from any source) discharge the same, including removing the same through obtaining a construction
lien bond. If Tenant shall fail to timely discharge any such lien as and when required under this Section 10.5(d), Landlord may, but shall have no obligation to, discharge such lien or obtain a bond to remove such lien, in
which event Tenant shall reimburse Landlord for all costs incurred by Landlord in connection with such discharge or bond, within thirty (30) days after written demand for such reimbursement. The provisions of this
Section 10.5(d) shall survive the expiration or earlier termination of this Lease. 
 (e) Work Coordination.
Tenant shall schedule and coordinate all aspects of Tenant Work with the Landlord’s property manager or other designated representative. If an operating engineer is required by any union regulations, Tenant shall pay for such engineer. If
shutdown of risers and mains for electrical, mechanical and plumbing work is required, such work shall be supervised by Landlord’s representative (the reasonable
out-of-pocket third party costs of which shall be reimbursed by Tenant). No work shall be performed to portions of Building systems that serve other tenants without
Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed, and all such work shall be performed under Landlord’s supervision. Except in case of emergency, at least two (2) business days’ prior
notice must be given to the Building management office prior to the shutdown of fire, 

  
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 sprinkler and other alarm systems, and in case of emergency, prompt notice shall be given. In the event that
such work unintentionally alerts the Fire or Police Department or any private alarm monitoring company through an alarm signal, Tenant shall be responsible for any fees or charges levied in connection with such alarm. Tenant shall pay to Landlord
all such reasonable charges as may from time to time be in effect with respect to any such shutdown under this subparagraph (e). All demolition, installations, removals or other work that is reasonably likely to inconvenience other tenants of the
Building or interfere with Building services provided by Landlord must be scheduled with the Building manager at least twenty-four (24) hours in advance and may be required to be performed after normal business hours or on weekends. 

(f) No Labor Disharmony. With respect to any Tenant Work in or around the Building that Tenant may from time to time perform during the
Term, Tenant shall be solely responsible for managing, at its expense, any disruption to Tenant’s use and occupy of the Building from labor disputes arising from workers employed by any Tenant Contractor and for ensuring that any such labor
disputes do not disrupt the use of or access to the Building by other tenants or the use of or access to the Project Common Areas or other Project buildings. 

(g) Work Close-out Requirements. Within thirty (30) days after completion of any Tenant
Work, Tenant shall provide to Landlord copies of (i) the permanent certificate of occupancy (if and to the extent, if any, such certificate is required for occupancy after the applicable Tenant Work in question) and any other final governmental
approvals and sign-offs that are required by the applicable governmental authority for completion of such work (provided that if any such certificate, approval, or sign-off is not then available from the
applicable governmental authority, Tenant will diligently pursue the same and provide Landlord with a copy thereof upon its issuance), (ii) a record set of Construction Documents (compiling all approved change orders and bulletins) prepared by
Tenant’s architect for the Tenant Work in question and a set of “as built” plans prepared by Tenant’s general contractor for the Tenant Work in question (in each case, other than for work that does not typically involve
construction drawings or specifications), (iii) proof of payment for all labor and materials, including a reconciliation of total construction-related costs, evidence of payments made, and lien waivers from all Tenant Contractors and other parties
who would be entitled to a mechanics lien or similar lien if not paid in full, and (iv) copies of applicable warranties for such Tenant Work (which, as to any such warranty that extends beyond the expiration of the Term and is assignable in
accordance with their terms, shall be assigned to Landlord at the expiration or earlier termination of the Term if so requested by Landlord). 

10.6. Condition upon Termination. At the expiration or earlier termination of the Term, Tenant (and all persons claiming under or
through Tenant) shall, without the necessity of notice or demand, vacate, surrender, and deliver the Premises to Landlord in a broom-clean condition, in compliance with all Applicable Legal Requirements, and substantially in the condition the same
were in upon completion of the TI Work (or subsequent Tenant Work) installed and maintained by Tenant in accordance with the terms of this Lease, reasonable wear and tear, items that are Landlord’s repair obligations under the Lease, and
(subject to the provisions of Article 12) damage by casualty or taking excepted, subject, however, to and in accordance with the following requirements: 

(a) Surrender. As part of any surrender and delivery under this Section 10.6, Tenant shall remove all Tenant
Property (including Tenant’s FF&E, but excluding laboratory benches and ventilation hoods, which shall remain in the Premises), provide keys (or lock combinations, codes, or electronic passes) to any locks in and to the Premises in
Tenant’s possession to Landlord, provide Landlord with copies of any owners’ manuals or software required for the operation of equipment or systems remaining in the Premises, and remove any items of Tenant Work (if any) required to be
removed under the provisions of Paragraph 3.3(d) of Exhibit B or Section 10.5(a)(iv), as the case may be. 

  
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 (b) Decommissioning. If during the Term any portion of the Premises was used for
laboratory purposes or any portion of the Premises (including without limitation, the First Floor Equipment Room) or Tenant’s Appurtenant Areas was used for the storage, processing, use, or disposal of Hazardous Substances (other than Customary
Office Materials in compliance with applicable Environmental Laws), then (i) Tenant shall remove all Hazardous Substances for which Tenant is responsible under Section 9.4 from the Premises and any Tenant’s
Appurtenant Areas in accordance with applicable Environmental Laws prior to Tenant’s surrender of the Premises; and (ii) at least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant
shall provide Landlord with a facility decommissioning and Hazardous Substances closure plan for the Premises (“Decommissioning Report”) prepared by an independent third party state-certified professional with appropriate expertise.
Such Decommissioning Report must be reasonably acceptable to Landlord, shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any
successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards), and shall evidence, among other things, that (1) all Hazardous Substances have
been removed in accordance with applicable Environmental Laws from the Premises and applicable Tenant’s Appurtenant Areas (and the interior surfaces thereof, including floors, walls, ceilings, and counters, piping, supply lines, waste lines and
plumbing), and (2) the Premises and Tenant’s Appurtenant Areas, together with all such elements and exhaust or other ductwork in or serving the Premises or Tenant’s Appurtenant Areas, may be (A) reused or reoccupied by a
subsequent tenant for office or laboratory use and/or (B) demolished or disposed of in compliance with applicable Environmental Laws, in each case without incurring “special costs” or undertaking “special procedures” for
demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Substances and without giving notice in connection with such Hazardous Substances and without incurring regulatory requirements or giving notice in connection
with Hazardous Substances. For avoidance of doubt, for purposes of the preceding sentence, “special costs” or “special procedures ” shall mean costs or procedures, as the case may be, that would not be incurred but for the nature
of the Hazardous Substances as Hazardous Substances instead of non-hazardous materials. The Decommissioning Report shall include reasonable detail concerning the
clean-up locations, the tests run, and the analytic results. In addition, at least ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall (x) provide
Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Legal Requirements, including without limitation laws pertaining to the surrender of the Premises, and (y) place Laboratory
Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users. If requested by Landlord, Tenant shall conduct a site inspection with Landlord to review Tenant’s compliance with the provisions hereof.
If Tenant shall not complete such removal of all Hazardous Substances and deliver the Premises to Landlord with all decommissioning activities prior to the expiration of the Term, such failure shall constitute a holdover in the Premises that is
subject to all of the provisions of Section 14.8, including without limitation all holdover rent and liability for damages suffered or incurred by Landlord arising from Tenant’s failure to complete such removal and
decommissioning activities prior to the expiration of the Term. The covenants of this Section 10.6 shall survive the expiration or earlier termination of the Term. 

ARTICLE 11. 
 SPECIALIZED
EQUIPMENT 
 11.1. Equipment Locations. Subject to Applicable Legal Requirements, Tenant shall have the non-exclusive right, as appurtenant to its Lease of the Premises, to install (as provided in Section 11.2 below) and thereafter during the Term to operate, maintain, repair, replace,
upgrade and remove (as provided in Section 11.3 below), solely for accessory uses incident to Tenant’s business operations within the Premises and otherwise subject to the terms and conditions of this Lease, the
following Tenant equipment (collectively, “Tenant’s Specialized Equipment”) in the following areas: 

  
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 (a) “Rooftop Equipment” shall mean (i) a telecommunications antenna
and/or dish and (ii) supplemental HVAC equipment, in each case including the associated wiring, cabling, brackets, supports, conduits, ductwork and related equipment located on the penthouse/roof level or in other portions of the Building
necessary to connect such equipment to the applicable portions of the Premises. Any such Rooftop Equipment shall be installed by Tenant in a location or locations on the roof of a penthouse level of the Building reasonably and mutually agreed upon
by Landlord and Tenant for such installations by Tenant and (as to wiring, cabling, conduits, ductwork, and related equipment that connect such equipment to the Premises) within the Building’s core areas and vertical shaft spaces, in each case
pursuant to plans approved by Landlord under Exhibit B or Section 10.5, as the case may be. Such use of the Building’s vertical shaft spaces for such purposes shall be available to Tenant throughout the Term in
an amount not less than Tenant’s proportionate share thereof (determined by dividing the Premises RSF by the Total Building Square Footage). All such Rooftop Equipment on the penthouse/roof level shall be located within the enclosed penthouse
area or screened rooftop areas, as the case may be, in accordance with Applicable Legal Requirements. 
 (b) “Emergency
Generator” shall mean an emergency generator to provide emergency back-up electrical power for Tenant’s operations in the Premises, including associated wiring, cabling, brackets, supports,
piping, and related equipment connecting such generator to the electrical panels serving the Premises. Any such Emergency Generator shall be installed by Tenant in the area on the roof of the Building within the area shown and identified as
“Tenant’s Emergency Generator Area” on the plan attached as Exhibit A-3, pursuant to plans approved by Landlord under Exhibit B or Section 10.5, as the
case may be. 
 11.2. Installation. Tenant shall install each element of Tenant’s Specialized Equipment at Tenant’s sole
cost and expense, at such times and in such manner as Landlord may reasonably designate and in accordance with all of the applicable provisions of this Lease regarding the installation of Tenant’s FF&E. Tenant shall not install the
Tenant’s Specialized Equipment until Tenant has obtained Landlord’s prior written approval of the Construction Documents for such equipment in accordance with Exhibit B or Section 10.5, as the case may be,
which Construction Documents shall include detailed plans and specifications showing the proposed location, height, dimensions, materials, and other technical specifications of such equipment, together with (in the case of the Rooftop Equipment or
Emergency Generator) such appropriate screening or visual barriers as Landlord may reasonably deem appropriate for such equipment. Such Construction Documents shall also be sufficient to reasonably demonstrate that the proposed installation or
operation of any Tenant’s Specialized Equipment shall not damage the structural integrity of the Building, interfere with other Building operations or systems, or (in the case of the Rooftop Equipment) impair any applicable roof warranty. 

For the installation of any such equipment affecting the roof, Tenant shall engage Landlord’s roofer (or another roofing contractor
reasonably approved by Landlord in accordance with Exhibit B or Section 10.5, as the case may be and approved by Landlord’s roof manufacturer) before beginning any rooftop installations or repairs of such
equipment, whether under this Article 11 or otherwise, and shall always comply with the roof warranty governing the protection of the roof and modifications to the roof, which warranty will be provided in advance to Tenant in connection with
such work. If requested by Landlord, Tenant shall obtain a letter from Landlord’s roof manufacturer following completion of such work stating that the roof warranty remains in effect, if required pursuant to the terms of the roof warranty.
Tenant, at its sole cost and expense, shall inspect areas on the rooftop where such equipment is located on a periodic basis as reasonably required by Landlord (taking into account the nature of Tenant’s installations and operational history of
the equipment in question) and correct any loose bolts, fittings or other appurtenances and shall repair any damage to the roof caused by the installation, operation, or existence of such equipment. 

  
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 For the installation of any Rooftop Equipment or Emergency Generator, Tenant shall engage a
contractor reasonably approved by Landlord in accordance with Exhibit B or Section 10.5, as the case may be. Tenant, at its sole cost and expense, shall inspect the areas where such equipment is located on a periodic
basis as reasonably required by Landlord (taking into account the nature of Tenant’s installations and operational history of the equipment in question) and correct any loose bolts, fittings or other appurtenances and shall repair any damage to
the Building caused by the installation, operation, or existence of such equipment. 
 Tenant covenants that the installation, existence,
maintenance and operation of any item of Tenant’s Specialized Equipment shall be undertaken by Tenant in compliance with all Applicable Legal Requirements, shall not adversely affect any base building systems, shall not interfere (in a manner
inconsistent with the standards set forth in Section 9.3(c) and 9.3(d) above) with the use or occupancy of any other portion of the Building or with business operations of any other Building tenant or occupant in its
premises in the Building, shall not interfere with any other rooftop installation (in a manner inconsistent with the operation of multi-user rooftop areas in Comparable Mixed-Use Laboratory Office Buildings),
and shall comply with Sections 9.1, 9.3, and 9.4 as the case may be (collectively, the “Rooftop Operating Standards”). All elements of Tenant’s Specialized Equipment shall constitute Tenant’s FF&E
for purposes of the Lease and shall be insured by Tenant as part of Tenant’s FF&E under Section 7.1. Tenant shall pay to Landlord, as Additional Rent, (i) all applicable taxes or governmental charges, fees, or
impositions (if any) imposed on Landlord because of the installation, existence, or use of Tenant’s Specialized Equipment under this Article 11 and (ii) the amount of any increase in Landlord’s insurance premiums (if any) as a
result of the installation, existence, or use of Tenant’s Specialized Equipment under Section 7.2. 
 11.3.
Maintenance and Operation. Tenant shall be solely responsible for ensuring (and Landlord shall have no responsibility for ensuring) the proper operation of Tenant’s Specialized Equipment in compliance with all Applicable Legal
Requirements, including without limitation the requirements of Section 9.3 and any Environmental Laws in accordance with Section 9.4. Landlord shall reasonably cooperate with Tenant, at no cost or
expense to Landlord, to address Tenant’s reasonable requests regarding any operational issues concerning Tenant’s Specialized Equipment in a manner consistent with comparable equipment usage in Comparable
Mixed-Use Laboratory/Office Buildings. Tenant shall comply with all reasonable requirements from time to time imposed by Landlord in a uniform and nondiscriminatory manner with respect to Tenant’s
Specialized Equipment installations and similar equipment installed by other tenants in accordance with the Rooftop Operating Standards. If Tenant’s Rooftop Equipment causes physical damage to the roof or the structural integrity of the
Building or interferes (in a manner inconsistent with the Rooftop Operating Standards) with other rooftop equipment from time to time installed on the roof, or if any Tenant’s Specialized Equipment interferes (in a manner inconsistent with the
Rooftop Operating Standards) with any of the Building’s mechanical or other systems or with the use or occupancy of any other portion or the Building or with the business operations of any other Building tenant or occupant, then Tenant shall
within ten (10) business days (or immediately in the case of emergency) after notice of a claim of damage or interference reasonably cooperate with Landlord to determine the source of the damage or interference and (to the extent such damage or
interference arises from the failure of Tenant’s Specialized Equipment to comply with the terms of this Section 11) to effect a prompt solution at Tenant’s expense. To the extent the rooftop equipment of any other
tenant causes physical damage to, or interference (in a manner inconsistent with the Rooftop Operating Standards) with Tenant’s Specialized Equipment, Landlord will reasonably cooperate with Tenant to determine the source of the damage or
interference and use commercially reasonable efforts, in a manner consistent with Comparable Mixed-Use Laboratory/Office Buildings, to effect a prompt solution without cost to expense to Tenant (to the extent
such damage or interference arises from the failure of such other party’s installations to comply with the Rooftop Operating Standards and does not arise from the failure of Tenant’s Specialized Equipment to comply with the terms of this

  
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 Section 11). In the event that, after Tenant’s installation of Tenant’s
Specialized Equipment, Landlord reasonably requires any particular elements thereof (including, without limitation, any pipes, ducts, conduits, wires and appurtenant equipment) to be relocated to mutually acceptable areas consistent with
Tenant’s rights under this Section 11 on account of other equipment installed by Landlord or other Building tenants or occupants (but such relocation shall be limited to circumstances where such other equipment cannot
reasonably be located elsewhere in a manner consistent with the Rooftop Operating Standards), such elements shall be relocated to an equivalently and comparably functional area (for the applicable Tenant’s use hereunder) consistent with the
requirements of this Section 11, as applicable, provided that Landlord shall pay or promptly reimburse, or cause such other tenant or occupant to pay or reimburse, Tenant for the reasonable costs of relocating such elements
to such other area, taking such other steps necessary to ensure comparable functionality of equipment, and installing connecting equipment to a condition comparable to the then condition of the current location of such equipment. If requested by
Landlord, Tenant shall use commercially reasonable efforts to arrange for the relocation of the affected equipment within ninety (90) days after a comparable space is mutually agreed upon or otherwise is reasonably designated by Landlord
subject to Tenant’s approval, not to be unreasonably withheld, conditioned or delayed. Any actions by Landlord in connection with a relocation hereunder shall be performed in a manner designed to minimize interference with Tenant’s
business operations in the Premises. Tenant shall remove all Tenant’s Specialized Equipment (including without limitation any Hazardous Substances stored, contained, or used in such equipment, as the case may be) at the expiration or earlier
termination of the Lease and repair any damage caused by such removal, and (in the case of any Lab Related Equipment) further comply with the decommissioning requirements and related provisions of Section 9.4 and
Section 10.6. 
 ARTICLE 12. 

DAMAGE OR DESTRUCTION; CONDEMNATION 

12.1. Damage or Destruction of Premises. 

(a) Repairs and Restoration. If the Building or the Premises or any part thereof shall be damaged by fire or other insured casualty,
then, subject to the provisions below, Landlord shall proceed with diligence, subject to then Applicable Legal Requirements and the Project Documents, to repair or cause to be repaired such damage to the Base Building Work, excluding Tenant’s
FF&E, other Tenant Property, and all Tenant-Insured Work (as defined in Exhibit F). Notwithstanding the foregoing, if, in connection with Landlord’s repairs to the Base Building Work, Landlord and Tenant mutually agree that Landlord
will perform any related repairs to elements of Tenant-Insured Work, then the cost of such repairs by Landlord (if any) to such Tenant-Insured Work shall, to the extent not covered by the proceeds from the insurance maintained by Tenant on the
Tenant-Insured Work under Section 7.1 and made available to Landlord for such repair work, be at Tenant’s expense (including all hard and soft costs incurred by Landlord in making such repairs to the Tenant-Insured Work, which shall be
paid by Tenant as Additional Rent hereunder). Except as provided in the preceding sentence, Tenant shall perform the repairs of Tenant’s FF&E, other Tenant Property, and Tenant-Insured Work at Tenant’s expense as provided in
Section 12.1(b) below, first using Tenant’s insurance proceeds for Tenant’s FF&E, other Tenant Property, and Tenant-Insured Work and, to the extent such proceeds are insufficient for such repairs, at
Tenant’s expense. 
 (b) Tenant Restoration Items. In the case of fire or other casualty, Tenant shall be solely responsible for
making, at its expense, all repairs to and replacements of Tenant’s FF&E, other Tenant Property, or Tenant-Insured Work. Tenant shall promptly and diligently restore, replace, or remove any such damaged items as Tenant may determine are
then necessary for the conduct of its business in the Premises, with all such work being performed by Tenant at its sole expense in accordance with Section 10.5 and the provisions of the Lease. Any restoration of the
Tenant-Insured Work hereunder may include such changes or re-designs to the prior Tenant Work that Tenant may desire and are approved by Landlord in accordance with Section 10.5,
provided that Tenant shall be responsible for all costs and delays arising from such Tenant-requested changes. 

  
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 (c) Abatement of Rent Due to Casualty. If all or any portion of the Premises cannot
be used for Tenant’s use for the operation of its business by reason of such damage to the Premises or the common areas required for access thereto, the Base Rent and Additional Rent for Taxes and Operating Expenses, or a just and proportionate
part thereof according to the nature and extent to which the Premises or applicable portion thereof shall have been so rendered unfit for use, shall be abated until the Premises (except as to Tenant’s FF&E, other Tenant Property, or
Tenant-Insured Work) shall have been restored as nearly as practicable to the condition in which they were immediately prior to such fire or other casualty (excluding the period of any delay due to Tenant’s changes or re-designs to the prior Tenant Work as provided above, or any period beyond the time reasonably required to restore the Premises in the case of repairs to Tenant Work performed by Tenant as provided above). 

(d) Restoration Work. Landlord shall, from time to time upon Tenant’s request, advise Tenant of the then expected date on which
Landlord’s repairs will be substantially completed. Landlord shall not be liable for delays in the making of any such repairs that are due to Force Majeure, nor shall Landlord be liable for any inconvenience or annoyance to Tenant or injury to
the business of Tenant resulting from delays in repairing such damage, subject to the abatement of Rent as provided above, but Landlord shall use diligent efforts to pursue such repairs promptly in view of the nature and extent of such Force
Majeure. Landlord shall have the right, but not the obligation, to suspend or delay any repair or replacement work hereunder for so long as an Event of Default by Tenant then exists. Landlord’s obligation to restore the Building and the
Premises, to the extent provided hereunder, shall be limited to the available insurance proceeds received by Landlord for such purposes. 

(e) Termination Due to Casualty. If (i) the Building or the Premises or any substantial portion thereof are so damaged by fire or
other casualty (whether or not insured) at any time during the last thirty (30) months of the Term (as the same may have been extended or as may be extended by Tenant’s exercise of any then remaining Extension Option under Exhibit D-1 given within thirty (30) days after such fire or other casualty) that the cost to repair such damage is reasonably estimated to exceed one-third of the total Base
Rent and Additional Rent for Taxes and Operating Expenses payable hereunder for the period from the estimated completion date of repair until the end of the Term, (ii) the Building or the Premises or any substantial portion thereof are so
substantially damaged that Landlord’s restoration work would require more than twelve (12) months after the date of damage to substantially complete, as reasonably estimated by Landlord’s architect, or Applicable Legal Requirements
would prohibit Landlord from restoring the Building to substantially the same condition and at least substantially the same size existing prior to such casualty, or (iii) the Building or the Premises or any substantial portion thereof are
damaged by an uninsured casualty that was not covered (and was not required to be covered) under Landlord’s property policy under the terms of Section 7.4 and Landlord determines not to repair such damage (and Tenant
does not elect, by notice given within thirty (30) days after Landlord’s notice of such determination, to pay for the costs of performing such repair work), then and in any of such events, this Lease and the Term hereof may be terminated
at the election of Landlord by a notice from Landlord to Tenant within ninety (90) days after such damage, or such longer period as is required to complete adjustment of such casualty loss with the insurer, and the effective termination date
pursuant to such notice shall be not less than sixty (60) days after the day on which such termination notice is received by Tenant. In addition, in the event of a fire or other casualty (other than due to the gross negligence or willful
misconduct of Tenant or any Tenant Party) that renders the Premises or any substantial portion thereof unfit for use as provided above as a result thereof and Landlord’s restoration work for the Premises would require an estimated restoration
period of more than twelve (12) months after the date of such damage to substantially complete, as reasonably estimated by Landlord’s architect, 

  
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 then Tenant may elect, by notice given to Landlord within thirty (30) days after delivery of
Landlord’s notice of such restoration period, to terminate this Lease. Landlord shall provide notice to Tenant of such restoration period within ninety (90) days after such damage or within such longer period (not to exceed a further
thirty (30) days) as is reasonably required to complete adjustment of such casualty loss with the insurer. 
 If the Lease is not
terminated pursuant to the foregoing provisions and Landlord’s restoration work for the portions of the Base Building Work that are required for occupancy of or access to the Premises in accordance with the Lease is not substantially completed
on or before the date (the “Outside Restoration Date”) that is eighteen (18) months after the date of damage (or, if later, nine (9) months after the last day of the estimated restoration period under the preceding
grammatical paragraph), then Tenant, as its sole and exclusive remedy, shall have the right to terminate this Lease by notice given to Landlord within thirty (30) days after such Outside Restoration Date, such termination to take effect as of
the thirty (30th) day after the date of receipt by Landlord of such Tenant’s termination notice, with the same force and effect as if such date were the date originally established as the expiration date hereof; provided that if,
within such thirty-(30)-day period, such restoration work is substantially completed, then Tenant’s notice of termination shall be of no force and effect and this Lease and the Term shall continue in full
force and effect. 
 If less than twelve (12) months remain in the Term at the time of a fire or other casualty that renders all or a
substantial portion (or such purposes, at least half) of the Premises unfit for use as provided above for a period of at least thirty (30) days and in Landlord’s reasonable estimate the time to substantially complete Landlord’s
restoration work for the Premises will take more than one-half of the then remaining Term, then either party may upon thirty (30) days’ prior written notice terminate this Lease, provided that any
such termination election by Tenant shall be null and void if such damage was due to the gross negligence or willful misconduct of Tenant or any Tenant Party or if Landlord substantially completes the restoration work required to restore the
affected portion of the Premises so that it can be so used for Tenant’s use for the operation of its business) within thirty (30) days after delivery of such termination notice by Tenant. 

In the event of any termination under this Section 12.1, the Term shall expire as though such effective termination
date were the date originally stipulated in Section 1.5 for the end of the Term (with all remaining options to extend the Term, if any, being deemed terminated) and the Base Rent and Additional Rent (to the extent not
abated as set forth above) shall be apportioned as of such date. 
 12.2. Eminent Domain. In the event that all or any substantial
part of the Premises or the Building (or the common areas necessary for access and use of the Premises or the Building) for Tenant’s business operations as then conducted are taken (other than for temporary use hereafter described) by public
authority under power of eminent domain (or by conveyance in lieu thereof), then by notice given within three (3) months after notice of such taking, this Lease may be terminated at either party’s election thirty (30) days after such
notice, and Rent shall be apportioned as of the date of termination. If this Lease is not terminated as aforesaid, subject to the rights of mortgagees and Applicable Legal Requirements, Landlord shall within a reasonable time thereafter use
reasonable and diligent efforts to restore what may remain of the Premises (excluding any Tenant Property) to a tenantable condition for occupancy by Tenant for the Permitted Use. In the event some portion of useable floor area of the Premises is
taken (other than for temporary use) and this Lease is not terminated, Base Rent shall be proportionally abated in proportion to the portion of the Premises RSF so taken, and Tenant’s Pro Rata Expense Share, Tenant’s Pro Rata Tax Share,
and Tenant’s Parking Allocation shall be proportionately adjusted, for the remainder of the Term. In the event of any taking of the Premises or any part thereof for temporary use, (i) this Lease shall be and remain unaffected thereby and
rent shall not abate, and (ii) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with 

  
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 respect to the period of the taking for such temporary use that is within the Term, provided that if such
taking shall remain in force at the expiration or earlier termination of this Lease, then Tenant shall pay to Landlord a sum equal to the reasonable cost of performing Tenant’s obligations hereunder with respect to surrender of the Premises and
upon such payment shall be excused from such obligations. Any damages that are expressly awarded to Tenant on account of Tenant Property and Tenant’s relocation expenses, and specifically so designated, shall belong to Tenant. Except as
provided in the preceding sentence, Landlord reserves to itself, and Tenant releases and assigns to Landlord, all rights to damages accruing on account of any taking or by reason of any act of any public authority for which damages are payable.
Subject to its rights hereunder, Tenant agrees to execute such further instruments of assignment as may be reasonably requested by Landlord, and to turn over to Landlord any damages that may be recovered in any proceeding or otherwise. 

ARTICLE 13. 
 ASSIGNMENT
AND SUBLETTING 
 13.1. Landlord’s Consent Required. Except for a Permitted Transfer (as defined below), Tenant shall not
transfer, or permit the transfer of, all or any part of the Premises or of its interest in this Lease to any other entity, whether by sale, assignment, mortgage, sublease, license, transfer, operation of law (including, without limitation by merger,
consolidation, sale or other transfer of all or substantially all of the stock or business and assets of Tenant, or otherwise) or act of Tenant, subtenant, or any other party acting under or through Tenant (each a “Transfer” to a
“Transferee”) without Landlord’s prior written consent as more particularly provided under the terms and provisions set forth in Section 13.3 below. Consent to one Transfer shall not imply consent to
any other Transfer or waive the consent requirement as to any other Transfer. As used herein, the term “Third Party” shall mean any party other than a Permitted Transferee (as defined below). Any attempted Transfer without having
received the required Landlord consent hereunder shall be void at the election of Landlord. Any entity to which a Transfer is made is a “Transferee”. Notwithstanding anything to the contrary herein, if and so long as Tenant is a
publicly traded company on a recognized stock exchange and subject to SEC regulations and restrictions (or equivalent governmental securities regulators of other countries), any public offering of Tenant’s shares or any subsequent sale of
Tenant’s shares shall not be deemed a Transfer for purposes of this Article 13. Tenant acknowledges that the covenants contained in this Article 13 are material to the transaction contained herein and that Landlord shall have, in
addition to any other rights and remedies available under this Lease or at law, the right to seek injunctive relief and/or specific performance in order to enforce such covenants. 

13.2. Permitted Transfers. The following transactions set forth in this Section 13.2 (each, a
“Permitted Transfer” to a “Permitted Transferee”) shall not require the consent of Landlord provided that (i) in the case of an assignment of the Lease or pursuant to such Permitted Transfer, Landlord shall receive
prior written notice thereof (except to the extent prohibited by applicable securities or other laws or regulations or confidentiality requirements, in which event such notice shall be given to Landlord no later than thirty (30) days after the
effective date of such Permitted Transfer) plus reasonable evidence upon closing (or simultaneously with notice where notice is provided as permitted within thirty (30) days after the effective date of such permitted Transfer) that the
transaction is in fact a Permitted Transfer; (ii) in the case of a sublease, license, space sharing, or other occupancy agreement pursuant to such Permitted Transfer, Landlord shall receive written notice thereof within thirty (30) days after
such Permitted Transfer and, if requested by Landlord, reasonable evidence that the transaction is in fact a Permitted Transfer; (iii) the proposed Transfer is not to a Prohibited Transferee (as defined below), subject to the terms of
Section 13.6(d) below; (iv) the Permitted Transfer (1) complies with all other provisions of this Lease (including, without limitation, the Permitted Uses, Section 9.3(b) above, and this
Article 13), (2) does not alter Landlord’s rights under this Lease, and (3) does not impose any additional obligation on Landlord, and (v) the transaction is not part of a series of transfers within one (1) year 

  
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 before or after the Transfer that, when taken together, avoids the restrictions on Transfers to a Third
Party under this Article 13 (such as a sublease or assignment to a Tenant affiliate that is immediately thereafter acquired by a Third Party): 

(a) An assignment of the Lease to an entity acquiring all or substantially all of the stock or equity interests in, or of the business and
assets of, (i) Original Tenant, (ii) any successor to Original Tenant acquiring all or substantially all of the stock or equity interests in, or of the business and assets of, Original Tenant, or (iii) any Third Party assignee
approved by Landlord under Section 13.3, in each case whether by way of merger, consolidation, acquisition, recapitalization, reorganization, sale of stock or equity interests or business and assets, or otherwise (any such
entity, a “Successor Entity”); or 
 (b) Any sublease, license, space sharing, or other occupancy agreement for the use or
occupancy of all or any portions of the Premises to a Related Entity (as defined below); provided that and for so long as such Permitted Transferee shall remain (i) a Related Entity of the Original Tenant or a Successor Entity, or
(ii) after an assignment of the Lease to a Third Party assignee approved by Landlord under Section 13.3, a Related Entity of such Third Party assignee; or 

(c) An assignment of the Lease to a Related Entity, provided that the Related Entity shall have a financial condition sufficient to satisfy
Tenant’s then remaining obligations under the Lease and remain a Related Entity of the Original Tenant; or 
 (d) A public offering of
interests in Tenant or in an affiliate of Tenant. 
 As used herein, “Related Entity” shall mean an entity directly or
indirectly controlled, controlling, or under common control with Tenant or a Successor Entity (or, after an assignment of the Lease to a Third Party assignee approved by Landlord under Section 13.3, with such Third Party
assignee), and “control” (and its cognates) shall mean possession of more than fifty percent (50%) ownership of the shares, membership interests, or other beneficial ownership interest of the entity in question, together with the
power to control and manage the affairs thereof either directly or by election of directors and/or officers. In the case of an assignment of the Lease to a Successor Entity or Related Entity under the foregoing provisions, Tenant and the Successor
Entity or Related Entity, as the case may be, shall execute and deliver to Landlord a customary assignment and assumption agreement, in a form reasonably acceptable to Landlord. 

13.3. Consent Procedures. Tenant’s request for Landlord’s consent to any Transfer for which Landlord’s consent is
required under this Article 13 shall be made at least thirty (30) days prior to the effective date of the proposed Transfer, describe the details of the proposed Transfer, including the name, business and financial condition of the
prospective Transferee, and the financial terms of the proposed Transfer (e.g., payments in consideration of the proposed Transfer, term, rent, construction, and security deposit), and Tenant shall also provide any other information in Tenant’s
possession (or reasonably obtainable from the proposed Transferee) Landlord reasonably deems relevant, including without limitation the proposed form of Transfer documentation. Landlord shall not unreasonably withhold, condition or delay its written
consent to any assignment or subletting of the Premises, provided that no Event of Default has occurred and is then continuing. In the case of any proposed Transfer (other than a Permitted Transfer) covering greater than seventy five percent (75%)
of the Premises for the remainder or substantially the remainder of the Term, Landlord shall have the option (but not the obligation) to recapture the portion of the Premises that Tenant proposes to Transfer for the term it has proposed, effective
upon the date of the proposed Transfer and continuing for the proposed term thereof, by giving Tenant notice of such recapture within thirty (30) days following receipt of Tenant’s consent request. Any denial of consent to the proposed
Transfer shall be in writing and describe in reasonable detail the grounds sufficient for such denial of consent hereunder. Landlord shall not be entitled to deny such 

  
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 consent based on the applicable rental terms of such Transfer or the fact, if applicable, that the proposed
Transferee may then be an existing tenant or prospect for space in the Building, provided that it shall not be deemed unreasonable for Landlord to deny consent for the following reasons: (i) the business of the proposed Transferee or the
proposed use of the Premises is inconsistent with the Permitted Uses; (ii) the net worth and financial condition of any proposed assignee or subtenant of one full floor or more of the Premises (or of the RSF equivalent of such full floor) is
not reasonably satisfactory to Landlord, taking into account the then remaining obligations under this Lease (in the case of an assignment) or under the sublease (in the case of a sublease) and Tenant’s then net worth and financial condition;
(iii) any Event of Default shall then exist, (iv) the Transferee’s proposed particular use of the Premises for the Permitted Use is reasonably incompatible with a first-class mixed-use
multi-tenant laboratory/office building (e.g., a governmental agency or a non-profit organization), taking into account the existing tenants and use mix at the Building (provided that this clause
(iv) shall not preclude a Permitted Vivarium Facility in compliance with Section 9.3(b)), or the Transferee’s business reputation is reasonably unsatisfactory to Landlord (e.g., a current or recent criminal
conviction or indictment), or the Transferee’s proposed occupancy would result in a use of any portion of the Premises that is open to the general public on a walk-in basis, (v) the Transferee (or any
Related Entity of such Transferee) is insolvent or has filed a petition for insolvency or for appointment of a receiver, trustee or assignee or for adjudication, reorganization or arrangement under any bankruptcy act, or if any similar petition has
been filed against such Transferee or its Related Entity, or (vi) the Transfer in question would result in a violation of the Project Documents, any Applicable Legal Requirement (including without limitation any Legal Requirement governing
contracts or agreements with so-called “prohibited persons” under the laws, rules and regulations promulgated by the Office of Foreign Asset Control in the United States Department of the Treasury or
any Legal Requirement under the Employee Retirement Income Security Act of 1974, as amended), or any leasing restriction imposed under other leases in the Building. 

13.4. Sharing of Transfer Profits. Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of the Profits (as defined
below) arising from any Transfer (other than a Permitted Transfer) as and when received by Tenant; provided that, if an Event of Default then exists and is continuing under this Lease, Landlord shall have the right to give written notice to Tenant
and the Transferee requiring that the Transferee shall pay Landlord’s share of the Profits directly to Landlord (with the amounts so paid by the Transferee directly to Landlord that are in excess of Landlord’s share of the Profits being
credited against Tenant’s obligations under the Lease). “Profits” means (a) all rent, fees and other consideration paid for or in respect of the Transfer (excluding the fair market value of personal property purchased from
Tenant by such Transferee, but including consideration in excess of the fair market value of personal property and fees in excess of reasonable amounts under collateral agreements, the intent being to prohibit Tenant from shifting occupancy costs to
collateral agreements), less (b) the sum of (i) the Rent and other sums payable under this Lease (or if the Transfer is a sublease of part of the Premises, allocable to the subleased premises) and (ii) all reasonable costs and
expenses directly incurred by Tenant in connection with such Transfer, including without limitation, all reasonable real estate broker’s commissions, legal fees, and costs of renovation or construction of tenant improvements in the applicable
space (or applicable improvement allowance provided by Tenant) required by the Transfer for the applicable space, with the costs of such improvements to be amortized on a straight-line basis over the applicable term of the Transfer transaction.
Tenant shall give Landlord a written statement certifying all amounts to be paid from any Transfer (other than Permitted Transfers), including any collateral agreements, within thirty (30) days after the transfer agreement is signed and from
time to time thereafter on Landlord’s request, and Landlord may inspect Tenant’s books and records to verify the accuracy of such statements. On written request, Tenant shall promptly furnish to Landlord copies of all Transfer documents,
certified by Tenant to be complete, true and correct. The provisions of this Section shall survive the expiration or earlier termination of the Lease. 

  
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 13.5. No Release. Notwithstanding any Transfer (whether a Permitted Transfer or a
Transfer to a Third Party, and whether or not the same is consented to), the liability of Tenant to Landlord for all obligations under this Lease shall remain direct and primary. Any Transferee shall be jointly and severally liable with Tenant to
Landlord for the performance of all of Tenant’s covenants under this Lease, but only to the extent undertaken in the Transfer instrument; and such Transferee shall, upon Landlord’s request, execute and deliver such instruments as Landlord
reasonably requests in confirmation thereof. Tenant hereby irrevocably authorizes Landlord, upon the occurrence of an Event of Default, to collect rent directly from any Transferee (and upon notice any Transferee shall pay directly to Landlord) and
apply the net amount collected to the Rent and other charges reserved under this Lease. No Transfer (whether or not consented to by Landlord, and whether or not such consent is required) shall be deemed a waiver of the provisions of this Article
13, or the acceptance of the Transferee as a tenant, or a release of Tenant from direct and primary liability for the performance of all of the covenants of this Lease. The consent by Landlord to any Transfer shall not relieve Tenant or any
Transferee from the obligation of obtaining the express consent of Landlord to any modification of such Transfer or a further Transfer by Tenant or such Transferee. Notwithstanding anything to the contrary in the documents effecting the Transfer,
Landlord’s consent shall not alter in any manner whatsoever the terms of this Lease, to which any Transfer at all times shall be subject and subordinate. 

13.6. Additional Provisions. 

(a) Delivery of Documents, Etc. Within ten (10) business days after the final execution of the documents for any Transfer for which
Tenant has received Landlord’s consent hereunder or for any Permitted Transfer, Tenant shall deliver to Landlord (i) a true and complete copy of the fully executed instrument or instruments evidencing the applicable sublease or assignment
and assumption of lease (or, in the case of a merger or consolidation, evidence of such merger or consolidation, e.g., filings with the applicable secretary of state) and (ii) a written agreement of the Transferee agreeing with Landlord to
perform and observe all of the terms, covenants, and conditions of this Lease undertaken by such Transferee under such Transfer documents. Tenant shall pay to Landlord, as Additional Rent, all reasonable third party out-of-pocket costs incurred by Landlord (including, without limitation, reasonable attorneys’ fees) in reviewing any proposed Transfer (estimates for which Landlord shall provide if requested by Tenant
after submitting the applicable Transfer documents to Landlord for review), whether or not any such proposed Transfer is consummated by Tenant pursuant to the provisions of this Article 13. 

(b) Prohibition on Rents Based on Net Profits. Anything contained in the foregoing provisions of this Article 13 to the contrary
notwithstanding, neither Tenant nor any Transferee nor any other person having an interest in the possession, use, occupancy or utilization of the Premises shall enter into any lease, sublease, assignment, license, concession or other agreement for
use, occupancy or utilization of space in the Premises that provides for rental or other payment for such use, occupancy or utilization based, in whole or in part, on the net income or profits derived by any person from the Premises leased, used,
occupied or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and any such purported lease, sublease, assignment, license, concession or other agreement shall be absolutely void and ineffective as a
conveyance of any right or interest in the possession, use, occupancy or utilization of any part of the Premises. 
 (c) Building
Directory Listings. If requested by Tenant from time to time, Landlord will list the names of any Transferee and/or Related Entity then occupying any portion of the Premises in compliance with the terms and provisions of this Article 13
on (i) any electronic Building directory then maintained by Landlord (if any) at the lobby attendant’s desk in the main lobby of the Building or (ii) any general Building tenant directory board then maintained by Landlord (if any) in
the main lobby of the Building, provided that the listing of any such names on such general Building tenant directory board 

  
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shall be made at Tenant’s expense and shall not exceed a number reasonably designated by Landlord for such directory board. The listing or placement of any name of any such Transferee and/or
Related Entity (other than that of Tenant), whether on any entry doors of to any portion of the Premises or on any Building tenant directory, or otherwise, shall not operate to vest any right or interest on the part of such party in this Lease or in
any portion of the Premises, nor shall such listing or placement be deemed to constitute a consent on the part of Landlord to any assignment of this Lease or any sublease or other Transfer of all or any portion of the Premises or to the use or
occupancy thereof by others. 
 (d) Prohibited Transfers. Notwithstanding anything to the contrary contained in this Article 13, in no
event shall Tenant be permitted to Transfer this Lease to any Prohibited Transferees. Tenant acknowledges and agrees that it shall be deemed reasonable for Landlord to deny its consent to any proposed Transfer to a Prohibited Transferee, and any
purported Transfer to a Prohibited Transferee shall, at Landlord’s election, be null and void. As used herein, “Prohibited Transferees” shall mean Siemens, Medtronic, Epic, and Cerner. For the avoidance of doubt, any affiliate
or successor of the foregoing Prohibited Transferees (i) whose name includes “Siemens”, “Medtronic”, “Epic”, or “Cerner” or (ii) who is identified as an affiliate of the foregoing Prohibited
Transferees in its marketing and branding materials (e.g., as a subsidiary or affiliate of such Prohibited Transferee) shall be deemed to be a Prohibited Transferee for purposes of this Section 13.6(d). In no event,
however, shall Tenant be deemed to be in violation of this Section 13.6(d) in the case of a merger, acquisition, or other transaction with a party described in this Section 13.6(d) (other than a
lease assignment to such party that requires Landlord’s consent under the provisions of Article 13 above) in which such party or its affiliate directly or indirectly purchases, acquires, or otherwise succeeds (whether by operation of law
or otherwise) to all or part of the business or assets of, or ownership interests in, Tenant. 
 ARTICLE 14. 

EVENTS OF DEFAULT AND REMEDIES 

14.1. Events of Default. As used herein, an “Event of Default” shall mean and be deemed to have occurred if any of the
following occurs: 
 (a) if Tenant fails to pay the Base Rent or any portion thereof under Section 4.1 or any
regular monthly installment of Additional Rent under Section 4.2 (each of the foregoing being referred to herein as “Recurring Monthly Rent”) when due and such default continues for five (5) business
days after a Default Notice (as defined below) from Landlord, provided that such notice and cure period shall not apply after the second (2nd) occasion during any twelve-(12)-month period in which a Default Notice for such a failure to pay any
Recurring Monthly Rent is given to Tenant, 
 (b) if Tenant, with respect to any payment of Additional Rent (other than Recurring Monthly
Rent), fails to pay any such Additional Rent when due and such default continues for ten (10) business days following a Default Notice from Landlord, 

(c) if Tenant (or any Transferee) makes any Transfer (each as defined in Article 13) in violation of this Lease, and the same is not
cured within ten (10) business days following a Default Notice from Landlord, 
 (d) if a petition is filed by Tenant (or any assignee
of Tenant’s interest in this Lease) or any guarantor of the Lease for insolvency or for appointment of a receiver, trustee or assignee or for adjudication, reorganization or arrangement under any bankruptcy act, or if any similar petition is
filed against Tenant (or such assignee) or any guarantor of the Lease and such petition is not dismissed within ninety (90) days thereafter, 

  
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 (e) if any material representation or warranty made by Tenant in this Lease is untrue in any
material respect and is not cured within ten (10) business days after a Default Notice thereof, 
 (f) Tenant fails to provide an
estoppel certificate or SNDA within the time specified in this Lease and such failure shall continue for a period of five (5) business days following a Default Notice (as defined below) from Landlord of such failure, 

(g) If Tenant fails to maintain commercial property, general liability insurance, or other insurance required under
Section 7.1 and such failure shall continue for a period of ten (10) business days following a Default Notice (as defined below) from Landlord of such failure, or 

(h) if Tenant fails to perform any other covenant or condition hereunder and such default continues longer than any period (following a Default
Notice, if a notice is expressly required) expressly provided in this Lease for the correction thereof (and if no period is expressly provided, then for thirty (30) days after a Default Notice is given, provided, however, that such period shall
be reasonably extended in the case of any such non-monetary default that cannot be cured within such period (but in any event shall not exceed ninety (90) days in the aggregate) only if the matter
complained of can be cured, Tenant begins promptly and thereafter diligently completes the cure, and Tenant gives Landlord notice of such intent to cure within ten (10) days after notice of such default). 

For purposes hereof, a “Default Notice” shall mean a written notice delivered by Landlord to Tenant stating the following in
capitalized and bold type prominently on the top of the first page of such notice: “ THIS NOTICE IS A DEFAULT NOTICE DELIVERED UNDER ARTICLE 14 OF THE LEASE. IF TENANT DOES NOT CURE SUCH DEFAULT WITHIN THE TIME PERIOD SPECIFIED IN THE
LEASE, THEN THE SAME SHALL CONSTITUTE AN EVENT OF DEFAULT.” In the case of a Default Notice under Section 1 4.1(f) above, the Default Notice shall further include the following statement in
capitalized and bold type prominently on the top of the first page of such notice: “ FAILURE TO TIMELY RESPOND TO THIS DEFAULT NOTICE WITHIN TEN (10) BUSINESS DAYS MAY EXPOSE TENANT TO DAMAGES” and shall be
delivered to Tenant’s notice address(es) under Section 1.12, by personal delivery in accordance with Section 16.5(i) below (or to such other Tenant notice address as Tenant may from
time to time designate, in the manner set forth in Section 16.5 below for changes to Tenant’s notice address, for purposes of a Default Notice under this sentence). 

Time is of the essence in performance of all covenants and conditions set forth herein. 

14.2. Right to Terminate. If any Event of Default occurs, then, and in any such case, Landlord and its agents lawfully may, in addition
to any remedies for any preceding breach, immediately or at any time thereafter without further demand or notice, enter upon any part of the Premises in the name of the whole, or mail or deliver a notice of termination of the Term of this Lease
addressed to Tenant at the Premises or any other address herein, and thereby terminate the Term and repossess the Premises in accordance with process of law. At Landlord’s election such notice of termination may be included in any notice of
default, subject to any applicable cure period. Upon such entry or mailing of such notice of termination, the Term shall terminate, all executory rights of Tenant and all obligations of Landlord will immediately cease, and Landlord may expel Tenant
and all persons claiming under Tenant and remove their effects without any trespass and without prejudice to any remedies for arrears of Rent or prior breach; and Tenant waives all statutory and equitable rights to its leasehold (including rights in
the nature of further cure or redemption, if any, to the extent such rights may be waived). If Landlord engages attorneys in connection with any failure by Tenant to perform its obligations hereunder, any collection of amounts not paid when due
hereunder, or any enforcement of Tenant’s obligations hereunder that Tenant has failed to perform, Tenant shall reimburse Landlord, within thirty (30) days after Landlord’s written 

  
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demand as Additional Rent, for the expenses and costs (including attorneys’ fees) reasonably incurred by Landlord from time to time in connection with Tenant’s failure to perform its
obligations hereunder. Without implying that other provisions do not survive, the provisions of this Article 14 shall survive the expiration of the Term or any earlier termination of this Lease. 

14.3. Remedies for Default. 

(a) Reletting Expenses Damages. If the Term of this Lease is terminated for an Event of Default, Tenant covenants, as an additional
cumulative obligation after such termination, to pay all of Landlord’s costs and expenses, including without limitation attorneys’ fees, reasonably incurred by Landlord related to Tenant’s default and in collecting amounts due and all
reasonable expenses in connection with reletting, including tenant inducements to new tenants, brokerage commissions, fees for legal services, expenses of preparing the Premises or part of parts thereof for reletting and the like (collectively,
“Reletting Expenses”). It is agreed that Landlord may (i) relet the Premises or part or parts thereof for a term or terms that may be equal to, less than, or exceed the period that would otherwise have constituted the balance
of the Term, and may grant such tenant inducements, including free rent and other concessions, as Landlord in its sole good faith discretion considers advisable, and (ii) make such alterations to the Premises or part or parts thereof as
Landlord in its sole good faith discretion considers advisable, and no failure to relet or to collect rent under any reletting shall operate to reduce Tenant’s liability hereunder. Any obligation imposed under applicable law on Landlord to use
reasonable efforts to relet the Premises shall be subject to Landlord’s reasonable objectives of developing and leasing space in the Building to reputable first-class tenants in a harmonious manner with appropriate mixes of tenants, uses, floor
areas, terms and the like, and in no event shall Landlord shall be obligated to relet the Premises or any portion thereof to any party to whom Landlord or its affiliate may desire to lease other available space in the Building or the Project.
Landlord’s Reletting Expenses, together with all other sums provided for whether incurred prior to or after such termination, shall be due from Tenant to Landlord upon Landlord’s demand from time to time. 

(b) Termination Damages. If the Term of this Lease is terminated for an Event of Default, unless and until Landlord elects lump sum
liquidated damages described in Section 14.3(c) below, Tenant covenants, as an additional, cumulative obligation after any such termination, to pay punctually to Landlord on a monthly basis all the sums and to perform all
of its obligations in the same manner as if the Term had not been terminated. In calculating such monthly amounts Tenant will be credited with the net proceeds of any rent (if any) then actually received by Landlord from a reletting of the Premises
after deducting all Reletting Expenses that have not then been paid by Tenant to Landlord, provided that in no event shall Tenant be entitled to receive any portion of the re-letting proceeds, even if the same
exceed the Rent originally due hereunder. 
 (c) Lump Sum Liquidated Damages. If the Term of this Lease is terminated for default,
Tenant covenants, as an additional, cumulative obligation after any such termination, to pay forthwith to Landlord at Landlord’s election made by written notice at any time after termination, as liquidated damages, a single lump sum payment
equal to the sum of (i) all sums then due from Tenant and not then paid at the time of such election, plus (ii) the excess of (x) the present value of all of the Rent reserved for the residue of the Term in the absence of such
termination over (y) the present value of the aggregate fair market rent and Additional Rent payable (if less than the Rent payable hereunder) on account of the Premises during such period, which fair market rent shall be reduced by reasonable
projections of vacancies and by Landlord’s Reletting Expenses described above to the extent not theretofore paid to Landlord. The Federal Reserve discount rate (or equivalent) shall be used in calculating such present values under clause (ii),
and in the event the parties are unable to agree on such fair market rent, the matter shall be submitted, upon the demand of either party, to the office of the American Arbitration Association in Boston, with a request for arbitration in accordance
with the 

  
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expedited commercial arbitration rules of the Association by a single arbitrator who shall be a licensed real estate broker with at least ten (10) years’ experience in the leasing of
1,000,000 or more square feet of floor area in buildings similar in character and location to the Building, and who shall not be affiliated with either Landlord or Tenant and has not worked for either party or its affiliates at any time during the
prior five (5) years, whose decision shall be conclusive and binding on the parties. 
 In lieu of the damages, indemnity, and full
recovery by Landlord of the sums payable under the foregoing grammatical paragraph, Landlord may, by written notice to Tenant within six (6) months after termination under any of the provisions contained herein and before such full recovery,
elect to recover, and Tenant shall thereupon pay, as liquidated damages under this Section 14.3(c), an amount equal to (i) the aggregate of the Base Rent and Additional Rent for the twelve-(12)-month period ending one year
after the termination date (or, if lesser, for the balance of the Term had it not been terminated), plus (ii) the amount of Base Rent and Additional Rent of any kind accrued and unpaid at the time of termination, and minus (iii) the amount of
any recovery by Landlord under the foregoing provisions of this Section 14.3(c) up to the time of payment of such liquidated damages (but with the amount under this clause (iii) reduced by any amounts of reimbursement
under Section 14.3(a)). The amount under clause (i) represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining
elements relevant to actual damages, such as fair market rent, time and costs that may be required to re-lease the Premises, and other factors. Liquidated damages for the loss of rent under this paragraph
shall not be in lieu of any claims for reimbursement under Section 14.3(a). 
 (d) Remedies Cumulative; Jury
Waiver; Late Performance. The remedies to which Landlord may resort under this Lease, and all other rights and remedies of Landlord are cumulative, and any two or more may be exercised concurrently or in such order as Landlord may from time to
time elect, except where this Lease specifically provides otherwise. In addition to the other remedies expressly provided in this Lease, Landlord shall be entitled to the restraint by injunction of the violation or attempted or threatened violation
of any of the covenants, conditions or provisions of this Lease by Tenant or to a decree compelling specific performance of any such covenants, conditions or provisions. Nothing in this Lease shall limit the right of Landlord to prove and obtain in
proceedings for bankruptcy or insolvency an amount equal to the maximum allowed by any statute or rule of law in effect at the time, but not to exceed the limitations set forth in this Section 14.3; provided that Tenant
agrees that the fair value for occupancy of all or any part of the Premises occupied by Tenant under such proceedings at all times shall never be less than the Base Rent and all Additional Rent payable from time to time. Tenant shall also indemnify
and hold Landlord harmless, in the manner provided in Section 9.2, if Landlord, by reason of any bankruptcy, insolvency, receivership, or similar proceeding involving Tenant, any guarantor of this Lease, or any other their
respective Related Entities, Transferees, or other party under or through Tenant shall become or be made a party to any claim or action necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding
under Title 11 of the United States Code, as amended. LANDLORD AND TENANT WAIVE TRIAL BY JURY IN ANY ACTION TO WHICH THEY ARE PARTIES, and further agree that any action arising out of this Lease (except an action for possession by Landlord, which
may be brought in whatever manner or place provided by law) shall be brought in the Trial Court, Superior Court Department, in the county where the Premises are located. 

(e) Waivers; Accord and Satisfaction. No consent by Landlord or Tenant to any act or omission that otherwise would be a default shall be
construed to permit other similar acts or omissions. Neither party’s failure to seek redress for violation or to insist upon the strict performance of any covenant, nor the receipt by Landlord of Rent with knowledge of any breach of covenant,
shall be deemed a consent to or waiver of such breach. No breach of covenant shall be implied to have been waived unless such waiver is in writing, signed by the party benefiting from such covenant and delivered to the

  
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other party; and no acceptance by Landlord of a lesser sum than the Rent due shall be deemed to be other than on account of the earliest installment of such Rent. No endorsement or statement on
any check or in any letter accompanying any check or payment shall be deemed an accord and satisfaction; and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or pursue
any other right or remedy. The acceptance by Landlord of any Rent following the giving of any default and/or termination notice shall not be deemed a waiver of such notice. Tenant shall not interpose any counterclaim or counterclaims (other than
compulsory counterclaims that would be lost if not interposed) in a summary proceeding or in any action based on non-payment of Rent, it being agreed that Tenant shall not be deemed to have waived any such
claims (other than compulsory counterclaims) that are not so interposed. 
 (f) Landlord’s Right to Cure. If Tenant fails to
perform any covenant within any applicable notice and/or cure period, and (i) such failure can be cured with the payment of money or the posting of a bond and is not cured within ten (10) business days (or five (5) business days in
the case of failure to maintain insurance under Section 7.1) after written notice from Landlord or (ii) such failure cannot be cured with the payment of money or the posting of a bond and shall continue (x) for
more than thirty (30) days after written notice thereof from Landlord, provided that such thirty-(30)-day period shall be reasonably extended if Tenant commences such cure within such thirty(30) days and
thereafter diligently pursues such cure to completion (but in any event shall not exceed ninety (90) days in the aggregate) or (y) for such shorter time period as may be required, in Landlord’s reasonable judgment, in cases of
emergency or risk to health or safety or to comply with Applicable Legal Requirements relating to Hazardous Substances as set forth in Section 9.4, then Landlord at its option may (without waiving any right or remedy for
Tenant’s non-performance), after giving Tenant not less than ten (10) business days’ prior written notice of Landlord’s intent to exercise its right to undertake such curative work under
this Section 14.3(f) at any time thereafter, perform the covenant for the account of Tenant, provided that Tenant has not then effected such cure. Tenant shall, within thirty (30) days after written demand therefor
accompanied by reasonable supporting documentation, reimburse Landlord’s reasonable, out-of-pocket costs and expenses (including reasonable attorneys’ fees)
incurred by Landlord in so performing such work or effecting such cure, as the case may be, as Additional Rent. Notwithstanding any other provision concerning cure periods, Landlord may cure any
non-performance for the account of Tenant after such notice to Tenant, if any, as is reasonable under the circumstances if curing prior to the expiration of the applicable cure period is reasonably necessary
to prevent likely material damage to the Premises or Building or possible injury to persons, or to protect Landlord’s interest in the Premises or Building. 

14.4. Late Charge. Tenant acknowledges that, if any Recurring Monthly Rent is not paid when due under the provisions of this Lease,
Landlord shall incur unanticipated costs, which shall be extremely difficult to ascertain exactly. Such costs include processing and accounting charges, together with late charges that may be imposed on Landlord by any mortgage on the Property.
Accordingly, if Landlord does not receive payment of any Recurring Monthly Rent on or before its due date, Tenant shall pay Landlord a late charge equal to four percent (4%) of the overdue amount; provided, however, that such late charge
shall not apply to the first late payment of Recurring Monthly Rent occurring in any twelve-(12)-month period if Tenant makes such payment of such Recurring Monthly Rent within five (5) business days after its due date, and such grace period
shall not thereafter apply to any subsequent late payment of any Recurring Monthly Rent in such twelve-(12)-month period. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord shall incur by reason
of Tenant’s delay or failure to pay the Recurring Monthly Rent when due. Payment of the late charge shall not cure Tenant’s payment default or prevent Landlord from exercising other rights and remedies. 

  
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 14.5. Interest. Any Rent (whether Recurring Monthly Rent or other Additional Rent)
that is not paid when due under the provisions of this Lease shall bear interest from the date due until the date paid at the annual rate (the “Default Rate”) equal to the greater of (a) ten percent (10%) per annum or (b) the
prime rate of interest from time to time published by the Wall Street Journal (or its successor) plus four percent (4%) per annum, provided that, if such Default Rate should exceed the rate permitted by applicable law, the Default Rate shall be
reduced to the rate legally permitted. Payment of such interest shall not cure Tenant’s payment default or prevent Landlord from exercising other rights and remedies. Notwithstanding the foregoing, no interest under this
Section 14.5 shall accrue for the first late payment of Rent occurring in any twelve-(12)-month period if Tenant makes such payment of Rent within five (5) business days after its due date, and such grace period shall
not thereafter apply to any subsequent late payment of Rent in such twelve-(12)-month period. 
 14.6. Lease Security. 

(a) Letter of Credit. Concurrently with the execution and delivery of this Lease, Tenant shall provide to Landlord a clean, irrevocable
letter of credit as security for the performance of the obligations of Tenant hereunder, subject to the terms and conditions set forth in this Section 14.6 (together with any renewal or replacement thereof in accordance
herewith, the “Letter of Credit”), in the initial amount specified therefor in Section 1.7 (the “Initial LC Amount”). Any Letter of Credit delivered hereunder shall comply with the
requirements of Exhibit G attached hereto and incorporated by reference herein. The Initial LC Amount, as the same may be reduced pursuant to Section 14.6(b) below, is referred to herein as the “LC
Amount.” 
 (b) Letter of Credit Reduction. If, as of the LC Reduction Date (as defined below), (i) Landlord has not
previously drawn on the Letter of Credit (excluding, for the avoidance of doubt, a draw made in violation of the terms and conditions of Exhibit G attached hereto), (ii) an Event of Default does not then exist under the Lease (and no event or
condition then exists which with notice and the passage of time would give rise to such a default, provided that if Tenant timely cures such failure or breach within applicable notice and cure periods under the Lease, such cure shall be deemed to
satisfy the provisions of this parenthetical with respect to such failure or breach), and (iii) Tenant has performed the TI Work and obtained a certificate of occupancy for the entire Premises under Exhibit B, has commenced occupancy of
the Premises, and has not assigned the Lease or entered into one or more subleases for more than fifty percent (50%) of the Premises in the aggregate (other than pursuant to a Permitted Transfer under Section 13.2)
(collectively, the “LC Reduction Conditions”), then on the LC Reduction Date the amount of the Letter of Credit shall be reduced to an amount equal to one third (1/3) of the product of (x) the number of square feet of Initial
Premises RSF (as the same may have been increased for the penthouse level space, if any, as provided in Section 1.4 above) and (y) $92.00 per RSF) (the “Adjusted LC Amount”). Upon Tenant’s
request after the LC Reduction Date, Landlord shall provide such confirmation or acknowledgement as Tenant may reasonably request to effect such reduction of the Letter of Credit to the Adjusted LC Amount; provided that at the time such reduction of
the LC Amount is requested by Tenant the LC Reduction Conditions continue to be satisfied 
 As used herein, the “LC Reduction
Date” shall mean the earlier to occur of (A) the first day of the third (3rd) Lease Year or (B) the occurrence of a Qualifying Capital Event (as defined below). A “Qualifying Capital Event” shall mean a capital
event occurring after the Lease Date pursuant to which Tenant has raised net proceeds of at least $250,000,000, as evidenced by Tenant’s delivery evidence reasonably satisfactory to Landlord that Tenant has closed on such Qualifying Capital
Event. For the avoidance of doubt, the $250,000,000 in net proceeds required to satisfy such Qualifying Capital Event shall not include, and shall be in excess of, the $350,000,000 in prior commitments by Tenant’s investors, regardless of
whether portions thereof are funded before or after the Lease Date or otherwise replaced. 

  
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 (c) Financial Reporting. Tenant represents and warrants to Landlord that, as of the
Lease Date, (1) Tenant is a Delaware limited liability company that directly or indirectly owns all or substantially all of the business and assets of Tenant, (2) the financial statements for Tenant provided to Landlord prior to the
execution of this Lease are true and complete in all material respects as of the date of such financial statements, and (3) there has been no material adverse change in the financial condition of Tenant between the date of such financial
statements and the Lease Date. Within thirty (30) days after Landlord’s request from time to time (which request may be made by Landlord from time to time in connection with a proposed sale or financing of the Property or any interest
therein and otherwise not more than once per year), Tenant shall provide Landlord with a copy of the financial statements for Tenant for the most recently ended calendar quarter and the most recently ended calendar year, which may be audited or
unaudited. Such financial statements shall evidence the net worth and financial condition of Tenant, shall include a balance sheet, income statement, statement of cash flows, and statement of equity, and, if not audited by a certified public
accountant, shall be certified by Tenant’s chief financial officer. In addition, if requested by Landlord, Tenant will provide to Landlord a copy of the most recent audited financial statement (if any) for Tenant, but only if Tenant has
otherwise produced such an audited financial statement. Landlord shall maintain as confidential any non-public information set forth in the financial statements provided hereunder, subject to the requirements
of applicable law and the reasonable requirements of current or prospective lenders, purchasers, or investors in the Property, in accordance with a non-disclosure or confidentiality agreement in substantially
the form used by the parties for the Tenant financial statements provided to Landlord prior to the Lease Date or otherwise in a commercially reasonable form. Notwithstanding the foregoing, the obligations to provided financial statements under this
Section 14.6(c) shall not apply for so long as Tenant is a public company for which audited financial statements are publicly available. 

14.7. Other Remedies. Without limiting any other right or remedy of Landlord hereunder, in the event of a breach or default of any
covenant or obligation hereunder on the part of Tenant’s to perform, including without limitation, Tenant’s maintenance obligations, Landlord may seek injunctive relief for such breach or default of Tenant’s obligations under this
Lease. 
 14.8. Holdover. If Tenant (or anyone claiming through Tenant) shall remain in occupancy of the Premises or any part thereof
after the expiration or earlier termination of the Term, then, without limiting Landlord’s other rights and remedies, the person remaining in possession shall be deemed a tenant at sufferance, and Tenant shall thereafter pay to Landlord monthly
rent (pro-rated for such portion of any partial month as Tenant shall remain in possession) at a rate equal to 125% for up to the first thirty (30) days of such holdover (and 150% for any holdover period
thereafter) of the greater of (a) the Base Rent applicable to the Premises during the last monthly period immediately preceding such expiration or termination or (b) the fair market rent for the Premises (on a so-called “triple net” basis), in each case with all Additional Rent also payable as provided in this Lease. The foregoing provisions shall not serve as permission for Tenant or anyone claiming by,
through, or under Tenant to holdover, nor serve to extend the Term (although Tenant shall remain bound to comply with all provisions of this Lease until Tenant vacates the Premises), and Landlord shall have the right at any time after the expiration
or earlier termination of this Lease to enter and possess the Premises and remove all property and persons therefrom or to require Tenant to surrender possession of the Premises as provided in this Lease upon the expiration or earlier termination of
the Term. If, within sixty (60) days after the expiration or earlier termination of this Lease, Tenant fails to vacate and surrender the Premises as required under this Lease, Tenant shall indemnify, defend and hold harmless Landlord from all
costs, loss, expense or liability directly and proximately arising from such failure, including, without limitation, claims made by any succeeding tenant and real estate brokers’ claims and attorneys’ fees. If so requested by Tenant by
written notice given to Landlord within twelve (12) months prior to the last day of the Term (as it may have been extended), Landlord shall advise Tenant whether all or part of the Premises has been leased with respect to the period following
such expiration date. No acceptance by Landlord of any Rent during or for any period following the expiration or termination of this Lease shall operate or be construed as an extension or renewal of this Lease. The provisions of this
Section 14.8 shall survive the termination or earlier expiration of this Lease. 

  
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 ARTICLE 15. 

PROTECTION OF LENDERS 

15.1. Subordination and Superiority of Lease. Tenant agrees that this Lease and the rights of Tenant hereunder will be subject and
subordinate to any lien of the holder of any future mortgage, and to the rights of any lessor under any ground or improvements lease, of the Building or the Property (all mortgages and ground or improvements leases of any priority are collectively
referred to in this Lease as a “mortgage,” and the holder or lessor thereof from time to time as a “mortgagee”), and to all advances and interest thereunder and all modifications, renewals, extensions and
consolidations thereof, subject to and in accordance with the following terms and provisions. Concurrently with the execution and delivery of this Lease, Landlord shall provide a written, recordable subordination,
non-disturbance and attornment agreement (an “SNDA”) from the existing mortgagee for the Property in the form attached as Exhibit J, which is in a form reasonably acceptable to Tenant.
With respect to any future mortgagee, if and for so long as there is no Event of Default, Tenant’s obligation to subordinate this Lease under the first sentence of this Section 15.1 to any future mortgage shall be
conditioned on such future mortgagee providing an SNDA that is either (i) substantially in the form attached as Exhibit J or (ii) in such mortgagee’s substantially equivalent form or other commercially reasonable form of SNDA;
provided that Tenant shall pay to Landlord or the applicable mortgagee all reasonable administrative fees and expenses (including reasonable attorneys’ fees) incurred in connection with any request, if any, by Tenant to make changes to such
substantially equivalent or other commercially reasonable form of SNDA. Tenant shall not be required to enter into any SNDA for, and this Lease shall not be subordinate to, any junior mortgage where a mortgagee having priority over such junior
mortgage has prohibited execution of a further SNDA in any agreement with Tenant and has not consented to Tenant so executing a SNDA with respect to such junior mortgage. Notwithstanding the foregoing, Tenant agrees that any present or future
mortgagee may at its option unilaterally elect to subordinate, in whole or in part and by instrument in form and substance satisfactory to such mortgagee alone, the lien of its mortgagee (or the priority of its ground lease) to some or all
provisions of this Lease. 
 Tenant agrees that this Lease shall survive the merger of estates of any ground or improvements lessor and
lessee, if any. Until a mortgagee (either superior or subordinate to this Lease) forecloses Landlord’s equity of redemption (or terminates or succeeds to a new lease in the case of a ground or improvements lease) no mortgagee shall be liable
for failure to perform any of Landlord’s obligations (and such mortgagee shall thereafter be liable only after it succeeds to and holds Landlord’s interest and then only as limited herein). Tenant shall, if requested by Landlord or any
mortgagee, give notice of any alleged non-performance on the part of Landlord to any such mortgagee, provided that an address for such mortgagee has been designated to Tenant in writing, and Tenant agrees that
such mortgagee shall have a separate, consecutive reasonable cure period of no less than thirty (30) days (to be reasonably extended in the same manner Landlord’s cure period is to be extended and for such additional periods as is
necessary to allow such Mortgagee to take possession of the Property) following Landlord’s cure period during which such mortgagee may, but need not, cure any non-performance by Landlord. The agreements
in this Lease with respect to the rights and powers of a mortgagee constitute a continuing offer to any person that may be accepted by taking a mortgage (or entering into a ground or improvements lease) of the Premises. This
Section 15.1 shall be self-operative, but in confirmation thereof, Tenant shall execute and deliver the SNDA in the form of Exhibit J or in such other substantially equivalent form as such mortgagee may reasonably
request. 
 15.2. Attornment. If Landlord’s interest in the Property is acquired by mortgagee or purchaser at a foreclosure sale,
Tenant shall, at the election of such mortgagee or purchaser (except as may be required pursuant to any applicable SNDA then in effect as required under Section 15.1 above) and subject to the provisions of
Section 15.1, attorn to the transferee of or successor to Landlord’s interest in the Property and recognize it as Landlord under this Lease. Tenant waives the protection of any statute or

  
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rule of law which gives Tenant any right to terminate this Lease or surrender possession of the Premises upon the transfer of Landlord’s interest. Upon such attornment, this Lease shall
continue in full force and effect as a direct lease between the mortgagee and Tenant upon all of the terms, conditions and covenants as are set forth in this Lease, except that the mortgagee shall not (except as may be required pursuant to the terms
and conditions of any applicable SNDA then in effect under Section 15.1 above) be (i) liable in any way to Tenant for any act or omission, neglect or default on the part of Landlord under this Lease (nothing in this
clause (i) being deemed to relieve any mortgagee succeeding to the interest of Landlord hereunder of its continuing obligations as landlord under this Lease from and after the date of such succession), (ii) responsible for any monies owing by
or on deposit with Landlord to the credit of Tenant (except to the extent any such deposit is actually received by such mortgagee), (iii) subject to any counterclaim or setoff which theretofore accrued to Tenant against Landlord, (iv) bound by
any amendment or modification of this Lease subsequent to such mortgage, or by any previous prepayment of Rent for more than one (1) month, which was not approved in writing by the mortgagee, or bound by or liable for any representations made
by Landlord, (v) liable beyond mortgagee’s interest in the Property, (vi) responsible for the performance of any work to be done by the Landlord under this Lease to render the Premises ready for occupancy by the Tenant or the payment of
the TI Allowance, or (vii) required to remove any person occupying the Premises or any part thereof, except if such person claims under the mortgagee. 

15.3. Rent Assignment. If from time to time Landlord assigns this Lease or the rents payable hereunder to any mortgagee, whether such
assignment is conditional in nature or otherwise, such assignment shall not be deemed an assumption by the assignee of any obligations of Landlord; but, subject to the limitations herein including Section 15.1 and
16.4, the assignee shall be responsible only for non-performance of Landlord’s obligations that occur after it succeeds to, and only during the period it holds possession of, Landlord’s
interest in the Property after foreclosure or voluntary deed in lieu of foreclosure, subject to the provisions of Section 15.2 above. 

15.4. Other Instruments. The provisions of this Article 15 shall be self-operative; nevertheless, Tenant agrees to execute,
acknowledge and deliver any subordination, attornment or priority agreements conforming to the provisions of this Article 15 from time to time requested by Landlord or any mortgagee within ten (10) business days after written request.
Without limitation, where Tenant in this Lease has agreed to indemnify or otherwise make covenants for the benefit of Landlord’s mortgagee, such agreements are for the benefit of such mortgagee as third party beneficiaries; and at the request
of Landlord or such mortgagee, Tenant from time to time will confirm such matters in a confirmatory instrument, in a commercially reasonable form consistent with the provisions of this Lease, directly with such mortgagee. 

15.5. Estoppel Certificates. Within ten (10) business days after request by a party to this Lease, the other party shall execute,
acknowledge and deliver a written statement certifying: (i) that none of the terms or provisions of this Lease has been changed (or if they have been changed, stating how); (ii) that this Lease has not been canceled or terminated;
(iii) the last date of payment of Base Rent and other charges and the time period covered; (iv) that to the knowledge of the party executing the certificate, the party requesting such certificate is not in default under this Lease (or, if
in default, describing it in reasonable detail); and (v) such other information with respect this Lease as may be reasonably requested or which any prospective purchaser or encumbrancer of the Property may reasonably require. Any certificate
delivered under this Section 15.5 by Tenant shall be for the benefit of Landlord and specified third parties and their respective successors and assigns. The party receiving any such statement may deliver the statement to
any such prospective purchaser or encumbrancer, which may rely conclusively upon such statement as true and correct. 

  
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 ARTICLE 16. 

MISCELLANEOUS PROVISIONS 

16.1. Landlord’s Consent. Subject to the limitations expressly set forth in this Lease, Tenant shall pay to Landlord, as
Additional Rent, all reasonable out-of-pocket third-party fees and expenses incurred in connection with any act or request by Tenant that requires Landlord’s consent or approval under this Lease during the Term. The provisions of this
Section 16.1 shall not apply to any matters arising under the Work Letter attached hereto as Exhibit B. 
 16.2.
Landlord’s Default. Tenant shall give notice of Landlord’s failure to perform any of its obligations under this Lease to Landlord and any mortgagee whose name and address have been given to Tenant. Landlord shall not be in default
under this Lease unless Landlord (or such mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s notice, provided that, if such non-performance requires more than thirty (30) days to cure, such period shall be reasonably extended in the case of any such non-performance that cannot be cured by the
payment of money where such non-performance can be cured (but in any event shall not exceed 180 days in the aggregate) and Landlord begins promptly within said thirty (30) day period and thereafter
diligently completes the cure. In addition to the other remedies expressly provided in this Lease, Tenant shall be entitled to the restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or
provisions of this Lease by Landlord or to a decree compelling specific performance of any such covenants, conditions or provisions. No termination remedy that is not expressly set forth in this Lease for any breach or failure by Landlord to perform
any obligation under this Lease shall be implied or applicable as a matter of law. 
 16.3. Quiet Enjoyment. Landlord agrees that, so
long as no Event of Default has occurred and is then continuing, Tenant shall lawfully and quietly hold, occupy and enjoy the Premises during the Term of this Lease without disturbance by Landlord or by any person claiming through or under Landlord,
subject to the terms of this Lease. The foregoing covenant shall be in lieu of any so-called covenant of quiet enjoyment implied or available under applicable statutory or common law. 

16.4. Limitations on Liability. 

(a) Landlord’s Interest in the Property. Tenant agrees that Landlord shall be liable only for breaches of its covenants occurring
while it is owner of the Property. Upon any sale or transfer of Landlord’s interest in the Property (including the transfer of the Letter of Credit or cash security deposit to the transferee as provided in Exhibit G), the transferor
Landlord (including any mortgagee whose mortgage is discharged in connection with such sale or transfer) shall be freed of any liability or obligation thereafter arising and, thereafter, Tenant shall look solely to the transferee Landlord as
aforesaid for satisfaction of such liability or obligation thereafter arising. Tenant (and any person acting under or through Tenant) agrees to look solely to Landlord’s interest from time to time in the Property, including the rents, insurance
proceeds and condemnation proceeds therefrom, for satisfaction of any claim against Landlord. (For the avoidance of doubt, nothing in the preceding sentence shall derogate from the obligations under Exhibit G with respect to the application
or return of the Letter of Credit or any cash security deposit, if any, from time to time held by Landlord thereunder.) No owner, trustee, beneficiary, partner, member, manager, agent, or employee of Landlord (or of any mortgagee or any lender or
ground or improvements lessor) nor any person acting under any of them shall ever be personally or individually liable to Tenant or any person claiming under or through Tenant for or on account of any default by Landlord or failure by Landlord to
perform any of its obligations hereunder, or for or on account of any amount or obligations that may be or become due under or in connection with this Lease or the Premises; nor shall it or they ever be answerable or liable in any equitable judicial
proceeding or order beyond the extent of their interest in the Property. No deficit capital account of any member or partner of Landlord shall be deemed to be a liability of such member or partner or an asset of Landlord. 

  
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 (b) No Indirect or Consequential Damages. Notwithstanding anything herein to the
contrary, in no event shall either party hereunder ever be liable to the other party hereunder for indirect or consequential damages (including loss of revenue, profits, or data); provided, however, that the parties acknowledge and agree that
Tenant’s liability to Landlord under Sections 9.4 or 10.6 or for any Default by Tenant arising under Section 14.1(f), for any holdover by Tenant under Section 14.8, or for any other
remedies expressly set forth in Section 14.3(a), (b), and (c) of this Lease shall be deemed to constitute direct damages and shall not be deemed to constitute indirect or consequential damages for purposes of this
Section 16.4(b). 
 16.5. Notices. All notices, requests and other communications required under this Lease
shall be in writing, addressed as specified in Section 1.12, and shall be (i) personally delivered, (ii) sent by certified mail, return receipt requested, postage prepaid, or (iii) delivered by a national
overnight delivery service that maintains delivery records. All notices shall be effective upon delivery (or refusal to accept delivery). Either party may change its notice addresses under Section 1.12 upon written notice
to the other party. Notices under this Lease may be given by counsel for either party. 
 16.6. Notice of Lease. Neither Landlord nor
Tenant shall record this Lease. Either Landlord or Tenant may require that a statutory notice of lease executed by both parties be recorded with respect to this Lease substantially in the form of Notice of Lease attached hereto as Exhibit I.
In the event that any rights under this Lease shall expire, lapse, or be terminated in accordance with the applicable terms set forth herein (or any rights shall be added or otherwise be modified), then upon the request of either party, Landlord and
Tenant shall execute and deliver a recordable amendment to such Notice of Lease evidencing the expiration, lapse, or other applicable termination (or such addition to or modification of) such rights. 

16.7. Corporate Authority. Tenant warrants and represents that (a) Tenant is duly organized, validly existing and in good standing
under the laws of the jurisdiction in which such entity was organized; (b) Tenant has the authority to own its property and to carry on its business as contemplated under this Lease; (c) Tenant has duly executed and delivered this Lease;
(d) the execution, delivery and performance by Tenant of this Lease (i) are within the powers of Tenant, (ii) have been duly authorized by all requisite action, (iii) will not violate any provision of law or any order of any
court or agency of government, or any agreement or other instrument to which Tenant is a party or by which it or any of its property is bound, and (iv) will not result in the imposition of any lien or charge on any of Tenant’s property,
except by the provisions of this Lease; and (e) this Lease is a valid and binding obligation of Tenant in accordance with its terms. This warranty and representation shall survive the termination of the Term. 

Landlord represents and warrants that (a) Landlord is duly organized, validly existing and in good standing under the laws of the
jurisdiction in which such entity was organized; (b) Landlord has the authority to own its property and to carry on its business as contemplated under this Lease; (c) Landlord has duly executed and delivered this Lease; (d) the
execution, delivery and performance by Landlord of this Lease (i) are within the powers of Landlord, (ii) have been duly authorized by all requisite action, (iii) will not violate any provisions of law or any order of any court or agency
of government, or any agreement or other instrument to which Landlord is a party or by which it or any of its property is bound, and (iv) will not result in the imposition of any lien or charge on any of Landlord’s property, except by the
provisions of this Lease; and (e) this Lease is a valid and binding obligation of Landlord in accordance with its terms. This warranty and representation shall survive the termination of the Term. 

  
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 16.8. Joint and Several Liability. If more than one party signs this Lease as Tenant,
they shall be jointly and severally liable for all obligations of Tenant. 
 16.9. Force Majeure. Except where Force Majeure (as
defined below) is expressly excluded elsewhere in this Lease, if a party cannot perform any of its obligations due to an event of Force Majeure (other than the inability to pay Rent when due), the time provided for performing such obligations shall
be extended by a period of time equal to the duration of the events (provided that, for the avoidance of doubt, any such extension shall not affect the applicable period for which Tenant may be entitled to rent abatement under the provisions of
Section 10.3(e) or Section 12.1(c), as the case may be). “Force Majeure” shall mean any cause that is beyond the reasonable control of a party and beyond the reasonable
control of such party’s contractors, consultants or other agents or representatives, including acts of God; fire, explosion or other casualty; strikes, lockouts, labor disputes, labor shortages or material shortages; acts of terrorism or war;
acts of public enemy; riots or civil disobedience; governmental acts or orders (as distinguished from inability to obtain permits in the ordinary course); blackouts or power shortages; epidemics; landslides; earthquakes; hurricanes and/or tornadoes;
and floods. 
 16.10. Limitation of Warranties. Landlord and Tenant expressly agree that, other than those warranties expressly set
forth in this Lease, there are and shall be no implied warranties of merchantability, habitability, suitability, fitness for a particular purpose or of any other kind arising out of this Lease. 

16.11. Brokers. Tenant represents and warrants to Landlord that Tenant has not authorized, retained, or employed, or acted by
implication to authorize, retain, or employ, any real estate broker, salesman, or other person (other than the Broker named in Section 1.13) to act for it or on its behalf in connection with this Lease so as to cause the
other party to be responsible for the payment of a brokerage commission. Landlord represents and warrants to Tenant that Landlord has not authorized, retained, or employed, or acted by implication to authorize, retain, or employ, any real estate
broker or salesman or other person to act for it or on its behalf in connection with this Lease so as to cause the other party to be responsible for the payment of a brokerage commission. Landlord shall pay to the Broker the commission due with
respect to this Lease in accordance with and subject to the terms and conditions set forth in a separate agreement. Subject to and without limiting Landlord’s obligations under the preceding sentence, Landlord and Tenant shall each indemnify,
defend, and hold the other party harmless from and against any and all claims by any real estate broker or salesman or other person whom the indemnifying party authorized, retained, or employed, or acted by implication to authorize, retain, or
employ, to act for the indemnifying party in connection with this Lease (provided that Tenant shall not be required to indemnify Landlord for the payment due to Broker for this Lease under the preceding sentence). The provisions of this Section
shall survive the expiration of the Term or any earlier termination of this Lease. 
 16.12. Applicable Law and Construction. This
Lease may be executed in one or more counterpart signature pages (all of which when signed shall constitute a single agreement), shall be construed as a sealed instrument, and shall be governed exclusively by the provisions hereof and by the laws of
The Commonwealth of Massachusetts without regard to principles of choice of law or conflicts of law. An electronic, digital, or facsimile signature to this Lease shall be sufficient to prove the execution by a party. If any provisions shall to any
extent be invalid, the remainder shall not be affected. Other than contemporaneous instruments executed and delivered of even date, if any, this Lease contains all of the agreements between Landlord and Tenant relating in any way to the Premises and
supersedes all prior agreements and dealings between them. There are no oral agreements between Landlord and Tenant relating to this Lease or the Premises. This Lease may be amended only by instrument in writing executed and delivered by both
Landlord and Tenant. The provisions of this Lease shall bind Landlord and Tenant and their respective successors and assigns, and shall inure to the benefit of Landlord and its successors and assigns and of Tenant and its permitted successors and
assigns, subject to Article 13. The 

  
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titles are for convenience only and shall not be considered a part of this Lease. This Lease shall not be construed more strictly against one party than against the other merely by virtue of the
fact that it may have been prepared primarily by counsel for one of the parties, it being recognized that both Landlord and Tenant have contributed substantially and materially to the preparation of this Lease. If Tenant is granted any extension or
other option, to be effective the exercise (and notice thereof) shall be unconditional; and if Tenant purports to condition the exercise of any option or to vary its terms in any manner, then the purported exercise shall be ineffective. The
enumeration of specific examples of a general provision shall not be construed as a limitation of the general provision, and the use of “including” shall be deemed to mean “including without limitation”. Unless a party’s
approval or consent is required by the express terms of this Lease not to be unreasonably withheld, such approval or consent may be withheld in the party’s sole discretion. The submission of a form of this Lease or any summary of its terms
shall not constitute an offer by Landlord to Tenant; but a leasehold shall only be created and the parties bound when this Lease is executed and delivered by both Landlord and Tenant. Nothing herein shall be construed as creating the relationship
between Landlord and Tenant of principal and agent, or of partners or joint venturers, or any relationship other than landlord and tenant. This Lease and all consents, notices, approvals and all other related documents may be reproduced by any party
by any electronic means or by facsimile, photographic, microfilm, microfiche or other reproduction process and the originals may be destroyed; and each party agrees that any reproductions shall be as admissible in evidence in any judicial or
administrative proceeding as the original itself (whether or not the original is in existence and whether or not reproduction was made in the regular course of business), and that any further reproduction of such reproduction shall likewise be
admissible. If any payment in the nature of interest provided for in this Lease shall exceed the maximum interest permitted under controlling law, as established by final judgment of a court, then such interest shall instead be at the maximum
permitted interest rate as established by such judgment. 
 16.13. Project Documents. This Lease, and Tenant’s rights hereunder,
are and shall be subject and subordinate to the Project Documents, subject to and in accordance with the provisions of this Lease. Tenant acknowledges and agrees that the Project Developer (as defined in Exhibit C), or its affiliates or other
parties, are currently undertaking or may hereafter from time to time undertake renovations and/or construction for different phases of the Project pursuant to the Project Documents. For avoidance of doubt, in connection therewith, Tenant
acknowledges and agrees that the Project Developer, for itself and for its affiliates and its successors or assigns in respect of any phase of the Project (collectively, the Project Developer and such other parties being referred to as the
“Project Developer Parties”), expressly reserve the right from time to time in connection with any future development, redevelopment, alteration, improvement, operation, and maintenance of the Project (i) to amend the Project
Site Plan, any Master Plan Permits, or any other Project Documents (each as defined in Exhibit C), (ii) to subject the Project Land or any portion thereof to easements for the construction, reconstruction, alteration, improvement, operation,
repair or maintenance of elements thereof, for access and egress, for parking, for the installation, maintenance, repair, replacement or relocation of utilities serving the Project and to subject the Project Land to such other rights, agreements,
and covenants for such purposes as the applicable Project Developer Parties may determine, and/or (iii) to undertake work pursuant to any easement granted pursuant to the foregoing provisions; to shore up the foundations and/or walls of the
Building, other Project buildings, or Project Common Areas; to erect scaffolding and protective barricades around, within or adjacent to any Project building or Project Common Areas; and to do any other act necessary for the safety of the Project
Common Areas or the expeditious completion of such work; provided that in each case such amendments, rights, agreements, and covenants shall not prevent the use of the Premises for the Permitted Use as set forth under the terms and conditions of
this Lease. 

  
 64 

 Landlord’s compliance obligations under the Project Documents with respect to the
initial construction of the Building are set forth in Exhibit B. With respect to Landlord’s on-going obligations under the Project Documents with respect to the Building, Landlord shall use
commercially reasonable efforts, consistent with Comparable Mixed-Use Laboratory/Office Buildings, to comply with the obligations on the part of Landlord that are required to be undertaken by Landlord under
the applicable Project Documents, to the extent that any non-compliance by Landlord with such obligations would materially adversely affect Tenant’s use of the Premises for the Permitted Uses under the
terms and conditions of this Lease; provided that Landlord shall not be responsible hereunder for any non-compliance with the Project Documents arising from the act or omission of Tenant, any other
Building tenant, or any other third party, in which event such non-compliance shall be the obligation of the applicable party to comply with the terms or conditions of the applicable Project Documents. This
paragraph shall not apply to matters arising as the result of a fire, casualty, taking, or other event as to which Article 12 applies. 

Tenant expressly acknowledges that one or more other sites on the Project Land may from time to time hereafter be developed under the Project
Documents, including without limitation other laboratory, office, retail, residential, and/or mixed-use buildings of similar or different sizes or types and that construction of such other buildings by the
respective owners of such sites may involve construction activities comparable to those involved in the construction of the Building and/or other Comparable Mixed-Use Laboratory/Office Buildings. Tenant hereby
expressly disclaims and waives any right, whether implied or otherwise, for any so-called view easement or for any other restriction or limitation on the location, size, height, dimensions, materials or use of
any other Project building or (subject to Landlord’s compliance with its obligations under the preceding grammatical paragraph) Project Common Area now or hereafter developed on the Project Land or any portion thereof pursuant to the Master
Plan Permits. Tenant hereby agrees and covenants that (subject to Landlord’s compliance with its obligations under the preceding grammatical paragraph) neither Tenant nor any Tenant Party acting under or through Tenant shall take any action,
directly or indirectly, to oppose the Project or any portion thereof, and that neither Landlord nor any Project Developer Parties shall be liable to Tenant for any compensation or reduction of Rent under this Lease by reason of inconvenience or
annoyance or for loss of business resulting from any act by Landlord or any Project Developer Parties undertaken in accordance with the terms and provisions of this Section 16.13 set forth above. 

[BALANCE OF PAGE HAS BEEN INTENTIONALLY LEFT BLANK.] 

[SIGNATURE PAGES FOLLOW] 

  
 65 

 IN WITNESS WHEREOF, the undersigned have caused this Lease to be executed as of the Lease
Date set forth above. 
  

			
	LANDLORD:
	
	 DW PROPCO JK, LLC,
 a Delaware
limited liability company

		
	By:	 	 /s/ Robert Mashaal

		 	Name: Robert Mashaal
		 	Title:   Authorized Person
	
	TENANT:
	
	 CEREVEL THERAPEUTICS, LLC,
 a
Delaware limited liability company

		
	By:	 	 /s/ N. Anthony Coles

		 	Name: N. Anthony Coles
		 	Title:   Chief Executive Officer

 [Signature Page to Lease] 

 EXHIBIT A-4 

TABLE OF BASE RENT FOR INITIAL PREMISES 

This Exhibit is attached to and made a part of the Lease (the “Lease”) by and between DW Propco JK, LLC, a Delaware limited
liability company (“Landlord”), and Cerevel Therapeutics, LLC, a Delaware limited liability company (“Tenant”), for space in the Building located at 222 Jacobs Street, Cambridge, Massachusetts. Capitalized terms
used but not defined herein shall have the meanings given in the Lease. 
 Initial Premises RSF = 59,865 RSF 

 

													
	 Period
	  	Base Rent Rate
(per square foot of Initial Premises
RSF per annum)	 	  	Annual
Base Rent	 	  	Monthly
Base Rent	 
	 Lease Year 1:
	  	$	92.00	 	  	$	5,507,580.00	 	  	$	458,965.00	 
	 Lease Year 2:
	  	$	94.76	 	  	$	5,672,807.40	 	  	$	472,733.95	 
	 Lease Year 3:
	  	$	97.60	 	  	$	5,842,991.62	 	  	$	486,915.97	 
	 Lease Year 4:
	  	$	100.53	 	  	$	6,018,281.37	 	  	$	501,523.45	 
	 Lease Year 5:
	  	$	103.55	 	  	$	6,198,829.81	 	  	$	516,569.15	 
	 Lease Year 6:
	  	$	106.65	 	  	$	6,384,794.71	 	  	$	532,066.23	 
	 Lease Year 7:
	  	$	109.85	 	  	$	6,576,338.55	 	  	$	548,028.21	 
	 Lease Year 8:
	  	$	113.15	 	  	$	6,773,628.70	 	  	$	564,469.06	 
	 Lease Year 9:
	  	$	116.54	 	  	$	6,976,837.56	 	  	$	581,403.13	 
	 Lease Year 10:
	  	$	120.04	 	  	$	7,186,142.69	 	  	$	598,845.22	 

 The annual and monthly Base Rent figures set forth above are for the Initial Premises on the second (2nd) and
first (1st) floors of the Building set forth in Section 1.4 of the Lease. In the event that the Initial Premises are hereafter expanded to include a portion of the penthouse level space as set forth in
Section 1.4 of the Lease, the annual and monthly Base Rent figures set forth above shall be recalculated based on such increased Initial Premises RSF and, in confirmation thereof, the parties shall execute and deliver a
confirmatory amendment to the Lease evidencing the lease of such portion of the penthouse level space in accordance with Section 1.4 of the Lease and updating this Exhibit A-4
to reflect such revised annual and monthly Base Rent amounts for such increased Initial Premises RSF. 

 EXHIBIT D-1 

EXTENSION OPTIONS 
 This
Exhibit is attached to and made a part of the Lease (the “Lease”) by and between DW Propco JK, LLC, a Delaware limited liability company (“Landlord”), and Cerevel Therapeutics, LLC, a Delaware limited liability
company (“Tenant”), for space in the Building located at 222 Jacobs Street, Cambridge, Massachusetts. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

1. Extension Options. Tenant shall have two (2) options (each, an “Extension Option”) to extend the Initial Term,
subject to the terms and conditions set forth in this Exhibit D-1. Each Extension Option shall be for a successive five-(5)-year extension term (each, an “Extension Term”). The first
Extension Option shall be for the five-(5)-year period commencing at the expiration of the Initial Term. If Tenant timely exercises the Extension Option for the first Extension Term, the second Extension Option shall be for the five-(5)-year period
commencing at the expiration of the first Extension Term. Any extension of the Term shall be applicable to the entire then existing Premises under this Lease. If Tenant fails timely to exercise any Extension Option, Tenant shall have no further
extension rights hereunder. 
 Base Rent for the applicable Extension Term shall be paid in accordance with the terms and conditions of
Section 4.3 of the Lease at the rate (per square foot of Premises RSF per annum) equal to the Fair Market Rent Rate (as defined below) for the Premises for such Extension Term as determined hereunder (the “Extension
Base Rent Rate”). Except as expressly set forth herein, Tenant’s lease of the Premises during the applicable Extension Term shall be on all of the terms and conditions of this Lease that are in effect immediately prior to the
commencement of such Extension Term (including, without limitation, the obligations to pay Additional Rent for Taxes and Operating Expenses as provided in Section 4.2 of the Lease for each year of the Extension Term, but
excluding any obligation to provide any tenant improvement allowance with respect to the Extension Term), provided that Tenant shall have no further option to extend the Term after the end of the second Extension Term hereunder. 

2. Procedures. The procedures for Tenant to exercise each applicable Extension Option, and for the Extension Base Rent Rate to the
applicable Extension Term to be determined, are as follows: 
 (a) If Tenant wishes to exercise the Extension Option, Tenant
shall so notify Landlord of Tenant’s exercise of the Extension Option not earlier than the date that is twenty four (24) months prior to the date the Term is then scheduled to expire, and not later that the date that is twelve
(12) months prior to the date the Term is then scheduled to expire (the “Outside Exercise Date”). Failure by Tenant timely to give Landlord a notice under this Paragraph 2(a) shall constitute an irrevocable waiver of
Tenant’s right to extend the Term. 
 (b) If Tenant timely notifies Landlord under Paragraph 2(a) above of its exercise
of the Extension Option, and if the parties have not thereafter executed the confirmatory amendment set forth in Paragraph 2(d) below, then Landlord shall furnish Tenant with Landlord’s estimate of the Extension Base Rent Rate for the Extension
Term on or before the date that is two (2) months after the Outside Exercise Date. 

 (c) Within thirty (30) days after Landlord delivers its estimate of the
Extension Base Rent Rate for the Extension Term to Tenant under Paragraph 2(b) above, Tenant shall deliver to Landlord a notice that either (i) accepts Landlord’s estimate of the Extension Base Rent Rate for the Extension Term or
(ii) disputes Landlord’s estimate of the Extension Base Rent Rate for the Extension Term and provides Landlord with Tenant’s estimate of the Extension Base Rent Rate for the Extension Term. If Tenant timely disputes Landlord’s
estimate of the Extension Base Rent Rate for the Extension Term by giving Landlord such notice in accordance with Paragraph 2(c)(ii), such dispute shall be resolved pursuant to Paragraph 4 below. Failure by Tenant timely to give Landlord a notice
under this Paragraph 2(c) shall constitute Tenant’s acceptance of Landlord’s estimate of the Extension Base Rent Rate for the Extension Term. 

(d) If Tenant shall exercise the applicable Extension Option in accordance with this Exhibit
D-1, the provisions of this Exhibit D-1 shall be self-operative, but upon request by either party after determination of the Extension Base Rent Rate for the
applicable Extension Term in accordance with the provisions hereof, the parties shall execute an agreement specifying the Extension Base Rent Rate for the applicable Extension Term and acknowledging the extension of the Term. In order to be
effective, Tenant’s exercise notice under Paragraph 2(a) above shall be irrevocable and unconditional. Time is of the essence in respect of Tenant’s exercise of any Extension Option, and any failure by Tenant to timely exercise the
Extension Option as provided above shall be deemed to constitute an irrevocable waiver by Tenant of such Extension Option. 
 3. Fair
Market Rent Rate. The “Fair Market Rent R ate” shall mean the projected annual fair market base (meaning “net”) rent for the Premises, determined for a term coterminous with the applicable Extension Term and under the
terms of this Lease, as though the Premises were in the condition then existing or in such better condition as the Premises are required to be maintained under the Lease. In making such determination for the applicable Extension Term hereunder,
reference shall be made to comparable transactions in comparable first-class laboratory/office buildings in the East Cambridge market, and appropriate adjustments to the rent rates in such comparable transactions shall be made for all relevant
factors. Fair Market Rent Rate shall be determined as a “net rent” per RSF of the Premises RSF, consistent with “net rent” structure of this Lease, i.e., with Tenant paying Additional Rent as provided in
Section 4.2 of the Lease. 
 4. Arbitration. In the event of a dispute concerning the Fair Market Rent Rate
under Paragraph 2(c)(ii) above, such dispute shall be resolved in accordance with the following procedure. If such dispute is not resolved by mutual agreement of the parties within thirty (30) days after Tenant’s notice of such dispute
under Paragraph 2(c)(ii), either party may initiate the arbitration procedure hereunder by giving notice to the other party (the “Initiating Notice”). Each of Landlord and Tenant, within twenty (20) days after such Initiating
Notice, shall appoint as an arbitrator a commercial real estate broker with at least ten (10) years of experience as a commercial real estate broker for leases in first-class laboratory/office buildings in the East Cambridge market and shall
give notice of such appointment to the other party. If either Landlord or Tenant shall fail timely to appoint an arbitrator, the other may apply to the Boston office of the American Arbitration Association (“AAA”) for appointment of
such arbitrator five (5) Business Days after notice of such failure to the delinquent party if such arbitrator has not then been appointed. The two arbitrators shall, within ten (10) Business Days after appointment of the second
arbitrator, appoint a third arbitrator who shall be similarly qualified. If the two arbitrators are unable to agree timely on the selection of the third, then either arbitrator on behalf of both may request such appointment from the Boston office of
the AAA. The arbitration shall be conducted in accordance with the commercial arbitration rules of the AAA insofar as such rules are not inconsistent with the provisions of this Lease (in which case the provisions of this Lease shall govern). At the
commencement of such hearing, the parties shall simultaneously exchange their final estimates of the Fair Market Rent Rate hereunder. The arbitrators shall be charged to reach a majority decision, within thirty (30) days after the appointment
of the third arbitrator, in accordance with the definitions and standards provided in this Lease, by selecting either of the final estimates of the Fair Market Rent Rate provided by Landlord and Tenant at the commencement of the hearing. The
arbitrators shall have no authority or jurisdiction to 

 
make any other determination. Each party shall bear the costs of its appointed arbitrator; all other costs of the arbitration (exclusive of each party’s witness and attorneys’ fees,
which shall be paid by such party) shall be borne equally by the parties. If the AAA shall cease to provide arbitration for commercial disputes in Boston, the second or third arbitrator, as the case may be, shall be appointed by any successor
organization providing substantially the same services, and in the absence of such an organization, by a court of competent jurisdiction under the arbitration act of the Commonwealth of Massachusetts. For any period, if any, of the Extension Term
during which the applicable Extension Rent Rate is in dispute hereunder, Tenant shall make payment on account of the Extension Base Rent Rate at the rate estimated by Landlord as the Extension Base Rent Rate, and the parties shall adjust for
over-payments or under-payments within thirty (30) days after the decision of the arbitrators is announced. 
 5. General Terms.
Notwithstanding the foregoing, the applicable Extension Option shall, at Landlord’s election, be void if, at the time of exercise, (i) an Event of Default has occurred and is then continuing or (ii) Tenant has assigned the Lease or
entered into one or more subleases for more than fifty percent (50%) of the Premises in the aggregate (other than pursuant to a Permitted Transfer under Section 13.2). 

 CAMBRIDGE CROSSING 

222 JACOBS STREET 
 CAMBRIDGE,
MASSACHUSETTS 
 First Amendment to Lease 

Cerevel Therapeutics, LLC 
 This
First Amendment to Lease (this “First Amendment”) is made effective as of September 1, 2020 (the “Amendment Effective Date”), by and between DW Propco JK, LLC, a Delaware limited liability company
(“Landlord”), and Cerevel Therapeutics, LLC, a Delaware limited liability company (“Tenant”). 

Background 
 A. Pursuant
to that certain Lease dated as of July 3, 2019 between Landlord and Tenant (the “Original Lease” or the “Existing Lease”), Landlord leased to Tenant certain premises located on the second (2nd) floor and
certain portions of the first (1st) floor (in each case, as more particularly described in Section 1.4 of the Original Lease as the “Initial Premises” and containing a total of 59,865 RSF in the aggregate for the
“Initial Premises RSF” as set forth therein) of the Building known as 222 Jacobs Street constructed on Parcel JK in a development project known as Cambridge Crossing, Cambridge, Massachusetts. Capitalized terms used in this First Amendment
(including the Exhibits and Schedules attached hereto) and not defined herein shall have the meanings set forth in the Existing Lease. The Existing Lease, as amended hereby, is sometimes referred to herein as the “Lease.” 

B. The parties desire to enter into this First Amendment to provide for Tenant’s lease of certain ancillary space in the Building, on the
terms and conditions set forth in this First Amendment. 
 Agreement 

NOW, THEREFORE, for value received, Landlord and Tenant hereby agree as follows: 

1. Ancillary Space. Landlord hereby agrees to lease to Tenant, and Tenant hereby agrees to lease from Landlord, the portion of the
penthouse level of the Building (referred to herein as “Ancillary Space No. 1” or the “Ancillary Space”) containing 1,002 RSF (the “Ancillary Space RSF”) and more
particularly shown in the location outlined on the attached Exhibit A-5 to this First Amendment, on the terms and conditions set forth in this First Amendment. In accordance with
Section 1.4 of the Original Lease, as a result of Tenant’s lease of such space hereunder, the “Initial Premises RSF” under the Original Lease shall be increased to include the Ancillary Space RSF for all
purposes of the Lease (including, without limitation, the calculation of the Base Rent, TI Allowance, and Letter of Credit amount as provided, and subject to the provisions, below). In implementation thereof, the defined terms set forth on
Schedule 1 attached to this First Amendment shall replace the corresponding defined terms originally set forth in Section 1.4 of the Original Lease, and the following terms shall apply. 

(a) Term. The Initial Term, in respect of the Ancillary Space, shall commence on the Amendment Effective Date for the
Initial Premises and shall expire on the Term Expiration Date for the Initial Premises set forth in Section 1.5 of the Original Lease. Effective as of the Amendment Effective Date, (i) the Ancillary Space shall be
deemed to be included in the definition of the “Premises” under Section 1.4 of the Original Lease for all purposes under the Lease (including, without limitation, in connection with Tenant’s Extension Option
under Exhibit D-1 of the Original Lease), and (ii) the “Premises RSF” under Section 1.4 of the Original 

 
Lease shall be deemed to be increased to include the Ancillary Space RSF, as provided on Schedule 1 attached to this First Amendment. The parties hereby acknowledge and agree that, in
accordance with Section 1.5 of the Original Lease, the Commencement Date occurred on February 17, 2020. 

(b) Base Rent. Commencing on the Amendment Effective Date and continuing for the remainder of the Initial Term, in
respect of the Ancillary Space, Tenant covenants and agrees to pay to Landlord the Base Rent for the Ancillary Space at the Base Rent rates from time to time applicable to the Initial Premises under Section 1.6 of the
Original Lease. A table of the calculated amounts of annual and monthly Base Rent for the Initial Premises RSF (as increased to include the Ancillary Space RSF hereunder) is set forth in Exhibit A-4
attached to this First Amendment, which shall replace the original table of Base Rent set forth in Exhibit A-4 attached to the Original Lease, effective as of the Amendment Effective Date. 

(c) Additional Rent. Effective as of the Amendment Effective Date, Tenant’s Pro Rata Tax Share and Tenant’s
Pro Rata Expense Share shall be increased on account of the Ancillary Space RSF as set forth in Schedule 1 attached hereto, and Tenant shall pay Additional Rent for Tenant’s Pro Rata Tax Share of Taxes and for Tenant’s Pro Rata
Expense Share of Operating Expenses for the Initial Premises (as expanded to include the Ancillary Space hereunder) in accordance with the Lease. Tenant shall pay Additional Rent for services, if any, from time to time provided to the Ancillary
Space in accordance with Paragraph 1(e) below. 
 (d) Delivery and Condition. Landlord shall permit Tenant access to
the Ancillary Space for purposes of performing TI Work and installing Tenant’s FF&E therein, all in accordance with Exhibit B and the provisions of the Lease. As of the Amendment Effective Date, Tenant shall be deemed to have
accepted the Ancillary Space in its “as is” condition. Effective as of the Amendment Effective Date, the TI Allowance required to be provided by Landlord on account of the Initial Premises RSF shall be increased by an amount equal to the
product of (x) the Ancillary Space RSF hereunder and (y) $200.00 per RSF in accordance with Section 1.7 and Exhibit B of the Original Lease; provided, however, until such time as Tenant delivers to Landlord
either an amendment to the Original Letter of Credit or a replacement Letter of Credit in accordance with Paragraph 1(f) below, Landlord shall be entitled to withhold disbursement of the portion of the TI Allowance equal to the LC Increase Amount.

 (e) Building Services. During the Term, Landlord shall not be required to provide any Building Services to the
Ancillary Space. Tenant shall be solely responsible for cleaning and maintaining the Ancillary Space in accordance with the Lease. To the extent (if any) that Landlord from time to time provides any services or work to the Ancillary Space, the same
shall constitute Additional Services under Section 10.3(c) of the Original Lease, and Tenant shall pay to Landlord the costs of such Additional Services as provided therein. 

(f) Letter of Credit Amount. 

(i) In accordance with Section 1.4 of the Original Lease, the Initial LC Amount shall be increased to equal a total
of $4,199,823.00 (i.e., 75% of the annual Base Rent for the first Lease Year for the Initial Premises, as expanded to include the Ancillary Space hereunder), as set forth in Section 1.7 of the Original Lease. Promptly
following the execution and delivery of this First Amendment, Tenant shall deliver to Landlord either (A) an amendment to the original Letter of Credit increasing the Letter of Credit by $69,138.00 (the “LC Increase
Amount”) such that the total amount available under the Letter of Credit (as so amended) is equal 

  
 - 2 - 

 
to $4,199,823.00, in form reasonably acceptable to Landlord, or (B) a replacement Letter of Credit in the amount of $4,199,823.00 in a form substantially consistent with the original Letter
of Credit and otherwise reasonably acceptable to Landlord. Upon Landlord’s receipt of any replacement Letter of Credit provided under the foregoing clause (B), Landlord shall return the original Letter of Credit to Tenant. 

(ii) The parties acknowledge that in accordance with the Original Lease, if the LC Reduction Conditions are satisfied as of the LC Reduction
Date, Tenant has the right to reduce the Initial Letter of Credit Amount to the Adjusted LC Amount as more particularly described in Section 14.6(b) of the Original Lease. For administrative convenience, notwithstanding anything to the contrary
contained in Paragraph 1(f)(i) above, Tenant shall have the right to delay providing the amendment to the Original Letter of Credit or replacement Letter of Credit required under Paragraph 1(f)(i) above until the LC Reduction Date, at which time,
Tenant shall have the right to provide an amendment to the Original Letter of Credit or a replacement Letter of Credit to reflect the Adjusted LC Amount (i.e., an amount equal to one third (1/3) of the product of (x) the number of square feet
of the Initial Premises RSF (as increased to include the Ancillary Space RSF hereunder) and (y) $92.00 per RSF) so long as the LC Reduction Conditions continue to be satisfied. If, as of the LC Reduction Date, the LC Reduction Conditions are not
satisfied, then Tenant shall provide the amendment to the Original Letter of Credit or replacement Letter of Credit required under Paragraph 1(f)(i) above. 

(g) Other Terms. Except as provided in this First Amendment, Tenant’s lease of the Ancillary Space shall be on all
of the terms of the Original Lease applicable to the Initial Premises. 
 2. Ratification and Confirmation. Except as expressly set
forth herein, the Existing Lease as originally executed is hereby ratified and confirmed and is acknowledged by the parties to be in full force and effect. 

3. General. This First Amendment may be executed in one or more counterpart signature pages (all of which when signed shall constitute a
single agreement), shall be construed as a sealed instrument, and shall be governed exclusively by the provisions hereof and by the laws of The Commonwealth of Massachusetts without regard to principles of choice of law or conflicts of law. An
electronic, digital, or facsimile signature to this First Amendment shall be sufficient to prove the execution by a party. If any provisions shall to any extent be invalid, the remainder shall not be affected. Other than contemporaneous instruments
executed and delivered of even date, if any, this First Amendment contains all of the agreements between Landlord and Tenant relating in any way to the subject matter hereof and supersedes all prior agreements and dealings between them with respect
thereto. There are no oral agreements between Landlord and Tenant relating to this First Amendment or the subject matter hereof. The Lease may further be amended only by instrument in writing executed and delivered by both Landlord and Tenant. The
provisions of the Lease shall bind Landlord and Tenant and their respective successors and assigns, and shall inure to the benefit of Landlord and its successors and assigns and of Tenant and its permitted successors and assigns, subject to
Article 13 of the Original Lease. The titles are for convenience only and shall not be considered a part of this First Amendment. This First Amendment shall not be construed more strictly against one party than against the other merely by
virtue of the fact that it may have been prepared primarily by counsel for one of the parties, it being recognized that both Landlord and Tenant have contributed substantially and materially to the preparation of this First Amendment. This First
Amendment and all consents, notices, approvals and all other related documents may be reproduced by any party by any electronic means or by facsimile, photographic, microfilm, microfiche or other reproduction process and the originals may be
destroyed; 

  
 - 3 - 

 
and each party agrees that any reproductions shall be as admissible in evidence in any judicial or administrative proceeding as the original itself (whether or not the original is in existence
and whether or not reproduction was made in the regular course of business), and that any further reproduction of such reproduction shall likewise be admissible. This First Amendment shall be deemed to have been executed and delivered within The
Commonwealth of Massachusetts, and the rights and obligations of Landlord and Tenant shall be construed and enforced in accordance with, and governed by, the laws of The Commonwealth of Massachusetts. 

[signatures on the attached page] 

 Executed as of the date first above written. 

 

			
	LANDLORD:
	
	DW PROPCO JK, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Robert Mashaal

	Name:	 	Robert Mashaal
	Title:	 	Authorized Person
	
	TENANT:
	
	CEREVEL THERAPEUTICS, LLC, a Delaware limited liability company
		
	By:	 	 /s/ N. Anthony Coles

	Name:	 	N. Anthony Coles
	Title:	 	Chief Executive Officer

 [signature page for First Amendment to Lease] 

  
 - 5 - 

 Schedule 1 

First Amendment to Lease to Cerevel Therapeutics, LLC 

222 Jacobs Street, Cambridge, Massachusetts 

(Parcel JK, Cambridge Crossing) 

Revised Defined Terms 
 As
a result of the lease of Ancillary Space No. 1 under the First Amendment to Lease, by and between Landlord and Tenant, dated as of September 1, 2020 (the “ First Amendment to Lease”), the following defined terms shall
replace the corresponding defined terms originally set forth in Section 1.4 of the Original Lease effective as of the Amendment Effective Date. 
  

			
	Initial Premises:	  	A portion of the Building consisting of (i) the entire rentable area of the second (2nd) floor of the Building containing 54,322 RSF (the “Second Floor
Space”), (ii) a portion of the rentable area of the first (1st) floor of the Building containing 4,632 RSF (the “First Floor Space”), (iii) a portion of the equipment
room located on the first (1st) floor of the Building containing 911 RSF (the “First Floor Equipment Room), in each case as shown on the floor plans attached to the Original Lease as
Exhibit A-1), and (iv) a portion of the rentable area of the penthouse level 1 of the Building as shown on the floor plan attached to the First Amendment to Lease as Exhibit A-5 containing 1,002 RSF (“Ancillary Space No. 1”), and collectively containing a total of 60,867 RSF in the aggregate for all such portions of the Initial Premises (the “Initial
Premises RSF”).
		
	Tenant’s Pro Rata Tax Share:	  	The fraction, expressed as a percentage, determined by dividing (x) the Premises RSF by (y) the Total Building Square Footage. For the avoidance of doubt, based on the foregoing as of the date hereof (including Ancillary Space
No. 1 pursuant to the First Amendment to Lease), the Tenant’s Pro Rata Tax Share is 14.19% (i.e., the Initial Premises RSF, including, for clarity, the Ancillary Space No. 1 pursuant to the First Amendment to Lease, divided by the
Total Building Square Footage originally set forth in Section 1.4 of the Lease), subject to adjustment as set forth in Section 1.4 of the Lease.
		
	Tenant’s Pro Rata Expense Share:	  	The fraction, expressed as a percentage, determined by dividing (x) the Premises RSF by (y) the Lab/Office Portion Square Footage. For the avoidance of doubt, based on the foregoing as of the date hereof (including Ancillary
Space No. 1 pursuant to the First Amendment to Lease), the Tenant’s Pro Rata Expense Share is 14.78% (i.e., the Initial Premises RSF, including, for clarity, the Ancillary Space No. 1 pursuant to the First Amendment to Lease, divided
by the Lab/Office Portion Square Footage originally set forth in Section 1.4 of the Lease), subject to adjustment as set forth in Section 1.4 of the Lease.

  
 - 6 - 

 EXHIBIT A-4 

REVISED TABLE OF BASE RENT FOR INITIAL PREMISES 

This Exhibit is attached to and made a part of the Lease (as amended to date, the “Lease”) by and between DW Propco JK, LLC,
a Delaware limited liability company (“ Landlord”), and Cerevel Therapeutics, LLC, a Delaware limited liability company (“ Tenant”), for space in the Building located at 222 Jacobs Street, Cambridge, Massachusetts.
Capitalized terms used but not defined herein shall have the meanings given in the Lease. 
 Initial Premises RSF = 59,865 + 1,002 RSF = a
total of 60,867 RSF 
  

													
	 Period
	  	Base Rent Rate
(per square foot of Initial Premises
RSF per annum)	 	  	Annual
Base Rent	 	  	Monthly
Base Rent	 
	 Amendment Effective Date – end of Lease Year 1:
	  	$	92.00	 	  	$	5,599,764.00	 	  	$	466,647.00	 
	 Lease Year 2:
	  	$	94.76	 	  	$	5,767,756.92	 	  	$	480,646.41	 
	 Lease Year 3:
	  	$	97.60	 	  	$	5,940,789.63	 	  	$	495,065.80	 
	 Lease Year 4:
	  	$	100.53	 	  	$	6,119,013.32	 	  	$	509,917.78	 
	 Lease Year 5:
	  	$	103.55	 	  	$	6,302,583.72	 	  	$	525,215.31	 
	 Lease Year 6:
	  	$	106.65	 	  	$	6,491,661.23	 	  	$	540,971.77	 
	 Lease Year 7:
	  	$	109.85	 	  	$	6,686,411.07	 	  	$	557,200.92	 
	 Lease Year 8:
	  	$	113.15	 	  	$	6,887,003.40	 	  	$	573,916.95	 
	 Lease Year 9:
	  	$	116.54	 	  	$	7,093,613.50	 	  	$	591,134.46	 
	 Lease Year 10:
	  	$	120.04	 	  	$	7,306,421.91	 	  	$	608,868.49	 

 The annual and monthly Base Rent figures set forth above are for the Initial Premises on the second (2nd) and
first (1st) floors of the Building set forth in Section 1.4 of the Original Lease, as expanded to include the Ancillary Space on the penthouse level as set forth in the First Amendment to Lease. 

  
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 EXHIBIT A-5 

ANCILLARY SPACE FLOOR PLAN 

This Exhibit is attached to and made a part of the Lease (as amended to date, the “Lease”) by and between DW Propco JK, LLC,
a Delaware limited liability company (“ Landlord”), and Cerevel Therapeutics, LLC, a Delaware limited liability company (“ Tenant”), for space in the Building located at 222 Jacobs Street, Cambridge, Massachusetts.
Capitalized terms used but not defined herein shall have the meanings given in the Lease. 
  
 

 
 Cerevel Therapeutics First Amendment to Lease 

  
 - 8 -

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