Document:

Lease for 100 Potrero Avenue, San Francisco, California

 Exhibit 10.8 
  
 AMENDED AND RESTATED MASTER LEASE 
  
 100 Potrero Avenue 
 San Francisco, California 
  
 TO 
  
 DLI REALTY CORPORATION 
  

 INDEX 
  

					
	 	 	 	  	Page

	 I.
	 	 Building
	  	1
			
	 II.
	 	 Term
	  	1
			
	 III.
	 	 Option
	  	1
			
	 IV.
	 	 Minimum Monthly Rent
	  	1
			
	 V.
	 	 Periodic Cost of Living Adjustments
	  	2
			
	 VI.
	 	 Surcharge
	  	3
			
	 VII.
	 	 Interest on Past Due Obligations
	  	4
			
	 VIII.
	 	 Maintenance and Repair
	  	4
			
	 IX.
	 	 Compliance with Laws
	  	4
			
	 X.
	 	 Personal Property Tax
	  	4
			
	 XI.
	 	 Real Property Taxes
	  	4
			
	 XII.
	 	 Utilities
	  	5
			
	 XIII.
	 	 Public Liability and Property Damage Insurance
	  	5
			
	 XIV.
	 	 Fire Insurance on Building and Other Improvements
	  	5
			
	 XV.
	 	 Other Insurance Matters
	  	5
			
	 XVI.
	 	 Alterations
	  	6
			
	 XVII.
	 	 Locks
	  	6
			
	 XVIII.
	 	 Signs
	  	6
			
	 XIX.
	 	 Mechanics’ Liens
	  	6
			
	 XX.
	 	 Assignment and Subletting
	  	6
			
	 XXI.
	 	 Indemnification of Landlord
	  	6
			
	 XXII.
	 	 Surrender of Building
	  	6
			
	 XXIII.
	 	 Holding Over
	  	7
			
	 XXIV.
	 	 Destruction of Building
	  	7

					
	 	 	 	  	Page

	 XXV.
	 	 Eminent Domain
	  	7
			
	 XXVI.
	 	 Exhibits
	  	7
			
	 XXVII.
	 	 Estoppel Certificates
	  	8
			
	 XXVIII.
	 	 Entry and Inspection
	  	8
			
	 XXIX.
	 	 Defaults
	  	8
			
	 XXX.
	 	 Remedies
	  	9
			
	 XXXI.
	 	 Default by Landlord
	  	9
			
	 XXXII.
	 	 Quiet Enjoyment
	  	9
			
	 XXXIII.
	 	 Automatic Subordination
	  	9
			
	 XXXIV.
	 	 Sale or Transfer of Building
	  	9
			
	 XXXV.
	 	 Consent to Tenant’s Mortgage
	  	10
			
	 XXXVI.
	 	 Protection of Tenant’s Mortgagee
	  	10
			
	 XXXVII.
	 	 Reservation of Rights
	  	10
			
	 XXXVIII.
	 	 Expense of Litigation
	  	10
			
	 XXXIX.
	 	 Waiver
	  	11
			
	 XL.
	 	 Notices
	  	11
			
	 XLI.
	 	 Waiver of Subrogation
	  	11
			
	 XLII.
	 	 Time and Applicable Law
	  	11
			
	 XLIII.
	 	 Successors
	  	11
			
	 XLIV.
	 	 Entire Agreement
	  	11
			
	 XLV.
	 	 Severability
	  	11

  

 AMENDED AND RESTATED MASTER LEASE 
  
 THIS AMENDED AND RESTATED MASTER LEASE is made and entered into this 18th day of March, 1988 but is effective as of December
15, 1987, by and between Ray M. Dolby (“Landlord”) and DLI Realty Corporation, a California corporation (“Tenant”). 
  
 WITNESSETH 
  
 WHEREAS, Landlord and Tenant entered into a lease dated June 1, 1980, as amended as of October 1, 1982, July 15, 1985 and July 15, 1986 (collectively, the
“Lease”); and 
  
 WHEREAS, Landlord and Tenant desire to
amend and restate the Lease to reflect the cumulative changes of previous amendments as well as certain other changes and an increase in rent for certain additional improvements constructed on the premises by Landlord. 
  
 NOW THEREFORE, in consideration of the mutual covenants contained herein and
other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree that the Lease is hereby amended and restated in its entirety as follows: 
  
 1. Building. Landlord hereby leases to Tenant and Tenant hereby hires
from Landlord that certain parcel of real property with improvements located at 100 Potrero Avenue in San Francisco, California (as more particularly described in the preliminary title report attached hereto as Exhibit “A”) and that
certain parcel of real property known as Lot No. 6, as shown on that certain map entitled “PARCEL MAP BEING A RESUBDIVISION OF LOT 4, PORTION OF ASSESSORS BLOCK 3921-A, SAN FRANCISCO, CALIFORNIA,” which map was filed on June 8, 1982, in
Book 23 of Parcel Maps, at page 84 (“Lot No. 6”), both premises hereinafter referred to as the “Building.” 
  
 2. Term. The initial term of this Lease with respect to the property at 100 Potrero Avenue only shall commence on June 1, 1980, and shall expire on
December 31, 2005, and with respect to Lot No. 6 only shall commence on June 18, 1982, and shall expire on December 31, 2005 (the “Initial Term”). 
  
 3. Option. Tenant has the option to extend the Initial Term for five (5) years in accordance with the terms and conditions of this Lease. Tenant
may exercise such option by giving notice of exercise of the option (“option notice”) to Landlord at least six (6) months but not more than one year before the expiration of the Initial Term; provided, that if Tenant is in default
hereunder on the date of giving the option notice, the option notice shall be totally ineffective, or if Tenant is in default on the date an Extended Term is to commence, the Extended Term shall not commence and this Lease shall expire at the end of
the Initial Term or the preceding Extended Term. 
  
 4. Minimum
Monthly Rent. Tenant shall pay to Landlord as minimum monthly rent for each month from January, 1988 through the expiration of the term hereof the sum of $64,000, as adjusted as provided herein. 
  

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 Monthly rent shall be due and payable in advance, without deduction or setoff, on the first date of each
month during the term of this Lease. Minimum monthly rent for the first month shall be paid on the day that Tenant’s obligation to pay minimum monthly rent commences. Minimum monthly rent for any partial month shall be prorated at the rate of
l/30th of the minimum monthly rent per day. All rent shall be paid to Landlord at the address to which notices to Landlord are to be delivered hereunder. 
  
 5. Periodic Cost of Living Adjustments. 
  
 (a) Market Rate Adjustment. As of January 1, 1991 and January 1, 2001 the minimum monthly rent shall be adjusted to reflect then prevailing market
rates for comparable space in San Francisco. If the parties are unable to agree upon a minimum monthly rent based on then prevailing market rates at least four (4) months prior to the effective date of such adjustment (i.e. August 31, 1990 and
August 31, 2000, respectively), then the parties mutually shall appoint a real estate appraiser to determine such rent and the determination of such appraiser shall be binding on the parties. If the parties are unable to agree upon such an appraiser
within ten (10) days (i.e. by September 10, 1990 and September 10, 2000, respectively), then within ten (10) days thereafter (i.e. by September 20, 1990 and September 20, 2000, respectively) each party, at its own cost and by written notice to the
other party, shall appoint a real estate appraiser with at least 3 years full time commercial appraisal experience in San Francisco. If either party fails to appoint an appraiser in a timely manner, then the appraiser appointed by the other party
shall be the sole appraiser and his/her appraisal shall be final and binding on each party. If the two appraisers are appointed by the parties as stated above, they shall meet promptly and attempt to set the minimum monthly rent based on prevailing
market rates. If they are unable to agree within twenty (20) days after the second appraiser has been appointed, they shall attempt to elect a third appraiser meeting the qualifications stated above within ten (10) days after the last day the two
appraisers are given to set the minimum monthly rent. If they are unable to agree on the third appraiser, either of the parties to this Lease, by giving ten (10) days notice to the other party, can apply to the Superior Court for the City and County
of San Francisco for the selection of a third appraiser who meets the qualifications stated above. Each of the parties shall bear one half of the cost of appointing the third appraiser a«d of paying the third appraiser’s fee. The third
appraiser, however selected, shall be a person who has not previously acted in any capacity for either party. 
  
 Within twenty (20) days after the selection of the third appraiser, a majority of the appraisers shall set the minimum monthly rent. If a majority of the
appraisers are unable to set the minimum monthly rent within the stipulated period of time, the three appraisals shall be added together and their total divided by three; the resulting quotient shall be the minimum monthly rent. If, however, the low
appraisal and/or the high appraisal are/is more than fifteen percent (15%) lower and/or higher than the middle appraisal, the low appraisal and/or the high appraisal shall be disregarded. If only one appraisal is disregarded, the remaining two
appraisals shall be added together and their total divided by two; the resulting quotient shall be the minimum appraisal are disregarded, the middle appraisal shall be the minimum monthly rent. 
  

 2 

 In setting the minimum monthly rent, the appraiser or appraisers shall consider the use to which the
premises are restricted under this Lease and shall not consider the highest and best use for the premises without regard to the restriction on use of the premises contained in this Lease. 
  
 (b) Cost of Living Adjustments. The minimum monthly rent shall be adjusted as set forth below on January 1, 1995,
January 1, 1998, January 1, 2003, and, if Tenant exercises its option to extend the Initial Term for five years, on June 30, 2008. 
  
 As used herein the “Index” means the “Consumer Price Index for All Items, All Urban Consumers—San Francisco - Oakland - San Jose SMSA
(1982-84 - 100),” as published by the United States Department of Labor, Bureau of Labor Statistics, or, if such index is discontinued or revised, such other government index or computation with which it is replaced or which, in Landlord’s
reasonable judgment, may be used to obtain substantially the same result as would be obtained if the Index had not been discontinued or revised. 
  
 On January 1, 1995 the minimum monthly rent shall be increased to an amount equal to the minimum monthly rent as of January 1, 1991, as adjusted according
to paragraph 5(a) hereof, multiplied by a fraction, not less than one, the numerator of which is the Index as of January 1, 1995 and the denominator of which is the Index in effect on January 1, 1991. 
  
 On January 1, 1998 the minimum monthly rent shall be increased to an amount
equal to the minimum monthly rent as of January 1, 1991, as adjusted according to paragraph 5(a) hereof, multiplied by a fraction, not less than one, the numerator of which is the Index as of January 1, 1998 and the denominator of which is the Index
in effect on January 1, 1991. 
  
 On January 1, 2003 the minimum
monthly rent shall be increased to an amount equal to the minimum monthly rent as of January 1, 2001, as adjusted according to paragraph 5(a) hereof, multiplied by a fraction, not less than one, the numerator of which is the Index as of January 1,
2003 and the denominator of which is the Index in effect on January 1, 2001. 
  
 On June 30, 2008, if Tenant exercises its option to extend the Initial Term for five years, the minimum monthly rent shall be increased to an amount equal to the minimum monthly rent as of January 1, 2001, as adjusted
according to paragraph 5(a) hereof, multiplied by a fraction, not less than one, the numerator of which is the Index as of June 30, 2008 and the denominator of which is the Index in effect on January 1, 2001. 
  
 6. Surcharge. Tenant shall pay a surcharge of five percent (5%) of the
minimum monthly rent as adjusted if Tenant fails to pay such rent to Landlord on or before the 10th day of each month, but neither the assessment nor payment of such surcharge shall excuse or cure any default by Tenant. 
  
 7. Interest on Past Due Obligations. Any payment or amount due

  

 3 

 from Tenant to Landlord hereunder which is not paid when due shall bear interest at the rate of ten percent (10%) per
annum from thirty (30) days after the due date, but neither the assessment nor payment of such interest shall excuse or cure any default by Tenant. 
  
 8. Maintenance and Repair. 
  
 (a) Tenant assumes the responsibility for the condition, operation, repair, maintenance, security and management of the Building. Tenant shall take good
care of the entire Building, both structural and non-structural, and keep the same in good condition and order, suffering no waste or injury. Tenant, at its expense, promptly shall make all necessary repairs and replacements, ordinary and
extraordinary, regardless of the duration of the remaining term of this Lease. 
  
 (b) Notwithstanding any other provision hereof, Landlord shall be responsible for the non-structural maintenance of the exterior of the Building throughout the term hereof. 
  
 9. Compliance with Laws. Tenant at all times shall comply with the
requirements of all existing and future statutes, laws, regulations, ordinances, laws or orders of any Federal, State, municipal, or other public body or officer relating to the Building and Tenant’s use and occupation thereof hereunder.

  
 10. Personal Property Tax. Tenant shall pay before
delinquency all taxes, assessments, license fees, and other charges (“taxes”) that are levied and assessed against Tenant’s personal property installed or located in the Building, and that become payable during the term of this Lease.
On demand by Landlord, Tenant shall furnish Landlord with satisfactory evidence of these payments. 
  
 11. Real Property Taxes. Tenant shall pay and discharge all real estate taxes and general and special assessments (“real property taxes”)
levied and assessed against the Building. 
  
 Tenant at its cost
shall have the right, at any time, to seek a reduction in the assessed valuation of the Building or to contest any real property taxes that are to be paid by Tenant. If Tenant seeks a reduction or contests the real property taxes, the failure on
Tenant’s part to pay the real property taxes shall not constitute a default as long as Tenant complies with the provisions of this paragraph. Landlord shall not be required to join in any proceeding or contest brought by Tenant unless the
provisions of any law require that the proceeding or contest be brought by or in the name of Landlord or any owner of the Building. In that case Landlord shall join in the proceeding or contest or permit it to be brought in Landlord’s name as
long as Landlord is not required to bear any cost. Tenant, on final determination of the proceeding or contest, shall immediately pay or discharge any decision or judgment rendered, together with all costs, charges, interest, and penalties
incidental to the decision or judgment. 
  
 Landlord appoints
Tenant as its agent for the sole purpose of making 
  

 4 

 payment to the tax collector, obtaining information and other data from the county or city assessor, and instituting and
maintaining any proceeding or contest allowed under this paragraph, with respect to all real property taxes in connection with the Building. 
  
 If Tenant does not pay any real property taxes when due and Tenant seeks a reduction or contests them as provided in this paragraph, before the
commencement of the proceeding or contest Tenant shall furnish to Landlord, at Landlord’s option, a deposit in an amount equal to 115% of the contested amount of the real property taxes, including penalties and interest. 
  
 12. Utilities. Tenant shall make all arrangements for and pay for all
utilities and services furnished to the Building. Landlord in no event shall be liable for failure to furnish utilities or services to the Building. 
  
 13. Public Liability and Property Damage Insurance. At all times Tenant at its cost shall maintain Bodily Injury Liability, Personal Injury
Liability and Property Damage insurance with a combined single limit of not less than $5,000,000 insuring against all liability of Tenant and its authorized representatives arising out of and in connection with Tenant’s use and occupancy of the
Building. Landlord shall be named as an additional insured, and the policy shall contain cross-liability endorsements. 
  
 14. Fire Insurance on Building and Other Improvements. At all times Tenant at its cost shall maintain a policy of standard “All Risks”
insurance, including the perils of flood and earthquake, to the extent of the full replacement value of the Building and the improvements, provided that with respect to insurance against the peril of earthquake only, Tenant’s obligation to
maintain such insurance shall be subject to the availability of such insurance at commercially reasonable rates, in Landlord’s reasonable judgment. Said policy further shall provide for rent insurance in an amount not less that six (6) times
the then-current monthly rent. 
  
 15. Other Insurance
Matters. All the insurance required under this Lease shall: 
  
 (i) Be issued by insurance companies authorized to do business in the State of California, with a financial rating of at least an A:11 status as rated in the most recent edition of Best’s Insurance Reports; 
  
 (ii) Be issued as a primary policy; 
  
 (iii) Contain an endorsement requiring 30 days’ written notice from the
insurance company to both parties and Landlord’s lender before cancellation or change in the coverage, scope, or amount of any policy. 
  
 Each policy, or a certificate of the policy, together with evidence of payment of premiums, shall be deposited with the other party at the commencement of
the term, and on renewal of the policy not less than 20 days before expiration of the term of the policy. 
  

 5 

 16.Alterations. Tenant shall not make any interior or exterior structural alterations to the
Building without Landlord’s prior written consent. Tenant at its cost shall have the right to make non-structural alterations to the Building. 
  
 If Tenant seeks to make any alterations which increase the leasable space of the Building, Landlord and Tenant first shall negotiate in good faith an
increase in the minimum monthly rent. 
  
 Any alterations made
shall remain on and be surrendered with the Building on expiration or termination of this Lease, except that Landlord can elect within thirty (30) days before the expiration of this Lease, or within ten (10) days after termination of this Lease to
require Tenant to remove any alterations that Tenant has made to the Building. If Landlord so elects, Tenant at its cost shall so restore the Building before the later of the last day of the term or thirty (30) days after notice of election.

  
 17. Locks. No additional locks shall be placed upon any
doors of the Building, and Tenant agrees not to have any duplicate keys made without the prior oral consent of Landlord. Upon termination of this Lease Tenant shall surrender all keys to the Building. 
  
 18. Signs. No sign, placard, picture, advertisement, name or notice
shall be inscribed, displayed, printed or affixed on or to any part of the outside or inside of the Building, without the prior oral consent of the Landlord. 
  
 19. Mechanics’ Liens. Tenant shall not permit any mechanics, materialmen’s or other liens arising out of work performed by Tenant or on
Tenant’s behalf, to be filed against the fee of the real property underlying the Building or against the Building or Tenant’s leasehold interest therein. 
  
 20. Assignment and Subletting. Tenant shall not sell, assign, sublet, mortgage or transfer all or part of its
interests hereunder without the prior oral consent of the Landlord, which consent shall not be withheld unreasonably. 
  
 21. Indemnification of Landlord. Notwithstanding any other provision of this Lease, Tenant shall indemnify and hold Landlord harmless from and
against any liabilities, damages, claims, costs, penalties or expenses arising from the conduct or neglect of Tenant, or any of its agents, contractors, servants, employees, licensees, or invitees, and from and against all costs, counsel fees,
expenses and liabilities incurred in or in connection with any such claim or action or proceeding brought thereon. 
  
 22. Surrender of Building. Except as provided in Paragraphs 24 and 25, upon expiration of this Lease or within ten (10) days after termination of
the Lease, Tenant shall surrender the Building in good condition, ordinary wear and tear excepted. If Tenant fails to surrender the Building in accordance with the foregoing provision, Tenant shall indemnify and hold Landlord harmless from and
against all damages, claims, liabilities, costs and expenses resulting from such failure. 
  

 6 

 23. Holding Over. Any holding over after the termination of the Lease, with the prior written
consent of Landlord, shall be a tenancy from month to month at the monthly rent in effect on the date of such termination on the terms, covenants and conditions specified herein except that the minimum monthly rent hereunder shall be 125% of the
applicable minimum monthly rent in effect immediately prior to the expiration or termination of this Lease. Acceptance by Landlord of rent after such termination or expiration shall not result in any other tenancy or any renewal of the term hereof.
The provisions of this paragraph are in addition to, and do not affect, Landlord’s right of re-entry or other rights hereunder or as provided by law. 
  
 24. Destruction of Building. If the Building shall be destroyed by fire or other cause, or be so damaged thereby that it is untenantable and cannot
be rendered tenantable within two hundred seventy (270) days from the occurrence of such destruction or damage, this Lease may be terminated by either Landlord or Tenant upon thirty (30) days written notice to the other. The good faith determination
by the Landlord that the Building cannot be rendered tenantable within 270 days from the occurrence of such destruction or damage shall be conclusive for the purposes of this Lease; provided, that Landlord shall convey such determination to Tenant
by written notice within one hundred twenty (120) days after the occurrence of such destruction or damage. 
  
 In case the damage or destruction be not such as to permit a termination of this Lease as above provided, then a proportionate reduction shall be made in
the rent herein reserved corresponding to the time during which and to the portion of the Building of which Tenant shall be deprived of possession. The provisions of Subdivision 2 of Section 1932 of the California Civil Code, and of Subdivision 4 of
Section 1933 of that code, shall not apply to this Lease, and Tenant waives the benefit of such provisions. 
  
 25. Eminent Domain. If in excess of ten percent (10%) of the Building shall be taken or appropriated under the power of eminent domain for more
than ninety (90) days, either Landlord or Tenant shall have the right to terminate this Lease within thirty (30) days prior to such taking. Landlord shall receive (and Tenant upon demand of Landlord shall assign to Landlord) any award or any
interest therein which may be paid or made in connection with such taking or appropriation, and the Tenant shall have no claim against Landlord for all or any part of the award made in such proceedings, whether or not attributable to the value of
the unexpired term of this Lease. If a part of the Building shall be so taken or appropriated and neither party hereto timely shall elect to terminate this Lease or if less than 10% of the Building shall be taken Landlord shall retain any
condemnation award or interest and shall restore the Building to a tenantable condition. Tenant’s rent thereafter shall be reduced in proportion to the reduction in the square footage of the Building which is taken through condemnation.

  
 26. Exhibits. The Exhibits referenced herein and
affixed to this Lease are a part hereof. 
  
 27. Estoppel
Certificates. At any time, upon request by Landlord, 
  

 7 

 but not more than fifteen (15) days following such request, Tenant shall execute and deliver to Landlord a statement
certifying the date of commencement of this Lease, stating that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is in full force and effect, as modified, and the date and nature of such
modifications) and the date to which the rent has been paid, and setting forth such other matters reasonably requested by Landlord. Landlord and Tenant intend that any such statement delivered pursuant to this paragraph may be relied upon by any
mortgagee, beneficiary, or purchaser or prospective purchaser of the Building or any interest therein. 
  
 28. Entry and Inspection. Tenant shall permit Landlord and his agents to enter into and upon the Building at all reasonable times for the purpose
of inspecting the same, or for the purpose of protecting Landlord’s reversionary interest or to make alterations or additions to the Building or for maintaining any service provided by Landlord to Tenant hereunder, including window cleaning and
janitor service, without any rebate of rent to Tenant for any loss of occupancy or quiet enjoyment of the Building, or damage, injury or inconvenience thereby occasioned, and shall permit Landlord at any reasonable time to bring to the Building, for
purposes of inspection or display, prospective tenants or purchasers. 
  
 29. Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant: 
  
 (a) The abandonment of the Building by Tenant. Abandonment is herein defined to include, but is not limited to, any absence by Tenant from the Building
for five (5) days or longer while in default of any provision of this Lease. 
  
 (b) The failure by Tenant to make any payment of rent or additional rent or other payments required to be made by Tenant hereunder, as and when due, where such failure shall continue for a period of five (5) days
after written notice thereof from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Sec. 1161. 
  
 (c) The failure by Tenant to observe or perform any of the express or implied
covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in (a) or (b) above, where such failure shall continue for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided,
however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Sec. 1161; provided further, that if the nature of Tenant’s default is such that more than ten (10) days are
reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten-day period and thereafter diligently prosecute such cure to completion; provided further, however, Landlord in its
sole discretion may require Tenant to deliver a bond, deposit funds or such other form of security device which may be necessary to protect the Building and Landlord in the event such default cannot be cured within said ten-day period. 

 

 8 

 (d) (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by
or against Tenant of a petition to have Tenant adjudged a bankrupt or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30)
days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Building or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30)
days; or (iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the premises or of Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days.

  
 30. Remedies. 
  
 (a) In the event of any default by Tenant as defined herein, Landlord may
exercise any remedy or right now or hereafter available to a Landlord against a defaulting tenant under the law of the State of California. 
  
 (b) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of any such right or remedy or of any default by
Tenant hereunder. 
  
 31. Default by Landlord. Landlord
shall not be deemed to be in default in the performance of any obligation required to be performed by it hereunder unless and until it has failed to perform such obligation within thirty (30) days after written notice by Tenant to Landlord
specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance then Landlord shall not be deemed to be
in default if it shall commence such performance within such thirty-day period and thereafter diligently prosecute the same to completion. 
  
 32. Quiet Enjoyment. Tenant, upon observing and keeping its covenants, conditions and agreements hereunder, Landlord covenants that Tenant lawfully
and quietly shall hold, occupy and enjoy the Building subject to the terms of this Lease. 
  
 33. Automatic Subordination. This Lease is and shall be subordinate to any encumbrance now of record or recorded after the date of this Lease affecting the Building or the real property on which the Building is
located. This subordination is effective without any further act of either Landlord or Tenant, and Tenant shall execute and deliver such documents as Landlord deems necessary to effectuate the intent of this paragraph. 
  
 34. Sale or Transfer of Building. If Landlord sells or transfers its
interest in the Building, Landlord, on consummation of the sale or transfer, shall be released from any liability thereafter accruing under this Lease. Landlord can transfer the security deposit to Landlord’s successor and on such transfer
Landlord shall be discharged from any further liability in reference to the security deposit. 
  

 9 

 35. Consent to Tenant’s Mortgage. Notwithstanding the provisions of paragraph 20, Tenant may
from time to time, without further consent of Landlord, assign this Lease by way of mortgage to any bank, insurance company or other established lending institution as mortgagee for the purpose of interim financing for Tenant’s construction
work and the installation of fixtures and equipment in the Building or any further improvements made by Tenant to the Building or for the purpose of permanent financing in an amount not exceeding the amount of such interim financing; provided, that
upon execution of such mortgage Tenant promptly shall deliver a true copy thereof to Landlord. The mortgagee or its assigns of such mortgage may enforce such mortgage and acquire title to the leasehold estate in any lawful way and pending
foreclosure of such mortgage may take possession of and rent the Building and upon foreclosure thereof may with the consent of landlord, which consent shall not be unreasonably withheld, sell and assign the leasehold estate by assignment in which
the assignee shall expressly assume and agree to observe and perform all of the covenants of Tenant herein contained. Such assignee may make a purchase money mortgage of this Lease to the assignor, provided that upon execution of any such assignment
or mortgage, a true copy thereof shall be delivered promptly to Landlord. The mortgagee or its assigns of such mortgage shall be liable to perform the obligations of Tenant under this Lease only during the period such mortgagee or assignee has
possession or ownership of the leasehold estate. Nothing contained in such mortgage shall release or be deemed to relieve Tenant from the full and faithful observance and performance of its covenants herein contained, or from any liability for the
nonobservance or nonperformance thereof, nor be deemed to constitute a waiver of any rights of Landlord hereunder and the terms, covenants and conditions of this Lease shall control in case of any conflicts with the provisions of such mortgage.

  
 36. Protection of Tenant’s Mortgagee. During the
continuance in effect of any authorized mortgage of this Lease, Landlord shall not terminate this Lease because of any default on the part of tenant to observe or perform any of the covenants or conditions herein contained if the mortgagee or its
assigns of such mortgage within sixty (60) days after the Landlord has mailed to the mortgagee or its assigns of such mortgage at the last known address thereof a written notice of intention to terminate this Lease, stating the grounds of such
termination, shall cure such default if the same can be cured by the payment of money or if not shall undertake in writing to perform and shall thereafter perform all of the covenants of this Lease capable of performance by the mortgagee or its
assigns of such mortgage until such time as this Lease shall be sold upon foreclosure of such mortgage and any default consisting of Tenant’s failure promptly to discharge any lien, charge of encumbrance against the Building junior in priority
to such mortgage shall be deemed to be duly cured if such mortgage shall be foreclosed by appropriate action instituted within such sixty (60) day period and thereafter prosecuted in a diligent and timely manner. 
  
 37. Reservation of Rights. Landlord reserves the right to use the
common areas of the Building for public or private receptions and/or exhibitions of any nature so long as such receptions and/or exhibitions are not unreasonably disruptive during regular business hours. 
  

 10 

 38. Expense of Litigation. If either party incurs any expense, including reasonable
attorneys’ fees, in connection with any action or proceeding instituted by either party arising out of this Lease, the prevailing party shall be entitled to recover its reasonable attorneys’ fees and expenses from the other party.

  
 39. Waiver. The waiver by Landlord or Tenant of
performance of any term, covenant or condition contained herein may only be made by a written document signed by the party to be charged with such waiver, and no such waiver shall be deemed to be a waiver of such term, covenant or condition or any
subsequent breach of the same or any other term, covenant or condition contained herein. The subsequent acceptance of rent hereunder by Landlord shall not be a waiver of any preceding breach by Tenant of any term, covenant or condition of this
Lease, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. 
  
 40. Notices. All notices and demands which are required or permitted to be given by either party to the other hereunder shall be written and shall
be delivered personally or sent by certified or registered mail, postage prepaid, addressed (i) to Tenant at the Building or to such other place as Tenant may from time to time designate by notice or (ii) to Landlord at 3340 Jackson Street, San
Francisco, CA 94118, or to such other place as Landlord may from time to time designate by notice. 
  
 41. Waiver of Subrogation. Landlord and Tenant each hereby waives all rights against the other in respect of any loss or damage for which (but only
to the extent that) such party has been compensated under any policy of insurance carried by it or for its benefit. Landlord and Tenant each shall request its insurance carriers to consent to such waiver and to waive all rights of subrogation
against the other party. 
  
 42. Time and Applicable Law.
Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed by the laws of the State of California. 
  
 43. Successors. Subject to the provisions of paragraph 21 hereof, the covenants and conditions contained herein shall be binding upon and inure to
the benefit of the heirs, successors, executors, administrators and assigns of the parties hereto. 
  
 44. Entire Agreement. This Lease represents the entire agreement and understanding of the parties concerning the lease of the Building, and it
supersedes all prior agreements and understandings related thereto. This Lease may not be modified except by a written instrument duly executed by the parties hereto. 
  
 45. Severability. If any provision of this Lease or the application thereof to any person or circumstance shall be
invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted by law. 
  

 11 

 IN WITNESS WHEREOF, Landlord and Tenant duly have executed this Lease on the date first above written.

  

			
	 TENANT
 DLI REALTY
CORPORATION

		
	By:	 	 /s/ Michael J. Stone

	 	 	Its Secretary
	
	LANDLORD
	
	 /s/ Ray M. Dolby

	RAY M. DOLBY

  

 12 

 LIST OF EXHIBITS 
  

			
	Exhibit A	  	Preliminary Title Report

  

 13 

 ASSIGNMENT OF LEASE 
  
 This Assignment of Lease (the “Assignment”) is made and entered into on the 27th day of September 1990 by and between DLI Realty Corporation, a California corporation (the “Assignor”), and Dolby Laboratories, Inc., a
California Corporation (the “Assignee”). 
  
 WHEREAS,
Assignor leases the building, located at 100 Potrero Avenue, San Francisco, California, from Ray M. Dolby, pursuant to the Amended and Restated Master Lease (the “Lease”) dated the 18th day of March, 1988; 
  
 WHEREAS, Assignor desires to assign and transfer the Lease to Assignee;

  
 NOW, THEREFORE, for valuable consideration, receipt of which
is hereby acknowledged, and in consideration of the foregoing the parties hereby agree as follows: 
  
 1. Assignment. Assignor hereby conveys, assigns and transfers to Assignee any and all right, title and interest that Assignor has as the tenant in
and to the Lease. 
  
 2. Assumption of Liability and Indemnity
of Assignor. By its acceptance of this transfer and assignment, Assignee hereby agrees to assume and does assume each and every right and obligation of the tenant under the Lease, and does hereby indemnify and hold Assignor free and harmless
from any obligations or liabilities under the Lease. 
  
 IN
WITNESS WHEREOF, the parties hereto have executed this Assignment on the day and year first above written. 
  

							
	ASSIGNOR:	 	ASSIGNEE:
		
	DLI REALTY CORPORATION	 	DOLBY LABORATORIES, INC.
				
	By:	 	 /s/ Michael J. Stone

	 	By:	 	 /s/ Michael J. Stone

	The undersigned consents to the foregoing assignment.	 	 	 	 
			
	September 27, 1990	 	 	 	 /s/ Ray Dolby

	 	 	 	 	 	 	Ray M. DolbyLease for 999 Brannan Street, San Francisco, California

  
 Exhibit 10.9

  
 999 BRANNAN STREET 
 BASIC LEASE INFORMATION 
  
 The Basic Lease Information set forth below is part of the Lease. 
  

			
	 Lease Date:
 (Introduction)
	  	May 1, 1998
		
	 Landlord:
 (Introduction)
	  	Dolby Properties, LLC
		
	 Tenant:
 (Introduction)
	  	Dolby Laboratories Inc
		
	Premises:	  	Suite Numbers: 218, 219, 221, 222, 224, 225, 226, 227, 228, 229, 230, 231, 232, 233 as indicated in Exhibit A
		
	Building:	  	999 Brannan Street, San Francisco, California
		
	 Rentable Area of Premises:
 (Paragraph
1.1)
	  	Approximately 10,340 square feet.
		
	 Rentable Area of Building:
 (Paragraph
1.2)
	  	Approximately 134,280 square feet.
		
	 Tenant’s Pro Rata Share:
 (Paragraph
1.8)
	  	Seven and 70/100th Percent (7.70%).
		
	 Term:
 (Paragraph 3)
	  	Month to Month
		
	 Commencement Date:
 (Paragraph
3)
	  	May 1, 1998
		
	 Base Rent:
 (Paragraph
4.1.1)
	  	$26.00 per square foot per year ($22,403.33 per month)
		
	 Base Year:
 (Paragraph 1.1)
	  	1999
		
	 Use:
 (Paragraph 6.1)
	  	General business office purposes typically associated with the multi-media industry

  

			
	 Security Deposit:
 (Paragraph
21)
	  	None
		
	 Guarantor:
 (Paragraph 23)
	  	None
		
	 Landlord’s Address for Notices:
 (Paragraph 25.4)
	  	 Dolby Properties, LLC
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Tenant’s Address for Notices:
 (Paragraph 25.4)
	  	 Dolby Laboratories, Inc
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Landlord’s Broker:
 (Paragraph
25.6)
	  	None
		
	 Tenant’s Broker:
 (Paragraph
25.6)
	  	None
		
	Additional Provisions:	  	None

  

  
 TABLE OF CONTENTS

  

							
	 	  	 	  	 	  	Page

			
	 1.
	  	DEFINITIONS	  	1
				
	 	  	1.1	  	 Base Year
	  	1
	 	  	1.2	  	 Base Year Direct Expenses
	  	1
	 	  	1.3	  	 Building
	  	1
	 	  	1.4	  	 Common Areas
	  	1
	 	  	1.5	  	 Direct Expenses
	  	1
	 	  	1.6	  	 Lease Year
	  	1
	 	  	1.7	  	 Premises
	  	2
	 	  	1.8	  	 Real Property Taxes
	  	2
	 	  	1.9	  	 Rentable Area of Building
	  	2
	 	  	1.10	  	 Tenant’s Pro Rata Share
	  	2
			
	 2.
	  	PREMISES	  	2
			
	 3.
	  	LEASE TERM	  	2
			
	 4.
	  	RENT	  	2
				
	 	  	4.1	  	 Rent Payable
	  	2
	 	  	4.2	  	 Additional Rent Terms
	  	3
			
	 5.
	  	TENANT TAXES	  	3
			
	 6.
	  	CONDUCT OF BUSINESS BY TENANT	  	3
				
	 	  	6.1	  	 Use of the Premises
	  	3
	 	  	6.2	  	 Compliance with Law
	  	3
	 	  	6.3	  	 Rules and Regulations
	  	4
	 	  	6.4	  	 Hazardous Materials
	  	4
			
	 7.
	  	MAINTENANCE, REPAIRS AND ALTERATIONS	  	5
				
	 	  	7.1	  	 Acceptance
	  	5
	 	  	7.2	  	 Landlord’s Responsibility
	  	5
	 	  	7.3	  	 Reimbursement by Tenant
	  	5
	 	  	7.4	  	 Tenant’s Responsibility
	  	6
	 	  	7.5	  	 Tenant Improvements and Alterations
	  	6
	 	  	7.6	  	 Liens
	  	7
	 	  	7.7	  	 Condition Upon Surrender
	  	7
			
	 8.
	  	INSURANCE AND INDEMNITY	  	7
				
	 	  	8.1	  	 Tenant’s Insurance
	  	7
	 	  	8.2	  	 Insurance Requirements
	  	8
	 	  	8.3	  	 Adjustments to Insurance Program
	  	8
	 	  	8.4	  	 Liability Insurance Requirements
	  	8
	 	  	8.5	  	 Certificates of Insurance
	  	8
	 	  	8.6	  	 Landlord to Insure Building
	  	8
	 	  	8.7	  	 Waiver of Subrogation
	  	9
	 	  	8.8	  	 Indemnification
	  	9

  

							
	 	  	8.9	  	 Landlord’s Disclaimer
	  	9
			
	 9.
	  	REPAIRS AND RESTORATION	  	9
				
	 	  	9.1	  	 Insubstantial Insured Damage
	  	9
	 	  	9.2	  	 Substantial or Uninsured Damage
	  	9
	 	  	9.3	  	 Damage Near End of Term
	  	9
	 	  	9.4	  	 Rent Abatement
	  	10
	 	  	9.5	  	 Tenant’s Option to Cancel
	  	10
	 	  	9.6	  	 “Substantial” Defined
	  	10
			
	 10.
	  	ASSIGNMENT AND SUBLETTING	  	10
				
	 	  	10.1	  	 Landlord’s Consent Required
	  	10
	 	  	10.2	  	 Notice to Landlord
	  	11
	 	  	10.3	  	 Landlord’s Option
	  	11
	 	  	10.4	  	 Collection of Rent
	  	11
	 	  	10.5	  	 Tenant Not Released
	  	11
			
	 11.
	  	EMINENT DOMAIN	  	11
				
	 	  	11.1	  	 Automatic Termination
	  	11
	 	  	11.2	  	 Rent Abatement
	  	12
	 	  	11.3	  	 Condemnation Award
	  	12
	 	  	11.4	  	 Sale Under Threat of Condemnation
	  	12
			
	 12.
	  	UTILITIES AND SERVICES	  	12
			
	 13.
	  	DEFAULTS, REMEDIES	  	13
				
	 	  	13.1	  	 Defaults
	  	13
	 	  	13.2	  	 Remedies
	  	13
	 	  	13.3	  	 Chronic Delinquency
	  	14
			
	 14.
	  	COMMON AREA	  	14
				
	 	  	14.1	  	 Right of Use
	  	14
	 	  	14.2	  	 Landlord to Operate
	  	14
	 	  	14.3	  	 Control in Landlord
	  	15
			
	 15.
	  	SECURITY SERVICES	  	15
			
	 16.
	  	SIGNS	  	15
			
	 17.
	  	ENCUMBRANCES	  	15
				
	 	  	17.1	  	 Subordination
	  	15
	 	  	17.2	  	 Mortgagee Protection
	  	16
			
	 18.
	  	ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS	  	16
				
	 	  	18.1	  	 Estoppel Certificates
	  	16
	 	  	18.2	  	 Financial Statements
	  	16
			
	 19.
	  	RIGHT OF ENTRY	  	16
			
	 20.
	  	ATTORNEYS’ FEES	  	16

  

							
	 21.
	  	 SECURITY DEPOSIT
	  	17
			
	 22.
	  	 INTEREST
	  	17
			
	 23.
	  	 GUARANTY
	  	17
			
	 24.
	  	 RELOCATION
	  	17
			
	 25.
	  	 MISCELLANEOUS
	  	17
				
	 	  	 25.1
	  	 Time of Essence
	  	17
	 	  	 25.2
	  	 Captions
	  	17
	 	  	 25.3
	  	 Entire Agreement and Amendments
	  	17
	 	  	 25.4
	  	 Notice
	  	18
	 	  	 25.5
	  	 Holdover
	  	18
	 	  	 25.6
	  	 Brokers
	  	18
	 	  	 25.7
	  	 Acceptance
	  	18
	 	  	 25.8
	  	 Waiver
	  	18
	 	  	 25.9
	  	 Separability
	  	18
	 	  	 25.10
	  	 Joint and Several Liability
	  	18
	 	  	 25.11
	  	 Recording
	  	18
	 	  	 25.12
	  	 Force Majeure
	  	19
	 	  	 25.13
	  	 Landlord’s Liability
	  	19
	 	  	 25.14
	  	 Exhibits
	  	19
	 	  	 25.15
	  	 Tenant Improvements
	  	19
	 	  	 25.16
	  	 Conditions
	  	19
	 	  	 25.17
	  	 No Partnership or Joint Venture
	  	19
	 	  	 25.18
	  	 Construction
	  	19
	 	  	 25.19
	  	 Binding Effect
	  	19
	 	  	 25.20
	  	 Authority
	  	20

  
 Exhibit A - Premises 
 Exhibit B - Additional Provisions 
 Exhibit C - Rules and Regulations

 Exhibit D - Lease Guaranty 
 Exhibit E - Construction Rider

  

  
 999 BRANNAN STREET
LEASE 
  
 THIS LEASE is made as of the Lease Date set
forth in the Basic Lease Information, by and between Dolby Properties LLC (“Landlord”) and the Tenant identified in the Basic Lease Information (“Tenant”). Landlord and Tenant hereby agree as follows: 
  
 1. DEFINITIONS. Unless the context otherwise specifies or requires, the following
terms shall have the following meanings: 
  
 1.1 Base Year.
The calendar year specified in the Basic Lease Information as the Base Year. 
  
 1.2 Base Year Direct Expenses. The Direct Expenses paid or incurred by Landlord in the Base Year. 
  
 1.3 Building. The building in which the Premises are located. 
  
 1.4 Common Areas. All areas within or around the Building which are now or hereafter held for use by the Landlord or
other persons entitled to occupy space in the Building, including, without limitation, streets, driveways, covered walkways, canopies, loading docks, sidewalks, landscaped and planted areas, restrooms not located within the premises of any tenant,
corridors and hallways, janitor’s closets, mechanical and telephone rooms, and other areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees and invitees. Landlord may make changes
at any time and from time to time in the size, shape, location, number and extent of the Common Areas and no such change shall constitute an eviction, construction or otherwise, or entitle Tenant to any abatement of rent or otherwise affect
Tenant’s obligations under this Lease. 
  
 1.5 Direct
Expenses. All costs paid or incurred by Landlord in connection with the operation, maintenance, replacement and repair of the Building (excluding those expenses which are the responsibility of Tenant pursuant to Paragraphs 5 - Tenant
Taxes, 7.3 - Reimbursement by Tenant and 8.1 - Tenant’s Insurance) including, without limitation, all costs and expenses paid or incurred with respect to utilities and other services provided to the Building to the extent not
required to be paid by Tenant pursuant to this Lease; operating, cleaning, sweeping, repairing and resurfacing the sidewalk, entry areas, and other Common Areas; maintenance and replanting of all landscaping; maintenance and repair of landscape
sprinkler systems, fire protection and security systems, lights and light standards (including bulb replacement), drainage systems and utility systems (including heating ventilation and air-conditioning); painting, janitorial and other services to
the Common Areas; premiums for public liability and property damage insurance (including extended and broad form coverage risks for the Common Areas of the Building) and insurance deductibles; Real Property Taxes as defined below; any assessments or
charges imposed in order to have the Building comply with statutes, ordinances, orders, requirements, laws, rules and regulations of any governmental or quasi-governmental authority now or hereafter in effect (collectively, “Laws”);
maintenance, repair and replacement of mechanical equipment as necessary or rental for such equipment if leased; costs of maintenance and repair of electricity, water and other utilities for the operation and maintenance of the Building; garbage and
refuse removal; capital expenditures reasonably deemed necessary by Landlord or made for the purpose of reducing operating expenses or to comply with Laws (which capital expenses shall be amortized over their useful life); reasonable legal and
accounting expenses which relate to the Building as a whole; reasonable third party management fees for the Building; a reasonable allowance for depreciation on machinery and equipment used to maintain the Building and on other personal property
owned by Landlord in the Building (including window coverings and carpeting in the Common Areas); and the reasonable costs of contesting the validity or applicability of any Laws that may affect the Building. If less than one hundred percent of the
Building is occupied during any Lease Year, Landlord shall adjust Direct Expenses to equal Landlord’s reasonable estimate of direct Expenses had one hundred percent occupied. 
  
 1.6 Lease Year. The term “Lease Year” as used in the Lease shall refer to each full (twelve month) calendar
year occurring during the Term, except that the first Lease Year shall be the period from the Commencement Date until December 31 of the calendar year in which the Commencement Date occurs, and the last Lease Year shall be the period from January 1
in the year in which the Lease terminates until the last day of the Term. 
  

 1 

 1.7 Premises. The space identified in the Basic Lease Information, in the Building at the address
specified in the Basic Lease Information. The approximate configuration and location of the Premises is outlined on the attached EXHIBIT A. Landlord and Tenant agree that the rentable area of the Premises for all purposes under this Lease,
shall be the rentable area specified in the Basic Lease Information, regardless of the actual measurement of the Premises. Tenant acknowledges that Tenant or Tenant’s representative has measured or had the opportunity to measure the Premises to
verify the accuracy of the rentable area specified in the Basic Lease Information. 
  
 1.8 Real Property Taxes. All real property taxes and general, special or district assessments or other governmental impositions, of whatever kind, nature or origin, imposed on or by reason of the ownership or
use of the Building; governmental charges, fees or assessments for transit or traffic mitigation (including area-wide traffic improvement assessments and transportation system management fees), housing, police, fire or other governmental service or
purported benefits to the Building; personal property taxes assessed on the personal property of Landlord used in the operation of the Building; service payments in lieu of taxes and taxes and assessments of every kind and nature whatsoever levied
or assessed in addition to, in lieu of or in substitution for existing or additional real or personal property taxes on the Building or the personal property described above; any increases in the foregoing caused by changes in assessed valuation,
tax rate or other factors or circumstances; and the reasonable cost of contesting by appropriate proceedings the amount or validity of any taxes, assessments or charges described above. To the extent paid by Tenant or other tenants as
“Tenant’s Taxes” (as defined in Paragraph 5 - Tenant Taxes), “Tenant’s Taxes” shall be excluded from Taxes. The term “Real Property Taxes” shall also include all expenses reasonably incurred by Landlord
in seeking reduction by the taxing authorities of Real Property Taxes applicable to the Building. 
  
 1.9 Rentable Area of Building. The Building contains the rentable area specified in the Basic Lease Information. 
  
 1.10 Tenant’s Pro Rata Share. The percentage figure specified in
the Basic Lease Information as Tenant’s Pro Rata Share. Landlord and Tenant acknowledge that Tenant’s Pro Rata Share is the ratio of the rentable area of the Premises as specified in the Basic Lease Information over the total rentable area
of the Building as specified in the Basic Lease Information. 
  
 2.
PREMISES. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the Premises for the Term, at the Rent specified in Paragraph 4 and upon all of the conditions and agreements set forth herein; reserving to Landlord, however,
the right to install, maintain, use, repair and replace pipes, ducts, subfloors, conduits, and wires through the Premises in locations causing Tenant the least inconvenience possible and the use of the exterior walls and roof. 
  
 3. LEASE TERM. The term of this Lease (the “Term”) shall commence on the
Commencement Date set forth in the Basic Lease Information and shall continue on the basis of a month to month tenancy which shall be terminable by either party upon thirty days written notice to the other party. 
  
 4. RENT. 
  
 4.1 Rent Payable. The Rent payable to Landlord includes the following: 
  
 4.1.1 Base Rent. During each month of the Term,
Tenant shall pay to Landlord as Base Rent the amount set forth in the Basic Lease Information. Base Rent shall be paid in advance on the first day of each calendar month throughout the Term without offset, deduction, prior notice or demand, except
that a full month’s Base Rent shall be paid upon the execution of this Lease by Tenant and the prorated Base Rent payable for the period, if any, prior to the first full calendar month of the Term shall be paid on the first day of said first
full calendar month. Base Rent for any partial month shall be prorated based on the actual number of days in the month. 
  
 4.1.2 Direct Expenses. Commencing January 1, 2000, Tenant shall also pay Tenant’s Pro Rata Share of any amount by which the
Direct Expenses for any Lease Year commencing in 2000 exceeds the Base Year Direct Expenses (the “Increases in Direct Expenses”). If any additional space is added to the Premises, Tenant’s Pro Rata Share of Increases in Direct
Expenses shall be calculated separately for each such addition. Within thirty (30) 

  

 2 

 
days after the commencement of each Lease Year, Landlord shall give Tenant a written estimate of Tenant’s Pro Rata Share of the monthly Increases in
Direct Expenses for the current Lease Year. Tenant shall pay such estimated amount to Landlord in monthly installments in advance on the first day of each calendar month of the Term, without deduction, offset, prior notice or demand, prorated for
any partial month. Landlord may at any time during the Term, but not more frequently than quarterly, adjust estimates of Increases in Direct Expenses to reflect current expenditures. Following written notice to Tenant of such revised estimate,
subsequent payment by Tenant shall be based upon such revised estimate. Within ninety (90) days after the end of each Lease Year, Landlord shall furnish to Tenant a statement showing in reasonable detail the Direct Expenses incurred by Landlord
during such Lease Year, and the parties shall, within thirty (30) days after the date of such statement, make any payment necessary to adjust Tenant’s estimated payments for such Lease Year to Tenant’s actual Pro Rata Share of Increases in
Direct Expenses for such Lease Year as shown by such annual statement. 
  
 4.1.3 Late Charges. If Base Rent or Tenant’s Pro Rata Share of Increases in Direct Expenses are unpaid after the fifth day after the due date, Tenant shall pay a late charge of ten percent (10%) of the
amount overdue. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of the late payment by Tenant. The late charge shall be paid without offset, deduction, prior notice or
demand. Any dishonored check shall be treated as rent unpaid and shall be subject to late charges. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from
exercising any of its other rights and remedies under this Lease. 
  
 4.2 Additional Rent Terms. All amounts which Tenant is required to pay under this Lease including all damages, costs and expenses which Landlord may incur by reason of any default by Tenant under this Lease shall be deemed to be Rent
hereunder. Upon nonpayment of any Rent, Landlord shall have all of the rights and remedies with respect thereto as Landlord has for the non-payment of Base Rent. All Rent shall be paid in lawful money of the United States to Landlord at the address
specified in this Lease for purpose of notice, or to such other persons or at such other places as may be designated in writing by Landlord from time to time. All Rent shall be paid without deduction or offset and, except as otherwise expressly
provided in this Lease, without prior notice or demand. 
  
 5. TENANT
TAXES. Tenant shall be responsible for and shall pay before delinquency all Tenant Taxes. Tenant Taxes shall mean: (a) all taxes, assessments, license fees and other governmental charges or impositions levied or assessed against or with respect
to Tenant’s personal property or Trade Fixtures in the Premises, whether any such imposition is levied directly against Tenant or levied against Landlord or the Building; (b) all rental, excise, sales or transaction privilege taxes arising out
of this Lease (excluding, however, state and federal personal or corporate income taxes measured by the income of Landlord from all sources) imposed by any taxing authority upon Landlord or upon Landlord’s receipt of any rent payable by Tenant
pursuant to the terms of this Lease; and (c) any increase in Real Property Taxes attributable to inclusion of a value placed on Tenant’s personal property, Trade Fixtures or Alterations. If any Tenant Taxes are assessed, levied, or imposed upon
Landlord or any portion of the Building, Landlord shall give Tenant a statement of the amount applicable to the Premises. If a separate assessment of the improvements is not available from the appropriate governmental authority, Landlord’s good
faith allocation shall be binding on Tenant. In such event, Tenant shall pay Landlord on demand for such Tenant Taxes applicable to the Premises. If Landlord pays any Tenant Taxes, Tenant shall reimburse Landlord upon demand for the amount of such
payment, together with interest at the Stipulated Rate from the date of Landlord’s payment to the date of Tenant’s reimbursement. 
  
 6. CONDUCT OF BUSINESS BY TENANT. 
  
 6.1 Use of the Premises. Tenant shall use the Premises solely for the purpose set forth in the Basic Lease Information as Use and for no other
purposes without the prior written consent of Landlord which shall be given at Landlord’s sole discretion. 
  
 6.2 Compliance with Law. Tenant at its expense shall comply promptly with all present and future applicable Laws regulating the use by Tenant of
the Premises, including compliance with the Americans With Disabilities Act of 1990, as the same may be amended from time to time. Tenant shall not use or permit the use of the Premises in any manner that will tend to create a nuisance or tend to
disturb other tenants or occupants of the Building or tend to injure the reputation of the Building. Tenant shall place no loads upon the floors, walls or ceilings in excess 

  

 3 

 
of the maximum designed load determined by Landlord or which endanger the structure; nor place any harmful liquids in the drainage systems; nor dump or store
waste materials or refuse or allow such to remain outside the Premises proper, except in the enclosed trash areas provided, if any. Tenant shall not store or permit to be stored or otherwise placed any other material of any nature whatsoever outside
the Premises. 
  
 6.3 Rules and Regulations. Tenant shall
comply at all times with the Rules and Regulations attached to this Lease as EXHIBIT C and such amendments and modifications thereof and additions thereto as Landlord may from time to time reasonably adopt for the operation, safety, care and
cleanliness of the Building or the preservation of good order therein. Landlord shall not be liable to Tenant for the failure of any tenant or other person to comply with such Rules and Regulations. 
  
 6.4 Hazardous Materials. 
  
 6.4.1 Definitions. 
  
 6.4.1.1 “Hazardous Materials” shall mean any
substance: (A) that now or in the future is regulated or governed by, requires investigation or remediation under, or is defined as a hazardous waste, hazardous substance, pollutant or contaminant under any governmental statute, code, ordinance,
regulation, rule or order, and any amendment thereto, including for example only the Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource Conservation and Recovery Act, 42
U.S.C. §6901 et seq., or (B) that is toxic, explosive, corrosive, flammable, radioactive, carcinogenic, dangerous or otherwise hazardous, including gasoline, diesel fuel, petroleum hydrocarbons, polychlorinated biphenyls (PCBs),
asbestos, radon and urea formaldehyde foam insulation. 
  
 6.4.1.2 “Environmental Requirements” shall mean all present and future Laws, permits, licenses, approvals, authorizations and other requirements of any kind applicable to Hazardous Materials. 
  
 6.4.1.3 “Handled by Tenant” and “Handling by
Tenant” shall mean and refer to any installation, handling, generation, storage, use, disposal, discharge, release, abatement, removal, transportation, or any other activity of any type by Tenant or its agents, employees, contractors,
licensees, sublessees, transferees or representatives (collectively, “Representatives”) or its guests, customers, invitees, or visitors (collectively, “Visitors”), at or about the Premises in connection with or involving
Hazardous Materials. 
  
 6.4.1.4
“Environmental Losses “ shall mean all costs and expenses of any kind, damages, including foreseeable and unforeseeable consequential damages, fines and penalties incurred in connection with any violation of and compliance with
Environmental Requirements and all losses of any kind attributable to the diminution of value, loss of use or adverse effects on marketability or use of any portion of the Premises or Building. 
  
 6.4.2 Tenant’s Covenants. No Hazardous Materials
shall be Handled by Tenant at or about the Premises or Building without Landlord’s prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements, all in Landlord’s absolute
discretion. Notwithstanding the foregoing, normal quantities and use of those Hazardous Materials customarily used in the conduct of general office activities, such as copier fluids and cleaning supplies (“Permitted Hazardous Materials”),
may be used and stored at the Premises without Landlord’s prior written consent, provided that Tenant’s activities at or about the Premises and Building and the Handling by Tenant of all Hazardous Materials shall comply at all times with
all Environmental Requirements. At the expiration or termination of the Lease, Tenant shall promptly remove from the Premises and Building all Hazardous Materials Handled by Tenant at the Premises or the Building. Tenant shall keep Landlord fully
and promptly informed of all Handling by Tenant of Hazardous Materials other than Permitted Hazardous Materials. Tenant shall be responsible and liable for the compliance with all of the provisions of this Paragraph by all of Tenant’s
Representatives and Visitors, and all of Tenant’s obligations under this Paragraph (including its indemnification obligations under Paragraph 6.4.5 - Tenant’s Indemnification below) shall survive the expiration or termination of
this Lease. 
  
 6.4.3 Compliance. Tenant
shall at Tenant’s expense promptly take all actions required by any governmental agency or entity in connection with or as a result of the Handling by Tenant of Hazardous Materials at or 

  

 4 

 
about the Premises or Building, including inspection and testing, performing all cleanup, removal and remediation work required with respect to those
Hazardous Materials, complying with all closure requirements and post-closure monitoring, and filing all required reports or plans. All of the foregoing work and all Handling by Tenant of all Hazardous Materials shall be performed in a good, safe
and workmanlike manner by consultants qualified and licensed to undertake such work and in a manner that will not interfere with any other tenant’s quiet enjoyment of the Building or Landlord’s use, operation, leasing and sale of the
Building. Tenant shall deliver to Landlord prior to delivery to any governmental agency, or promptly after receipt from any such agency, copies of all permits, manifests, closure or remedial action plans, notices, and all other documents relating to
the Handling by Tenant of Hazardous Materials at or about the Premises or Building. If any lien attaches to the Premises or the Building in connection with or as a result of the Handling by Tenant of Hazardous Materials, and Tenant does not cause
the same to be released, by payment, bonding or otherwise, within ten (10) days after the attachment thereof, Landlord shall have the right but not the obligation to cause the same to be released and any sums expended by Landlord in connection
therewith shall be payable by Tenant on demand. 
  
 6.4.4 Landlord’s Rights. Landlord shall have the right, but not the obligation, to enter the Premises at any reasonable time (i) to confirm Tenant’s compliance with the provisions of this Paragraph 6.4, and (ii) to perform
Tenant’s obligations under this Paragraph 6.4 if Tenant has failed to do so after reasonable notice to Tenant. Landlord shall also have the right to engage qualified Hazardous Materials consultants to inspect the Premises and review the
Handling by Tenant of Hazardous Materials, including review of all permits, reports, plans, and other documents regarding same. Tenant shall pay to Landlord on demand the costs of Landlord’s consultants’ fees and all costs incurred by
Landlord in performing Tenant’s obligations under this Paragraph. Landlord shall use reasonable efforts to minimize any interference with Tenant’s business caused by Landlord’s entry into the Premises, but Landlord shall not be
responsible for any interference caused thereby. 
  
 6.4.5 Tenant’s Indemnification. Tenant agrees to indemnify, defend and hold harmless Landlord and its partners or members and its or their partners, members, directors, officers, shareholders, employees and agents from all
Environmental Losses and all other claims, actions, losses, damages, liabilities, costs and expenses of every kind, including reasonable attorneys’, experts’ and consultants’ fees and costs, incurred at any time and arising from or in
connection with the Handling by Tenant of Hazardous Materials at or about the Building or Tenant’s failure to comply in full with all Environmental Requirements with respect to the Premises. 
  
 7. MAINTENANCE, REPAIRS AND ALTERATIONS. 
  
 7.1 Acceptance. By taking possession of the Premises, Tenant shall be
deemed to have accepted the Premises as being in good and sanitary order, condition and repair, subject to all applicable Laws. Tenant acknowledges that neither Landlord nor Landlord’s agents have made any representation or warranty as to the
suitability of the Premises for the conduct of Tenant’s business, the condition of the Premises or Building, or the use or occupancy which may be made thereof and Tenant has independently investigated and is satisfied that the Premises are
suitable for Tenant’s intended use. 
  
 7.2
Landlord’s Responsibility. Subject to the provisions of Article 9 - Repairs and Restoration, Landlord shall, during the Term, keep in good order, condition and repair the foundations, exterior walls (excluding the interior surface
of exterior walls), windows, plate glass, doors (other than doors located within a tenant’s premises), downspouts, gutters and roof of the Building, all plumbing, HVAC, electrical and lighting facilities and equipment servicing the Premises,
and the Common Areas; provided, however, that Landlord shall have no obligation to repair until a reasonable time after the receipt by Landlord of a written notice of the need for repairs. Tenant waives the provisions of California Civil Code
Sections 1941 and 1942 and similar laws now or hereafter in effect. Tenant shall pay the cost of repairs to utilities located within the Premises, or for any repairs to the Building occasioned by any act or omission of Tenant, Tenant’s
Representatives or Visitors, other than reasonable wear and tear. 
  
 7.3 Reimbursement by Tenant. Tenant shall reimburse Landlord, as Rent, for Tenant’s Pro Rata Share of all costs and expenses incurred by Landlord for the foregoing maintenance and repair to the extent set forth in Article
4.1.2 - Direct Expenses. 
  

 5 

 7.4 Tenant’s Responsibility. Except as provided in Paragraph 7.2 - Landlord’s
Responsibility above, Tenant shall keep in first-class order, condition and repair the Premises and every part thereof, including, without limitation, all fixtures, Trade Fixtures, Alterations, interior walls and interior surface of exterior
walls, ceilings, floors and floor coverings, utilities and doors located within the Premises. Tenant shall also keep the Premises at all times in a neat, clean and sanitary condition, shall neither commit nor permit any waste or nuisance thereon,
and shall keep the walks and corridors adjacent thereto free from Tenant’s waste or debris. If Tenant fails to perform its obligations under this Paragraph, notwithstanding any other provision hereof and without waiving any other right or
remedy Landlord may have, Landlord may, at its option, after five (5) days’ written notice to Tenant, enter upon the Premises and put the same in good order, condition and repair and at Landlord’s further option, continue such maintenance
and repair obligation for the remainder of the Term, and the cost thereof shall become due and payable as Rent by Tenant to Landlord upon demand. 
  
 7.5 Tenant Improvements and Alterations. 
  
 7.5.1 Landlord and Tenant shall perform their respective obligations with respect to design and construction of any improvements to be
constructed and installed in the Premises (the “Tenant Improvements”), as provided in the Construction Rider. Except for any Tenant Improvements to be constructed by Tenant as provided in the Construction Rider, Tenant shall not make any
alterations, improvements or changes to the Premises (including installation of any security system or telephone or data communication wiring) (“Alterations”) without Landlord’s prior written consent. Any such Alterations shall be
completed by Tenant at Tenant’s sole cost and expense: (i) with due diligence, in a good and workmanlike manner, using new materials; (ii) in compliance with plans and specifications approved by Landlord; (iii) in compliance with the
construction rules and regulations promulgated by Landlord from time to time; (iv) in accordance with all applicable Laws (including all work, whether structural or non-structural, inside or outside the Premises, required to comply fully with all
applicable Laws and necessitated by Tenant’s work); and (v) subject to all conditions which Landlord may in Landlord’s discretion impose. Such conditions may include requirements for Tenant to: (a) provide payment or performance bonds or
additional insurance (from Tenant or Tenant’s contractors, subcontractors or design professionals); (b) use contractors or subcontractors designated by Landlord; and (c) remove all or part of the Alterations prior to or upon expiration or
termination of the Term, as designated by Landlord. If any work outside the Premises, or any work on or adjustment to any of the heating, ventilation and air-conditioning (“HVAC”), mechanical, elevator, plumbing, electrical, fire
protection, life safety, security or other systems in the Building, is required in connection with or as a result of Tenant’s work, such work shall be performed at Tenant’s expense by contractors designated by Landlord. Landlord’s
right to review and approve (or withhold approval of) Tenant’s plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended solely to protect Landlord, the Building and Landlord’s
interests. No approval or consent by Landlord shall be deemed or construed to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or compliance thereof with applicable Laws or other
requirements. Except as otherwise provided in Landlord’s consent, all Alterations shall upon installation become part of the realty and be the property of Landlord. 
  
 7.5.2 Before making any Alterations, Tenant shall submit to Landlord for Landlord’s prior approval
reasonably detailed final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including the name of the contractor and all subcontractors proposed by Tenant to make the Alterations and a copy
of the contractor’s license. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord in connection with any Alterations made by Tenant, including reasonable fees charged by Landlord’s contractors or consultants to
review plans and specifications prepared by Tenant and to update the existing as-built plans and specifications of the Building to reflect the Alterations. Tenant shall obtain all applicable permits, authorizations and governmental approvals and
deliver copies of the same to Landlord before commencement of any Alterations. 
  
 7.5.3 Tenant shall keep the Premises and the Building free and clear of all liens arising out of any work performed, materials furnished
or obligations incurred by Tenant. If any such lien attaches to the Premises or the Building, and Tenant does not cause the same to be released by payment, bonding or otherwise within ten (10) days after the attachment thereof, Landlord shall have
the right but not the obligation to cause the same to be released, and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand with interest thereon 

  

 6 

 
from the date of expenditure by Landlord at the Stipulated Rate (as defined in Article 22 - Interest). Tenant shall give Landlord at least ten (10)
days’ notice prior to the commencement of any Alterations and cooperate with Landlord in posting and maintaining notices of non-responsibility in connection therewith. 
  
 7.5.4 Subject to the provisions of this Article 7, Tenant may install and maintain furnishings, equipment,
movable partitions, business equipment and other trade fixtures (“Trade Fixtures”) in the Premises, provided that the Trade Fixtures do not become an integral part of the Premises or the Building. Tenant shall promptly repair any damage to
the Premises or the Building caused by any installation or removal of such Trade Fixtures. 
  
 7.6 Liens. Tenant shall pay for all labor and services performed for, and all materials used by or furnished to Tenant or Tenant’s Representatives and keep the Building free from any liens arising out of
work performed, materials furnished, or obligations incurred by Tenant or Tenant’s Representatives with respect to the Premises. Tenant shall indemnify, hold harmless and defend Landlord and Landlord’s employees, agents and partners from
and against any liens, demands, claims, judgments or encumbrances (including all attorneys’ fees) arising out of any work or services performed for or materials used by or furnished to Tenant or Tenant’s Representatives with respect to the
Premises. Tenant shall do all things necessary to prevent the filing of any mechanic’s or other liens against the Building or any part thereof by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant,
or anyone holding the Premises, or any part thereof, through or under Tenant. If any such lien shall at any time be filed against the Building, Tenant shall either cause the same to be discharged of record within ten (10) days after the date of
filing of the same, or, if Tenant in Tenant’s discretion and in good faith determines that such lien should be contested, Tenant shall furnish such security as may be necessary or required to (a) prevent any foreclosure proceedings against the
Building during the pendency of such contest, and (b) cause a mutually satisfactory title company to remove such lien as a matter affecting title to the Building. If Tenant shall fail to discharge such lien within such period or fail to furnish such
security, then, in addition to any other right or remedy of Landlord resulting from Tenant’s said default, Landlord may, but shall not be obligated to, discharge the same either by paying the amount claimed to be due or by procuring the
discharge of such lien by giving security or in such other manner as is, or may be, prescribed by law. Tenant shall repay to Landlord on demand all sums disbursed or deposited by Landlord pursuant to the foregoing provisions of this Paragraph
including Landlord’s costs, expenses and reasonable attorneys’ fees incurred by Landlord in connection therewith, with interest thereon at the Stipulated Rate. Nothing contained herein shall imply any consent or agreement on the part of
Landlord to subject Landlord’s estate to liability under any mechanics’ or the lien law. Tenant shall give Landlord adequate opportunity and Landlord shall have the right to post such notices of nonresponsibility as are provided for in the
mechanics’ lien laws of California. 
  
 7.7 Condition Upon
Surrender. After the expiration or termination of this Lease, Tenant shall remove its personal property and Trade Fixtures from the Premises, surrender the Premises to Landlord in the same condition as when received, damage by fire or the
elements (except to the extent not covered by Net Insurance Proceeds and caused by Tenant or Tenant’s Representatives), and ordinary wear and tear excepted. At Landlord’s option, Landlord shall have the right to require that Tenant remove
any and all Alterations, additions, signs or improvements made by Tenant and perform any necessary repair caused by such removal. 
  
 8. INSURANCE AND INDEMNITY. 
  
 8.1 Tenant’s Insurance. Tenant shall at all times during the Term, at Tenant’s cost and expense, maintain in effect the following
policies of insurance: 
  
 8.1.1 Commercial
general liability insurance providing coverage on an occurrence form basis with limits of not less than One Million Dollars ($1,000,000) each occurrence for bodily injury and property damage combined, One Million Dollars ($1,000,000) annual general
aggregate, and One Million Dollars ($1,000,000) products and completed operations annual aggregate. Tenant’s liability insurance policy or policies shall (i) include premises and operations liability coverage, products and completed operations
liability coverage, broad form property damage liability coverage including competed operations, liquor liability coverage (if Tenant sells or serves or sells any alcoholic beverages in connection with the Premises), blanket contractual liability
coverage including, to the maximum extent possible, coverage for the indemnification obligations of Tenant under this Lease, and personal and advertising injury coverage; (ii) provide that the insurance company has the duty to 

  

 7 

 
defend all insureds under the policy; (iii) provide that defense costs are paid in addition to and do not deplete any of the policy limits; (iv) cover
liabilities arising out of or incurred in connection with Tenant’s use or occupancy of the Premises or the Building; and (v) extend coverage to cover liability of the insureds under the policy for the actions of Tenant’s Representatives.

  
 8.1.2 Workers’ compensation insurance
complying with all applicable state laws, and employer’s liability insurance with limits of not less than One Hundred Thousand Dollars ($100,000) per accident and One Hundred Thousand Dollars ($100,000) policy limits for injury by disease. Such
policies shall contain a waiver of subrogation provision. 
  
 8.1.3 Property insurance covering Tenant’s Alterations, Trade Fixtures, personal property and equipment located on the Premises, in an amount not less than their full replacement value, providing protection on an
“All Risk” or “Special Form” basis. The proceeds of such insurance, so long as this Lease remains in effect, shall be used to repair or replace the Alterations, Trade Fixtures, personal property and equipment so insured.
Following expiration or termination of this Lease, any proceeds of insurance covering Alterations shall be paid over to Landlord. 
  
 8.2 Insurance Requirements. Each policy of insurance required to be carried by Tenant shall (i) be in a form, and written by an insurer, reasonably
acceptable to Landlord, (ii) require at least thirty (30) days’ written notice to Landlord prior to any cancellation, non-renewal or modification of insurance coverage. Insurance companies issuing such policies shall having rating
classifications of “A” or better and financial category ratings of “VII” or better according to the latest edition of the A.M. Best Key Rating Guide. All insurance companies issuing such policies shall be licensed to do business
in the state where the Building is located. Any deductible amount under such insurance shall not exceed $5,000. Tenant shall provide to Landlord, upon request, evidence that the insurance required to be carried by Tenant pursuant to this Article 8,
including any endorsement affecting the additional insured status, is in full force and effect and that premiums therefor have been paid. 
  
 8.3 Adjustments to Insurance Program. Tenant shall increase the amounts of insurance as required by any mortgagee, and, not more frequently than
once every three (3) years, as recommended by Landlord’s insurance broker, if, in the opinion of either of them, the amount of insurance then required under this Lease is not adequate. Any limits set forth in this Lease on the amount or type of
coverage required by Tenant’s insurance shall not limit the liability of Tenant under this Lease. 
  
 8.4 Liability Insurance Requirements. Each policy of commercial general liability insurance required by this Lease shall (i) contain a
cross-liability endorsement or separation of insureds clause; (ii) provide that any waiver of subrogation rights or release prior to a loss do not void coverage; (iii) provide that it is primary to and not contributing with, any policy of insurance
carried by Landlord covering the same loss; (iv) name Landlord, its partners, any property manager of the Building, and such other parties in interest as Landlord may from time to time reasonably designate to Tenant in writing, as additional
insureds. Such additional insureds shall be provided the same extent of coverage as provided to Tenant under such policies. All endorsements effecting such additional insured status shall be acceptable to Landlord and shall be at least as broad as
additional insured endorsement form number CG 20 11 11 85 promulgated by the Insurance Services Office. 
  
 8.5 Certificates of Insurance. Prior to occupancy of the Premises by Tenant, and not less than thirty (30) days prior to expiration of any policy
thereafter, Tenant shall furnish to Landlord a certificate of insurance reflecting that the insurance required by this Lease is in force, accompanied by endorsements showing the required additional insureds satisfactory to Landlord in substance and
form. Notwithstanding the requirements of this paragraph, Tenant shall, at Landlord’s request, provide to Landlord a certified copy of each insurance policy required to be in force at any time pursuant to the requirements of this Lease.

  
 8.6 Landlord to Insure Building. During the Term,
Landlord shall maintain “All Risk” or “Special Form” property insurance on the Building, excluding coverage for all Tenant’s Trade Fixtures, personal property, Alterations and equipment located on or in the Premises. Tenant
shall reimburse Landlord for Tenant’s Pro Rata 

  

 8 

 
Share of Landlord’s annual cost of such insurance pursuant to Section 4.1.2 - Direct Expenses, except that if there is an insurance premium
increase due to Tenant’s use of the Premises, Tenant shall pay the full amount of the increase. 
  
 8.7 Waiver of Subrogation. Landlord and Tenant each hereby waives any and all rights of recovery against the other or against the officers,
partners, and authorized representatives of the other party for loss or damage that is covered by any policy of property insurance maintained by either party (or required by this Lease to be maintained) with respect to the Premises or the Property
or any operation therein. If any such policy of insurance relating to this Lease or to the Premises or the Building does not permit the foregoing waiver, or if the coverage under any such policy would be invalidated as a result of such waiver, the
party maintaining such policy shall obtain from the insurer under such policy a waiver of all right of recovery by way of subrogation against either party in connection with any claim, loss or damage covered by such policy. 
  
 8.8 Indemnification. Tenant hereby agrees to defend, indemnify and
hold harmless Landlord and its partners, members, representatives, employees and agents from and against any and all claims, damage, loss, liability or expense, including without limitation attorneys’ fees and legal costs arising from (a) the
acts or omissions of Tenant or Tenant’s legal representatives in or about the Building; (b) any construction or other work undertaken by Tenant on the Building (including any design defects); (c) any breach or default under this Lease by
Tenant; and (d) any accident, injury or damage, howsoever and by whomsoever caused, to any person or property, occurring in or about the Premises during the Term, excepting only such claims for any accident, injury or damage to the extent they are
caused by the negligent or willful acts or omissions of Landlord or its authorized representatives. This provision shall survive the expiration or sooner termination of this Lease. 
  
 8.9 Landlord’s Disclaimer. Landlord shall not be liable to Tenant for any loss, injury or other damage to any
person or property (including Tenant or Tenant’s property), in or about the Premises or the Building from any cause (including defects in the Building or in any equipment in the Premises). Tenant hereby waives all claims against Landlord for
such damage and the cost and expense of defending against claims relating to such damage, except that Landlord shall indemnify, defend and hold Tenant harmless from and against any actions, claims, liabilities, damages, cost or expenses, including
reasonable attorneys’ fees and costs incurred in defending against the same for such damages, to the extent the same are caused by the willful or grossly negligent acts or omissions of Landlord or its authorized representatives. In no event,
however, shall Landlord be liable to Tenant for any punitive or consequential damages or damages for loss of business by Tenant. 
  
 9. REPAIRS AND RESTORATION. 
  
 9.1 Insubstantial Insured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the
Premises are damaged and such damage is not “Substantial” as that term is defined in Paragraph 9.6 - “Substantial” Defined, and insurance proceeds net of costs of recovery (“Net Insurance Proceeds”) are available
to cover the cost of restoration, then Landlord shall promptly repair such damage at Landlord’s expense and this Lease shall continue in full force and effect. 
  
 9.2 Substantial or Uninsured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if
at any time during the Term the Premises are damaged and (a) if such damage is “Substantial” as defined in Paragraph 9.6 - “Substantial” Defined, or (b) if such damage was caused by a casualty for which no insurance
proceeds are available or the Net Insurance Proceeds are insufficient to meet the cost of restoration, then Landlord may at its option either (i) promptly repair such damage at Landlord’s expense, in which event this Lease shall continue in
full force and effect, or (ii) cancel and terminate this Lease, by giving Tenant written notice of its election to do so within sixty (60) days after the date of occurrence of such damage. 
  
 9.3 Damage Near End of Term. If the Premises are damaged during the
last nine (9) months of the Term, and the estimated cost of repair exceeds ten percent (10%) of the Base Rent then remaining to be paid by Tenant for the balance of the Term, Landlord may at its option cancel and terminate this Lease upon written
notice to Tenant. If Landlord does not elect to so terminate this Lease, the repair of such damage shall be governed by Paragraph 9.1 - Insubstantial Insured Damage, or Paragraph 9.2 - Substantial or Uninsured Damage, as the case may
be. 
  

 9 

 9.4 Rent Abatement. If the Premises are damaged and Landlord repairs or restores them pursuant to
the provisions of this Article, Tenant shall continue the operation of its business in the Premises to the extent reasonably practicable from the standpoint of prudent business management, and the Base Rent payable hereunder for the period during
which such damage, repair or restoration continues shall be abated in proportion to the degree to which Tenant’s use of the Premises is impaired as reasonably determined by Landlord. There shall be no abatement of other Rent payable hereunder
and Tenant shall have no claim against Landlord for any damage suffered by Tenant by reason of any such damage, destruction, repair or restoration. Upon completion of such repair or restoration Tenant shall promptly refixture the Premises to the
condition prior to the casualty and shall reopen for business if closed by the casualty. 
  
 9.5 Tenant’s Option to Cancel. If Landlord is obligated to repair or restore the Premises under the provisions of this Article and does not commence such repair or restoration within sixty (60) days after
such obligation accrues, Tenant may at its option cancel and terminate this Lease by giving Landlord written notice of its election to do so at any time prior to the commencement of such repair or restoration, which termination shall be effective on
the date such notice is received by Landlord. 
  
 9.6
“Substantial” Defined. For the purpose of this article, “Substantial” damage to the Premises shall mean damage to the Premises, or to the Building whether or not the Premises is damaged, that cannot be substantially
repaired and restored under applicable Laws within one year of the date of the casualty or the estimated cost of repairs of which exceeds one-fifth (1/5) of the then estimated replacement cost of the same. The determination in good faith by Landlord
of the estimated time and cost of repair of any damage and/or of the estimated replacement costs shall be conclusive for the purpose of this Article. In no event shall Landlord be obligated to repair or restore any Alterations made by tenant or
equipment, trade fixtures, inventory, fixtures or personal property in or about the Premises. Tenant waives the provisions of California Civil Code Sections 1932 and 1933(4) and any similar law now or hereafter in effect. 
  
 10. ASSIGNMENT AND SUBLETTING. 
  
 10.1 Landlord’s Consent Required. Tenant shall not, either
voluntarily, involuntarily or by operation of law (i) assign, sell, or otherwise transfer all or any part of the Tenant’s interest in this Lease or in the Premises, or (ii) permit any part of the Premises to be sublet, occupied or used by
anyone other than Tenant, or (iii) permit any person to succeed to any interest in this Lease or the Premises, (all of the foregoing being collectively referred to as a “Transfer”), without Landlord’s prior written consent in each
instance, which consent shall not be unreasonably withheld. Any Transfer shall be subject in each instance to the recapture option of Landlord set forth in Paragraph 10.3 - Landlord’s Option below. In making its determination as to a
proposed Transfer, it shall be deemed reasonable to consider the following factors: (a) if the occupancy resulting therefrom will violate any rights given to any other tenant of the Building; (b) the financial soundness of ownership, experience and
management of the assignee, subtenant, permittee or transferee (collectively, “Transferee”); (c) the proposed Transferee does not intend itself to occupy the entire portion of the Premises assigned or sublet; (d) the Transferee is a
governmental agency or unit or an existing tenant in the Building; (e) the rental and other consideration payable by the Transferee is less than that currently being paid by tenants under new leases of comparable space in the Building, or (f)
Landlord otherwise determines that the proposed Transfer would have the effect of decreasing the value of the Building or increasing the expenses associated with operating, maintaining and repairing the Building. In no event shall Landlord be
required to give its consent to a Transfer if a use different from the use allowed by Paragraph 6.1 - Use of the Premises is proposed. Consent by Landlord to one or more Transfers shall not operate to exhaust Landlord’s rights under this
Article to receive consent to subsequent Transfers. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation hereof shall not work a merger and Landlord shall have the option of terminating all or any existing subtenancies
or Transfers or shall operate as an assignment to Landlord of all or any such subtenancies or Transfers. If Tenant is a corporation which, under the then current guidelines published by the Commissioner of Corporations of the State of California, is
not deemed a public corporation, any dissolution, merger, consolidation or reorganization of Tenant, the transfer, assignment of hypothecation of any stock or interest in such corporation in the aggregate in excess of twenty-five percent (25%), or
the sale (cumulatively) of fifty percent (50%) or more of the value of Tenant’s assets shall be deemed a Transfer. If Tenant is a partnership, a withdrawal or substitution of any partner(s) owning twenty-five percent (25%) or more of the
partnership (cumulatively), any assignment(s) of twenty-five percent (25%) or more (cumulatively) of 

  

 10 

 
any interest in the capital or profits of the partnership, the sale (cumulatively) of fifty percent (50%) or more of the value of Tenant’s assets, or
the dissolution of the partnership shall be deemed a Transfer. Tenant agrees to reimburse Landlord for Landlord’s reasonable costs and attorney’s fees incurred in conjunction with the processing and documentation of any requested Transfer,
whether or not consent is granted. In no event shall Tenant hypothecate, mortgage, pledge or encumber Tenant’s interest in this Lease or in the Premises or otherwise use the Lease as a security device in any manner, nor shall Tenant transfer
any right appurtenant to this Lease or the Premises separate from a permitted Transfer, without the consent of Landlord, which consent Landlord may withhold in its sole discretion. Tenant expressly agrees that the provisions of this Article are not
unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended from time to time, under the federal Bankruptcy Code, or for any other purpose. 
  
 10.2 Notice to Landlord. If Tenant desires at any time to effect a
Transfer, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord: (a) the name of the proposed Transferee; (b) the nature of the proposed Transferee’s business to be carried on in the Premises; (c) the
terms and provisions of the proposed Transfer; (d) such reasonable financial information, including financial statements, and information regarding the Transferee’s experience as Landlord may request concerning the proposed Transferee; and (e)
such other information as Landlord may reasonably request to evaluate the Transfer and Transferee. 
  
 10.3 Landlord’s Option. At any time within fifteen (15) days after Landlord’s receipt of all of the information described in Paragraph
10.2 - Notice to Landlord above, Landlord may by written notice to Tenant elect to either: (a) consent to the Transfer; (b) deny its consent on reasonable grounds; or (c) terminate this Lease as to the portion (including all) of the Premises
so proposed to be Transferred, with a proportionate abatement in the Base Rent and Direct Expenses payable hereunder and lease the Premises or the portion thereof as shall be specified in Tenant’s notice to Tenant’s proposed Transferee or
to a third party. If for any proposed Transfer, Tenant receives rent or any other consideration, either initially or over the term of the Transfer in excess of the Rent called for hereunder, or, in case of the sublease of a portion of the Premises,
in excess of such Rent fairly allocable to such portion, Tenant shall pay to Landlord as Additional Rent hereunder one-half (1/2) of the excess of each such payment of rent or other consideration received by Tenant promptly after its receipt. If
Landlord consents to the Transfer within such fifteen (15) day period, Tenant may thereafter within ninety (90) days after the expiration of such fifteen (15) day period enter into a valid Transfer, upon the terms and conditions described in the
information required to be furnished by Tenant to Landlord pursuant to Paragraph 10.2—Notice to Landlord. 
  
 10.4 Collection of Rent. Tenant irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all Rent and other
consideration payable by a Transferee and not otherwise payable to Landlord by reason of any Transfer. Landlord, as assignee of Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such Rent and other consideration
and apply it toward Tenant’s obligations under this Lease; provided, however, that until the occurrence of any default by Tenant, Tenant shall have the right to collect such Rent and other consideration. 
  
 10.5 Tenant Not Released. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its obligation to pay Rent and perform all of the other obligations to be performed by Tenant hereunder, whether occurring before or after such consent, assignment, subletting or other Transfer. Each Transferee
shall be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment of Rent (or, in the case of a sublease, rent in the amount set forth in the sublease) and for the performance
of all other terms and provisions of this Lease. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. 
  
 11. EMINENT DOMAIN. 
  
 11.1 Automatic Termination. If the entire Premises or the Building, or so much of either as to make the Premises not
reasonably adequate for the conduct to Tenant’s business in Landlord’s reasonable judgment notwithstanding restoration by Landlord as hereinafter provided, shall be taken under the power of eminent domain, this Lease shall automatically
terminate as of the date on which the condemning authority takes possession. 
  

 11 

 11.2 Rent Abatement. Upon any taking of the Premises under the power of eminent domain which does
not result in a termination of this Lease, the Base Rent payable hereunder shall be equitably reduced, effective as of the date on which the condemning authority takes possession, in the same proportion which the rentable area of the portion of the
Premises taken bears to the rentable area of the entire Premises prior to the taking. Landlord shall promptly restore the portion of the Premises not taken to as near its former condition as is reasonably possible, and this Lease shall continue in
full force and effect, provided however, that Landlord’s obligation to restore the Premises shall be limited to the amount of any Award (as defined below) received by Landlord for such restoration and not required to be paid to any Mortgagee.

  
 11.3 Condemnation Award. Any award for any taking of
all or any part of the Premises or the Building under the power of eminent domain (“Award”) shall be the property of Landlord, whether such Award shall be made as compensation for diminution in value of the leasehold or for taking of the
fee. Nothing contained herein, however, shall be deemed to preclude Tenant from obtaining, or to give Landlord any interest in, any award to Tenant for loss of or damage to Tenant’s Trade Fixtures and removal of personal property and
Tenant’s loss of goodwill and moving expenses. 
  
 11.4
Sale Under Threat of Condemnation. A sale by Landlord to any authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed a taking under the power of eminent
domain for all purposes under this Article. Each party waives the provisions of California Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in the event of a taking. 
  
 12. UTILITIES AND SERVICES. Landlord agrees to furnish or cause to be furnished to the
Premises during generally recognized business days and during hours determined by Landlord in its sole discretion, (i) normal water, gas, electricity, sewage and HVAC as required in the reasonable judgment of Landlord for the comfortable use and
occupation of the Premises, subject to any regulations imposed by any governmental authority or utility provider; and (ii) janitorial and cleaning services to Common Areas deemed proper by Landlord. Landlord shall not be liable in damages or
otherwise for any failure or interruption of any utility or service being furnished to the Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or shall otherwise affect Tenant’s obligations under this
Lease. Landlord shall be entitled to cooperate voluntarily and Tenant agrees to cooperate, with the efforts of governmental authorities or utility suppliers in reducing energy or other resource consumption. Tenant shall be responsible for janitorial
and cleaning services within the Premises. 
  
 If Tenant uses heat
generating machines or equipment in the Premises which affect the temperature otherwise maintained by the HVAC system, Landlord reserves the right to install supplementary air-conditioning units in the Premises and the cost thereof, including the
cost of installation, operation and maintenance and the cost of cooling energy to the Premises in excess of that required for normal office use, shall be paid by Tenant to Landlord upon demand by Landlord. 
  
 Tenant shall not, without the written consent of Landlord, use any apparatus
or device in the Premises, including without limitation, electronic data processing machines, or machines using in excess of 120 volts, which consumes more electricity than is usually furnished or supplied for the use of Premises as general office
space, as determined by Landlord. Tenant shall not connect any apparatus with electric current except through existing electrical outlets in the Premises. Tenant shall not consume water, gas or electric current in excess of that usually furnished or
supplied for the use of Premises as general office space (as determined by Landlord), without first procuring the written consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord shall have the right to install a water,
gas or electrical current meter in the Premises to measure the amount of water, gas or electric current consumed. The cost of any such meter and of its installation, maintenance and repair shall be paid for by the Tenant and Tenant agrees to pay to
Landlord promptly upon demand for all such water, gas and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional expense incurred in keeping account of such
consumption. If a separate meter is not installed, the excess cost for such water, gas and electric current shall be established by an estimate made by a utility company or electrical engineer hired by Landlord at Tenant’s expense. 

 

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 Normal hours of operations for the Building are shown in the attached Rules and Regulations. Landlord
reserves the right to reasonably charge Tenant for the operation of lights and HVAC outside of such normal hours. 
  
 13. DEFAULTS, REMEDIES. 
  
 13.1 Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant: 
  
 13.1.1 The failure by Tenant to make any payment of Base
Rent or other Rent as and when due. 
  
 13.1.2
The failure by Tenant to timely observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in Paragraph 13.1.1 above. 
  
 13.1.3 (a) The making by Tenant of any general assignment
for the benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or (c) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where seizure is not discharged within thirty (30)
days. 
  
 13.2 Remedies. Upon a default, Landlord shall
have the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Lease, to which Landlord may resort cumulatively or in the alternative: 
  
 13.2.1 Landlord may continue this Lease in full force and
effect, and this Lease shall continue in full force and effect as long as Landlord does not terminate this Lease, and Landlord shall have the right to collect Rent when due. No act by Landlord other than giving written notice to Tenant shall
terminate this Lease. Acts of maintenance, efforts to relet the Premises or appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to
possession. 
  
 13.2.2 Landlord may terminate
this Lease and Tenant’s right to possession of the Premises at any time if (i) such default is in the payment of Rent and it is not cured within three (3) days after written notice from Landlord, or, (ii) with respect to the defaults referred
to in Paragraphs 13.1.1, or 13.1.2 such default is not cured within ten (10) days after written notice from Landlord; provided, however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably required for its
cure, if Tenant does not commence to cure the default within the ten (10) day period or does not diligently and in good faith prosecute the cure to completion within a reasonable time thereafter, but in all events within ninety (90) days of such
notice or (iii) with respect to the default specified in Paragraph 13.1.3, such default is not cured within the respective time specified in that Paragraph. The parties agree that any notice given by Landlord to Tenant pursuant to this Paragraph
shall be sufficient notice for purposes of California Code of Civil Procedure Section 1161 and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding. On termination, Landlord
has the right to remove all Tenant’s personal property, signs and trade fixtures and store same at Tenant’s cost and to recover from Tenant as damages: 
  
 13.2.2.1 The worth at the time of award of unpaid Rent and other sums due and payable which had been earned
at the time of termination; plus 
  
 13.2.2.2 The
worth at the time of award of the amount by which the unpaid Rent and other sums due and payable which would have been payable after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could have been
reasonably avoided; plus 
  
 13.2.2.3 The worth
at the time of award of the amount by which the unpaid Rent and other sums due and payable for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 
  

 13 

 13.2.2.4 Any other amount necessary to compensate Landlord for all the detriment
proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease, or which, in the ordinary course of things, would be likely to result therefrom, including, without limitation, any costs or expenses incurred by
Landlord: (a) in retaking possession of the Premises; (b) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering or rehabilitating the Premises or any portion thereof, including such acts for reletting to a new tenant or
tenants; (c) for leasing commissions; or (d) for any other costs necessary or appropriate to relet the Premises; plus 
  
 13.2.2.5 Such other amounts in addition to or in lieu of the foregoing as may be permitted from time-to-time by the laws of the State of
California. 
  
 The “worth at the time of award” of the
amounts referred to in Paragraphs 13.2.2.1 and 13.2.2.2 is computed by allowing interest at the Stipulated Rate. The “worth at the time of award” of the amount referred to in Paragraph 13.2.2.3 is computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  
 13.2.3 Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after
Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations). 
  

13.2.4 Landlord may cure the default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the default,
Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Stipulated Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. 
  
 13.2.5 Landlord may remove all Tenant’s property from
the Premises, and such property may be stored by Landlord in a public warehouse or elsewhere at the sole cost and for the account of Tenant. If Landlord does not elect to store any or all of Tenant’s property left in the Premises, Landlord may
consider such property to be abandoned by Tenant, and Landlord may thereupon dispose of such property in any manner deemed appropriate by Landlord. Any proceeds realized by Landlord on the disposal of any such property shall be applied first to
offset all expenses of storage and sale, then credited against Tenant’s outstanding obligations to Landlord under this Lease, and any balance remaining after satisfaction of all obligations of Tenant under this Lease shall be delivered to
Tenant. 
  
 13.2.6 Tenant hereby waives any right
of redemption or relief from forfeiture under California Code of Civil Procedure Sections 1174 or 1179, or under any other present or future similar law, if Tenant is evicted or Landlord takes possession of the Premises by reason of any default by
Tenant hereunder. 
  
 13.2.7 No delay or omission
of Landlord to exercise any right or remedy shall be construed as a waiver of any such right or remedy or of any default by Tenant hereunder. 
  
 13.3 Chronic Delinquency. “Chronic Delinquency” means failure by Tenant to pay or submit when due any Rent due under this Lease three (3)
times (consecutive or nonconsecutive) during any twelve (12) month period. In the event of a Chronic Delinquency Landlord shall have the right, without waiving any other rights and remedies Landlord may have, to require that Base Rent and
Tenant’s Pro Rata share of Increases in Direct Expenses be paid by Tenant quarterly, in advance. 
  
 14. COMMON AREA. 
  
 14.1
Right of Use. Tenant, Tenant’s Representatives and Visitors shall be entitled to use those portions of the Common Areas which are open to the public, in common with Landlord and with other persons authorized by Landlord from time-to-time
to use such area, subject to such reasonable rules and regulations relating to such use as Landlord may from time-to-time establish. 
  
 14.2 Landlord to Operate. Landlord shall operate, manage, equip, light, repair, clean and maintain and replace the Common Areas in such manner as
Landlord may in its sole discretion determine to be appropriate. Tenant 

  

 14 

 
shall reimburse Landlord for Tenant’s Pro Rata Share of such costs pursuant to Paragraph 4.1.2 - Direct Expenses. Landlord may temporarily close
any Common Areas, including parking areas, for repairs or alterations, to prevent a dedication thereof or the accrual of prescriptive rights therein, or for any other reason deemed sufficient by Landlord. 
  
 14.3 Control in Landlord. Landlord shall at all times during the Term
have the sole exclusive control of the automobile parking areas, driveways, entrances and exits and the sidewalks and pedestrian passageways and other Common Areas, and may at any time from time-to-time during the Term restrain any use or occupancy
thereof except as authorized by the rules and regulations for the use of such areas established by Landlord from time-to-time. The rights of Tenant in and to the Common Areas shall at all times be subject to the rights of Landlord, other tenants of
Landlord and other authorized users designated by Landlord to use the same in common with Tenant, and Tenant shall keep the Common Areas free and clear of any obstructions created or permitted by Tenant or resulting from Tenant’s operation. If,
in the opinion of Landlord, unauthorized persons are using any of the Common Areas by reason of the presence of Tenant in the Building, Tenant, upon demand of Landlord, shall restrain such unauthorized use by appropriate proceedings. Nothing herein
shall affect the right of Landlord at any time to remove any such unauthorized person from the Common Areas nor to prohibit the use of any said areas by unauthorized persons. 
  
 15. SECURITY SERVICES. Landlord may, but shall be under no obligation to, implement security measures for the Property, such as the
registration or search of all persons entering or leaving the Building, requiring identification for access to the Building, evacuation of the Building for cause, suspected cause, or for drill purposes, the issuance of magnetic pass cards or keys
for Building or elevator access and other actions that Landlord deems necessary or appropriate to prevent any threat of property loss or damage, bodily injury or business interruption. Landlord shall at all times have the right to change, alter or
reduce any such security services or measures. Tenant shall cooperate and comply with, and cause Tenant’s Representatives and Visitors to cooperate and comply with, such security measures. Landlord, its agents and employees shall have no
liability to Tenant or its Representatives or Visitors for the implementation or exercise of, or the failure to implement or exercise, any such security measures or for any resulting disturbance of Tenant’s use or enjoyment of the Premises.

  
 If those tenants on the first and second floors of the
Building request Landlord (by majority vote based upon the total Rental Area of the first and second floors) to contract for third-party security guard services for the Building and Landlord approves, Landlord shall make reasonable efforts to
contract for the services, and the costs of the services will be charged as Rent to each tenant of the first and second floors in proportion to the Rental Area occupied by tenants on said floors from time to time. In accommodating said tenants’
request for security services, Landlord may, but shall not be required to, appoint a committee of such tenants to assist Landlord in the selection and administration of any such services. In no event shall Landlord have any responsibility or
liability for the selection of such security services provider, or for any acts, errors or omissions of any such security service provider, and Tenants agree to look solely to the provider of such services for any claims arising thereunder.

  
 16. SIGNS. Tenant shall not, without Landlord’s prior written
consent (which consent may be withheld in Landlord’s sole discretion), install or affix to any portion of the Building any exterior or interior window, door or other signs, lettering, placards or the like (collectively “Signs”). If
Landlord consents to the erection of any Signs, such Signs shall comply with any sign criteria imposed by Landlord and all Laws. Tenant may use as its advertised business address the name of the Building as it appears in the Basic Lease Information.
Tenant shall not use the name of the Building for any purpose other than as the address of the business to be conducted by Tenant in the Premises, and Tenant shall not acquire any property right in or to any name which contains such name or a part
thereof. Any permitted use by Tenant of the name of the Building during the Term shall not permit Tenant to use, and Tenant shall not use, such words either after the expiration or termination of the Lease or at any other location. Landlord reserves
the right to change the name of the Building at any time. 
  
 17.
ENCUMBRANCES. 
  
 17.1 Subordination. This Lease is
expressly made subject and subordinate to any mortgage, deed of trust, ground lease, underlying lease or like encumbrance affecting any part of the Building or any interest of Landlord therein which is now existing or hereafter executed or recorded
(“Encumbrance”); provided, however, that such subordination shall only be effective, as to future Encumbrances, if the holder of the Encumbrance agrees that this 

  

 15 

 
Lease shall survive the termination of the Encumbrance by lapse of time, foreclosure or otherwise so long as Tenant is not in default under this Lease.
Provided the conditions of the preceding sentence are satisfied, Tenant shall execute and deliver to Landlord, within ten (10) days after written request therefor by Landlord and in a form reasonably requested by Landlord, any additional documents
evidencing the subordination of this Lease with respect to any such Encumbrance and the nondisturbance agreement of the holder of any such Encumbrance. If the interest of Landlord in the Building is transferred pursuant to or in lieu of proceedings
for enforcement of any Encumbrance, Tenant shall immediately and automatically attorn to the new owner, and this Lease shall continue in full force and effect as a direct lease between the transferee and Tenant on the terms and conditions set forth
in this Lease. 
  
 17.2 Mortgagee Protection. Tenant agrees
to give any holder of any Encumbrance covering any part of the Building (“Mortgagee”), by registered mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has been notified in
writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such Mortgagee. If Landlord shall have failed to cure such default within thirty (30) days from the effective date of such notice of default, then the
Mortgagee shall have an additional thirty (30) days within which to cure such default or if such default cannot be cured within that time, then such additional time as may be necessary to cure such default (including the time necessary to foreclose
or otherwise terminate its Encumbrance, if necessary to effect such cure), and this Lease shall not be terminated so long as such remedies are being diligently pursued. 
  
 18. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS. 
  
 18.1 Estoppel Certificates. Within ten (10) days after written request therefor, Tenant shall execute and deliver to
Landlord, in a form provided by or satisfactory to Landlord, a certificate stating that this Lease is in full force and effect, describing any amendments or modifications hereto, acknowledging that this Lease is subordinate or prior, as the case may
be, to any Encumbrance and stating any other information Landlord may reasonably request, including the Term, the monthly Base Rent, the date to which Rent has been paid, the amount of any Security Deposit or prepaid Rent, whether either party
hereto is in default under the terms of the Lease, and whether Landlord has completed its construction obligations hereunder (if any). Tenant irrevocably constitutes, appoints and authorizes Landlord as Tenant’s special attorney-in-fact for
such purpose to complete, execute and deliver such certificate if Tenant fails timely to execute and deliver such certificate as provided above. Any person or entity purchasing, acquiring an interest in or extending financing with respect to the
Building shall be entitled to rely upon any such certificate. If Tenant fails to deliver such certificate within ten (10) days after Landlord’s second written request therefor, Tenant shall be liable to Landlord for any damages incurred by
Landlord including any profits or other benefits from any financing of the Building or any interest therein which are lost or made unavailable as a result, directly or indirectly, of Tenant’s failure or refusal to timely execute or deliver such
estoppel certificate. 
  
 18.2 Financial Statements. Upon
request by Landlord, not more than once a year, Tenant shall deliver to Landlord a copy of the financial statements (including at least a year end balance sheet and a statement of profit and loss) of Tenant (and of each guarantor of Tenant’s
obligations under this Lease) for each of the three most recently completed years, prepared in accordance with generally accepted accounting principles (and, if such is Tenant’s normal practice, audited by an independent certified public
accountant), all then available subsequent interim statements, and such other financial information as may reasonably be requested by Landlord or required by any Mortgagee. 
  
 19. RIGHT OF ENTRY. Landlord and its agents shall have free access to the Premises during all reasonable hours for the purpose of
examining the same to ascertain if they are in good repair, making repairs or installations which Landlord may be required or permitted to make hereunder, performing Landlord’s obligations under this Lease, protecting the Premises, posting
notices of nonresponsibility, and exhibiting the same to prospective purchasers, lenders or tenants. 
  
 20. ATTORNEYS’ FEES. In the event of any dispute between Landlord and Tenant in any way related to this Lease, the non-prevailing party shall pay to the prevailing party all reasonable attorneys’ fees
and costs and expenses of any type incurred by the prevailing party in connection with any action or proceeding (including any appeal and the enforcement of any judgment or award), whether or not the dispute is litigated or prosecuted to final
judgment. The “prevailing party” shall be determined based upon an assessment of which party’s major arguments 

  

 16 

 
or positions taken in the action or proceeding could fairly be said to have prevailed (whether by compromise, settlement, abandonment by the other party of
its claim or defense, final decision, after any appeals, or otherwise) over the other party’s major arguments or positions on major disputed issues. 
  
 21. SECURITY DEPOSIT. Upon execution of this Lease, Tenant will deposit with Landlord the security deposit described in the Basic Lease Information (“Security
Deposit”) as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease including, but not limited to, the provisions relating to the
payment of Rent, Landlord may use, apply or retain all or any part of this Security Deposit for the payment of any Rent in default, or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of
Tenant’s default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion of such deposit is so used or applied, Tenant shall within five (5) days after written demand
therefor deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord is not a trustee of the Security Deposit, and
shall not be required to keep the Security Deposit separate from its general funds. Tenant shall not be entitled to interest on such deposit. If Tenant fully and faithfully performs every provision of this Lease to be performed by it, the remaining
balance of the Security Deposit shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within the time required by law. 
  
 22. INTEREST. In addition to the late charges referred to in Paragraph 4.4 - Late Charges, which are intended to defray
Landlord’s costs resulting from late payments, any payment from Tenant to Landlord not paid when due (including Base Rent and Tenant’s Pro Rata share of Increases in Base Rent) shall at Landlord’s option bear interest from the date
due until paid to Landlord by Tenant at the discount rate of the Federal Reserve Bank of San Francisco at the time of the date due plus ten percent (10%) or the maximum lawful rate that Landlord may charge to Tenant under applicable laws, whichever
is less (the “Stipulated Rate”). Acceptance of any interest shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of its other rights and remedies under this Lease.

  
 23. GUARANTY. If so shown on the Basic Lease Information, this Lease
shall be guaranteed by the referenced Guarantor pursuant to terms of the Guaranty attached as EXHIBIT D. 
  
 24. RELOCATION. If Landlord requires the Premises for use in conjunction with another suite or for other reasons connected with Landlord’s Building planning
program, upon notifying Tenant in writing, Landlord shall have the right to relocate Tenant to other space in the Building, at Landlord’s sole cost and expense, and the terms and conditions of the original Lease shall remain in full force and
effect, except that a revised EXHIBIT A shall become part of this Lease and shall reflect the location of the new space. However, if the new space does not meet with Tenant’s approval, Tenant shall have the right to cancel this Lease
upon giving Landlord sixty (60) days notice within ten (10) days of receipt of Landlord’s notification. If Tenant does not approve of the new space in writing within ten (10) days after receipt of Landlord’s notification, Landlord shall
have the right to withdraw its relocation notice, in which event this Lease shall continue and Tenant shall not be relocated or accept Tenant’s termination notice, in which event this Lease shall terminate effective as of the date the
relocation was to be effective. 
  
 25. MISCELLANEOUS. 
  
 25.1 Time of Essence. Time is of the essence with respect to the
performance of every provision of this Lease (except delivery of possession of the Premises to Tenant). 
  
 25.2 Captions. The article and paragraph captions contained in this Lease are for convenience only and shall not be considered in the construction
or interpretation of any provision hereof. 
  
 25.3 Entire
Agreement and Amendments. This Lease, including the Exhibits and any Addenda attached hereto, and the documents referred to herein, if any, constitute the entire agreement between Landlord and Tenant with respect to the leasing of space by
Tenant in the Building, and supersede all prior or contemporaneous agreements, understandings, proposals and other representations by or between Landlord and Tenant, whether written or oral. 

  

 17 

 
Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the Premises, the Building, the Building or this
Lease except as expressly set forth herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. The submission of this Lease for examination does not constitute an option
for the Premises and this Lease shall become effective as a binding agreement only upon execution and delivery thereof by Landlord to Tenant. No provision of this Lease may be amended or added to except by an agreement in writing signed by the
parties hereto or their respective successors in interest. 
  
 25.4 Notice. All notices and any other communications permitted or required under this Lease must be in writing and will be effective (i) immediately upon delivery in person or by facsimile, provided delivery is made during regular
business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient; (ii) 24 hours after deposit with a commercial courier or delivery service for overnight delivery, provided delivery is
made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient; or (iii) three days after deposit with the United States Postal Service, certified mail, return
receipt requested, postage prepaid. All notices must be properly addressed and delivered to the parties at the addresses for notices set forth in the Basic Lease Information. Either party may change its address for notices hereunder by a notice to
the other party complying with this Paragraph. 
  
 25.5
Holdover. This Lease shall terminate without further notice at the expiration of the Term. Any holding over after the expiration or termination of the Lease without the consent of Landlord shall be construed to be a tenancy from month to
month, at two hundred percent (200%) of the Base Rent for the month immediately preceding the expiration or termination of the Lease in addition to all other Rent payable hereunder, and shall otherwise be on the terms and conditions herein specified
insofar as applicable. If Tenant remains in possession of the Premises after the expiration or termination of the Lease without Landlord’s consent, Tenant shall indemnify, defend and hold Landlord and Landlord’s employees, agents and
partners harmless from and against any claim, loss, damage, expense or liability resulting from Tenant’s failure to surrender the Premises, including without limitation, any claims made by any succeeding tenant based upon delay in the
availability of the Premises. 
  
 25.6 Brokers. Except for
the brokers listed in the Basic Lease Information (“Brokers”), Tenant warrants and represents that it has had no dealings with any real estate broker or agent acting on Tenant’s behalf in connection with this Lease. Tenant agrees to
defend, indemnify and hold Landlord and Landlord’s employees, agents and partners harmless from and against any and all liabilities or expenses, including attorneys’ fees and costs, arising out of or in connection with any broker, other
than Brokers, or individual claiming to be acting on Tenant’s behalf. 
  
 25.7 Acceptance. Delivery of this Lease, duly executed by Tenant, constitutes an offer to lease the Premises, and under no circumstances shall such delivery be deemed to create an option or reservation to lease
the Premises for the benefit of Tenant. This lease shall only become effective and binding upon full execution hereof by Landlord and delivery of a signed copy to Tenant. 
  
 25.8 Waiver. The waiver by Landlord of any breach of any term, condition or covenant of this Lease shall not be
deemed to be a waiver of such provision or any subsequent breach of the same or any other term, condition or covenant of this Lease. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach
at the time of acceptance of such payment. No covenant, term or condition of this Lease shall be deemed to have been waived by Landlord unless such waiver is in writing signed by Landlord. 
  
 25.9 Separability. If one or more of the provisions contained herein,
except for the payment of Rent, is for any reason held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision of this Lease, but this Lease shall be construed as
if such invalid, illegal or unenforceable provision had not been contained herein. 
  
 25.10 Joint and Several Liability. If Tenant consists of more than one person or entity, the obligations of each Tenant under this Lease shall be joint and several. 
  
 25.11 Recording. Tenant shall not record this Lease or any memorandum
thereof. 
  

 18 

 25.12 Force Majeure. If Landlord is delayed, interrupted or prevented from performing any of its
obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, governmental act or failure to act, labor dispute, unavailability of materials or any cause outside the reasonable control of Landlord, then the
time for performance of the affected obligations of Landlord shall be extended for a period equivalent to the period of such delay, interruption or prevention. 
  

25.13 Landlord’s Liability. The term “Landlord,” as used in this Lease, shall mean only the owner or owners of the Building at
the time in question. In the event of any conveyance of title to the Building, then from and after the date of such conveyance, the transferor Landlord shall be relieved of all liability with respect to Landlord’s obligations to be performed
under this Lease after the date of such conveyance. Notwithstanding any other term or provision of this Lease, the liability of Landlord for its obligations under this Lease is limited solely to Landlord’s interest in the Building as the same
may from time to time be encumbered, and no personal liability shall at any time be asserted or enforceable against any other assets of Landlord or against Landlord’s partners or members or its or their respective partners, shareholders,
members, directors, officers or managers on account of any of Landlord’s obligations or actions under this Lease. 
  
 25.14 Exhibits. The Basic Lease Information, and all exhibits, amendments, riders and addenda attached hereto are hereby incorporated herein and
made a part hereof. 
  
 25.15 Tenant Improvements. The
construction of any initial improvements to the interior of the Premises shall be subject to the terms of Exhibit F. 
  
 25.16 Conditions. All agreements of Tenant contained in this Lease, whether expressed as conditions or covenants, shall be construed to be both
conditions and covenants, conferring upon Landlord, in the event of a breach thereof, the right to terminate this Lease. 
  
 25.17 No Partnership or Joint Venture. Nothing in this Lease shall be construed as creating a partnership or joint venture between Landlord,
Tenant, or any other party, or cause Landlord to be responsible for the debts or obligations of Tenant or any other party. 
  
 25.18 Construction. This Lease shall not be construed either for or against Tenant or Landlord, but shall be construed in accordance with the
general tenor of the language. This Lease shall be construed in accordance with the laws of the State of California. 
  
 25.19 Binding Effect. Subject to the provisions of Article 17 - Encumbrances and Article 10 - Assignment and Subletting, all of the
provisions hereof shall bind and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and permitted assigns. 
  

 19 

 25.20 Authority. If Tenant is a corporation, partnership, limited liability company or other form
of business entity, each of the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Lease and that the
persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations.

  
 IN WITNESS WHEREOF, Landlord and Tenant have entered into this
Lease as of the date first above written. 
  

			
	TENANT:
		
	By:	 	/s/    JANET L. DALY        
	 Its:
	 	Vice President, Finance & Administration
		
	By:	 	 
	 Its:
	 	 
	
	LANDLORD:
		
	By:	 	/s/    JANET L. DALY        
	 Its:
	 	Vice President, Finance & Administration

  

 20 

  
 EXHIBIT A

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 1, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 PREMISES – AS INDICATED ON THE ATTACHED FLOORPLAN 
  

 EXHIBIT A - Page 1 

  
 [DIAGRAM OF FLOORPLAN]

  

  
 EXHIBIT B

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 1, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 ADDITIONAL PROVISIONS - NONE 
  

 EXHIBIT B - Page 1 

  
 EXHIBIT C

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 1, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC AS TENANT 
  
 RULES AND REGULATIONS 
  

	(a)	Tenant and Tenant’s employees shall not in any way obstruct the sidewalks, entry passages, pedestrian passageways, driveways, entrances and exits to the Building, and they
shall use the same only as passageways to and from their respective work areas. 

  

	(b)	Any sash doors, sashes, windows, glass doors, lights and skylights that reflect or admit light into the Common Areas of Building shall not be covered or obstructed by Tenant. Water
closets, urinals and wash basins shall not be used for any purpose other than those for which they were constructed, and no rubbish, newspapers, food or other substance of any kind shall be thrown into them. Tenant shall not mark, drive nails, screw
or drill into, paint or in any way deface the exterior walls, roof, foundations, bearing walls or pillars without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion. The expense of repairing any
breakage, stoppage or damage resulting from a violation of this rule shall be borne by Tenant. 

  

	(c)	No awning or shade shall be affixed or installed over or in the windows or the exterior of the Premises except with the consent of Landlord, which may be withheld in Landlord’s
discretion. 

  

	(d)	No boring or cutting for wires shall be allowed, except with the consent of Landlord, which consent may be withheld in Landlord’s sole discretion. 

  

	(e)	Tenant shall not do anything in the Premises, or bring or keep anything therein, which will in any way increase or tend to increase the risk of fire or the rate of fire insurance or
which shall conflict with the regulations of the fire department or the law or with any insurance policy on the Premises or any part thereof, or with any rules or regulations established by any administrative body or official having jurisdiction,
and it shall not use any machinery therein, even though its installation may have been permitted, which may cause any unreasonable noise, jar, or tremor to the floors or walls, or which by its weight might injure the floors of the Premises.

  

	(f)	Landlord may limit weight, size and position of all safes, fixtures and other equipment used in the Premises. If Tenant shall require extra heavy equipment, Tenant shall notify
Landlord of such fact and shall pay the cost of structural bracing to accommodate it. All damage done to the Premises or Building by installing, removing, or maintaining extra heavy equipment shall be repaired at the expense of Tenant.

  

	(g)	Tenant and Tenant’s Representatives and Visitors shall not make nor permit any loud, unusual or improper noises nor interfere in any way with other tenants or those having
business with them, nor bring into or keep within the Building any animal, or any bicycle or other vehicle, except such vehicle as Landlord may from time to time permit. Tenant and Tenant’s Representatives and Visitors shall not throw refuse or
other substances or litter of any kind in or about the Building, except in receptacles placed therein for such purposes by Landlord or government authorities. 

  

	(h)	No machinery of any kind will be allowed in the Premises without the written consent of Landlord. This shall not apply, however, to customary office equipment or trade fixtures.

  

	(i)	All freight must be moved into, within and out of the Premises only during such hours and according to such regulations as may be posted from time to time by Landlord.

  

 EXHIBIT C - Page 1 

	(j)	No aerial shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance, the written consent of Landlord. Any aerial so installed
without such written consent shall be subject to removal without notice at any time. Landlord may withhold consent in its sole discretion. 

  

	(k)	All garbage, including wet garbage, refuse or trash shall be placed by the Tenant in the receptacles provided by the Landlord for that purpose and only during those times prescribed
by the Landlord. 

  

	(l)	Tenant shall not burn any trash or garbage at any time in or about the Premises or any area of the Building. 

  

	(m)	Tenant shall observe all security regulations issued by the Landlord and comply with instructions and/or directions of the duly authorized security personnel for the protection of
the Building and all tenants therein. 

  

	(n)	Any requirements of Tenant will be considered only upon written application to Landlord at Landlord’s address set forth in the Lease. 

  

	(o)	No waiver of any rule or regulation by Landlord shall be effective unless expressed in writing and signed by Landlord or its authorized agent. 

  

	(p)	Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord is intoxicated or under the influence of liquor or drugs, or who shall
in any manner do any act in violation of the Law or the rules and regulations of the Building. 

  

	(q)	Landlord reserves the right at any time to change or rescind any one or more of these rules or regulations or to make such other and further reasonable rules and regulations as, in
Landlord’s judgment, may from time to time be necessary for the operation, management, safety, care and cleanliness of the Building and the Premises, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants of the Building. Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of the rules and regulations by any other tenant or other person. Tenant shall be deemed to have read these
rules and to have agreed to abide by them as a condition to its occupancy of the Premises. 

  

	(r)	Tenant shall abide by any additional rules or regulations which are ordered or requested by any governmental or military authority. 

  

	(s)	In the event of any conflict between these rules and regulations or any further or modified rules and regulations from time to time issued by Landlord and the Lease provisions, the
Lease provisions shall govern and control. 

  

	(t)	Landlord specifically reserves to itself or to any person or firm it selects, (i) the right to place in and upon the Building, coin-operated machines for the sale of cigarettes,
candy and other merchandise or service, and (ii) the revenue resulting therefrom. Neither party shall place or permit vending machines in the Premises. 

  

	(u)	Normal business hours for the Building shall be from 8 a.m. to 6 p.m., Monday through Friday, excluding holidays. 

  

 EXHIBIT C - Page 2 

  
 EXHIBIT D

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 1, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABOARATORIES, INC, AS TENANT 
  
 LEASE GUARANTY 
  
 GUARANTOR: NONE 
  

 EXHIBIT D - Page 1 

  
 EXHIBIT E

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 1, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 CONSTRUCTION RIDER - NONE 
  

 EXHIBIT E - Page 1 

  
 FIRST AMENDMENT TO LEASE

  
 THIS FIRST AMENDMENT TO LEASE (“Amendment”) is
made as of September 4, 2002 by and between Dolby Properties, LLC a California limited liability company (“Landlord”), and Dolby Laboratories, Inc. (“Tenant”). 
  
 Recitals 
  
 A. Pursuant to that certain Lease by and between Tenant and Landlord’s dated May 1, 1998 (the “Original Lease”), Tenant currently leases
approximately 10,340 rentable square feet of space on the Second floor (the “Premises”) of the building known as 999 Brannan Street, San Francisco, California (the “Building”). Capitalized terms not defined in this Amendment
shall have the meanings given them in the Lease. 
  
 B. Landlord
and Tenant desire to further amend the Lease to provide for the reduction of rentable square footage of the Lease and a decrease in Base Rent, all upon and subject to the terms and conditions set forth in this Amendment. 
  
 NOW THEREFORE, in consideration of the foregoing recitals and the mutual
agreements of the parties herein, Landlord and Tenant hereby agree as follows: 
  
 1. Rentable Area Reduction. Landlord and Tenant acknowledge and agree that the current rentable area of the Premises is approximately 10,340 square feet and hereby agree to remove 2,000 square feet from that
Lease represented by the area commonly known as Suite 218 and 219. The new Rentable Area will be 8,340 square feet. 
  
 2. Base Rent. Effective as of October 1, 2002, Base Rent for the Lease shall be reduced from $22,403.33 per month to $18,069.99 per month and
payable as described in the Lease. 
  
 3. Lease. Landlord
and Tenant acknowledge that a true and correct copy of the Original Lease is attached hereto as Exhibit A. 
  
 4. Ratification of Lease. The Lease, as modified by this Amendment, remains in full force and effect, and Landlord and Tenant hereby ratify the
same. This Amendment shall be binding upon and inure to the benefit to the parties and their respective successors and assigns. 
  
 5. Authority. Each of the persons executing this Third Amendment on behalf of Tenant warrants and represents that Tenant is a duly organized and
validly existing entity, that Tenant has full right and authority to enter into this Third Amendment and that the persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Third Amendment. Tenant shall
provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations. 
  

 Page 1 

 6. Attorneys’ Fees. In the event of any litigation or arbitration regarding any rights and
obligations under the Lease or this Third Amendment, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs in addition to any other relief which may be granted. The “prevailing party” shall mean
the party receiving substantially the relief desired, whether by settlement, dismissal, summary judgment, judgment, or otherwise. 
  
 7. Integration. The Lease and this Third Amendment constitute the entire understanding between the parties with respect to the Premises and
supersede all other prior and contemporaneous agreements, understandings or representations, whether oral or written, express or implied. No waiver, modification or amendment of this Amendment will be effective unless it is in writing and executed
by both parties. 
  
 8. Counterparts. This Third Amendment
may be executed in any number of original counterparts, all of which evidence only one agreement, binding on all parties, even though all parties are not signatory to the same counterpart. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have entered into and executed this
Amendment as of the date set forth above. 
  

									
	 Dolby Laboratories, Inc.
	 	 	 	 DOLBY PROPERTIES, LLC
 a California limited liability company

					
	By:	 	/s/    MARTIN A. JAFFE        	 	 	 	By:	 	/s/    MARTIN A. JAFFE        
	 	 	Marty Jaffe, Vice President	 	 	 	 	 	Marty Jaffe, Vice President
	 	 	Business Affairs	 	 	 	 	 	Business Affairs

  

 Page 2 

  
 EXHIBIT A 

 
 ORIGINAL LEASE 
  

 EXHIBIT A - Page 1 

  
 999 BRANNAN STREET

 BASIC LEASE INFORMATION 
  
 The Basic Lease Information set forth below is part of the Lease. 
  

			
		
	 Lease Date:
 (Introduction)
	  	May 14, 1998
		
	 Landlord:
 (Introduction)
	  	Dolby Properties, LLC
		
	 Tenant:
 (Introduction)
	  	Dolby Laboratories, Inc
		
	Premises:	  	Suite Number: 3000, 4000 and Penthouse
		
	Building:	  	999 Brannan Street, San Francisco, California
		
	 Rentable Area of Premises:
 (Paragraph
1.1)
	  	Approximately 72,877 square feet.
		
	 Rentable Area of Building:
 (Paragraph
1.2)
	  	Approximately 134,280 square feet.
		
	 Tenant’s Pro Rata Share:
 (Paragraph
1.8)
	  	Fifty-four and 27/100th Percent (54.27%).
		
	 Term:
 (Paragraph 3)
	  	15 Years
		
	 Scheduled Commencement Date:
 (Paragraph
3)
	  	July 1, 1998
		
	 Expiration Date:
 (Paragraph
3)
	  	The last day of the 180th full calendar month in the
Term
		
	 Base Rent:
 (Paragraph
4.1.1)
	  	$23.00 per square foot per year ($139,680.90 per month)
		
	 Base Year:
 (Paragraph 1.1)
	  	1999
		
	 Use:
 (Paragraph 6.1)
	  	General business office purposes typically associated with the multi-media industry

  

			
		
	 Security Deposit:
 (Paragraph
21)
	  	None
		
	 Guarantor:
 (Paragraph 23)
	  	None
		
	 Landlord’s Address for Notices:
 (Paragraph 25.4)
	  	 Dolby Properties, LLC
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Tenant’s Address for Notices:
 (Paragraph
25.4)
	  	 Dolby Laboratories, Inc
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Landlord’s Broker:
 (Paragraph
25.6)
	  	None
		
	 Tenant’s Broker:
 (Paragraph
25.6)
	  	None
		
	Additional Provisions:	  	None

  

  
 TABLE OF CONTENTS

  

							
	 	  	 	  	 	  	Page

			
	1.	  	DEFINITIONS	  	1
				
	 	  	1.1	  	 Base Year
	  	1
	 	  	1.2	  	 Base Year Direct Expenses
	  	1
	 	  	1.3	  	 Building
	  	1
	 	  	1.4	  	 Common Areas
	  	1
	 	  	1.5	  	 Direct Expenses
	  	1
	 	  	1.6	  	 Lease Year
	  	1
	 	  	1.7	  	 Premises
	  	2
	 	  	1.8	  	 Real Property Taxes
	  	2
	 	  	1.9	  	 Rentable Area of Building
	  	2
	 	  	1.10	  	 Tenant’s Pro Rata Share
	  	2
			
	2.	  	PREMISES	  	2
			
	3.	  	LEASE TERM	  	2
			
	4.	  	RENT	  	3
				
	 	  	4.1	  	 Rent Payable
	  	3
	 	  	4.2	  	 Additional Rent Terms
	  	3
			
	5.	  	TENANT TAXES	  	3
			
	6.	  	CONDUCT OF BUSINESS BY TENANT	  	4
				
	 	  	6.1	  	 Use of the Premises
	  	4
	 	  	6.2	  	 Compliance with Law
	  	4
	 	  	6.3	  	 Rules and Regulations
	  	4
	 	  	6.4	  	 Hazardous Materials
	  	4
			
	7.	  	MAINTENANCE, REPAIRS AND ALTERATIONS	  	5
				
	 	  	7.1	  	 Acceptance
	  	5
	 	  	7.2	  	 Landlord’s Responsibility
	  	6
	 	  	7.3	  	 Reimbursement by Tenant
	  	6
	 	  	7.4	  	 Tenant’s Responsibility
	  	6
	 	  	7.5	  	 Tenant Improvements and Alterations
	  	6
	 	  	7.6	  	 Liens
	  	7
	 	  	7.7	  	 Condition Upon Surrender
	  	7
			
	8.	  	INSURANCE AND INDEMNITY	  	8
				
	 	  	8.1	  	 Tenant’s Insurance
	  	8
	 	  	8.2	  	 Insurance Requirements
	  	8
	 	  	8.3	  	 Adjustments to Insurance Program
	  	8
	 	  	8.4	  	 Liability Insurance Requirements
	  	8
	 	  	8.5	  	 Certificates of Insurance
	  	9
	 	  	8.6	  	 Landlord to Insure Building
	  	9
	 	  	8.7	  	 Waiver of Subrogation
	  	9
	 	  	8.8	  	 Indemnification
	  	9

  

							
	 	  	8.9	  	Landlord’s Disclaimer	  	9
			
	 9.
	  	REPAIRS AND RESTORATION	  	9
				
	 	  	9.1	  	Insubstantial Insured Damage	  	9
	 	  	9.2	  	Substantial or Uninsured Damage	  	10
	 	  	9.3	  	Damage Near End of Term	  	10
	 	  	9.4	  	Rent Abatement	  	10
	 	  	9.5	  	Tenant’s Option to Cancel	  	10
	 	  	9.6	  	“Substantial” Defined	  	10
			
	 10.
	  	ASSIGNMENT AND SUBLETTING	  	10
				
	 	  	10.1	  	Landlord’s Consent Required	  	10
	 	  	10.2	  	Notice to Landlord	  	11
	 	  	10.3	  	Landlord’s Option	  	11
	 	  	10.4	  	Collection of Rent	  	11
	 	  	10.5	  	Tenant Not Released	  	12
			
	 11.
	  	EMINENT DOMAIN	  	12
				
	 	  	11.1	  	Automatic Termination	  	12
	 	  	11.2	  	Rent Abatement	  	12
	 	  	11.3	  	Condemnation Award	  	12
	 	  	11.4	  	Sale Under Threat of Condemnation	  	12
			
	 12.
	  	UTILITIES AND SERVICES	  	12
			
	 13.
	  	DEFAULTS, REMEDIES	  	13
				
	 	  	13.1	  	Defaults	  	13
	 	  	13.2	  	Remedies	  	13
	 	  	13.3	  	Chronic Delinquency	  	15
			
	14.	  	COMMON AREA	  	15
				
	 	  	14.1	  	Right of Use	  	15
	 	  	14.2	  	Landlord to Operate	  	15
	 	  	14.3	  	Control in Landlord	  	15
			
	 15.
	  	SECURITY SERVICES	  	15
			
	 16.
	  	SIGNS	  	16
			
	 17.
	  	ENCUMBRANCES	  	16
				
	 	  	17.1	  	Subordination	  	16
	 	  	17.2	  	Mortgagee Protection	  	16
			
	 18.
	  	ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS	  	16
				
	 	  	18.1	  	Estoppel Certificates	  	16
	 	  	18.2	  	Financial Statements	  	17
			
	 19.
	  	RIGHT OF ENTRY	  	17
			
	20.	  	ATTORNEYS’ FEES	  	17

  

							
	 21.
	  	SECURITY DEPOSIT	  	17
			
	 22.
	  	INTEREST	  	17
			
	 23.
	  	GUARANTY	  	17
			
	 24.
	  	RELOCATION	  	17
			
	 25.
	  	MISCELLANEOUS	  	18
				
	 	  	25.1	  	 Time of Essence
	  	18
	 	  	25.2	  	 Captions
	  	18
	 	  	25.3	  	 Entire Agreement and Amendments
	  	18
	 	  	25.4	  	 Notice
	  	18
	 	  	25.5	  	 Holdover
	  	18
	 	  	25.6	  	 Brokers
	  	18
	 	  	25.7	  	 Acceptance
	  	18
	 	  	25.8	  	 Waiver
	  	19
	 	  	25.9	  	 Separability
	  	19
	 	  	25.10	  	 Joint and Several Liability
	  	19
	 	  	25.11	  	 Recording
	  	19
	 	  	25.12	  	 Force Majeure
	  	19
	 	  	25.13	  	 Landlord’s Liability
	  	19
	 	  	25.14	  	 Exhibits
	  	19
	 	  	25.15	  	 Tenant Improvements
	  	19
	 	  	25.16	  	 Conditions
	  	19
	 	  	25.17	  	 No Partnership or Joint Venture
	  	19
	 	  	25.18	  	 Construction
	  	19
	 	  	25.19	  	 Binding Effect
	  	20
	 	  	25.20	  	 Authority
	  	20

  
 Exhibit A - Premises 
 Exhibit B - Additional Provisions 
 Exhibit C - Rules and Regulations

 Exhibit D - Lease Guaranty 
 Exhibit E - Construction Rider

  

 999 BRANNAN STREET LEASE 
  
 THIS LEASE is made as of the Lease Date set forth in the Basic Lease Information, by and between Dolby Properties LLC
(“Landlord”) and the Tenant identified in the Basic Lease Information (“Tenant”). Landlord and Tenant hereby agree as follows: 
  
 1. DEFINITIONS. Unless the context otherwise specifies or requires, the following terms shall have the following meanings: 
  
 1.1 Base Year. The calendar year specified in the Basic Lease
Information as the Base Year. 
  
 1.2 Base Year Direct
Expenses. The Direct Expenses paid or incurred by Landlord in the Base Year. 
  
 1.3 Building. The building in which the Premises are located. 
  
 1.4 Common Areas. All areas within or around the Building which are now or hereafter held for use by the Landlord or other persons entitled to
occupy space in the Building, including, without limitation, streets, driveways, covered walkways, canopies, loading docks, sidewalks, landscaped and planted areas, restrooms not located within the premises of any tenant, corridors and hallways,
janitor’s closets, mechanical and telephone rooms, and other areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees and invitees. Landlord may make changes at any time and from time
to time in the size, shape, location, number and extent of the Common Areas and no such change shall constitute an eviction, construction or otherwise, or entitle Tenant to any abatement of rent or otherwise affect Tenant’s obligations under
this Lease. 
  
 1.5 Direct Expenses. All costs paid or
incurred by Landlord in connection with the operation, maintenance, replacement and repair of the Building (excluding those expenses which are the responsibility of Tenant pursuant to Paragraphs 5 - Tenant Taxes, 7.3 - Reimbursement by
Tenant and 8.1 - Tenant’s Insurance) including, without limitation, all costs and expenses paid or incurred with respect to utilities and other services provided to the Building to the extent not required to be paid by Tenant
pursuant to this Lease; operating, cleaning, sweeping, repairing and resurfacing the sidewalk, entry areas, and other Common Areas; maintenance and replanting of all landscaping; maintenance and repair of landscape sprinkler systems, fire protection
and security systems, lights and light standards (including bulb replacement), drainage systems and utility systems (including heating ventilation and air-conditioning); painting, janitorial and other services to the Common Areas; premiums for
public liability and property damage insurance (including extended and broad form coverage risks for the Common Areas of the Building) and insurance deductibles; Real Property Taxes as defined below; any assessments or charges imposed in order to
have the Building comply with statutes, ordinances, orders, requirements, laws, rules and regulations of any governmental or quasi-governmental authority now or hereafter in effect (collectively, “Laws”); maintenance, repair and
replacement of mechanical equipment as necessary or rental for such equipment if leased; costs of maintenance and repair of electricity, water and other utilities for the operation and maintenance of the Building; garbage and refuse removal; capital
expenditures reasonably deemed necessary by Landlord or made for the purpose of reducing operating expenses or to comply with Laws (which capital expenses shall be amortized over their useful life); reasonable legal and accounting expenses which
relate to the Building as a whole; reasonable third party management fees for the Building; a reasonable allowance for depreciation on machinery and equipment used to maintain the Building and on other personal property owned by Landlord in the
Building (including window coverings and carpeting in the Common Areas); and the reasonable costs of contesting the validity or applicability of any Laws that may affect the Building. If less than one hundred percent of the Building is occupied
during any Lease Year, Landlord shall adjust Direct Expenses to equal Landlord’s reasonable estimate of direct Expenses had one hundred percent of the Building been occupied. 
  
 1.6 Lease Year. The term “Lease Year” as used in the Lease shall refer to each full (twelve month) calendar
year occurring during the Term, except that the first Lease Year shall be the period from the Commencement Date until December 31 of the calendar year in which the Commencement Date occurs, and the last Lease Year shall be the period from January 1
in the year in which the Lease terminates until the last day of the Term. 
  

 1 

 1.7 Premises. The space identified in the Basic Lease Information, in the Building at the address
specified in the Basic Lease Information. The approximate configuration and location of the Premises is outlined on the attached EXHIBIT A. Landlord and Tenant agree that the rentable area of the Premises for all purposes under this Lease,
shall be the rentable area specified in the Basic Lease Information, regardless of the actual measurement of the Premises. Tenant acknowledges that Tenant or Tenant’s representative has measured or had the opportunity to measure the Premises to
verify the accuracy of the rentable area specified in the Basic Lease Information. 
  
 1.8 Real Property Taxes. All real property taxes and general, special or district assessments or other governmental impositions, of whatever kind, nature or origin, imposed on or by reason of the ownership or
use of the Building; governmental charges, fees or assessments for transit or traffic mitigation (including area-wide traffic improvement assessments and transportation system management fees), housing, police, fire or other governmental service or
purported benefits to the Building; personal property taxes assessed on the personal property of Landlord used in the operation of the Building; service payments in lieu of taxes and taxes and assessments of every kind and nature whatsoever levied
or assessed in addition to, in lieu of or in substitution for existing or additional real or personal property taxes on the Building or the personal property described above; any increases in the foregoing caused by changes in assessed valuation,
tax rate or other factors or circumstances; and the reasonable cost of contesting by appropriate proceedings the amount or validity of any taxes, assessments or charges described above. To the extent paid by Tenant or other tenants as
“Tenant’s Taxes” (as defined in Paragraph 5 - Tenant Taxes), “Tenant’s Taxes” shall be excluded from Taxes. The term “Real Property Taxes” shall also include all expenses reasonably incurred by Landlord
in seeking reduction by the taxing authorities of Real Property Taxes applicable to the Building. 
  
 1.9 Rentable Area of Building. The Building contains the rentable area specified in the Basic Lease Information. 
  
 1.10 Tenant’s Pro Rata Share. The percentage figure specified in
the Basic Lease Information as Tenant’s Pro Rata Share. Landlord and Tenant acknowledge that Tenant’s Pro Rata Share is the ratio of the rentable area of the Premises as specified in the Basic Lease Information over the total rentable area
of the Building as specified in the Basic Lease Information. 
  
 2.
PREMISES. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the Premises for the Term, at the Rent specified in Paragraph 4 and upon all of the conditions and agreements set forth herein; reserving to Landlord, however,
the right to install, maintain, use, repair and replace pipes, ducts, subfloors, conduits, and wires through the Premises in locations causing Tenant the least inconvenience possible and the use of the exterior walls and roof. 
  
 3. LEASE TERM. The term of this Lease (the “Term”) shall commence on the
Commencement Date as described below and, unless sooner terminated, shall expire on the Expiration Date set forth in the Basic Lease Information (the “Expiration Date”). The “Commencement Date” shall be the earlier of (a) the
date on which Landlord tenders possession of the Premises to Tenant, with all of Landlord’s construction obligations, if any, “Substantially Completed” as provided in the Construction Rider attached as EXHIBIT E (the
“Construction Rider”) or, in the event of any “Tenant Delay,” as defined in the Construction Rider, the date on which Landlord could have done so had there been no such Tenant Delay; or (b) the date upon which Tenant, with
Landlord’s written permission, actually occupies and conducts business in any portion of the Premises. The parties anticipate that the Commencement Date will occur on or about the Scheduled Commencement Date set forth in the Basic Lease
Information (the “Scheduled Commencement Date”); provided, however, that Landlord shall not be liable for any claims, damages or liabilities if the Premises are not ready for occupancy by the Scheduled Commencement Date. When the
Commencement Date has been established, Landlord and Tenant shall at the request of either party confirm the Commencement Date and Expiration Date in writing. 
  

 2 

 4. RENT. 
  
 4.1 Rent Payable. The Rent payable to Landlord includes the following: 
  
 4.1.1 Base Rent. During each month of the Term, Tenant shall pay to Landlord as Base Rent the amount
set forth in the Basic Lease Information. Base Rent shall be paid in advance on the first day of each calendar month throughout the Term without offset, deduction, prior notice or demand, except that a full month’s Base Rent shall be paid upon
the execution of this Lease by Tenant and the prorated Base Rent payable for the period, if any, prior to the first full calendar month of the Term shall be paid on the first day of said first full calendar month. Base Rent for any partial month
shall be prorated based on the actual number of days in the month. 
  
 4.1.2 Direct Expenses. Commencing January 1, 2000, Tenant shall also pay Tenant’s Pro Rata Share of any amount by which the Direct Expenses for any Lease Year commencing in 2000 exceeds the Base Year
Direct Expenses (the “Increases in Direct Expenses”). If any additional space is added to the Premises, Tenant’s Pro Rata Share of Increases in Direct Expenses shall be calculated separately for each such addition. Within thirty (30)
days after the commencement of each Lease Year, Landlord shall give Tenant a written estimate of Tenant’s Pro Rata Share of the monthly Increases in Direct Expenses for the current Lease Year. Tenant shall pay such estimated amount to Landlord
in monthly installments in advance on the first day of each calendar month of the Term, without deduction, offset, prior notice or demand, prorated for any partial month. Landlord may at any time during the Term, but not more frequently than
quarterly, adjust estimates of Increases in Direct Expenses to reflect current expenditures. Following written notice to Tenant of such revised estimate, subsequent payment by Tenant shall be based upon such revised estimate. Within ninety (90) days
after the end of each Lease Year, Landlord shall furnish to Tenant a statement showing in reasonable detail the Direct Expenses incurred by Landlord during such Lease Year, and the parties shall, within thirty (30) days after the date of such
statement, make any payment necessary to adjust Tenant’s estimated payments for such Lease Year to Tenant’s actual Pro Rata Share of Increases in Direct Expenses for such Lease Year as shown by such annual statement. 
  
 4.1.3 Late Charges. If Base Rent or Tenant’s Pro
Rata Share of Increases in Direct Expenses are unpaid after the fifth day after the due date, Tenant shall pay a late charge of ten percent (10%) of the amount overdue. The parties agree that this late charge represents a fair and reasonable
estimate of the costs that Landlord will incur by reason of the late payment by Tenant. The late charge shall be paid without offset, deduction, prior notice or demand. Any dishonored check shall be treated as rent unpaid and shall be subject to
late charges. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of its other rights and remedies under this Lease. 
  
 4.2 Additional Rent Terms. All amounts which Tenant is required to pay
under this Lease including all damages, costs and expenses which Landlord may incur by reason of any default by Tenant under this Lease shall be deemed to be Rent hereunder. Upon nonpayment of any Rent, Landlord shall have all of the rights and
remedies with respect thereto as Landlord has for the non-payment of Base Rent. All Rent shall be paid in lawful money of the United States to Landlord at the address specified in this Lease for purpose of notice, or to such other persons or at such
other places as may be designated in writing by Landlord from time to time. All Rent shall be paid without deduction or offset and, except as otherwise expressly provided in this Lease, without prior notice or demand. 
  
 5. TENANT TAXES. Tenant shall be responsible for and shall pay before delinquency all
Tenant Taxes. Tenant Taxes shall mean: (a) all taxes, assessments, license fees and other governmental charges or impositions levied or assessed against or with respect to Tenant’s personal property or Trade Fixtures in the Premises, whether
any such imposition is levied directly against Tenant or levied against Landlord or the Building; (b) all rental, excise, sales or transaction privilege taxes arising out of this Lease (excluding, however, state and federal personal or corporate
income taxes measured by the income of Landlord from all sources) imposed by any taxing authority upon Landlord or upon Landlord’s receipt of any rent payable by Tenant pursuant to the terms of this Lease; and (c) any increase in Real Property
Taxes attributable to inclusion of a value placed on Tenant’s personal property, Trade Fixtures or Alterations. If any Tenant Taxes are assessed, levied, or imposed upon Landlord or any portion of the Building, Landlord shall give Tenant a
statement of the amount applicable to the Premises. If a separate assessment of the improvements is not available from the appropriate governmental authority, Landlord’s good faith allocation shall be binding on Tenant. In 

  

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such event, Tenant shall pay Landlord on demand for such Tenant Taxes applicable to the Premises. If Landlord pays any Tenant Taxes, Tenant shall reimburse
Landlord upon demand for the amount of such payment, together with interest at the Stipulated Rate from the date of Landlord’s payment to the date of Tenant’s reimbursement. 
  
 6. CONDUCT OF BUSINESS BY TENANT. 
  
 6.1 Use of the Premises. Tenant shall use the Premises solely for the purpose set forth in the Basic Lease Information as Use and for no other
purposes without the prior written consent of Landlord which shall be given at Landlord’s sole discretion. 
  
 6.2 Compliance with Law. Tenant at its expense shall comply promptly with all present and future applicable Laws regulating the use by Tenant of
the Premises, including compliance with the Americans With Disabilities Act of 1990, as the same may be amended from time to time. Tenant shall not use or permit the use of the Premises in any manner that will tend to create a nuisance or tend to
disturb other tenants or occupants of the Building or tend to injure the reputation of the Building. Tenant shall place no loads upon the floors, walls or ceilings in excess of the maximum designed load determined by Landlord or which endanger the
structure; nor place any harmful liquids in the drainage systems; nor dump or store waste materials or refuse or allow such to remain outside the Premises proper, except in the enclosed trash areas provided, if any. Tenant shall not store or permit
to be stored or otherwise placed any other material of any nature whatsoever outside the Premises. 
  
 6.3 Rules and Regulations. Tenant shall comply at all times with the Rules and Regulations attached to this Lease as EXHIBIT C and such
amendments and modifications thereof and additions thereto as Landlord may from time to time reasonably adopt for the operation, safety, care and cleanliness of the Building or the preservation of good order therein. Landlord shall not be liable to
Tenant for the failure of any tenant or other person to comply with such Rules and Regulations. 
  
 6.4 Hazardous Materials. 
  
 6.4.1 Definitions. 
  
 6.4.1.1 “Hazardous Materials” shall mean any substance: (A) that now or in the future is regulated or governed by, requires
investigation or remediation under, or is defined as a hazardous waste, hazardous substance, pollutant or contaminant under any governmental statute, code, ordinance, regulation, rule or order, and any amendment thereto, including for example only
the Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource Conservation and Recovery Act, 42 U.S.C. §6901 et seq., or (B) that is toxic, explosive,
corrosive, flammable, radioactive, carcinogenic, dangerous or otherwise hazardous, including gasoline, diesel fuel, petroleum hydrocarbons, polychlorinated biphenyls (PCBs), asbestos, radon and urea formaldehyde foam insulation. 
  
 6.4.1.2 “Environmental Requirements” shall mean
all present and future Laws, permits, licenses, approvals, authorizations and other requirements of any kind applicable to Hazardous Materials. 
  
 6.4.1.3 “Handled by Tenant” and “Handling by Tenant” shall mean and refer to any installation, handling, generation,
storage, use, disposal, discharge, release, abatement, removal, transportation, or any other activity of any type by Tenant or its agents, employees, contractors, licensees, sublessees, transferees or representatives (collectively,
“Representatives”) or its guests, customers, invitees, or visitors (collectively, “Visitors”), at or about the Premises in connection with or involving Hazardous Materials. 
  
 6.4.1.4 “Environmental Losses” shall mean all
costs and expenses of any kind, damages, including foreseeable and unforeseeable consequential damages, fines and penalties incurred in connection with any violation of and compliance with Environmental Requirements and all losses of any kind
attributable to the diminution of value, loss of use or adverse effects on marketability or use of any portion of the Premises or Building. 
  

 4 

 6.4.2 Tenant’s Covenants. No Hazardous Materials shall be Handled by Tenant
at or about the Premises or Building without Landlord’s prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements, all in Landlord’s absolute discretion. Notwithstanding
the foregoing, normal quantities and use of those Hazardous Materials customarily used in the conduct of general office activities, such as copier fluids and cleaning supplies (“Permitted Hazardous Materials”), may be used and stored at
the Premises without Landlord’s prior written consent, provided that Tenant’s activities at or about the Premises and Building and the Handling by Tenant of all Hazardous Materials shall comply at all times with all Environmental
Requirements. At the expiration or termination of the Lease, Tenant shall promptly remove from the Premises and Building all Hazardous Materials Handled by Tenant at the Premises or the Building. Tenant shall keep Landlord fully and promptly
informed of all Handling by Tenant of Hazardous Materials other than Permitted Hazardous Materials. Tenant shall be responsible and liable for the compliance with all of the provisions of this Paragraph by all of Tenant’s Representatives and
Visitors, and all of Tenant’s obligations under this Paragraph (including its indemnification obligations under Paragraph 6.4.5 - Tenant’s Indemnification below) shall survive the expiration or termination of this Lease. 

 
 6.4.3 Compliance. Tenant shall at Tenant’s
expense promptly take all actions required by any governmental agency or entity in connection with or as a result of the Handling by Tenant of Hazardous Materials at or about the Premises or Building, including inspection and testing, performing all
cleanup, removal and remediation work required with respect to those Hazardous Materials, complying with all closure requirements and post-closure monitoring, and filing all required reports or plans. All of the foregoing work and all Handling by
Tenant of all Hazardous Materials shall be performed in a good, safe and workmanlike manner by consultants qualified and licensed to undertake such work and in a manner that will not interfere with any other tenant’s quiet enjoyment of the
Building or Landlord’s use, operation, leasing and sale of the Building. Tenant shall deliver to Landlord prior to delivery to any governmental agency, or promptly after receipt from any such agency, copies of all permits, manifests, closure or
remedial action plans, notices, and all other documents relating to the Handling by Tenant of Hazardous Materials at or about the Premises or Building. If any lien attaches to the Premises or the Building in connection with or as a result of the
Handling by Tenant of Hazardous Materials, and Tenant does not cause the same to be released, by payment, bonding or otherwise, within ten (10) days after the attachment thereof, Landlord shall have the right but not the obligation to cause the same
to be released and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand. 
  
 6.4.4 Landlord’s Rights. Landlord shall have the right, but not the obligation, to enter the Premises at any reasonable time
(i) to confirm Tenant’s compliance with the provisions of this Paragraph 6.4, and (ii) to perform Tenant’s obligations under this Paragraph 6.4 if Tenant has failed to do so after reasonable notice to Tenant. Landlord shall also have the
right to engage qualified Hazardous Materials consultants to inspect the Premises and review the Handling by Tenant of Hazardous Materials, including review of all permits, reports, plans, and other documents regarding same. Tenant shall pay to
Landlord on demand the costs of Landlord’s consultants’ fees and all costs incurred by Landlord in performing Tenant’s obligations under this Paragraph. Landlord shall use reasonable efforts to minimize any interference with
Tenant’s business caused by Landlord’s entry into the Premises, but Landlord shall not be responsible for any interference caused thereby. 
  
 6.4.5 Tenant’s Indemnification. Tenant agrees to indemnify, defend and hold harmless Landlord and its partners or members and
its or their partners, members, directors, officers, shareholders, employees and agents from all Environmental Losses and all other claims, actions, losses, damages, liabilities, costs and expenses of every kind, including reasonable
attorneys’, experts’ and consultants’ fees and costs, incurred at any time and arising from or in connection with the Handling by Tenant of Hazardous Materials at or about the Building or Tenant’s failure to comply in full with
all Environmental Requirements with respect to the Premises. 
  
 7.
MAINTENANCE, REPAIRS AND ALTERATIONS. 
  
 7.1
Acceptance. By taking possession of the Premises, Tenant shall be deemed to have accepted the Premises as being in good and sanitary order, condition and repair, subject to all applicable Laws. Tenant acknowledges that neither Landlord nor
Landlord’s agents have made any representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, the condition of the Premises or Building, or the use or 

  

 5 

 
occupancy which may be made thereof and Tenant has independently investigated and is satisfied that the Premises are suitable for Tenant’s intended use.

  
 7.2 Landlord’s Responsibility. Subject to the
provisions of Article 9 - Repairs and Restoration, Landlord shall, during the Term, keep in good order, condition and repair the foundations, exterior walls (excluding the interior surface of exterior walls), windows, plate glass, doors
(other than doors located within a tenant’s premises), downspouts, gutters and roof of the Building, all plumbing, HVAC, electrical and lighting facilities and equipment servicing the Premises, and the Common Areas; provided, however, that
Landlord shall have no obligation to repair until a reasonable time after the receipt by Landlord of a written notice of the need for repairs. Tenant waives the provisions of California Civil Code Sections 1941 and 1942 and similar laws now or
hereafter in effect. Tenant shall pay the cost of repairs to utilities located within the Premises, or for any repairs to the Building occasioned by any act or omission of Tenant, Tenant’s Representatives or Visitors, other than reasonable wear
and tear. 
  
 7.3 Reimbursement by Tenant. Tenant shall
reimburse Landlord, as Rent, for Tenant’s Pro Rata Share of all costs and expenses incurred by Landlord for the foregoing maintenance and repair to the extent set forth in Article 4.1.2 - Direct Expenses. 
  
 7.4 Tenant’s Responsibility. Except as provided in Paragraph 7.2
- Landlord’s Responsibility above, Tenant shall keep in first-class order, condition and repair the Premises and every part thereof, including, without limitation, all fixtures, Trade Fixtures, Alterations, interior walls and interior
surface of exterior walls, ceilings, floors and floor coverings, utilities and doors located within the Premises. Tenant shall also keep the Premises at all times in a neat, clean and sanitary condition, shall neither commit nor permit any waste or
nuisance thereon, and shall keep the walks and corridors adjacent thereto free from Tenant’s waste or debris. If Tenant fails to perform its obligations under this Paragraph, notwithstanding any other provision hereof and without waiving any
other right or remedy Landlord may have, Landlord may, at its option, after five (5) days’ written notice to Tenant, enter upon the Premises and put the same in good order, condition and repair and at Landlord’s further option, continue
such maintenance and repair obligation for the remainder of the Term, and the cost thereof shall become due and payable as Rent by Tenant to Landlord upon demand. 
  
 7.5 Tenant Improvements and Alterations. 
  
 7.5.1 Landlord and Tenant shall perform their respective obligations with respect to design and construction
of any improvements to be constructed and installed in the Premises (the “Tenant Improvements”), as provided in the Construction Rider. Except for any Tenant Improvements to be constructed by Tenant as provided in the Construction Rider,
Tenant shall not make any alterations, improvements or changes to the Premises (including installation of any security system or telephone or data communication wiring) (“Alterations”) without Landlord’s prior written consent. Any
such Alterations shall be completed by Tenant at Tenant’s sole cost and expense: (i) with due diligence, in a good and workmanlike manner, using new materials; (ii) in compliance with plans and specifications approved by Landlord; (iii) in
compliance with the construction rules and regulations promulgated by Landlord from time to time; (iv) in accordance with all applicable Laws (including all work, whether structural or non-structural, inside or outside the Premises, required to
comply fully with all applicable Laws and necessitated by Tenant’s work); and (v) subject to all conditions which Landlord may in Landlord’s discretion impose. Such conditions may include requirements for Tenant to: (a) provide payment or
performance bonds or additional insurance (from Tenant or Tenant’s contractors, subcontractors or design professionals); (b) use contractors or subcontractors designated by Landlord; and (c) remove all or part of the Alterations prior to or
upon expiration or termination of the Term, as designated by Landlord. If any work outside the Premises, or any work on or adjustment to any of the heating, ventilation and air-conditioning (“HVAC”), mechanical, elevator, plumbing,
electrical, fire protection, life safety, security or other systems in the Building, is required in connection with or as a result of Tenant’s work, such work shall be performed at Tenant’s expense by contractors designated by Landlord.
Landlord’s right to review and approve (or withhold approval of) Tenant’s plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended solely to protect Landlord, the Building and
Landlord’s interests. No approval or consent by Landlord shall be deemed or construed to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or compliance thereof with applicable Laws or
other requirements. Except as 

  

 6 

 
otherwise provided in Landlord’s consent, all Alterations shall upon installation become part of the realty and be the property of Landlord. 

 
 7.5.2 Before making any Alterations, Tenant shall submit
to Landlord for Landlord’s prior approval reasonably detailed final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including the name of the contractor and all subcontractors proposed
by Tenant to make the Alterations and a copy of the contractor’s license. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord in connection with any Alterations made by Tenant, including reasonable fees charged by
Landlord’s contractors or consultants to review plans and specifications prepared by Tenant and to update the existing as-built plans and specifications of the Building to reflect the Alterations. Tenant shall obtain all applicable permits,
authorizations and governmental approvals and deliver copies of the same to Landlord before commencement of any Alterations. 
  
 7.5.3 Tenant shall keep the Premises and the Building free and clear of all liens arising out of any work performed, materials furnished
or obligations incurred by Tenant. If any such lien attaches to the Premises or the Building, and Tenant does not cause the same to be released by payment, bonding or otherwise within ten (10) days after the attachment thereof, Landlord shall have
the right but not the obligation to cause the same to be released, and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand with interest thereon from the date of expenditure by Landlord at the Stipulated Rate
(as defined in Article 22 - Interest). Tenant shall give Landlord at least ten (10) days’ notice prior to the commencement of any Alterations and cooperate with Landlord in posting and maintaining notices of non-responsibility in
connection therewith. 
  
 7.5.4 Subject to the
provisions of this Article 7, Tenant may install and maintain furnishings, equipment, movable partitions, business equipment and other trade fixtures (“Trade Fixtures”) in the Premises, provided that the Trade Fixtures do not become an
integral part of the Premises or the Building. Tenant shall promptly repair any damage to the Premises or the Building caused by any installation or removal of such Trade Fixtures. 
  
 7.6 Liens. Tenant shall pay for all labor and services performed for, and all materials used by or furnished to
Tenant or Tenant’s Representatives and keep the Building free from any liens arising out of work performed, materials furnished, or obligations incurred by Tenant or Tenant’s Representatives with respect to the Premises. Tenant shall
indemnify, hold harmless and defend Landlord and Landlord’s employees, agents and partners from and against any liens, demands, claims, judgments or encumbrances (including all attorneys’ fees) arising out of any work or services performed
for or materials used by or furnished to Tenant or Tenant’s Representatives with respect to the Premises. Tenant shall do all things necessary to prevent the filing of any mechanic’s or other liens against the Building or any part thereof
by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant, or anyone holding the Premises, or any part thereof, through or under Tenant. If any such lien shall at any time be filed against the Building,
Tenant shall either cause the same to be discharged of record within ten (10) days after the date of filing of the same, or, if Tenant in Tenant’s discretion and in good faith determines that such lien should be contested, Tenant shall furnish
such security as may be necessary or required to (a) prevent any foreclosure proceedings against the Building during the pendency of such contest, and (b) cause a mutually satisfactory title company to remove such lien as a matter affecting title to
the Building. If Tenant shall fail to discharge such lien within such period or fail to furnish such security, then, in addition to any other right or remedy of Landlord resulting from Tenant’s said default, Landlord may, but shall not be
obligated to, discharge the same either by paying the amount claimed to be due or by procuring the discharge of such lien by giving security or in such other manner as is, or may be, prescribed by law. Tenant shall repay to Landlord on demand all
sums disbursed or deposited by Landlord pursuant to the foregoing provisions of this Paragraph including Landlord’s costs, expenses and reasonable attorneys’ fees incurred by Landlord in connection therewith, with interest thereon at the
Stipulated Rate. Nothing contained herein shall imply any consent or agreement on the part of Landlord to subject Landlord’s estate to liability under any mechanics’ or the lien law. Tenant shall give Landlord adequate opportunity and
Landlord shall have the right to post such notices of nonresponsibility as are provided for in the mechanics’ lien laws of California. 
  
 7.7 Condition Upon Surrender. After the expiration or termination of this Lease, Tenant shall remove its personal property and Trade Fixtures from
the Premises, surrender the Premises to Landlord in the same condition as when received, damage by fire or the elements (except to the extent not covered by Net Insurance Proceeds and caused 

  

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by Tenant or Tenant’s Representatives), and ordinary wear and tear excepted. At Landlord’s option, Landlord shall have the right to require that
Tenant remove any and all Alterations, additions, signs or improvements made by Tenant and perform any necessary repair caused by such removal. 
  
 8. INSURANCE AND INDEMNITY. 
  
 8.1 Tenant’s Insurance. Tenant shall at all times during the Term, at Tenant’s cost and expense, maintain in effect the following
policies of insurance: 
  
 8.1.1 Commercial
general liability insurance providing coverage on an occurrence form basis with limits of not less than One Million Dollars ($1,000,000) each occurrence for bodily injury and property damage combined, One Million Dollars ($1,000,000) annual general
aggregate, and One Million Dollars ($1,000,000) products and completed operations annual aggregate. Tenant’s liability insurance policy or policies shall (i) include premises and operations liability coverage, products and completed operations
liability coverage, broad form property damage liability coverage including competed operations, liquor liability coverage (if Tenant sells or serves or sells any alcoholic beverages in connection with the Premises), blanket contractual liability
coverage including, to the maximum extent possible, coverage for the indemnification obligations of Tenant under this Lease, and personal and advertising injury coverage; (ii) provide that the insurance company has the duty to defend all insureds
under the policy; (iii) provide that defense costs are paid in addition to and do not deplete any of the policy limits; (iv) cover liabilities arising out of or incurred in connection with Tenant’s use or occupancy of the Premises or the
Building; and (v) extend coverage to cover liability of the insureds under the policy for the actions of Tenant’s Representatives. 
  
 8.1.2 Workers’ compensation insurance complying with all applicable state laws, and employer’s liability insurance with limits
of not less than One Hundred Thousand Dollars ($100,000) per accident and One Hundred Thousand Dollars ($100,000) policy limits for injury by disease. Such policies shall contain a waiver of subrogation provision. 
  
 8.1.3 Property insurance covering Tenant’s Alterations,
Trade Fixtures, personal property and equipment located on the Premises, in an amount not less than their full replacement value, providing protection on an “All Risk” or “Special Form” basis. The proceeds of such insurance, so
long as this Lease remains in effect, shall be used to repair or replace the Alterations, Trade Fixtures, personal property and equipment so insured. Following expiration or termination of this Lease, any proceeds of insurance covering Alterations
shall be paid over to Landlord. 
  
 8.2 Insurance
Requirements. Each policy of insurance required to be carried by Tenant shall (i) be in a form, and written by an insurer, reasonably acceptable to Landlord, (ii) require at least thirty (30) days’ written notice to Landlord prior to any
cancellation, non-renewal or modification of insurance coverage. Insurance companies issuing such policies shall having rating classifications of “A” or better and financial category ratings of “VII” or better according to the
latest edition of the A.M. Best Key Rating Guide. All insurance companies issuing such policies shall be licensed to do business in the state where the Building is located. Any deductible amount under such insurance shall not exceed $5,000. Tenant
shall provide to Landlord, upon request, evidence that the insurance required to be carried by Tenant pursuant to this Article 8, including any endorsement affecting the additional insured status, is in full force and effect and that premiums
therefor have been paid. 
  
 8.3 Adjustments to Insurance
Program. Tenant shall increase the amounts of insurance as required by any mortgagee, and, not more frequently than once every three (3) years, as recommended by Landlord’s insurance broker, if, in the opinion of either of them, the amount
of insurance then required under this Lease is not adequate. Any limits set forth in this Lease on the amount or type of coverage required by Tenant’s insurance shall not limit the liability of Tenant under this Lease. 
  
 8.4 Liability Insurance Requirements. Each policy of commercial
general liability insurance required by this Lease shall (i) contain a cross-liability endorsement or separation of insureds clause; (ii) provide that any waiver of subrogation rights or release prior to a loss do not void coverage; (iii) provide
that it is primary to and not 

  

 8 

 
contributing with, any policy of insurance carried by Landlord covering the same loss; (iv) name Landlord, its partners, any property manager of the
Building, and such other parties in interest as Landlord may from time to time reasonably designate to Tenant in writing, as additional insureds. Such additional insureds shall be provided the same extent of coverage as provided to Tenant under such
policies. All endorsements effecting such additional insured status shall be acceptable to Landlord and shall be at least as broad as additional insured endorsement form number CG 20 11 11 85 promulgated by the Insurance Services Office. 

 
 8.5 Certificates of Insurance. Prior to occupancy of the Premises
by Tenant, and not less than thirty (30) days prior to expiration of any policy thereafter, Tenant shall furnish to Landlord a certificate of insurance reflecting that the insurance required by this Lease is in force, accompanied by endorsements
showing the required additional insureds satisfactory to Landlord in substance and form. Notwithstanding the requirements of this paragraph, Tenant shall, at Landlord’s request, provide to Landlord a certified copy of each insurance policy
required to be in force at any time pursuant to the requirements of this Lease. 
  
 8.6 Landlord to Insure Building. During the Term, Landlord shall maintain “All Risk” or “Special Form” property insurance on the Building, excluding coverage for all Tenant’s Trade
Fixtures, personal property, Alterations and equipment located on or in the Premises. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of Landlord’s annual cost of such insurance pursuant to Section 4.1.2 - Direct
Expenses, except that if there is an insurance premium increase due to Tenant’s use of the Premises, Tenant shall pay the full amount of the increase. 
  

8.7 Waiver of Subrogation. Landlord and Tenant each hereby waives any and all rights of recovery against the other or against the officers,
partners, and authorized representatives of the other party for loss or damage that is covered by any policy of property insurance maintained by either party (or required by this Lease to be maintained) with respect to the Premises or the Property
or any operation therein. If any such policy of insurance relating to this Lease or to the Premises or the Building does not permit the foregoing waiver, or if the coverage under any such policy would be invalidated as a result of such waiver, the
party maintaining such policy shall obtain from the insurer under such policy a waiver of all right of recovery by way of subrogation against either party in connection with any claim, loss or damage covered by such policy. 
  
 8.8 Indemnification. Tenant hereby agrees to defend, indemnify and
hold harmless Landlord and its partners, members, representatives, employees and agents from and against any and all claims, damage, loss, liability or expense, including without limitation attorneys’ fees and legal costs arising from (a) the
acts or omissions of Tenant or Tenant’s legal representatives in or about the Building; (b) any construction or other work undertaken by Tenant on the Building (including any design defects); (c) any breach or default under this Lease by
Tenant; and (d) any accident, injury or damage, howsoever and by whomsoever caused, to any person or property, occurring in or about the Premises during the Term, excepting only such claims for any accident, injury or damage to the extent they are
caused by the negligent or willful acts or omissions of Landlord or its authorized representatives. This provision shall survive the expiration or sooner termination of this Lease. 
  
 8.9 Landlord’s Disclaimer. Landlord shall not be liable to Tenant for any loss, injury or other damage to any
person or property (including Tenant or Tenant’s property), in or about the Premises or the Building from any cause (including defects in the Building or in any equipment in the Premises). Tenant hereby waives all claims against Landlord for
such damage and the cost and expense of defending against claims relating to such damage, except that Landlord shall indemnify, defend and hold Tenant harmless from and against any actions, claims, liabilities, damages, cost or expenses, including
reasonable attorneys’ fees and costs incurred in defending against the same for such damages, to the extent the same are caused by the willful or grossly negligent acts or omissions of Landlord or its authorized representatives. In no event,
however, shall Landlord be liable to Tenant for any punitive or consequential damages or damages for loss of business by Tenant. 
  
 9. REPAIRS AND RESTORATION. 
  
 9.1 Insubstantial Insured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the
Premises are damaged and such damage is not “Substantial” as that term is defined in Paragraph 9.6 - “Substantial” Defined, and insurance proceeds net of costs of recovery (“Net Insurance Proceeds”) are 

  

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available to cover the cost of restoration, then Landlord shall promptly repair such damage at Landlord’s expense and this Lease shall continue in full
force and effect. 
  
 9.2 Substantial or Uninsured Damage.
Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the Premises are damaged and (a) if such damage is “Substantial” as defined in Paragraph 9.6 - “Substantial”
Defined, or (b) if such damage was caused by a casualty for which no insurance proceeds are available or the Net Insurance Proceeds are insufficient to meet the cost of restoration, then Landlord may at its option either (i) promptly repair such
damage at Landlord’s expense, in which event this Lease shall continue in full force and effect, or (ii) cancel and terminate this Lease, by giving Tenant written notice of its election to do so within sixty (60) days after the date of
occurrence of such damage. 
  
 9.3 Damage Near End of Term.
If the Premises are damaged during the last nine (9) months of the Term, and the estimated cost of repair exceeds ten percent (10%) of the Base Rent then remaining to be paid by Tenant for the balance of the Term, Landlord may at its option cancel
and terminate this Lease upon written notice to Tenant. If Landlord does not elect to so terminate this Lease, the repair of such damage shall be governed by Paragraph 9.1 - Insubstantial Insured Damage, or Paragraph 9.2 - Substantial or
Uninsured Damage, as the case may be. 
  
 9.4 Rent
Abatement. If the Premises are damaged and Landlord repairs or restores them pursuant to the provisions of this Article, Tenant shall continue the operation of its business in the Premises to the extent reasonably practicable from the standpoint
of prudent business management, and the Base Rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the degree to which Tenant’s use of the Premises is impaired as
reasonably determined by Landlord. There shall be no abatement of other Rent payable hereunder and Tenant shall have no claim against Landlord for any damage suffered by Tenant by reason of any such damage, destruction, repair or restoration. Upon
completion of such repair or restoration Tenant shall promptly refixture the Premises to the condition prior to the casualty and shall reopen for business if closed by the casualty. 
  
 9.5 Tenant’s Option to Cancel. If Landlord is obligated to repair or restore the Premises under the provisions
of this Article and does not commence such repair or restoration within sixty (60) days after such obligation accrues, Tenant may at its option cancel and terminate this Lease by giving Landlord written notice of its election to do so at any time
prior to the commencement of such repair or restoration, which termination shall be effective on the date such notice is received by Landlord. 
  
 9.6 “Substantial” Defined. For the purpose of this article, “Substantial” damage to the Premises shall mean damage to the
Premises, or to the Building whether or not the Premises is damaged, that cannot be substantially repaired and restored under applicable Laws within one year of the date of the casualty or the estimated cost of repairs of which exceeds one-fifth
(1/5) of the then estimated replacement cost of the same. The determination in good faith by Landlord of the estimated time and cost of repair of any damage and/or of the estimated replacement costs shall be conclusive for the purpose of this
Article. In no event shall Landlord be obligated to repair or restore any Alterations made by tenant or equipment, trade fixtures, inventory, fixtures or personal property in or about the Premises. Tenant waives the provisions of California Civil
Code Sections 1932 and 1933(4) and any similar law now or hereafter in effect. 
  
 10. ASSIGNMENT AND SUBLETTING. 
  
 10.1
Landlord’s Consent Required. Tenant shall not, either voluntarily, involuntarily or by operation of law (i) assign, sell, or otherwise transfer all or any part of the Tenant’s interest in this Lease or in the Premises, or (ii)
permit any part of the Premises to be sublet, occupied or used by anyone other than Tenant, or (iii) permit any person to succeed to any interest in this Lease or the Premises, (all of the foregoing being collectively referred to as a
“Transfer”), without Landlord’s prior written consent in each instance, which consent shall not be unreasonably withheld. Any Transfer shall be subject in each instance to the recapture option of Landlord set forth in Paragraph 10.3 -
Landlord’s Option below. In making its determination as to a proposed Transfer, it shall be deemed reasonable to consider the following factors: (a) if the occupancy resulting therefrom will violate any rights given to any other tenant
of the Building; (b) the financial soundness of ownership, experience and management of the assignee, subtenant, permittee or 

  

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transferee (collectively, “Transferee”); (c) the proposed Transferee does not intend itself to occupy the entire portion of the Premises assigned
or sublet; (d) the Transferee is a governmental agency or unit or an existing tenant in the Building; (e) the rental and other consideration payable by the Transferee is less than that currently being paid by tenants under new leases of comparable
space in the Building, or (f) Landlord otherwise determines that the proposed Transfer would have the effect of decreasing the value of the Building or increasing the expenses associated with operating, maintaining and repairing the Building. In no
event shall Landlord be required to give its consent to a Transfer if a use different from the use allowed by Paragraph 6.1 - Use of the Premises is proposed. Consent by Landlord to one or more Transfers shall not operate to exhaust
Landlord’s rights under this Article to receive consent to subsequent Transfers. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation hereof shall not work a merger and Landlord shall have the option of terminating
all or any existing subtenancies or Transfers or shall operate as an assignment to Landlord of all or any such subtenancies or Transfers. If Tenant is a corporation which, under the then current guidelines published by the Commissioner of
Corporations of the State of California, is not deemed a public corporation, any dissolution, merger, consolidation or reorganization of Tenant, the transfer, assignment of hypothecation of any stock or interest in such corporation in the aggregate
in excess of twenty-five percent (25%), or the sale (cumulatively) of fifty percent (50%) or more of the value of Tenant’s assets shall be deemed a Transfer. If Tenant is a partnership, a withdrawal or substitution of any partner(s) owning
twenty-five percent (25%) or more of the partnership (cumulatively), any assignment(s) of twenty-five percent (25%) or more (cumulatively) of any interest in the capital or profits of the partnership, the sale (cumulatively) of fifty percent (50%)
or more of the value of Tenant’s assets, or the dissolution of the partnership shall be deemed a Transfer. Tenant agrees to reimburse Landlord for Landlord’s reasonable costs and attorney’s fees incurred in conjunction with the
processing and documentation of any requested Transfer, whether or not consent is granted. In no event shall Tenant hypothecate, mortgage, pledge or encumber Tenant’s interest in this Lease or in the Premises or otherwise use the Lease as a
security device in any manner, nor shall Tenant transfer any right appurtenant to this Lease or the Premises separate from a permitted Transfer, without the consent of Landlord, which consent Landlord may withhold in its sole discretion. Tenant
expressly agrees that the provisions of this Article are not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended from time to time, under the federal Bankruptcy Code, or for any other
purpose. 
  
 10.2 Notice to Landlord. If Tenant desires at
any time to effect a Transfer, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord: (a) the name of the proposed Transferee; (b) the nature of the proposed Transferee’s business to be carried on in the
Premises; (c) the terms and provisions of the proposed Transfer; (d) such reasonable financial information, including financial statements, and information regarding the Transferee’s experience as Landlord may request concerning the proposed
Transferee; and (e) such other information as Landlord may reasonably request to evaluate the Transfer and Transferee. 
  
 10.3 Landlord’s Option. At any time within fifteen (15) days after Landlord’s receipt of all of the information described in Paragraph
10.2 - Notice to Landlord above, Landlord may by written notice to Tenant elect to either: (a) consent to the Transfer; (b) deny its consent on reasonable grounds; or (c) terminate this Lease as to the portion (including all) of the Premises
so proposed to be Transferred, with a proportionate abatement in the Base Rent and Direct Expenses payable hereunder and lease the Premises or the portion thereof as shall be specified in Tenant’s notice to Tenant’s proposed Transferee or
to a third party. If for any proposed Transfer, Tenant receives rent or any other consideration, either initially or over the term of the Transfer in excess of the Rent called for hereunder, or, in case of the sublease of a portion of the Premises,
in excess of such Rent fairly allocable to such portion, Tenant shall pay to Landlord as Additional Rent hereunder one-half (1/2) of the excess of each such payment of rent or other consideration received by Tenant promptly after its receipt. If
Landlord consents to the Transfer within such fifteen (15) day period, Tenant may thereafter within ninety (90) days after the expiration of such fifteen (15) day period enter into a valid Transfer, upon the terms and conditions described in the
information required to be furnished by Tenant to Landlord pursuant to Paragraph 10.2 - Notice to Landlord. 
  
 10.4 Collection of Rent. Tenant irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all Rent and other
consideration payable by a Transferee and not otherwise payable to Landlord by reason of any Transfer. Landlord, as assignee of Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such Rent and other consideration
and apply it toward Tenant’s obligations under this Lease; provided, however, 

  

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that until the occurrence of any default by Tenant, Tenant shall have the right to collect such Rent and other consideration. 
  
 10.5 Tenant Not Released. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its obligation to pay Rent and perform all of the other obligations to be performed by Tenant hereunder, whether occurring before or after such consent, assignment, subletting or other Transfer. Each Transferee
shall be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment of Rent (or, in the case of a sublease, rent in the amount set forth in the sublease) and for the performance
of all other terms and provisions of this Lease. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. 
  
 11. EMINENT DOMAIN. 
  
 11.1 Automatic Termination. If the entire Premises or the Building, or so much of either as to make the Premises not
reasonably adequate for the conduct of Tenant’s business in Landlord’s reasonable judgment notwithstanding restoration by Landlord as hereinafter provided, shall be taken under the power of eminent domain, this Lease shall automatically
terminate as of the date on which the condemning authority takes possession. 
  
 11.2 Rent Abatement. Upon any taking of the Premises under the power of eminent domain which does not result in a termination of this Lease, the Base Rent payable hereunder shall be equitably reduced, effective
as of the date on which the condemning authority takes possession, in the same proportion which the rentable area of the portion of the Premises taken bears to the rentable area of the entire Premises prior to the taking. Landlord shall promptly
restore the portion of the Premises not taken to as near its former condition as is reasonably possible, and this Lease shall continue in full force and effect, provided however, that Landlord’s obligation to restore the Premises shall be
limited to the amount of any Award (as defined below) received by Landlord for such restoration and not required to be paid to any Mortgagee. 
  
 11.3 Condemnation Award. Any award for any taking of all or any part of the Premises or the Building under the power of eminent domain
(“Award”) shall be the property of Landlord, whether such Award shall be made as compensation for diminution in value of the leasehold or for taking of the fee. Nothing contained herein, however, shall be deemed to preclude Tenant from
obtaining, or to give Landlord any interest in, any award to Tenant for loss of or damage to Tenant’s Trade Fixtures and removal of personal property and Tenant’s loss of goodwill and moving expenses. 
  
 11.4 Sale Under Threat of Condemnation. A sale by Landlord to any
authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed a taking under the power of eminent domain for all purposes under this Article. Each party waives the
provisions of California Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in the event of a taking. 
  
 12. UTILITIES AND SERVICES. Landlord agrees to furnish or cause to be furnished to the Premises during generally recognized business
days and during hours determined by Landlord in its sole discretion, (i) normal water, gas, electricity, sewage and HVAC as required in the reasonable judgment of Landlord for the comfortable use and occupation of the Premises, subject to any
regulations imposed by any governmental authority or utility provider; and (ii) janitorial and cleaning services to Common Areas deemed proper by Landlord. Landlord shall not be liable in damages or otherwise for any failure or interruption of any
utility or service being furnished to the Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or shall otherwise affect Tenant’s obligations under this Lease. Landlord shall be entitled to cooperate
voluntarily and Tenant agrees to cooperate, with the efforts of governmental authorities or utility suppliers in reducing energy or other resource consumption. Tenant shall be responsible for janitorial and cleaning services within the Premises.

  
 If Tenant uses heat generating machines or equipment in the
Premises which affect the temperature otherwise maintained by the HVAC system, Landlord reserves the right to install supplementary air-conditioning units in the Premises and the cost thereof, including the cost of installation, operation and
maintenance and the cost of cooling 

  

 12 

 
energy to the Premises in excess of that required for normal office use, shall be paid by Tenant to Landlord upon demand by Landlord. 
  
 Tenant shall not, without the written consent of Landlord, use any apparatus
or device in the Premises, including without limitation, electronic data processing machines, or machines using in excess of 120 volts, which consumes more electricity than is usually furnished or supplied for the use of Premises as general office
space, as determined by Landlord. Tenant shall not connect any apparatus with electric current except through existing electrical outlets in the Premises. Tenant shall not consume water, gas or electric current in excess of that usually furnished or
supplied for the use of Premises as general office space (as determined by Landlord), without first procuring the written consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord shall have the right to install a water,
gas or electrical current meter in the Premises to measure the amount of water, gas or electric current consumed. The cost of any such meter and of its installation, maintenance and repair shall be paid for by the Tenant and Tenant agrees to pay to
Landlord promptly upon demand for all such water, gas and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional expense incurred in keeping account of such
consumption. If a separate meter is not installed, the excess cost for such water, gas and electric current shall be established by an estimate made by a utility company or electrical engineer hired by Landlord at Tenant’s expense. 

 
 Normal hours of operations for the Building are shown in the attached
Rules and Regulations. Landlord reserves the right to reasonably charge Tenant for the operation of lights and HVAC outside of such normal hours. 
  
 13. DEFAULTS, REMEDIES. 
  
 13.1 Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant: 
  
 13.1.1 The failure by Tenant to make any payment of Base
Rent or other Rent as and when due. 
  
 13.1.2
The failure by Tenant to timely observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in Paragraph 13.1.1 above. 
  
 13.1.3 (a) The making by Tenant of any general assignment
for the benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or (c) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where seizure is not discharged within thirty (30)
days. 
  
 13.2 Remedies. Upon a default, Landlord shall
have the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Lease, to which Landlord may resort cumulatively or in the alternative: 
  
 13.2.1 Landlord may continue this Lease in full force and
effect, and this Lease shall continue in full force and effect as long as Landlord does not terminate this Lease, and Landlord shall have the right to collect Rent when due. No act by Landlord other than giving written notice to Tenant shall
terminate this Lease. Acts of maintenance, efforts to relet the Premises or appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to
possession. 
  
 13.2.2 Landlord may terminate
this Lease and Tenant’s right to possession of the Premises at any time if (i) such default is in the payment of Rent and it is not cured within three (3) days after written notice from Landlord, or, (ii) with respect to the defaults referred
to in Paragraphs 13.1.1, or 13.1.2 such default is not cured within ten (10) days after written notice from Landlord; provided, however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably required for its
cure, if Tenant does not commence to cure the default within the ten (10) day period or does not diligently and in good faith prosecute the cure to completion within a reasonable time thereafter, but in all events within ninety (90) days of such
notice or (iii) with respect to the default specified in 

  

 13 

 
Paragraph 13.1.3, such default is not cured within the respective time specified in that Paragraph. The parties agree that any notice given by Landlord to
Tenant pursuant to this Paragraph shall be sufficient notice for purposes of California Code of Civil Procedure Section 1161 and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer
proceeding. On termination, Landlord has the right to remove all Tenant’s personal property, signs and trade fixtures and store same at Tenant’s cost and to recover from Tenant as damages: 
  
 13.2.2.1 The worth at the time of award of unpaid Rent and
other sums due and payable which had been earned at the time of termination; plus 
  
 13.2.2.2 The worth at the time of award of the amount by which the unpaid Rent and other sums due and payable which would have been
payable after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could have been reasonably avoided; plus 
  
 13.2.2.3 The worth at the time of award of the amount by which the unpaid Rent and other sums due and payable for the balance of the Term
after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 
  
 13.2.2.4 Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform
Tenant’s obligations under this Lease, or which, in the ordinary course of things, would be likely to result therefrom, including, without limitation, any costs or expenses incurred by Landlord: (a) in retaking possession of the Premises; (b)
in maintaining, repairing, preserving, restoring, replacing, cleaning, altering or rehabilitating the Premises or any portion thereof, including such acts for reletting to a new tenant or tenants; (c) for leasing commissions; or (d) for any other
costs necessary or appropriate to relet the Premises; plus 
  
 13.2.2.5 Such other amounts in addition to or in lieu of the foregoing as may be permitted from time-to-time by the laws of the State of California. 
  
 The “worth at the time of award” of the amounts referred to in Paragraphs 13.2.2.1 and 13.2.2.2 is computed by
allowing interest at the Stipulated Rate. The “worth at the time of award” of the amount referred to in Paragraph 13.2.2.3 is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time
of award plus one percent (1%). 
  
 13.2.3
Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign,
subject only to reasonable limitations). 
  
 13.2.4 Landlord may cure the default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the default, Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the
Stipulated Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. 
  
 13.2.5 Landlord may remove all Tenant’s property from the Premises, and such property may be stored by Landlord in a public warehouse
or elsewhere at the sole cost and for the account of Tenant. If Landlord does not elect to store any or all of Tenant’s property left in the Premises, Landlord may consider such property to be abandoned by Tenant, and Landlord may thereupon
dispose of such property in any manner deemed appropriate by Landlord. Any proceeds realized by Landlord on the disposal of any such property shall be applied first to offset all expenses of storage and sale, then credited against Tenant’s
outstanding obligations to Landlord under this Lease, and any balance remaining after satisfaction of all obligations of Tenant under this Lease shall be delivered to Tenant. 
  
 13.2.6 Tenant hereby waives any right of redemption or relief from forfeiture under California Code of Civil
Procedure Sections 1174 or 1179, or under any other present or future similar law, if Tenant is evicted or Landlord takes possession of the Premises by reason of any default by Tenant hereunder. 
  

 14 

 13.2.7 No delay or omission of Landlord to exercise any right or remedy shall be
construed as a waiver of any such right or remedy or of any default by Tenant hereunder. 
  
 13.3 Chronic Delinquency. “Chronic Delinquency” means failure by Tenant to pay or submit when due any Rent due under this Lease three (3) times (consecutive or nonconsecutive) during any twelve (12)
month period. In the event of a Chronic Delinquency Landlord shall have the right, without waiving any other rights and remedies Landlord may have, to require that Base Rent and Tenant’s Pro Rata share of Increases in Direct Expenses be paid by
Tenant quarterly, in advance. 
  
 14. COMMON AREA. 
  
 14.1 Right of Use. Tenant, Tenant’s Representatives and Visitors
shall be entitled to use those portions of the Common Areas which are open to the public, in common with Landlord and with other persons authorized by Landlord from time-to-time to use such area, subject to such reasonable rules and regulations
relating to such use as Landlord may from time-to-time establish. 
  
 14.2 Landlord to Operate. Landlord shall operate, manage, equip, light, repair, clean and maintain and replace the Common Areas in such manner as Landlord may in its sole discretion determine to be appropriate. Tenant shall reimburse
Landlord for Tenant’s Pro Rata Share of such costs pursuant to Paragraph 4.1.2 - Direct Expenses. Landlord may temporarily close any Common Areas, including parking areas, for repairs or alterations, to prevent a dedication thereof or
the accrual of prescriptive rights therein, or for any other reason deemed sufficient by Landlord. 
  
 14.3 Control in Landlord. Landlord shall at all times during the Term have the sole exclusive control of the automobile parking areas, driveways,
entrances and exits and the sidewalks and pedestrian passageways and other Common Areas, and may at any time from time-to-time during the Term restrain any use or occupancy thereof except as authorized by the rules and regulations for the use of
such areas established by Landlord from time-to-time. The rights of Tenant in and to the Common Areas shall at all times be subject to the rights of Landlord, other tenants of Landlord and other authorized users designated by Landlord to use the
same in common with Tenant, and Tenant shall keep the Common Areas free and clear of any obstructions created or permitted by Tenant or resulting from Tenant’s operation. If, in the opinion of Landlord, unauthorized persons are using any of the
Common Areas by reason of the presence of Tenant in the Building, Tenant, upon demand of Landlord, shall restrain such unauthorized use by appropriate proceedings. Nothing herein shall affect the right of Landlord at any time to remove any such
unauthorized person from the Common Areas nor to prohibit the use of any said areas by unauthorized persons. 
  
 15. SECURITY SERVICES. Landlord may, but shall be under no obligation to, implement security measures for the Property, such as the registration or search of all persons entering or leaving the Building,
requiring identification for access to the Building, evacuation of the Building for cause, suspected cause, or for drill purposes, the issuance of magnetic pass cards or keys for Building or elevator access and other actions that Landlord deems
necessary or appropriate to prevent any threat of property loss or damage, bodily injury or business interruption. Landlord shall at all times have the right to change, alter or reduce any such security services or measures. Tenant shall cooperate
and comply with, and cause Tenant’s Representatives and Visitors to cooperate and comply with, such security measures. Landlord, its agents and employees shall have no liability to Tenant or its Representatives or Visitors for the
implementation or exercise of, or the failure to implement or exercise, any such security measures or for any resulting disturbance of Tenant’s use or enjoyment of the Premises. 
  
 If those tenants on the first and second floors of the Building request Landlord (by majority vote based upon the total
Rental Area of the first and second floors) to contract for third-party security guard services for the Building and Landlord approves, Landlord shall make reasonable efforts to contract for the services, and the costs of the services will be
charged as Rent to each tenant of the first and second floors in proportion to the Rental Area occupied by tenants on said floors from time to time. In accommodating said tenants’ request for security services, Landlord may, but shall not be
required to, appoint a committee of such tenants to assist Landlord in the selection and administration of any such services. In no event shall Landlord have any responsibility or liability for the selection of such security services provider, or
for any acts, errors or omissions of any such security service provider, and Tenants agree to look solely to the provider of such services for any claims arising thereunder. 
  

 15 

 16. SIGNS. Tenant shall not, without Landlord’s prior written consent (which consent may be withheld in
Landlord’s sole discretion), install or affix to any portion of the Building any exterior or interior window, door or other signs, lettering, placards or the like (collectively “Signs”). If Landlord consents to the erection of any
Signs, such Signs shall comply with any sign criteria imposed by Landlord and all Laws. Tenant may use as its advertised business address the name of the Building as it appears in the Basic Lease Information. Tenant shall not use the name of the
Building for any purpose other than as the address of the business to be conducted by Tenant in the Premises, and Tenant shall not acquire any property right in or to any name which contains such name or a part thereof. Any permitted use by Tenant
of the name of the Building during the Term shall not permit Tenant to use, and Tenant shall not use, such words either after the expiration or termination of the Lease or at any other location. Landlord reserves the right to change the name of the
Building at any time. 
  
 17. ENCUMBRANCES. 
  
 17.1 Subordination. This Lease is expressly made subject and
subordinate to any mortgage, deed of trust, ground lease, underlying lease or like encumbrance affecting any part of the Building or any interest of Landlord therein which is now existing or hereafter executed or recorded (“Encumbrance”);
provided, however, that such subordination shall only be effective, as to future Encumbrances, if the holder of the Encumbrance agrees that this Lease shall survive the termination of the Encumbrance by lapse of time, foreclosure or otherwise so
long as Tenant is not in default under this Lease. Provided the conditions of the preceding sentence are satisfied, Tenant shall execute and deliver to Landlord, within ten (10) days after written request therefor by Landlord and in a form
reasonably requested by Landlord, any additional documents evidencing the subordination of this Lease with respect to any such Encumbrance and the nondisturbance agreement of the holder of any such Encumbrance. If the interest of Landlord in the
Building is transferred pursuant to or in lieu of proceedings for enforcement of any Encumbrance, Tenant shall immediately and automatically attorn to the new owner, and this Lease shall continue in full force and effect as a direct lease between
the transferee and Tenant on the terms and conditions set forth in this Lease. 
  
 17.2 Mortgagee Protection. Tenant agrees to give any holder of any Encumbrance covering any part of the Building (“Mortgagee”), by registered mail, a copy of any notice of default served upon Landlord
by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such Mortgagee. If Landlord shall have failed to cure such default within thirty
(30) days from the effective date of such notice of default, then the Mortgagee shall have an additional thirty (30) days within which to cure such default or if such default cannot be cured within that time, then such additional time as may be
necessary to cure such default (including the time necessary to foreclose or otherwise terminate its Encumbrance, if necessary to effect such cure), and this Lease shall not be terminated so long as such remedies are being diligently pursued.

  
 18. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS. 
  
 18.1 Estoppel Certificates. Within ten (10) days after written request
therefor, Tenant shall execute and deliver to Landlord, in a form provided by or satisfactory to Landlord, a certificate stating that this Lease is in full force and effect, describing any amendments or modifications hereto, acknowledging that this
Lease is subordinate or prior, as the case may be, to any Encumbrance and stating any other information Landlord may reasonably request, including the Term, the monthly Base Rent, the date to which Rent has been paid, the amount of any Security
Deposit or prepaid Rent, whether either party hereto is in default under the terms of the Lease, and whether Landlord has completed its construction obligations hereunder (if any). Tenant irrevocably constitutes, appoints and authorizes Landlord as
Tenant’s special attorney-in-fact for such purpose to complete, execute and deliver such certificate if Tenant fails timely to execute and deliver such certificate as provided above. Any person or entity purchasing, acquiring an interest in or
extending financing with respect to the Building shall be entitled to rely upon any such certificate. If Tenant fails to deliver such certificate within ten (10) days after Landlord’s second written request therefor, Tenant shall be liable to
Landlord for any damages incurred by Landlord including any profits or other benefits from any financing of the Building or any interest therein which are lost or made unavailable as a result, directly or indirectly, of Tenant’s failure or
refusal to timely execute or deliver such estoppel certificate. 
  

 16 

 18.2 Financial Statements. Upon request by Landlord, not more than once a year, Tenant shall
deliver to Landlord a copy of the financial statements (including at least a year end balance sheet and a statement of profit and loss) of Tenant (and of each guarantor of Tenant’s obligations under this Lease) for each of the three most
recently completed years, prepared in accordance with generally accepted accounting principles (and, if such is Tenant’s normal practice, audited by an independent certified public accountant), all then available subsequent interim statements,
and such other financial information as may reasonably be requested by Landlord or required by any Mortgagee. 
  
 19. RIGHT OF ENTRY. Landlord and its agents shall have free access to the Premises during all reasonable hours for the purpose of examining the same to ascertain if they are in good repair, making repairs or
installations which Landlord may be required or permitted to make hereunder, performing Landlord’s obligations under this Lease, protecting the Premises, posting notices of nonresponsibility, and exhibiting the same to prospective purchasers,
lenders or tenants. 
  
 20. ATTORNEYS’ FEES. In the event of any
dispute between Landlord and Tenant in any way related to this Lease, the non-prevailing party shall pay to the prevailing party all reasonable attorneys’ fees and costs and expenses of any type incurred by the prevailing party in connection
with any action or proceeding (including any appeal and the enforcement of any judgment or award), whether or not the dispute is litigated or prosecuted to final judgment. The “prevailing party” shall be determined based upon an assessment
of which party’s major arguments or positions taken in the action or proceeding could fairly be said to have prevailed (whether by compromise, settlement, abandonment by the other party of its claim or defense, final decision, after any
appeals, or otherwise) over the other party’s major arguments or positions on major disputed issues. 
  
 21. SECURITY DEPOSIT. Upon execution of this Lease, Tenant will deposit with Landlord the security deposit described in the Basic Lease Information (“Security Deposit”) as security for the full and
faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease including, but not limited to, the provisions relating to the payment of Rent, Landlord may use, apply or
retain all or any part of this Security Deposit for the payment of any Rent in default, or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for
any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion of such deposit is so used or applied, Tenant shall within five (5) days after written demand therefor deposit cash with Landlord in an amount
sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord is not a trustee of the Security Deposit, and shall not be required to keep the Security Deposit
separate from its general funds. Tenant shall not be entitled to interest on such deposit. If Tenant fully and faithfully performs every provision of this Lease to be performed by it, the remaining balance of the Security Deposit shall be returned
to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within the time required by law. 
  
 22. INTEREST. In addition to the late charges referred to in Paragraph 4.4 - Late Charges, which are intended to defray Landlord’s costs resulting from
late payments, any payment from Tenant to Landlord not paid when due (including Base Rent and Tenant’s Pro Rata share of Increases in Base Rent) shall at Landlord’s option bear interest from the date due until paid to Landlord by Tenant at
the discount rate of the Federal Reserve Bank of San Francisco at the time of the date due plus ten percent (10%) or the maximum lawful rate that Landlord may charge to Tenant under applicable laws, whichever is less (the “Stipulated
Rate”). Acceptance of any interest shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of its other rights and remedies under this Lease. 
  
 23. GUARANTY. If so shown on the Basic Lease Information, this Lease shall be
guaranteed by the referenced Guarantor pursuant to terms of the Guaranty attached as EXHIBIT D. 
  
 24. RELOCATION. If Landlord requires the Premises for use in conjunction with another suite or for other reasons connected with Landlord’s Building planning program, upon notifying Tenant in writing,
Landlord shall have the right to relocate Tenant to other space in the Building, at Landlord’s sole cost and expense, and the terms and conditions of the original Lease shall remain in full force and effect, except that a revised EXHIBIT
A shall become part of this Lease and shall reflect the location of the new space. However, if the new space does not meet with the Tenant’s approval, 

  

 17 

 
Tenant shall have the right to cancel this lease upon giving Landlord sixty (60) days notice within ten (10) days of receipt of Landlord’s notification.
If Tenant does not approve of the new space in writing within ten (10) days after receipt of Landlord’s notification, Landlord shall have the right to withdraw its relocation notice, in which event this Lease shall continue and Tenant shall not
be relocated or accept Tenant’s termination notice, in which event this Lease shall terminate effective as of the date the relocation was to be effective. 
  

25. MISCELLANEOUS. 
  
 25.1 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease (except delivery of possession of the
Premises to Tenant). 
  
 25.2 Captions. The article and
paragraph captions contained in this Lease are for convenience only and shall not be considered in the construction or interpretation of any provision hereof. 
  

25.3 Entire Agreement and Amendments. This Lease, including the Exhibits and any Addenda attached hereto, and the documents referred to herein,
if any, constitute the entire agreement between Landlord and Tenant with respect to the leasing of space by Tenant in the Building, and supersede all prior or contemporaneous agreements, understandings, proposals and other representations by or
between Landlord and Tenant, whether written or oral. Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the Premises, the Building, the Building or this Lease except as expressly set forth
herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. The submission of this Lease for examination does not constitute an option for the Premises and this Lease shall
become effective as a binding agreement only upon execution and delivery thereof by Landlord to Tenant. No provision of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective
successors in interest. 
  
 25.4 Notice. All notices and
any other communications permitted or required under this Lease must be in writing and will be effective (i) immediately upon delivery in person or by facsimile, provided delivery is made during regular business hours or receipt is acknowledged by a
person reasonably believed by the delivering party to be employed by the recipient; (ii) 24 hours after deposit with a commercial courier or delivery service for overnight delivery, provided delivery is made during regular business hours or receipt
is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient; or (iii) three days after deposit with the United States Postal Service, certified mail, return receipt requested, postage prepaid. All notices
must be properly addressed and delivered to the parties at the addresses for notices set forth in the Basic Lease Information. Either party may change its address for notices hereunder by a notice to the other party complying with this Paragraph.

  
 25.5 Holdover. This Lease shall terminate without
further notice at the expiration of the Term. Any holding over after the expiration or termination of the Lease without the consent of Landlord shall be construed to be a tenancy from month to month, at two hundred percent (200%) of the Base Rent
for the month immediately preceding the expiration or termination of the Lease in addition to all other Rent payable hereunder, and shall otherwise be on the terms and conditions herein specified insofar as applicable. If Tenant remains in
possession of the Premises after the expiration or termination of the Lease without Landlord’s consent, Tenant shall indemnify, defend and hold Landlord and Landlord’s employees, agents and partners harmless from and against any claim,
loss, damage, expense or liability resulting from Tenant’s failure to surrender the Premises, including without limitation, any claims made by any succeeding tenant based upon delay in the availability of the Premises. 
  
 25.6 Brokers. Except for the brokers listed in the Basic Lease
Information (“Brokers”), Tenant warrants and represents that it has had no dealings with any real estate broker or agent acting on Tenant’s behalf in connection with this Lease. Tenant agrees to defend, indemnify and hold Landlord and
Landlord’s employees, agents and partners harmless from and against any and all liabilities or expenses, including attorneys’ fees and costs, arising out of or in connection with any broker, other than Brokers, or individual claiming to be
acting on Tenant’s behalf. 
  
 25.7 Acceptance.
Delivery of this Lease, duly executed by Tenant, constitutes an offer to lease the Premises, and under no circumstances shall such delivery be deemed to create an option or reservation to lease the Premises for 

  

 18 

 
the benefit of Tenant. This lease shall only become effective and binding upon full execution hereof by Landlord and delivery of a signed copy to Tenant.

  
 25.8 Waiver. The waiver by Landlord of any breach of
any term, condition or covenant of this Lease shall not be deemed to be a waiver of such provision or any subsequent breach of the same or any other term, condition or covenant of this Lease. The subsequent acceptance of Rent hereunder by Landlord
shall not be deemed to be a waiver of any preceding breach at the time of acceptance of such payment. No covenant, term or condition of this Lease shall be deemed to have been waived by Landlord unless such waiver is in writing signed by Landlord.

  
 25.9 Separability. If one or more of the provisions
contained herein, except for the payment of Rent, is for any reason held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision of this Lease, but this Lease shall
be construed as if such invalid, illegal or unenforceable provision had not been contained herein. 
  
 25.10 Joint and Several Liability. If Tenant consists of more than one person or entity, the obligations of each Tenant under this Lease shall be
joint and several. 
  
 25.11 Recording. Tenant shall not
record this Lease or any memorandum thereof. 
  
 25.12 Force
Majeure. If Landlord is delayed, interrupted or prevented from performing any of its obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, governmental act or failure to act, labor dispute,
unavailability of materials or any cause outside the reasonable control of Landlord, then the time for performance of the affected obligations of Landlord shall be extended for a period equivalent to the period of such delay, interruption or
prevention. 
  
 25.13 Landlord’s Liability. The term
“Landlord,” as used in this Lease, shall mean only the owner or owners of the Building at the time in question. In the event of any conveyance of title to the Building, then from and after the date of such conveyance, the transferor
Landlord shall be relieved of all liability with respect to Landlord’s obligations to be performed under this Lease after the date of such conveyance. Notwithstanding any other term or provision of this Lease, the liability of Landlord for its
obligations under this Lease is limited solely to Landlord’s interest in the Building as the same may from time to time be encumbered, and no personal liability shall at any time be asserted or enforceable against any other assets of Landlord
or against Landlord’s partners or members or its or their respective partners, shareholders, members, directors, officers or managers on account of any of Landlord’s obligations or actions under this Lease. 
  
 25.14 Exhibits. The Basic Lease Information, and all exhibits,
amendments, riders and addenda attached hereto are hereby incorporated herein and made a part hereof. 
  
 25.15 Tenant Improvements. The construction of any initial improvements to the interior of the Premises shall be subject to the terms of Exhibit
F. 
  
 25.16 Conditions. All agreements of Tenant
contained in this Lease, whether expressed as conditions or covenants, shall be construed to be both conditions and covenants, conferring upon Landlord, in the event of a breach thereof, the right to terminate this Lease. 
  
 25.17 No Partnership or Joint Venture. Nothing in this Lease shall be
construed as creating a partnership or joint venture between Landlord, Tenant, or any other party, or cause Landlord to be responsible for the debts or obligations of Tenant or any other party. 
  
 25.18 Construction. This Lease shall not be construed either for or
against Tenant or Landlord, but shall be construed in accordance with the general tenor of the language. This Lease shall be construed in accordance with the laws of the State of California. 
  

 19 

 25.19 Binding Effect. Subject to the provisions of Article 17 - Encumbrances and Article 10
- Assignment and Subletting, all of the provisions hereof shall bind and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and permitted assigns. 
  
 25.20 Authority. If Tenant is a corporation, partnership, limited
liability company or other form of business entity, each of the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter
into this Lease and that the persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the
foregoing representations. 
  
 IN WITNESS WHEREOF, Landlord and
Tenant have entered into this Lease as of the date first above written. 
  

			
	TENANT:
		
	By:	 	Dolby Laboratories Inc.
		
	Its:	 	/s/    JANET L. DALY        
	 	 	Vice President, Finance & Administration
		
	By:	 	 
		
	Its:	 	 
	
	LANDLORD: Dolby Properties, LLC
		
	By:	 	/s/    JANET L. DALY        
		
	Its:	 	Vice President/ Finance & Administration

  

 20 

  
 EXHIBIT A

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF May 14, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC AS TENANT 
  
 PREMISES 
  
 Third floor, fourth floor and
penthouse of 999 Brannan, San Francisco, Ca 94103 
  

 EXHIBIT A - Page 1 

  
 EXHIBIT B

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 14, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 ADDITIONAL PROVISIONS - NONE 
  

 EXHIBIT B - Page 1 

  
 EXHIBIT C

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 14, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 RULES AND REGULATIONS 
  

	(a)	Tenant and Tenant’s employees shall not in any way obstruct the sidewalks, entry passages, pedestrian passageways, driveways, entrances and exits to the Building, and they
shall use the same only as passageways to and from their respective work areas. 

  

	(b)	Any sash doors, sashes, windows, glass doors, lights and skylights that reflect or admit light into the Common Areas of Building shall not be covered or obstructed by Tenant. Water
closets, urinals and wash basins shall not be used for any purpose other than those for which they were constructed, and no rubbish, newspapers, food or other substance of any kind shall be thrown into them. Tenant shall not mark, drive nails, screw
or drill into, paint or in any way deface the exterior walls, roof, foundations, bearing walls or pillars without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion. The expense of repairing any
breakage, stoppage or damage resulting from a violation of this rule shall be borne by Tenant. 

  

	(c)	No awning or shade shall be affixed or installed over or in the windows or the exterior of the Premises except with the consent of Landlord, which may be withheld in Landlord’s
discretion. 

  

	(d)	No boring or cutting for wires shall be allowed, except with the consent of Landlord, which consent may be withheld in Landlord’s sole discretion. 

  

	(e)	Tenant shall not do anything in the Premises, or bring or keep anything therein, which will in any way increase or tend to increase the risk of fire or the rate of fire insurance or
which shall conflict with the regulations of the fire department or the law or with any insurance policy on the Premises or any part thereof, or with any rules or regulations established by any administrative body or official having jurisdiction,
and it shall not use any machinery therein, even though its installation may have been permitted, which may cause any unreasonable noise, jar, or tremor to the floors or walls, or which by its weight might injure the floors of the Premises.

  

	(f)	Landlord may limit weight, size and position of all safes, fixtures and other equipment used in the Premises. If Tenant shall require extra heavy equipment, Tenant shall notify
Landlord of such fact and shall pay the cost of structural bracing to accommodate it. All damage done to the Premises or Building by installing, removing, or maintaining extra heavy equipment shall be repaired at the expense of Tenant.

  

	(g)	Tenant and Tenant’s Representatives and Visitors shall not make nor permit any loud, unusual or improper noises nor interfere in any way with other tenants or those having
business with them, nor bring into or keep within the Building any animal, or any bicycle or other vehicle, except such vehicle as Landlord may from time to time permit. Tenant and Tenant’s Representatives and Visitors shall not throw refuse or
other substances or litter of any kind in or about the Building, except in receptacles placed therein for such purposes by Landlord or government authorities. 

  

	(h)	No machinery of any kind will be allowed in the Premises without the written consent of Landlord. This shall not apply, however, to customary office equipment or trade fixtures.

  

	(i)	All freight must be moved into, within and out of the Premises only during such hours and according to such regulations as may be posted from time to time by Landlord.

  

 EXHIBIT C - Page 1 

	(j)	No aerial shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance, the written consent of Landlord. Any aerial so installed
without such written consent shall be subject to removal without notice at any time. Landlord may withhold consent in its sole discretion. 

  

	(k)	All garbage, including wet garbage, refuse or trash shall be placed by the Tenant in the receptacles provided by the Landlord for that purpose and only during those times prescribed
by the Landlord. 

  

	(l)	Tenant shall not burn any trash or garbage at any time in or about the Premises or any area of the Building. 

  

	(m)	Tenant shall observe all security regulations issued by the Landlord and comply with instructions and/or directions of the duly authorized security personnel for the protection of
the Building and all tenants therein. 

  

	(n)	Any requirements of Tenant will be considered only upon written application to Landlord at Landlord’s address set forth in the Lease. 

  

	(o)	No waiver of any rule or regulation by Landlord shall be effective unless expressed in writing and signed by Landlord or its authorized agent. 

  

	(p)	Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord is intoxicated or under the influence of liquor or drugs, or who shall
in any manner do any act in violation of the Law or the rules and regulations of the Building. 

  

	(q)	Landlord reserves the right at any time to change or rescind any one or more of these rules or regulations or to make such other and further reasonable rules and regulations as, in
Landlord’s judgment, may from time to time be necessary for the operation, management, safety, care and cleanliness of the Building and the Premises, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants of the Building. Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of the rules and regulations by any other tenant or other person. Tenant shall be deemed to have read these
rules and to have agreed to abide by them as a condition to its occupancy of the Premises. 

  

	(r)	Tenant shall abide by any additional rules or regulations which are ordered or requested by any governmental or military authority. 

  

	(s)	In the event of any conflict between these rules and regulations or any further or modified rules and regulations from time to time issued by Landlord and the Lease provisions, the
Lease provisions shall govern and control. 

  

	(t)	Landlord specifically reserves to itself or to any person or firm it selects, (i) the right to place in and upon the Building, coin-operated machines for the sale of cigarettes,
candy and other merchandise or service, and (ii) the revenue resulting therefrom. Neither party shall place or permit vending machines in the Premises. 

  

	(u)	Normal business hours for the Building shall be from 8 a.m. to 6 p.m., Monday through Friday, excluding holidays. 

  

 EXHIBIT C - Page 2 

  
 EXHIBIT D

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 14, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 LEASE GUARANTY 
  
 GUARANTOR: NONE 
  

 EXHIBIT D - Page 1 

  
 EXHIBIT E

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 14, 1998 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 CONSTRUCTION RIDER 
  
 1. Tenant
Improvements. Landlord shall, at its own cost and expense, through a contractor designated by the Landlord, demolish the existing interior walls. Landlord shall proceed with reasonable diligence to cause the Tenant Improvements to be
Substantially Completed on or prior to the Scheduled Commencement Date. The Tenant Improvement shall be deemed to be “Substantially Completed” when the interior walls have been demolished and the Premise is in a clean condition. (The
definition of Substantially Completed shall also define the terms “Substantial Completion” and “Substantially Complete.”) 
  
 2. Delivery of Premises. Upon Substantial Completion of the Tenant Improvements, Landlord shall deliver possession of the Premises to Tenant. If
Landlord has not Substantially Completed the Tenant Improvements and tendered possession of the Premises to Tenant on or before the Scheduled Commencement Date specified in Paragraph 3 of the Lease, or if Landlord is unable for any other reason to
deliver possession of the Premises to Tenant on or before such date, neither Landlord nor its Representatives shall be liable to Tenant for any damage resulting from the delay in completing such construction obligations and/or delivering possession
to Tenant and the Lease shall remain in full force and effect unless and until it is terminated under the express provisions of this Paragraph. 
  
 Notwithstanding the foregoing, if the Commencement Date has not occurred or been deemed to have occurred within six (6) months after the Scheduled
Commencement Date, either party, by written notice to the other party given within ten (10) days after the expiration of such six (6) month period, may terminate this Lease without any liability to the other party; provided, however, that if the
delay in the Commencement Date is caused by delays of the type described in Paragraph 25.12 - Force Majeure of the Lease, and if Tenant elects to terminate as provided above, then Tenant shall reimburse Landlord, within thirty (30) days after
receipt of notification from Landlord of the amounts due, for any amounts expended or incurred by Landlord for the design, construction and installation of the Tenant Improvements and for brokerage commissions and legal fees in connection with the
preparation and negotiation of the Lease. If Tenant fails to perform any of Tenant’s obligations under this Construction Rider within the time periods specified herein, Landlord may, in lieu of terminating the Lease under the foregoing
provisions, treat such failure of performance as an event of default under the Lease. 
  
 3. Access to Premises. Landlord shall allow Tenant and Tenant’s Representatives to enter the Premises prior to the Commencement Date to permit Tenant to make the Premises ready for its use and occupancy;
provided, however, that prior to such entry of the Premises, Tenant shall provide evidence reasonably satisfactory to Landlord that Tenant’s insurance, as described in Article 8 - Insurance and Indemnity of the Lease, shall be in effect
as of the time of such entry. Such permission may be revoked at any time upon twenty-four (24) hours’ notice, and Tenant and its Representatives shall not interfere with Landlord or Landlord’s contractor in completing the Building or the
Tenant Improvements. 
  
 Tenant agrees that Landlord shall not be
liable in any way for any injury, loss or damage which may occur to any of Tenant’s property placed upon or installed in the Premises prior to the Commencement Date, the same being at Tenant’s sole risk, and Tenant shall be liable for all
injury, loss or damage to persons or property arising as a result of such entry into the Premises by Tenant or its Representatives. 
  

 4. Ownership of Tenant Improvements. All Tenant Improvements, whether installed by Landlord or
Tenant, shall become a part of the Premises, shall be the property of Landlord and, subject to the provisions of the Lease, shall be surrendered by Tenant with the Premises, without any compensation to Tenant, at the expiration or termination of the
Lease in accordance with the provisions of the Lease. 
  

 999 BRANNAN STREET 
 BASIC LEASE INFORMATION 
  
 The Basic
Lease Information set forth below is part of the Lease. 
  

			
	 Lease Date:
 (Introduction)
	  	November 1, 1999
		
	 Landlord:
 (Introduction)
	  	Dolby Properties, LLC
		
	 Tenant:
 (Introduction)
	  	Dolby Laboratories, Inc
		
	Premises:	  	Suite Numbers: 104, 107, 108, 109, 112, 114, 115, 116, 117, 120, 121, 122, 127, 129, 130, 131, 132, 208, 209, 210, 213, 214, 215, and 216 as indicated in Exhibit A
		
	Building:	  	999 Brannan Street, San Francisco, California
		
	 Rentable Area of Premises:
 (Paragraph
1.1)
	  	Approximately 17,118 square feet.
		
	 Rentable Area of Building:
 (Paragraph
1.2)
	  	Approximately 134,280 square feet.
		
	 Tenant’s Pro Rata Share:
 (Paragraph
1.8)
	  	Twelve and 75/100th Percent (12.75%).
		
	 Term:
 (Paragraph 3)
	  	Month to Month
		
	 Commencement Date:
 (Paragraph
3)
	  	July 1, 1998
		
	 Base Rent:
 (Paragraph
4.1.1)
	  	$26.00 per square foot per year ($37,089.00 per month)
		
	 Base Year:
 (Paragraph 1.1)
	  	1999
		
	 Use:
 (Paragraph 6.1)
	  	General business office purposes typically associated with the multi-media industry

			
	 Security Deposit:
 (Paragraph
21)
	  	None
		
	 Guarantor:
 (Paragraph 23)
	  	None
		
	 Landlord’s Address for Notices:
 (Paragraph 25.4)
	  	 Dolby Properties, LLC
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Tenant’s Address for Notices:
 (Paragraph
25.4)
	  	 Dolby Laboratories Inc
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Janet Daly

		
	 Landlord’s Broker:
 (Paragraph
25.6)
	  	None
		
	 Tenant’s Broker:
 (Paragraph
25.6)
	  	None
		
	Additional Provisions:	  	None

 TABLE OF CONTENTS 
  

							
	 	  	 	  	 	  	Page

	1.	  	DEFINITIONS	  	1
				
	 	  	1.1	  	Base Year	  	1
	 	  	1.2	  	Base Year Direct Expenses	  	1
	 	  	1.3	  	Building	  	1
	 	  	1.4	  	Common Areas	  	1
	 	  	1.5	  	Direct Expenses	  	1
	 	  	1.6	  	Lease Year	  	1
	 	  	1.7	  	Premises	  	2
	 	  	1.8	  	Real Property Taxes	  	2
	 	  	1.9	  	Rentable Area of Building	  	2
	 	  	1.10	  	Tenant’s Pro Rata Share	  	2
			
	2.	  	PREMISES	  	2
			
	3.	  	LEASE TERM	  	2
			
	4.	  	RENT	  	2
				
	 	  	4.1	  	Rent Payable	  	2
	 	  	4.2	  	Additional Rent Terms	  	3
			
	5.	  	TENANT TAXES	  	3
			
	6.	  	CONDUCT OF BUSINESS BY TENANT	  	3
				
	 	  	6.1	  	Use of the Premises	  	3
	 	  	6.2	  	Compliance with Law	  	3
	 	  	6.3	  	Rules and Regulations	  	4
	 	  	6.4	  	Hazardous Materials	  	4
			
	7.	  	MAINTENANCE, REPAIRS AND ALTERATIONS	  	5
				
	 	  	7.1	  	Acceptance	  	5
	 	  	7.2	  	Landlord’s Responsibility	  	5
	 	  	7.3	  	Reimbursement by Tenant	  	5
	 	  	7.4	  	Tenant’s Responsibility	  	6
	 	  	7.5	  	Tenant Improvements and Alterations	  	6
	 	  	7.6	  	Liens	  	7
	 	  	7.7	  	Condition Upon Surrender	  	7
			
	8.	  	INSURANCE AND INDEMNITY	  	7
				
	 	  	8.1	  	Tenant’s Insurance	  	7
	 	  	8.2	  	Insurance Requirements	  	8
	 	  	8.3	  	Adjustments to Insurance Program	  	8
	 	  	8.4	  	Liability Insurance Requirements	  	8
	 	  	8.5	  	Certificates of Insurance	  	8
	 	  	8.6	  	Landlord to Insure Building	  	8
	 	  	8.7	  	Waiver of Subrogation	  	9
	 	  	8.8	  	Indemnification	  	9
	 	  	8.9	  	Landlord’s Disclaimer	  	9

							
	9.	  	REPAIRS AND RESTORATION	  	9
				
	 	  	9.1	  	Insubstantial Insured Damage	  	9
	 	  	9.2	  	Substantial or Uninsured Damage	  	9
	 	  	9.3	  	Damage Near End of Term	  	9
	 	  	9.4	  	Rent Abatement	  	9
	 	  	9.5	  	Tenant’s Option to Cancel	  	10
	 	  	9.6	  	“Substantial” Defined	  	10
			
	10.	  	ASSIGNMENT AND SUBLETTING	  	10
				
	 	  	10.1	  	Landlord’s Consent Required	  	10
	 	  	10.2	  	Notice to Landlord	  	11
	 	  	10.3	  	Landlord’s Option	  	11
	 	  	10.4	  	Collection of Rent	  	11
	 	  	10.5	  	Tenant Not Released	  	11
			
	11.	  	EMINENT DOMAIN	  	11
				
	 	  	11.1	  	Automatic Termination	  	11
	 	  	11.2	  	Rent Abatement	  	11
	 	  	11.3	  	Condemnation Award	  	12
	 	  	11.4	  	Sale Under Threat of Condemnation	  	12
			
	12.	  	UTILITIES AND SERVICES	  	12
			
	13.	  	DEFAULTS, REMEDIES	  	13
				
	 	  	13.1	  	Defaults	  	13
	 	  	13.2	  	Remedies	  	13
	 	  	13.3	  	Chronic Delinquency	  	14
			
	14.	  	COMMON AREA	  	14
				
	 	  	14.1	  	Right of Use	  	14
	 	  	14.2	  	Landlord to Operate	  	14
	 	  	14.3	  	Control in Landlord	  	15
			
	15.	  	SECURITY SERVICES	  	15
			
	16.	  	SIGNS	  	15
			
	17.	  	ENCUMBRANCES	  	15
				
	 	  	17.1	  	Subordination	  	15
	 	  	17.2	  	Mortgagee Protection	  	16
			
	18.	  	ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS	  	16
				
	 	  	18.1	  	Estoppel Certificates	  	16
	 	  	18.2	  	Financial Statements	  	16
			
	19.	  	RIGHT OF ENTRY	  	16
			
	20.	  	ATTORNEYS’ FEES	  	16
			
	21.	  	SECURITY DEPOSIT	  	16

							
	22.	  	INTEREST	  	17
			
	23.	  	GUARANTY	  	17
			
	24.	  	RELOCATION	  	17
			
	25.	  	MISCELLANEOUS	  	17
				
	 	  	25.1	  	Time of Essence	  	17
	 	  	25.2	  	Captions	  	17
	 	  	25.3	  	Entire Agreement and Amendments	  	17
	 	  	25.4	  	Notice	  	18
	 	  	25.5	  	Holdover	  	18
	 	  	25.6	  	Brokers	  	18
	 	  	25.7	  	Acceptance	  	18
	 	  	25.8	  	Waiver	  	18
	 	  	25.9	  	Separability	  	18
	 	  	25.10	  	Joint and Several Liability	  	18
	 	  	25.11	  	Recording	  	18
	 	  	25.12	  	Force Majeure	  	18
	 	  	25.13	  	Landlord’s Liability	  	19
	 	  	25.14	  	Exhibits	  	19
	 	  	25.15	  	Tenant Improvements	  	19
	 	  	25.16	  	Conditions	  	19
	 	  	25.17	  	No Partnership or Joint Venture	  	19
	 	  	25.18	  	Construction	  	19
	 	  	25.19	  	Binding Effect	  	19
	 	  	25.20	  	Authority	  	20

  
 Exhibit A - Premises 
 Exhibit B - Additional Provisions 
 Exhibit C - Rules and Regulations

 Exhibit D - Lease Guaranty 
 Exhibit E - Construction Rider

 999 BRANNAN STREET LEASE 
  
 THIS LEASE is made as of the Lease Date set forth in the Basic Lease Information, by and between Dolby Properties LLC
(“Landlord”) and the Tenant identified in the Basic Lease Information (“Tenant”). Landlord and Tenant hereby agree as follows: 
  
 1. DEFINITIONS. Unless the context otherwise specifies or requires, the following terms shall have the following meanings: 
  
 1.1 Base Year. The calendar year specified in the Basic Lease
Information as the Base Year. 
  
 1.2 Base Year Direct
Expenses. The Direct Expenses paid or incurred by Landlord in the Base Year. 
  
 1.3 Building. The building in which the Premises are located. 
  
 1.4 Common Areas. All areas within or around the Building which are now or hereafter held for use by the Landlord or other persons entitled to
occupy space in the Building, including, without limitation, streets, driveways, covered walkways, canopies, loading docks, sidewalks, landscaped and planted areas, restrooms not located within the premises of any tenant, corridors and hallways,
janitor’s closets, mechanical and telephone rooms, and other areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees and invitees. Landlord may make changes at any time and from time
to time in the size, shape, location, number and extent of the Common Areas and no such change shall constitute an eviction, construction or otherwise, or entitle Tenant to any abatement of rent or otherwise affect Tenant’s obligations under
this Lease. 
  
 1.5 Direct Expenses. All costs paid or
incurred by Landlord in connection with the operation, maintenance, replacement and repair of the Building (excluding those expenses which are the responsibility of Tenant pursuant to Paragraphs 5 - Tenant Taxes, 7.3 - Reimbursement by
Tenant and 8.1 - Tenant’s Insurance) including, without limitation, all costs and expenses paid or incurred with respect to utilities and other services provided to the Building to the extent not required to be paid by Tenant
pursuant to this Lease; operating, cleaning, sweeping, repairing and resurfacing the sidewalk, entry areas, and other Common Areas; maintenance and replanting of all landscaping; maintenance and repair of landscape sprinkler systems, fire protection
and security systems, lights and light standards (including bulb replacement), drainage systems and utility systems (including heating ventilation and air-conditioning); painting, janitorial and other services to the Common Areas; premiums for
public liability and property damage insurance (including extended and broad form coverage risks for the Common Areas of the Building) and insurance deductibles; Real Property Taxes as defined below; any assessments or charges imposed in order to
have the Building comply with statutes, ordinances, orders, requirements, laws, rules and regulations of any governmental or quasi-governmental authority now or hereafter in effect (collectively, “Laws”); maintenance, repair and
replacement of mechanical equipment as necessary or rental for such equipment if leased; costs of maintenance and repair of electricity, water and other utilities for the operation and maintenance of the Building; garbage and refuse removal; capital
expenditures reasonably deemed necessary by Landlord or made for the purpose of reducing operating expenses or to comply with Laws (which capital expenses shall be amortized over their useful life); reasonable legal and accounting expenses which
relate to the Building as a whole; reasonable third party management fees for the Building; a reasonable allowance for depreciation on machinery and equipment used to maintain the Building and on other personal property owned by Landlord in the
Building (including window coverings and carpeting in the Common Areas); and the reasonable costs of contesting the validity or applicability of any Laws that may affect the Building. If less than one hundred percent of the Building is occupied
during any Lease Year, Landlord shall adjust Direct Expenses to equal Landlord’s reasonable estimate of direct Expenses had one hundred percent occupied. 
  

1.6 Lease Year. The term “Lease Year” as used in the Lease shall refer to each full (twelve month) calendar year occurring during the
Term, except that the first Lease Year shall be the period from the Commencement Date until December 31 of the calendar year in which the Commencement Date occurs, and the last Lease Year shall be the period from January 1 in the year in which the
Lease terminates until the last day of the Term. 
  

 1 

 1.7 Premises. The space identified in the Basic Lease Information, in the Building at the address
specified in the Basic Lease Information. The approximate configuration and location of the Premises is outlined on the attached EXHIBIT A. Landlord and Tenant agree that the rentable area of the Premises for all purposes under this Lease,
shall be the rentable area specified in the Basic Lease Information, regardless of the actual measurement of the Premises. Tenant acknowledges that Tenant or Tenant’s representative has measured or had the opportunity to measure the Premises to
verify the accuracy of the rentable area specified in the Basic Lease Information. 
  
 1.8 Real Property Taxes. All real property taxes and general, special or district assessments or other governmental impositions, of whatever kind, nature or origin, imposed on or by reason of the ownership or
use of the Building; governmental charges, fees or assessments for transit or traffic mitigation (including area-wide traffic improvement assessments and transportation system management fees), housing, police, fire or other governmental service or
purported benefits to the Building; personal property taxes assessed on the personal property of Landlord used in the operation of the Building; service payments in lieu of taxes and taxes and assessments of every kind and nature whatsoever levied
or assessed in addition to, in lieu of or in substitution for existing or additional real or personal property taxes on the Building or the personal property described above; any increases in the foregoing caused by changes in assessed valuation,
tax rate or other factors or circumstances; and the reasonable cost of contesting by appropriate proceedings the amount or validity of any taxes, assessments or charges described above. To the extent paid by Tenant or other tenants as
“Tenant’s Taxes” (as defined in Paragraph 5 - Tenant Taxes), “Tenant’s Taxes” shall be excluded from Taxes. The term “Real Property Taxes” shall also include all expenses reasonably incurred by Landlord
in seeking reduction by the taxing authorities of Real Property Taxes applicable to the Building. 
  
 1.9 Rentable Area of Building. The Building contains the rentable area specified in the Basic Lease Information. 
  
 1.10 Tenant’s Pro Rata Share. The percentage figure specified in
the Basic Lease Information as Tenant’s Pro Rata Share. Landlord and Tenant acknowledge that Tenant’s Pro Rata Share is the ratio of the rentable area of the Premises as specified in the Basic Lease Information over the total rentable area
of the Building as specified in the Basic Lease Information. 
  
 2.
PREMISES. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the Premises for the Term, at the Rent specified in Paragraph 4 and upon all of the conditions and agreements set forth herein; reserving to Landlord, however,
the right to install, maintain, use, repair and replace pipes, ducts, subfloors, conduits, and wires through the Premises in locations causing Tenant the least inconvenience possible and the use of the exterior walls and roof. 
  
 3. LEASE TERM. The term of this Lease (the “Term”) shall commence on the
Commencement Date set forth in the Basic Lease and shall continue on the basis of a month to month tenancy which shall be terminable by either party upon thirty days written notice to the other party. 
  
 4. RENT. 
  
 4.1 Rent Payable. The Rent payable to Landlord includes the following: 
  
 4.1.1 Base Rent. During each month of the Term,
Tenant shall pay to Landlord as Base Rent the amount set forth in the Basic Lease Information. Base Rent shall be paid in advance on the first day of each calendar month throughout the Term without offset, deduction, prior notice or demand, except
that a full month’s Base Rent shall be paid upon the execution of this Lease by Tenant and the prorated Base Rent payable for the period, if any, prior to the first full calendar month of the Term shall be paid on the first day of said first
full calendar month. Base Rent for any partial month shall be prorated based on the actual number of days in the month. 
  
 4.1.2 Direct Expenses. Commencing January 1, 2000, Tenant shall also pay Tenant’s Pro Rata Share of any amount by which the
Direct Expenses for any Lease Year commencing in 2000 exceeds the Base Year Direct Expenses (the “Increases in Direct Expenses”). If any additional space is added to the Premises, Tenant’s Pro Rata Share of Increases in Direct
Expenses shall be calculated separately for each such addition. Within thirty (30) days 

  

 2 

 
after the commencement of each Lease Year, Landlord shall give Tenant a written estimate of Tenant’s Pro Rata Share of the monthly Increases in Direct
Expenses for the current Lease Year. Tenant shall pay such estimated amount to Landlord in monthly installments in advance on the first day of each calendar month of the Term, without deduction, offset, prior notice or demand, prorated for any
partial month. Landlord may at any time during the Term, but not more frequently than quarterly, adjust estimates of Increases in Direct Expenses to reflect current expenditures. Following written notice to Tenant of such revised estimate,
subsequent payment by Tenant shall be based upon such revised estimate. Within ninety (90) days after the end of each Lease Year, Landlord shall furnish to Tenant a statement showing in reasonable detail the Direct Expenses incurred by Landlord
during such Lease Year, and the parties shall, within thirty (30) days after the date of such statement, make any payment necessary to adjust Tenant’s estimated payments for such Lease Year to Tenant’s actual Pro Rata Share of Increases in
Direct Expenses for such Lease Year as shown by such annual statement. 
  
 4.1.3 Late Charges. If Base Rent or Tenant’s Pro Rata Share of Increases in Direct Expenses are unpaid after the fifth day after the due date, Tenant shall pay a late charge of ten percent (10%) of the
amount overdue. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of the late payment by Tenant. The late charge shall be paid without offset, deduction, prior notice or
demand. Any dishonored check shall be treated as rent unpaid and shall be subject to late charges. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from
exercising any of its other rights and remedies under this Lease. 
  
 4.2 Additional Rent Terms. All amounts which Tenant is required to pay under this Lease including all damages, costs and expenses which Landlord may incur by reason of any default by Tenant under this Lease shall be deemed to be Rent
hereunder. Upon nonpayment of any Rent, Landlord shall have all of the rights and remedies with respect thereto as Landlord has for the non-payment of Base Rent. All Rent shall be paid in lawful money of the United States to Landlord at the address
specified in this Lease for purpose of notice, or to such other persons or at such other places as may be designated in writing by Landlord from time to time. All Rent shall be paid without deduction or offset and, except as otherwise expressly
provided in this Lease, without prior notice or demand. 
  
 5. TENANT
TAXES. Tenant shall be responsible for and shall pay before delinquency all Tenant Taxes. Tenant Taxes shall mean: (a) all taxes, assessments, license fees and other governmental charges or impositions levied or assessed against or with respect
to Tenant’s personal property or Trade Fixtures in the Premises, whether any such imposition is levied directly against Tenant or levied against Landlord or the Building; (b) all rental, excise, sales or transaction privilege taxes arising out
of this Lease (excluding, however, state and federal personal or corporate income taxes measured by the income of Landlord from all sources) imposed by any taxing authority upon Landlord or upon Landlord’s receipt of any rent payable by Tenant
pursuant to the terms of this Lease; and (c) any increase in Real Property Taxes attributable to inclusion of a value placed on Tenant’s personal property, Trade Fixtures or Alterations. If any Tenant Taxes are assessed, levied, or imposed upon
Landlord or any portion of the Building, Landlord shall give Tenant a statement of the amount applicable to the Premises. If a separate assessment of the improvements is not available from the appropriate governmental authority, Landlord’s good
faith allocation shall be binding on Tenant. In such event, Tenant shall pay Landlord on demand for such Tenant Taxes applicable to the Premises. If Landlord pays any Tenant Taxes, Tenant shall reimburse Landlord upon demand for the amount of such
payment, together with interest at the Stipulated Rate from the date of Landlord’s payment to the date of Tenant’s reimbursement. 
  
 6. CONDUCT OF BUSINESS BY TENANT. 
  
 6.1 Use of the Premises. Tenant shall use the Premises solely for the purpose set forth in the Basic Lease Information as Use and for no other
purposes without the prior written consent of Landlord which shall be given at Landlord’s sole discretion. 
  
 6.2 Compliance with Law. Tenant at its expense shall comply promptly with all present and future applicable Laws regulating the use by Tenant of
the Premises, including compliance with the Americans With Disabilities Act of 1990, as the same may be amended from time to time. Tenant shall not use or permit the use of the Premises in any manner that will tend to create a nuisance or tend to
disturb other tenants or occupants of the Building or tend to injure the reputation of the Building. Tenant shall place no loads upon the floors, walls or ceilings in excess of the maximum 

  

 3 

 
designed load determined by Landlord or which endanger the structure; nor place any harmful liquids in the drainage systems; nor dump or store waste
materials or refuse or allow such to remain outside the Premises proper, except in the enclosed trash areas provided, if any. Tenant shall not store or permit to be stored or otherwise placed any other material of any nature whatsoever outside the
Premises. 
  
 6.3 Rules and Regulations. Tenant shall
comply at all times with the Rules and Regulations attached to this Lease as EXHIBIT C and such amendments and modifications thereof and additions thereto as Landlord may from time to time reasonably adopt for the operation, safety, care and
cleanliness of the Building or the preservation of good order therein. Landlord shall not be liable to Tenant for the failure of any tenant or other person to comply with such Rules and Regulations. 
  
 6.4 Hazardous Materials. 
  
 6.4.1 Definitions. 
  
 6.4.1.1 “Hazardous Materials” shall mean any
substance: (A) that now or in the future is regulated or governed by, requires investigation or remediation under, or is defined as a hazardous waste, hazardous substance, pollutant or contaminant under any governmental statute, code, ordinance,
regulation, rule or order, and any amendment thereto, including for example only the Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource Conservation and Recovery Act, 42
U.S.C. §6901 et seq., or (B) that is toxic, explosive, corrosive, flammable, radioactive, carcinogenic, dangerous or otherwise hazardous, including gasoline, diesel fuel, petroleum hydrocarbons, polychlorinated biphenyls (PCBs),
asbestos, radon and urea formaldehyde foam insulation. 
  
 6.4.1.2 “Environmental Requirements” shall mean all present and future Laws, permits, licenses, approvals, authorizations and other requirements of any kind applicable to Hazardous Materials. 
  
 6.4.1.3 “Handled by Tenant” and “Handling by
Tenant” shall mean and refer to any installation, handling, generation, storage, use, disposal, discharge, release, abatement, removal, transportation, or any other activity of any type by Tenant or its agents, employees, contractors,
licensees, sublessees, transferees or representatives (collectively, “Representatives”) or its guests, customers, invitees, or visitors (collectively, “Visitors”), at or about the Premises in connection with or involving
Hazardous Materials. 
  
 6.4.1.4
“Environmental Losses “ shall mean all costs and expenses of any kind, damages, including foreseeable and unforeseeable consequential damages, fines and penalties incurred in connection with any violation of and compliance with
Environmental Requirements and all losses of any kind attributable to the diminution of value, loss of use or adverse effects on marketability or use of any portion of the Premises or Building. 
  
 6.4.2 Tenant’s Covenants. No Hazardous Materials
shall be Handled by Tenant at or about the Premises or Building without Landlord’s prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements, all in Landlord’s absolute
discretion. Notwithstanding the foregoing, normal quantities and use of those Hazardous Materials customarily used in the conduct of general office activities, such as copier fluids and cleaning supplies (“Permitted Hazardous Materials”),
may be used and stored at the Premises without Landlord’s prior written consent, provided that Tenant’s activities at or about the Premises and Building and the Handling by Tenant of all Hazardous Materials shall comply at all times with
all Environmental Requirements. At the expiration or termination of the Lease, Tenant shall promptly remove from the Premises and Building all Hazardous Materials Handled by Tenant at the Premises or the Building. Tenant shall keep Landlord fully
and promptly informed of all Handling by Tenant of Hazardous Materials other than Permitted Hazardous Materials. Tenant shall be responsible and liable for the compliance with all of the provisions of this Paragraph by all of Tenant’s
Representatives and Visitors, and all of Tenant’s obligations under this Paragraph (including its indemnification obligations under Paragraph 6.4.5 - Tenant’s Indemnification below) shall survive the expiration or termination of
this Lease. 
  
 6.4.3 Compliance. Tenant
shall at Tenant’s expense promptly take all actions required by any governmental agency or entity in connection with or as a result of the Handling by Tenant of Hazardous Materials at or 

  

 4 

 
about the Premises or Building, including inspection and testing, performing all cleanup, removal and remediation work required with respect to those
Hazardous Materials, complying with all closure requirements and post-closure monitoring, and filing all required reports or plans. All of the foregoing work and all Handling by Tenant of all Hazardous Materials shall be performed in a good, safe
and workmanlike manner by consultants qualified and licensed to undertake such work and in a manner that will not interfere with any other tenant’s quiet enjoyment of the Building or Landlord’s use, operation, leasing and sale of the
Building. Tenant shall deliver to Landlord prior to delivery to any governmental agency, or promptly after receipt from any such agency, copies of all permits, manifests, closure or remedial action plans, notices, and all other documents relating to
the Handling by Tenant of Hazardous Materials at or about the Premises or Building. If any lien attaches to the Premises or the Building in connection with or as a result of the Handling by Tenant of Hazardous Materials, and Tenant does not cause
the same to be released, by payment, bonding or otherwise, within ten (10) days after the attachment thereof, Landlord shall have the right but not the obligation to cause the same to be released and any sums expended by Landlord in connection
therewith shall be payable by Tenant on demand. 
  
 6.4.4 Landlord’s Rights. Landlord shall have the right, but not the obligation, to enter the Premises at any reasonable time (i) to confirm Tenant’s compliance with the provisions of this Paragraph 6.4, and (ii) to perform
Tenant’s obligations under this Paragraph 6.4 if Tenant has failed to do so after reasonable notice to Tenant. Landlord shall also have the right to engage qualified Hazardous Materials consultants to inspect the Premises and review the
Handling by Tenant of Hazardous Materials, including review of all permits, reports, plans, and other documents regarding same. Tenant shall pay to Landlord on demand the costs of Landlord’s consultants’ fees and all costs incurred by
Landlord in performing Tenant’s obligations under this Paragraph. Landlord shall use reasonable efforts to minimize any interference with Tenant’s business caused by Landlord’s entry into the Premises, but Landlord shall not be
responsible for any interference caused thereby. 
  
 6.4.5 Tenant’s Indemnification. Tenant agrees to indemnify, defend and hold harmless Landlord and its partners or members and its or their partners, members, directors, officers, shareholders, employees and agents from all
Environmental Losses and all other claims, actions, losses, damages, liabilities, costs and expenses of every kind, including reasonable attorneys’, experts’ and consultants’ fees and costs, incurred at any time and arising from or in
connection with the Handling by Tenant of Hazardous Materials at or about the Building or Tenant’s failure to comply in full with all Environmental Requirements with respect to the Premises. 
  
 7. MAINTENANCE, REPAIRS AND ALTERATIONS. 
  
 7.1 Acceptance. By taking possession of the Premises, Tenant shall be
deemed to have accepted the Premises as being in good and sanitary order, condition and repair, subject to all applicable Laws. Tenant acknowledges that neither Landlord nor Landlord’s agents have made any representation or warranty as to the
suitability of the Premises for the conduct of Tenant’s business, the condition of the Premises or Building, or the use or occupancy which may be made thereof and Tenant has independently investigated and is satisfied that the Premises are
suitable for Tenant’s intended use. 
  
 7.2
Landlord’s Responsibility. Subject to the provisions of Article 9—Repairs and Restoration, Landlord shall, during the Term, keep in good order, condition and repair the foundations, exterior walls (excluding the interior
surface of exterior walls), windows, plate glass, doors (other than doors located within a tenant’s premises), downspouts, gutters and roof of the Building, all plumbing, HVAC, electrical and lighting facilities and equipment servicing the
Premises, and the Common Areas; provided, however, that Landlord shall have no obligation to repair until a reasonable time after the receipt by Landlord of a written notice of the need for repairs. Tenant waives the provisions of California Civil
Code Sections 1941 and 1942 and similar laws now or hereafter in effect. Tenant shall pay the cost of repairs to utilities located within the Premises, or for any repairs to the Building occasioned by any act or omission of Tenant, Tenant’s
Representatives or Visitors, other than reasonable wear and tear. 
  
 7.3 Reimbursement by Tenant. Tenant shall reimburse Landlord, as Rent, for Tenant’s Pro Rata Share of all costs and expenses incurred by Landlord for the foregoing maintenance and repair to the extent set forth in Article 4.1.2
- Direct Expenses. 
  

 5 

 7.4 Tenant’s Responsibility. Except as provided in Paragraph 7.2—Landlord’s
Responsibility above, Tenant shall keep in first-class order, condition and repair the Premises and every part thereof, including, without limitation, all fixtures, Trade Fixtures, Alterations, interior walls and interior surface of exterior
walls, ceilings, floors and floor coverings, utilities and doors located within the Premises. Tenant shall also keep the Premises at all times in a neat, clean and sanitary condition, shall neither commit nor permit any waste or nuisance thereon,
and shall keep the walks and corridors adjacent thereto free from Tenant’s waste or debris. If Tenant fails to perform its obligations under this Paragraph, notwithstanding any other provision hereof and without waiving any other right or
remedy Landlord may have, Landlord may, at its option, after five (5) days’ written notice to Tenant, enter upon the Premises and put the same in good order, condition and repair and at Landlord’s further option, continue such maintenance
and repair obligation for the remainder of the Term, and the cost thereof shall become due and payable as Rent by Tenant to Landlord upon demand. 
  
 7.5 Tenant Improvements and Alterations. 
  
 7.5.1 Landlord and Tenant shall perform their respective obligations with respect to design and construction of any improvements to be
constructed and installed in the Premises (the “Tenant Improvements”), as provided in the Construction Rider. Except for any Tenant Improvements to be constructed by Tenant as provided in the Construction Rider, Tenant shall not make any
alterations, improvements or changes to the Premises (including installation of any security system or telephone or data communication wiring) (“Alterations”) without Landlord’s prior written consent. Any such Alterations shall be
completed by Tenant at Tenant’s sole cost and expense: (i) with due diligence, in a good and workmanlike manner, using new materials; (ii) in compliance with plans and specifications approved by Landlord; (iii) in compliance with the
construction rules and regulations promulgated by Landlord from time to time; (iv) in accordance with all applicable Laws (including all work, whether structural or non-structural, inside or outside the Premises, required to comply fully with all
applicable Laws and necessitated by Tenant’s work); and (v) subject to all conditions which Landlord may in Landlord’s discretion impose. Such conditions may include requirements for Tenant to: (a) provide payment or performance bonds or
additional insurance (from Tenant or Tenant’s contractors, subcontractors or design professionals); (b) use contractors or subcontractors designated by Landlord; and (c) remove all or part of the Alterations prior to or upon expiration or
termination of the Term, as designated by Landlord. If any work outside the Premises, or any work on or adjustment to any of the heating, ventilation and air-conditioning (“HVAC”), mechanical, elevator, plumbing, electrical, fire
protection, life safety, security or other systems in the Building, is required in connection with or as a result of Tenant’s work, such work shall be performed at Tenant’s expense by contractors designated by Landlord. Landlord’s
right to review and approve (or withhold approval of) Tenant’s plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended solely to protect Landlord, the Building and Landlord’s
interests. No approval or consent by Landlord shall be deemed or construed to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or compliance thereof with applicable Laws or other
requirements. Except as otherwise provided in Landlord’s consent, all Alterations shall upon installation become part of the realty and be the property of Landlord. 
  
 7.5.2 Before making any Alterations, Tenant shall submit to Landlord for Landlord’s prior approval
reasonably detailed final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including the name of the contractor and all subcontractors proposed by Tenant to make the Alterations and a copy
of the contractor’s license. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord in connection with any Alterations made by Tenant, including reasonable fees charged by Landlord’s contractors or consultants to
review plans and specifications prepared by Tenant and to update the existing as-built plans and specifications of the Building to reflect the Alterations. Tenant shall obtain all applicable permits, authorizations and governmental approvals and
deliver copies of the same to Landlord before commencement of any Alterations. 
  
 7.5.3 Tenant shall keep the Premises and the Building free and clear of all liens arising out of any work performed, materials furnished
or obligations incurred by Tenant. If any such lien attaches to the Premises or the Building, and Tenant does not cause the same to be released by payment, bonding or otherwise within ten (10) days after the attachment thereof, Landlord shall have
the right but not the obligation to cause the same to be released, and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand with interest thereon from the date of expenditure by Landlord at the Stipulated Rate
(as defined in Article 22 - Interest). Tenant shall give 

  

 6 

 
Landlord at least ten (10) days’ notice prior to the commencement of any Alterations and cooperate with Landlord in posting and maintaining notices of
non-responsibility in connection therewith. 
  
 7.5.4 Subject to the provisions of this Article 7, Tenant may install and maintain furnishings, equipment, movable partitions, business equipment and other trade fixtures (“Trade Fixtures”) in the Premises, provided that the Trade
Fixtures do not become an integral part of the Premises or the Building. Tenant shall promptly repair any damage to the Premises or the Building caused by any installation or removal of such Trade Fixtures. 
  
 7.6 Liens. Tenant shall pay for all labor and services performed for,
and all materials used by or furnished to Tenant or Tenant’s Representatives and keep the Building free from any liens arising out of work performed, materials furnished, or obligations incurred by Tenant or Tenant’s Representatives with
respect to the Premises. Tenant shall indemnify, hold harmless and defend Landlord and Landlord’s employees, agents and partners from and against any liens, demands, claims, judgments or encumbrances (including all attorneys’ fees) arising
out of any work or services performed for or materials used by or furnished to Tenant or Tenant’s Representatives with respect to the Premises. Tenant shall do all things necessary to prevent the filing of any mechanic’s or other liens
against the Building or any part thereof by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant, or anyone holding the Premises, or any part thereof, through or under Tenant. If any such lien shall at any
time be filed against the Building, Tenant shall either cause the same to be discharged of record within ten (10) days after the date of filing of the same, or, if Tenant in Tenant’s discretion and in good faith determines that such lien should
be contested, Tenant shall furnish such security as may be necessary or required to (a) prevent any foreclosure proceedings against the Building during the pendency of such contest, and (b) cause a mutually satisfactory title company to remove such
lien as a matter affecting title to the Building. If Tenant shall fail to discharge such lien within such period or fail to furnish such security, then, in addition to any other right or remedy of Landlord resulting from Tenant’s said default,
Landlord may, but shall not be obligated to, discharge the same either by paying the amount claimed to be due or by procuring the discharge of such lien by giving security or in such other manner as is, or may be, prescribed by law. Tenant shall
repay to Landlord on demand all sums disbursed or deposited by Landlord pursuant to the foregoing provisions of this Paragraph including Landlord’s costs, expenses and reasonable attorneys’ fees incurred by Landlord in connection
therewith, with interest thereon at the Stipulated Rate. Nothing contained herein shall imply any consent or agreement on the part of Landlord to subject Landlord’s estate to liability under any mechanics’ or the lien law. Tenant shall
give Landlord adequate opportunity and Landlord shall have the right to post such notices of nonresponsibility as are provided for in the mechanics’ lien laws of California. 
  
 7.7 Condition Upon Surrender. After the expiration or termination of this Lease, Tenant shall remove its personal
property and Trade Fixtures from the Premises, surrender the Premises to Landlord in the same condition as when received, damage by fire or the elements (except to the extent not covered by Net Insurance Proceeds and caused by Tenant or
Tenant’s Representatives), and ordinary wear and tear excepted. At Landlord’s option, Landlord shall have the right to require that Tenant remove any and all Alterations, additions, signs or improvements made by Tenant and perform any
necessary repair caused by such removal. 
  
 8. INSURANCE AND INDEMNITY.

  
 8.1 Tenant’s Insurance. Tenant shall at all times
during the Term, at Tenant’s cost and expense, maintain in effect the following policies of insurance: 
  
 8.1.1 Commercial general liability insurance providing coverage on an occurrence form basis with limits of not less than One Million
Dollars ($1,000,000) each occurrence for bodily injury and property damage combined, One Million Dollars ($1,000,000) annual general aggregate, and One Million Dollars ($1,000,000) products and completed operations annual aggregate. Tenant’s
liability insurance policy or policies shall (i) include premises and operations liability coverage, products and completed operations liability coverage, broad form property damage liability coverage including competed operations, liquor liability
coverage (if Tenant sells or serves or sells any alcoholic beverages in connection with the Premises), blanket contractual liability coverage including, to the maximum extent possible, coverage for the indemnification obligations of Tenant under
this Lease, and personal and advertising injury coverage; (ii) provide that the insurance company has the duty to defend all insureds under the policy; (iii) provide that defense costs are paid in addition to and do not deplete any of the policy
limits; (iv) cover 

  

 7 

 
liabilities arising out of or incurred in connection with Tenant’s use or occupancy of the Premises or the Building; and (v) extend coverage to cover
liability of the insureds under the policy for the actions of Tenant’s Representatives. 
  
 8.1.2 Workers’ compensation insurance complying with all applicable state laws, and employer’s liability insurance with limits
of not less than One Hundred Thousand Dollars ($100,000) per accident and One Hundred Thousand Dollars ($100,000) policy limits for injury by disease. Such policies shall contain a waiver of subrogation provision. 
  
 8.1.3 Property insurance covering Tenant’s Alterations,
Trade Fixtures, personal property and equipment located on the Premises, in an amount not less than their full replacement value, providing protection on an “All Risk” or “Special Form” basis. The proceeds of such insurance, so
long as this Lease remains in effect, shall be used to repair or replace the Alterations, Trade Fixtures, personal property and equipment so insured. Following expiration or termination of this Lease, any proceeds of insurance covering Alterations
shall be paid over to Landlord. 
  
 8.2 Insurance
Requirements. Each policy of insurance required to be carried by Tenant shall (i) be in a form, and written by an insurer, reasonably acceptable to Landlord, (ii) require at least thirty (30) days’ written notice to Landlord prior to any
cancellation, non-renewal or modification of insurance coverage. Insurance companies issuing such policies shall having rating classifications of “A” or better and financial category ratings of “VII” or better according to the
latest edition of the A.M. Best Key Rating Guide. All insurance companies issuing such policies shall be licensed to do business in the state where the Building is located. Any deductible amount under such insurance shall not exceed $5,000. Tenant
shall provide to Landlord, upon request, evidence that the insurance required to be carried by Tenant pursuant to this Article 8, including any endorsement affecting the additional insured status, is in full force and effect and that premiums
therefor have been paid. 
  
 8.3 Adjustments to Insurance
Program. Tenant shall increase the amounts of insurance as required by any mortgagee, and, not more frequently than once every three (3) years, as recommended by Landlord’s insurance broker, if, in the opinion of either of them, the amount
of insurance then required under this Lease is not adequate. Any limits set forth in this Lease on the amount or type of coverage required by Tenant’s insurance shall not limit the liability of Tenant under this Lease. 
  
 8.4 Liability Insurance Requirements. Each policy of commercial
general liability insurance required by this Lease shall (i) contain a cross-liability endorsement or separation of insureds clause; (ii) provide that any waiver of subrogation rights or release prior to a loss do not void coverage; (iii) provide
that it is primary to and not contributing with, any policy of insurance carried by Landlord covering the same loss; (iv) name Landlord, its partners, any property manager of the Building, and such other parties in interest as Landlord may from time
to time reasonably designate to Tenant in writing, as additional insureds. Such additional insureds shall be provided the same extent of coverage as provided to Tenant under such policies. All endorsements effecting such additional insured status
shall be acceptable to Landlord and shall be at least as broad as additional insured endorsement form number CG 20 11 11 85 promulgated by the Insurance Services Office. 
  
 8.5 Certificates of Insurance. Prior to occupancy of the Premises by Tenant, and not less than thirty (30) days prior
to expiration of any policy thereafter, Tenant shall furnish to Landlord a certificate of insurance reflecting that the insurance required by this Lease is in force, accompanied by endorsements showing the required additional insureds satisfactory
to Landlord in substance and form. Notwithstanding the requirements of this paragraph, Tenant shall, at Landlord’s request, provide to Landlord a certified copy of each insurance policy required to be in force at any time pursuant to the
requirements of this Lease. 
  
 8.6 Landlord to Insure
Building. During the Term, Landlord shall maintain “All Risk” or “Special Form” property insurance on the Building, excluding coverage for all Tenant’s Trade Fixtures, personal property, Alterations and equipment located
on or in the Premises. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of Landlord’s annual cost of such insurance pursuant to Section 4.1.2 - Direct Expenses, except that if there is an insurance premium increase due to
Tenant’s use of the Premises, Tenant shall pay the full amount of the increase. 
  

 8 

 8.7 Waiver of Subrogation. Landlord and Tenant each hereby waives any and all rights of recovery
against the other or against the officers, partners, and authorized representatives of the other party for loss or damage that is covered by any policy of property insurance maintained by either party (or required by this Lease to be maintained)
with respect to the Premises or the Property or any operation therein. If any such policy of insurance relating to this Lease or to the Premises or the Building does not permit the foregoing waiver, or if the coverage under any such policy would be
invalidated as a result of such waiver, the party maintaining such policy shall obtain from the insurer under such policy a waiver of all right of recovery by way of subrogation against either party in connection with any claim, loss or damage
covered by such policy. 
  
 8.8 Indemnification. Tenant
hereby agrees to defend, indemnify and hold harmless Landlord and its partners, members, representatives, employees and agents from and against any and all claims, damage, loss, liability or expense, including without limitation attorneys’ fees
and legal costs arising from (a) the acts or omissions of Tenant or Tenant’s legal representatives in or about the Building; (b) any construction or other work undertaken by Tenant on the Building (including any design defects); (c) any breach
or default under this Lease by Tenant; and (d) any accident, injury or damage, howsoever and by whomsoever caused, to any person or property, occurring in or about the Premises during the Term, excepting only such claims for any accident, injury or
damage to the extent they are caused by the negligent or willful acts or omissions of Landlord or its authorized representatives. This provision shall survive the expiration or sooner termination of this Lease. 
  
 8.9 Landlord’s Disclaimer. Landlord shall not be liable to Tenant
for any loss, injury or other damage to any person or property (including Tenant or Tenant’s property), in or about the Premises or the Building from any cause (including defects in the Building or in any equipment in the Premises). Tenant
hereby waives all claims against Landlord for such damage and the cost and expense of defending against claims relating to such damage, except that Landlord shall indemnify, defend and hold Tenant harmless from and against any actions, claims,
liabilities, damages, cost or expenses, including reasonable attorneys’ fees and costs incurred in defending against the same for such damages, to the extent the same are caused by the willful or grossly negligent acts or omissions of Landlord
or its authorized representatives. In no event, however, shall Landlord be liable to Tenant for any punitive or consequential damages or damages for loss of business by Tenant. 
  
 9. REPAIRS AND RESTORATION. 
  
 9.1 Insubstantial Insured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the
Premises are damaged and such damage is not “Substantial” as that term is defined in Paragraph 9.6 - “Substantial” Defined, and insurance proceeds net of costs of recovery (“Net Insurance Proceeds”) are available
to cover the cost of restoration, then Landlord shall promptly repair such damage at Landlord’s expense and this Lease shall continue in full force and effect. 
  
 9.2 Substantial or Uninsured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if
at any time during the Term the Premises are damaged and (a) if such damage is “Substantial” as defined in Paragraph 9.6 - “Substantial” Defined, or (b) if such damage was caused by a casualty for which no insurance
proceeds are available or the Net Insurance Proceeds are insufficient to meet the cost of restoration, then Landlord may at its option either (i) promptly repair such damage at Landlord’s expense, in which event this Lease shall continue in
full force and effect, or (ii) cancel and terminate this Lease, by giving Tenant written notice of its election to do so within sixty (60) days after the date of occurrence of such damage. 
  
 9.3 Damage Near End of Term. If the Premises are damaged during the
last nine (9) months of the Term, and the estimated cost of repair exceeds ten percent (10%) of the Base Rent then remaining to be paid by Tenant for the balance of the Term, Landlord may at its option cancel and terminate this Lease upon written
notice to Tenant. If Landlord does not elect to so terminate this Lease, the repair of such damage shall be governed by Paragraph 9.1 - Insubstantial Insured Damage, or Paragraph 9.2 - Substantial or Uninsured Damage, as the case may
be. 
  
 9.4 Rent Abatement. If the Premises are damaged and
Landlord repairs or restores them pursuant to the provisions of this Article, Tenant shall continue the operation of its business in the Premises to the extent reasonably practicable from the standpoint of prudent business management, and the Base
Rent payable hereunder for the period 

  

 9 

 
during which such damage, repair or restoration continues shall be abated in proportion to the degree to which Tenant’s use of the Premises is impaired
as reasonably determined by Landlord. There shall be no abatement of other Rent payable hereunder and Tenant shall have no claim against Landlord for any damage suffered by Tenant by reason of any such damage, destruction, repair or restoration.
Upon completion of such repair or restoration Tenant shall promptly refixture the Premises to the condition prior to the casualty and shall reopen for business if closed by the casualty. 
  
 9.5 Tenant’s Option to Cancel. If Landlord is obligated to repair or restore the Premises under the provisions
of this Article and does not commence such repair or restoration within sixty (60) days after such obligation accrues, Tenant may at its option cancel and terminate this Lease by giving Landlord written notice of its election to do so at any time
prior to the commencement of such repair or restoration, which termination shall be effective on the date such notice is received by Landlord. 
  
 9.6 “Substantial” Defined. For the purpose of this article, “Substantial” damage to the Premises shall mean damage to the
Premises, or to the Building whether or not the Premises is damaged, that cannot be substantially repaired and restored under applicable Laws within one year of the date of the casualty or the estimated cost of repairs of which exceeds one-fifth
(1/5) of the then estimated replacement cost of the same. The determination in good faith by Landlord of the estimated time and cost of repair of any damage and/or of the estimated replacement costs shall be conclusive for the purpose of this
Article. In no event shall Landlord be obligated to repair or restore any Alterations made by tenant or equipment, trade fixtures, inventory, fixtures or personal property in or about the Premises. Tenant waives the provisions of California Civil
Code Sections 1932 and 1933(4) and any similar law now or hereafter in effect. 
  
 10. ASSIGNMENT AND SUBLETTING. 
  
 10.1
Landlord’s Consent Required. Tenant shall not, either voluntarily, involuntarily or by operation of law (i) assign, sell, or otherwise transfer all or any part of the Tenant’s interest in this Lease or in the Premises, or (ii)
permit any part of the Premises to be sublet, occupied or used by anyone other than Tenant, or (iii) permit any person to succeed to any interest in this Lease or the Premises, (all of the foregoing being collectively referred to as a
“Transfer”), without Landlord’s prior written consent in each instance, which consent shall not be unreasonably withheld. Any Transfer shall be subject in each instance to the recapture option of Landlord set forth in Paragraph 10.3 -
Landlord’s Option below. In making its determination as to a proposed Transfer, it shall be deemed reasonable to consider the following factors: (a) if the occupancy resulting therefrom will violate any rights given to any other tenant
of the Building; (b) the financial soundness of ownership, experience and management of the assignee, subtenant, permittee or transferee (collectively, “Transferee”); (c) the proposed Transferee does not intend itself to occupy the entire
portion of the Premises assigned or sublet; (d) the Transferee is a governmental agency or unit or an existing tenant in the Building; (e) the rental and other consideration payable by the Transferee is less than that currently being paid by tenants
under new leases of comparable space in the Building, or (f) Landlord otherwise determines that the proposed Transfer would have the effect of decreasing the value of the Building or increasing the expenses associated with operating, maintaining and
repairing the Building. In no event shall Landlord be required to give its consent to a Transfer if a use different from the use allowed by Paragraph 6.1 - Use of the Premises is proposed. Consent by Landlord to one or more Transfers shall
not operate to exhaust Landlord’s rights under this Article to receive consent to subsequent Transfers. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation hereof shall not work a merger and Landlord shall have the
option of terminating all or any existing subtenancies or Transfers or shall operate as an assignment to Landlord of all or any such subtenancies or Transfers. If Tenant is a corporation which, under the then current guidelines published by the
Commissioner of Corporations of the State of California, is not deemed a public corporation, any dissolution, merger, consolidation or reorganization of Tenant, the transfer, assignment of hypothecation of any stock or interest in such corporation
in the aggregate in excess of twenty-five percent (25%), or the sale (cumulatively) of fifty percent (50%) or more of the value of Tenant’s assets shall be deemed a Transfer. If Tenant is a partnership, a withdrawal or substitution of any
partner(s) owning twenty-five percent (25%) or more of the partnership (cumulatively), any assignment(s) of twenty-five percent (25%) or more (cumulatively) of any interest in the capital or profits of the partnership, the sale (cumulatively) of
fifty percent (50%) or more of the value of Tenant’s assets, or the dissolution of the partnership shall be deemed a Transfer. Tenant agrees to reimburse Landlord for Landlord’s reasonable costs and attorney’s fees incurred in
conjunction with the processing and documentation of any requested Transfer, whether or not consent is granted. In no event shall Tenant hypothecate, mortgage, pledge or encumber Tenant’s interest in this Lease or in the Premises or otherwise
use the Lease as a security device in any manner, nor shall Tenant transfer any right appurtenant to this Lease or the Premises separate from a permitted Transfer, 

  

 10 

 
without the consent of Landlord, which consent Landlord may withhold in its sole discretion. Tenant expressly agrees that the provisions of this Article are
not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended from time to time, under the federal Bankruptcy Code, or for any other purpose. 
  
 10.2 Notice to Landlord. If Tenant desires at any time to effect a
Transfer, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord: (a) the name of the proposed Transferee; (b) the nature of the proposed Transferee’s business to be carried on in the Premises; (c) the
terms and provisions of the proposed Transfer; (d) such reasonable financial information, including financial statements, and information regarding the Transferee’s experience as Landlord may request concerning the proposed Transferee; and (e)
such other information as Landlord may reasonably request to evaluate the Transfer and Transferee. 
  
 10.3 Landlord’s Option. At any time within fifteen (15) days after Landlord’s receipt of all of the information described in Paragraph
10.2 - Notice to Landlord above, Landlord may by written notice to Tenant elect to either: (a) consent to the Transfer; (b) deny its consent on reasonable grounds; or (c) terminate this Lease as to the portion (including all) of the Premises
so proposed to be Transferred, with a proportionate abatement in the Base Rent and Direct Expenses payable hereunder and lease the Premises or the portion thereof as shall be specified in Tenant’s notice to Tenant’s proposed Transferee or
to a third party. If for any proposed Transfer, Tenant receives rent or any other consideration, either initially or over the term of the Transfer in excess of the Rent called for hereunder, or, in case of the sublease of a portion of the Premises,
in excess of such Rent fairly allocable to such portion, Tenant shall pay to Landlord as Additional Rent hereunder one-half (1/2) of the excess of each such payment of rent or other consideration received by Tenant promptly after its receipt. If
Landlord consents to the Transfer within such fifteen (15) day period, Tenant may thereafter within ninety (90) days after the expiration of such fifteen (15) day period enter into a valid Transfer, upon the terms and conditions described in the
information required to be furnished by Tenant to Landlord pursuant to Paragraph 10.2 - Notice to Landlord. 
  
 10.4 Collection of Rent. Tenant irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all Rent and other
consideration payable by a Transferee and not otherwise payable to Landlord by reason of any Transfer. Landlord, as assignee of Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such Rent and other consideration
and apply it toward Tenant’s obligations under this Lease; provided, however, that until the occurrence of any default by Tenant, Tenant shall have the right to collect such Rent and other consideration. 
  
 10.5 Tenant Not Released. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its obligation to pay Rent and perform all of the other obligations to be performed by Tenant hereunder, whether occurring before or after such consent, assignment, subletting or other Transfer. Each Transferee
shall be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment of Rent (or, in the case of a sublease, rent in the amount set forth in the sublease) and for the performance
of all other terms and provisions of this Lease. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. 
  
 11. EMINENT DOMAIN. 
  
 11.1 Automatic Termination. If the entire Premises or the Building, or so much of either as to make the Premises not
reasonably adequate for the conduct of Tenant’s business in Landlord’s reasonable judgment notwithstanding restoration by Landlord as hereinafter provided, shall be taken under the power of eminent domain, this Lease shall automatically
terminate as of the date on which the condemning authority takes possession. 
  
 11.2 Rent Abatement. Upon any taking of the Premises under the power of eminent domain which does not result in a termination of this Lease, the Base Rent payable hereunder shall be equitably reduced, effective
as of the date on which the condemning authority takes possession, in the same proportion which the rentable area of the portion of the Premises taken bears to the rentable area of the entire Premises prior to the taking. Landlord shall promptly
restore the portion of the Premises not taken to as near its former condition as is reasonably possible, and this Lease shall continue in full force and effect, provided however, that Landlord’s obligation to restore the Premises shall be
limited to the 

  

 11 

 
amount of any Award (as defined below) received by Landlord for such restoration and not required to be paid to any Mortgagee. 
  
 11.3 Condemnation Award. Any award for any taking of all or any part
of the Premises or the Building under the power of eminent domain (“Award”) shall be the property of Landlord, whether such Award shall be made as compensation for diminution in value of the leasehold or for taking of the fee. Nothing
contained herein, however, shall be deemed to preclude Tenant from obtaining, or to give Landlord any interest in, any award to Tenant for loss of or damage to Tenant’s Trade Fixtures and removal of personal property and Tenant’s loss of
goodwill and moving expenses. 
  
 11.4 Sale Under Threat of
Condemnation. A sale by Landlord to any authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed a taking under the power of eminent domain for all purposes
under this Article. Each party waives the provisions of California Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in the event of a taking. 
  
 12. UTILITIES AND SERVICES. Landlord agrees to furnish or cause to be furnished to the
Premises during generally recognized business days and during hours determined by Landlord in its sole discretion, (i) normal water, gas, electricity, sewage and HVAC as required in the reasonable judgment of Landlord for the comfortable use and
occupation of the Premises, subject to any regulations imposed by any governmental authority or utility provider; and (ii) janitorial and cleaning services to Common Areas deemed proper by Landlord. Landlord shall not be liable in damages or
otherwise for any failure or interruption of any utility or service being furnished to the Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or shall otherwise affect Tenant’s obligations under this
Lease. Landlord shall be entitled to cooperate voluntarily and Tenant agrees to cooperate, with the efforts of governmental authorities or utility suppliers in reducing energy or other resource consumption. Tenant shall be responsible for janitorial
and cleaning services within the Premises. 
  
 If Tenant uses heat
generating machines or equipment in the Premises which affect the temperature otherwise maintained by the HVAC system, Landlord reserves the right to install supplementary air-conditioning units in the Premises and the cost thereof, including the
cost of installation, operation and maintenance and the cost of cooling energy to the Premises in excess of that required for normal office use, shall be paid by Tenant to Landlord upon demand by Landlord. 
  
 Tenant shall not, without the written consent of Landlord, use any apparatus
or device in the Premises, including without limitation, electronic data processing machines, or machines using in excess of 120 volts, which consumes more electricity than is usually furnished or supplied for the use of Premises as general office
space, as determined by Landlord. Tenant shall not connect any apparatus with electric current except through existing electrical outlets in the Premises. Tenant shall not consume water, gas or electric current in excess of that usually furnished or
supplied for the use of Premises as general office space (as determined by Landlord), without first procuring the written consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord shall have the right to install a water,
gas or electrical current meter in the Premises to measure the amount of water, gas or electric current consumed. The cost of any such meter and of its installation, maintenance and repair shall be paid for by the Tenant and Tenant agrees to pay to
Landlord promptly upon demand for all such water, gas and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional expense incurred in keeping account of such
consumption. If a separate meter is not installed, the excess cost for such water, gas and electric current shall be established by an estimate made by a utility company or electrical engineer hired by Landlord at Tenant’s expense. 

 
 Normal hours of operations for the Building are shown in the attached
Rules and Regulations. Landlord reserves the right to reasonably charge Tenant for the operation of lights and HVAC outside of such normal hours. 
  

 12 

 13. DEFAULTS, REMEDIES. 
  

13.1 Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant: 
  
 13.1.1 The failure by Tenant to make any payment of Base
Rent or other Rent as and when due. 
  
 13.1.2
The failure by Tenant to timely observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in Paragraph 13.1.1 above. 
  
 13.1.3 (a) The making by Tenant of any general assignment
for the benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or (c) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where seizure is not discharged within thirty (30)
days. 
  
 13.2 Remedies. Upon a default, Landlord shall
have the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Lease, to which Landlord may resort cumulatively or in the alternative: 
  
 13.2.1 Landlord may continue this Lease in full force and
effect, and this Lease shall continue in full force and effect as long as Landlord does not terminate this Lease, and Landlord shall have the right to collect Rent when due. No act by Landlord other than giving written notice to Tenant shall
terminate this Lease. Acts of maintenance, efforts to relet the Premises or appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to
possession. 
  
 13.2.2 Landlord may terminate
this Lease and Tenant’s right to possession of the Premises at any time if (i) such default is in the payment of Rent and it is not cured within three (3) days after written notice from Landlord, or, (ii) with respect to the defaults referred
to in Paragraphs 13.1.1, or 13.1.2 such default is not cured within ten (10) days after written notice from Landlord; provided, however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably required for its
cure, if Tenant does not commence to cure the default within the ten (10) day period or does not diligently and in good faith prosecute the cure to completion within a reasonable time thereafter, but in all events within ninety (90) days of such
notice or (iii) with respect to the default specified in Paragraph 13.1.3, such default is not cured within the respective time specified in that Paragraph. The parties agree that any notice given by Landlord to Tenant pursuant to this Paragraph
shall be sufficient notice for purposes of California Code of Civil Procedure Section 1161 and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding. On termination, Landlord
has the right to remove all Tenant’s personal property, signs and trade fixtures and store same at Tenant’s cost and to recover from Tenant as damages: 
  
 13.2.2.1 The worth at the time of award of unpaid Rent and other sums due and payable which had been earned
at the time of termination; plus 
  
 13.2.2.2 The
worth at the time of award of the amount by which the unpaid Rent and other sums due and payable which would have been payable after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could have been
reasonably avoided; plus 
  
 13.2.2.3 The worth
at the time of award of the amount by which the unpaid Rent and other sums due and payable for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 
  
 13.2.2.4 Any other amount necessary to compensate Landlord
for all the detriment proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease, or which, in the ordinary course of things, would be likely to result therefrom, including, without limitation, any costs or
expenses incurred by Landlord: (a) in retaking possession of the Premises; (b) in maintaining, repairing, preserving, restoring, replacing, 

  

 13 

 
cleaning, altering or rehabilitating the Premises or any portion thereof, including such acts for reletting to a new tenant or tenants; (c) for leasing
commissions; or (d) for any other costs necessary or appropriate to relet the Premises; plus 
  
 13.2.2.5 Such other amounts in addition to or in lieu of the foregoing as may be permitted from time-to-time by the laws of the State of
California. 
  
 The “worth at the time of award” of the
amounts referred to in Paragraphs 13.2.2.1 and 13.2.2.2 is computed by allowing interest at the Stipulated Rate. The “worth at the time of award” of the amount referred to in Paragraph 13.2.2.3 is computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  
 13.2.3 Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after
Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations). 
  

13.2.4 Landlord may cure the default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the default,
Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Stipulated Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. 
  
 13.2.5 Landlord may remove all Tenant’s property from
the Premises, and such property may be stored by Landlord in a public warehouse or elsewhere at the sole cost and for the account of Tenant. If Landlord does not elect to store any or all of Tenant’s property left in the Premises, Landlord may
consider such property to be abandoned by Tenant, and Landlord may thereupon dispose of such property in any manner deemed appropriate by Landlord. Any proceeds realized by Landlord on the disposal of any such property shall be applied first to
offset all expenses of storage and sale, then credited against Tenant’s outstanding obligations to Landlord under this Lease, and any balance remaining after satisfaction of all obligations of Tenant under this Lease shall be delivered to
Tenant. 
  
 13.2.6 Tenant hereby waives any right
of redemption or relief from forfeiture under California Code of Civil Procedure Sections 1174 or 1179, or under any other present or future similar law, if Tenant is evicted or Landlord takes possession of the Premises by reason of any default by
Tenant hereunder. 
  
 13.2.7 No delay or omission
of Landlord to exercise any right or remedy shall be construed as a waiver of any such right or remedy or of any default by Tenant hereunder. 
  
 13.3 Chronic Delinquency. “Chronic Delinquency” means failure by Tenant to pay or submit when due any Rent due under this Lease three (3)
times (consecutive or nonconsecutive) during any twelve (12) month period. In the event of a Chronic Delinquency Landlord shall have the right, without waiving any other rights and remedies Landlord may have, to require that Base Rent and
Tenant’s Pro Rata share of Increases in Direct Expenses be paid by Tenant quarterly, in advance. 
  
 14. COMMON AREA. 
  
 14.1
Right of Use. Tenant, Tenant’s Representatives and Visitors shall be entitled to use those portions of the Common Areas which are open to the public, in common with Landlord and with other persons authorized by Landlord from time-to-time
to use such area, subject to such reasonable rules and regulations relating to such use as Landlord may from time-to-time establish. 
  
 14.2 Landlord to Operate. Landlord shall operate, manage, equip, light, repair, clean and maintain and replace the Common Areas in such manner as
Landlord may in its sole discretion determine to be appropriate. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of such costs pursuant to Paragraph 4.1.2 - Direct Expenses. Landlord may temporarily close any Common Areas,
including parking areas, for repairs or alterations, to prevent a dedication thereof or the accrual of prescriptive rights therein, or for any other reason deemed sufficient by Landlord. 
  

 14 

 14.3 Control in Landlord. Landlord shall at all times during the Term have the sole exclusive
control of the automobile parking areas, driveways, entrances and exits and the sidewalks and pedestrian passageways and other Common Areas, and may at any time from time-to-time during the Term restrain any use or occupancy thereof except as
authorized by the rules and regulations for the use of such areas established by Landlord from time-to-time. The rights of Tenant in and to the Common Areas shall at all times be subject to the rights of Landlord, other tenants of Landlord and other
authorized users designated by Landlord to use the same in common with Tenant, and Tenant shall keep the Common Areas free and clear of any obstructions created or permitted by Tenant or resulting from Tenant’s operation. If, in the opinion of
Landlord, unauthorized persons are using any of the Common Areas by reason of the presence of Tenant in the Building, Tenant, upon demand of Landlord, shall restrain such unauthorized use by appropriate proceedings. Nothing herein shall affect the
right of Landlord at any time to remove any such unauthorized person from the Common Areas nor to prohibit the use of any said areas by unauthorized persons. 
  
 15. SECURITY SERVICES. Landlord may, but shall be under no obligation to, implement security measures for the Property, such as the registration or search of all
persons entering or leaving the Building, requiring identification for access to the Building, evacuation of the Building for cause, suspected cause, or for drill purposes, the issuance of magnetic pass cards or keys for Building or elevator access
and other actions that Landlord deems necessary or appropriate to prevent any threat of property loss or damage, bodily injury or business interruption. Landlord shall at all times have the right to change, alter or reduce any such security services
or measures. Tenant shall cooperate and comply with, and cause Tenant’s Representatives and Visitors to cooperate and comply with, such security measures. Landlord, its agents and employees shall have no liability to Tenant or its
Representatives or Visitors for the implementation or exercise of, or the failure to implement or exercise, any such security measures or for any resulting disturbance of Tenant’s use or enjoyment of the Premises. 
  
 If those tenants on the first and second floors of the Building request
Landlord (by majority vote based upon the total Rental Area of the first and second floors) to contract for third-party security guard services for the Building and Landlord approves, Landlord shall make reasonable efforts to contract for the
services, and the costs of the services will be charged as Rent to each tenant of the first and second floors in proportion to the Rental Area occupied by tenants on said floors from time to time. In accommodating said tenants’ request for
security services, Landlord may, but shall not be required to, appoint a committee of such tenants to assist Landlord in the selection and administration of any such services. In no event shall Landlord have any responsibility or liability for the
selection of such security services provider, or for any acts, errors or omissions of any such security service provider, and Tenants agree to look solely to the provider of such services for any claims arising thereunder. 
  
 16. SIGNS. Tenant shall not, without Landlord’s prior written consent (which
consent may be withheld in Landlord’s sole discretion), install or affix to any portion of the Building any exterior or interior window, door or other signs, lettering, placards or the like (collectively “Signs”). If Landlord consents
to the erection of any Signs, such Signs shall comply with any sign criteria imposed by Landlord and all Laws. Tenant may use as its advertised business address the name of the Building as it appears in the Basic Lease Information. Tenant shall not
use the name of the Building for any purpose other than as the address of the business to be conducted by Tenant in the Premises, and Tenant shall not acquire any property right in or to any name which contains such name or a part thereof. Any
permitted use by Tenant of the name of the Building during the Term shall not permit Tenant to use, and Tenant shall not use, such words either after the expiration or termination of the Lease or at any other location. Landlord reserves the right to
change the name of the Building at any time. 
  
 17. ENCUMBRANCES.

  
 17.1 Subordination. This Lease is expressly made
subject and subordinate to any mortgage, deed of trust, ground lease, underlying lease or like encumbrance affecting any part of the Building or any interest of Landlord therein which is now existing or hereafter executed or recorded
(“Encumbrance”); provided, however, that such subordination shall only be effective, as to future Encumbrances, if the holder of the Encumbrance agrees that this Lease shall survive the termination of the Encumbrance by lapse of time,
foreclosure or otherwise so long as Tenant is not in default under this Lease. Provided the conditions of the preceding sentence are satisfied, Tenant shall execute and deliver to Landlord, within ten (10) days after written request therefor by
Landlord and in a form reasonably requested by Landlord, any additional documents evidencing the subordination of this Lease with respect to any such Encumbrance and the nondisturbance agreement of the holder of any such Encumbrance. If the interest
of Landlord in the Building is 

  

 15 

 
transferred pursuant to or in lieu of proceedings for enforcement of any Encumbrance, Tenant shall immediately and automatically attorn to the new owner, and
this Lease shall continue in full force and effect as a direct lease between the transferee and Tenant on the terms and conditions set forth in this Lease. 
  
 17.2 Mortgagee Protection. Tenant agrees to give any holder of any Encumbrance covering any part of the Building (“Mortgagee”), by
registered mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such
Mortgagee. If Landlord shall have failed to cure such default within thirty (30) days from the effective date of such notice of default, then the Mortgagee shall have an additional thirty (30) days within which to cure such default or if such
default cannot be cured within that time, then such additional time as may be necessary to cure such default (including the time necessary to foreclose or otherwise terminate its Encumbrance, if necessary to effect such cure), and this Lease shall
not be terminated so long as such remedies are being diligently pursued. 
  
 18.
ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS. 
  
 18.1
Estoppel Certificates. Within ten (10) days after written request therefor, Tenant shall execute and deliver to Landlord, in a form provided by or satisfactory to Landlord, a certificate stating that this Lease is in full force and effect,
describing any amendments or modifications hereto, acknowledging that this Lease is subordinate or prior, as the case may be, to any Encumbrance and stating any other information Landlord may reasonably request, including the Term, the monthly Base
Rent, the date to which Rent has been paid, the amount of any Security Deposit or prepaid Rent, whether either party hereto is in default under the terms of the Lease, and whether Landlord has completed its construction obligations hereunder (if
any). Tenant irrevocably constitutes, appoints and authorizes Landlord as Tenant’s special attorney-in-fact for such purpose to complete, execute and deliver such certificate if Tenant fails timely to execute and deliver such certificate as
provided above. Any person or entity purchasing, acquiring an interest in or extending financing with respect to the Building shall be entitled to rely upon any such certificate. If Tenant fails to deliver such certificate within ten (10) days after
Landlord’s second written request therefor, Tenant shall be liable to Landlord for any damages incurred by Landlord including any profits or other benefits from any financing of the Building or any interest therein which are lost or made
unavailable as a result, directly or indirectly, of Tenant’s failure or refusal to timely execute or deliver such estoppel certificate. 
  
 18.2 Financial Statements. Upon request by Landlord, not more than once a year, Tenant shall deliver to Landlord a copy of the financial statements
(including at least a year end balance sheet and a statement of profit and loss) of Tenant (and of each guarantor of Tenant’s obligations under this Lease) for each of the three most recently completed years, prepared in accordance with
generally accepted accounting principles (and, if such is Tenant’s normal practice, audited by an independent certified public accountant), all then available subsequent interim statements, and such other financial information as may reasonably
be requested by Landlord or required by any Mortgagee. 
  
 19. RIGHT OF
ENTRY. Landlord and its agents shall have free access to the Premises during all reasonable hours for the purpose of examining the same to ascertain if they are in good repair, making repairs or installations which Landlord may be required or
permitted to make hereunder, performing Landlord’s obligations under this Lease, protecting the Premises, posting notices of nonresponsibility, and exhibiting the same to prospective purchasers, lenders or tenants. 
  
 20. ATTORNEYS’ FEES. In the event of any dispute between Landlord and Tenant in
any way related to this Lease, the non-prevailing party shall pay to the prevailing party all reasonable attorneys’ fees and costs and expenses of any type incurred by the prevailing party in connection with any action or proceeding (including
any appeal and the enforcement of any judgment or award), whether or not the dispute is litigated or prosecuted to final judgment. The “prevailing party” shall be determined based upon an assessment of which party’s major arguments or
positions taken in the action or proceeding could fairly be said to have prevailed (whether by compromise, settlement, abandonment by the other party of its claim or defense, final decision, after any appeals, or otherwise) over the other
party’s major arguments or positions on major disputed issues. 
  
 21.
SECURITY DEPOSIT. Upon execution of this Lease, Tenant will deposit with Landlord the security deposit described in the Basic Lease Information (“Security Deposit”) as security for the full and faithful performance of every 

  

 16 

 
provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease including, but not limited to, the
provisions relating to the payment of Rent, Landlord may use, apply or retain all or any part of this Security Deposit for the payment of any Rent in default, or for the payment of any other amount which Landlord may spend or become obligated to
spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion of such deposit is so used or applied, Tenant shall within five (5) days
after written demand therefor deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord is not a trustee of the
Security Deposit, and shall not be required to keep the Security Deposit separate from its general funds. Tenant shall not be entitled to interest on such deposit. If Tenant fully and faithfully performs every provision of this Lease to be performed
by it, the remaining balance of the Security Deposit shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within the time required by law. 
  
 22. INTEREST. In addition to the late charges referred to in Paragraph 4.4 - Late
Charges, which are intended to defray Landlord’s costs resulting from late payments, any payment from Tenant to Landlord not paid when due (including Base Rent and Tenant’s Pro Rata share of Increases in Base Rent) shall at
Landlord’s option bear interest from the date due until paid to Landlord by Tenant at the discount rate of the Federal Reserve Bank of San Francisco at the time of the date due plus ten percent (10%) or the maximum lawful rate that Landlord may
charge to Tenant under applicable laws, whichever is less (the “Stipulated Rate”). Acceptance of any interest shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of
its other rights and remedies under this Lease. 
  
 23. GUARANTY. If so
shown on the Basic Lease Information, this Lease shall be guaranteed by the referenced Guarantor pursuant to terms of the Guaranty attached as EXHIBIT D. 
  

24. RELOCATION. If Landlord requires the Premises for use in conjunction with another suite or for other reasons connected with Landlord’s Building
planning program, upon notifying Tenant in writing, Landlord shall have the right to relocate Tenant to other space in the Building, at Landlord’s sole cost and expense, and the terms and conditions of the original Lease shall remain in full
force and effect, except that a revised EXHIBIT A shall become part of this Lease and shall reflect the location of the new space. However, if the new space does not meet with the Tenant’s approval, Tenant shall have the right to cancel
this lease upon giving Landlord sixty (60) days notice within ten (10) days of receipt of Landlord’s notification. If Tenant does not approve of the new space in writing within ten (10) days after receipt of Landlord’s notification,
Landlord shall have the right to withdraw its relocation notice, in which event this Lease shall continue and Tenant shall not be relocated or accept Tenant’s termination notice, in which event this Lease shall terminate effective as of the
date the relocation was to be effective. 
  
 25. MISCELLANEOUS. 

 
 25.1 Time of Essence. Time is of the essence with respect to the
performance of every provision of this Lease (except delivery of possession of the Premises to Tenant). 
  
 25.2 Captions. The article and paragraph captions contained in this Lease are for convenience only and shall not be considered in the construction
or interpretation of any provision hereof. 
  
 25.3 Entire
Agreement and Amendments. This Lease, including the Exhibits and any Addenda attached hereto, and the documents referred to herein, if any, constitute the entire agreement between Landlord and Tenant with respect to the leasing of space by
Tenant in the Building, and supersede all prior or contemporaneous agreements, understandings, proposals and other representations by or between Landlord and Tenant, whether written or oral. Neither Landlord nor Landlord’s agents have made any
representations or warranties with respect to the Premises, the Building, the Building or this Lease except as expressly set forth herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly
set forth herein. The submission of this Lease for examination does not constitute an option for the Premises and this Lease shall become effective as a binding agreement only upon execution and delivery thereof by Landlord to Tenant. No provision
of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 
  

 17 

 25.4 Notice. All notices and any other communications permitted or required under this Lease must
be in writing and will be effective (i) immediately upon delivery in person or by facsimile, provided delivery is made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by
the recipient; (ii) 24 hours after deposit with a commercial courier or delivery service for overnight delivery, provided delivery is made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering
party to be employed by the recipient; or (iii) three days after deposit with the United States Postal Service, certified mail, return receipt requested, postage prepaid. All notices must be properly addressed and delivered to the parties at the
addresses for notices set forth in the Basic Lease Information. Either party may change its address for notices hereunder by a notice to the other party complying with this Paragraph. 
  
 25.5 Holdover. This Lease shall terminate without further notice at the expiration of the Term. Any holding over
after the expiration or termination of the Lease without the consent of Landlord shall be construed to be a tenancy from month to month, at two hundred percent (200%) of the Base Rent for the month immediately preceding the expiration or termination
of the Lease in addition to all other Rent payable hereunder, and shall otherwise be on the terms and conditions herein specified insofar as applicable. If Tenant remains in possession of the Premises after the expiration or termination of the Lease
without Landlord’s consent, Tenant shall indemnify, defend and hold Landlord and Landlord’s employees, agents and partners harmless from and against any claim, loss, damage, expense or liability resulting from Tenant’s failure to
surrender the Premises, including without limitation, any claims made by any succeeding tenant based upon delay in the availability of the Premises. 
  
 25.6 Brokers. Except for the brokers listed in the Basic Lease Information (“Brokers”), Tenant warrants and represents that it has had no
dealings with any real estate broker or agent acting on Tenant’s behalf in connection with this Lease. Tenant agrees to defend, indemnify and hold Landlord and Landlord’s employees, agents and partners harmless from and against any and all
liabilities or expenses, including attorneys’ fees and costs, arising out of or in connection with any broker, other than Brokers, or individual claiming to be acting on Tenant’s behalf. 
  
 25.7 Acceptance. Delivery of this Lease, duly executed by Tenant,
constitutes an offer to lease the Premises, and under no circumstances shall such delivery be deemed to create an option or reservation to lease the Premises for the benefit of Tenant. This lease shall only become effective and binding upon full
execution hereof by Landlord and delivery of a signed copy to Tenant. 
  
 25.8 Waiver. The waiver by Landlord of any breach of any term, condition or covenant of this Lease shall not be deemed to be a waiver of such provision or any subsequent breach of the same or any other term, condition or covenant of
this Lease. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach at the time of acceptance of such payment. No covenant, term or condition of this Lease shall be deemed to have been
waived by Landlord unless such waiver is in writing signed by Landlord. 
  
 25.9 Separability. If one or more of the provisions contained herein, except for the payment of Rent, is for any reason held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision of this Lease, but this Lease shall be construed as if such invalid, illegal or unenforceable provision had not been contained herein. 
  
 25.10 Joint and Several Liability. If Tenant consists of more than one person or entity, the obligations of each
Tenant under this Lease shall be joint and several. 
  
 25.11
Recording. Tenant shall not record this Lease or any memorandum thereof. 
  
 25.12 Force Majeure. If Landlord is delayed, interrupted or prevented from performing any of its obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, governmental
act or failure to act, labor dispute, unavailability of materials or any cause outside the reasonable control of Landlord, then the time for performance of the affected obligations of Landlord shall be extended for a period equivalent to the period
of such delay, interruption or prevention. 
  

 18 

 25.13 Landlord’s Liability. The term “Landlord,” as used in this Lease, shall mean
only the owner or owners of the Building at the time in question. In the event of any conveyance of title to the Building, then from and after the date of such conveyance, the transferor Landlord shall be relieved of all liability with respect to
Landlord’s obligations to be performed under this Lease after the date of such conveyance. Notwithstanding any other term or provision of this Lease, the liability of Landlord for its obligations under this Lease is limited solely to
Landlord’s interest in the Building as the same may from time to time be encumbered, and no personal liability shall at any time be asserted or enforceable against any other assets of Landlord or against Landlord’s partners or members or
its or their respective partners, shareholders, members, directors, officers or managers on account of any of Landlord’s obligations or actions under this Lease. 
  
 25.14 Exhibits. The Basic Lease Information, and all exhibits, amendments, riders and addenda attached hereto are
hereby incorporated herein and made a part hereof. 
  
 25.15
Tenant Improvements. The construction of any initial improvements to the interior of the Premises shall be subject to the terms of Exhibit F. 
  
 25.16 Conditions. All agreements of Tenant contained in this Lease, whether expressed as conditions or covenants, shall be construed to be both
conditions and covenants, conferring upon Landlord, in the event of a breach thereof, the right to terminate this Lease. 
  
 25.17 No Partnership or Joint Venture. Nothing in this Lease shall be construed as creating a partnership or joint venture between Landlord,
Tenant, or any other party, or cause Landlord to be responsible for the debts or obligations of Tenant or any other party. 
  
 25.18 Construction. This Lease shall not be construed either for or against Tenant or Landlord, but shall be construed in accordance with the
general tenor of the language. This Lease shall be construed in accordance with the laws of the State of California. 
  
 25.19 Binding Effect. Subject to the provisions of Article 17 - Encumbrances and Article 10 - Assignment and Subletting, all of the
provisions hereof shall bind and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and permitted assigns. 
  

 19 

 25.20 Authority. If Tenant is a corporation, partnership, limited liability company or other form
of business entity, each of the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Lease and that the
persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations.

  
 IN WITNESS WHEREOF, Landlord and Tenant have entered into this
Lease as of the date first above written. 
  
  

			
	 TENANT:

		
	By:	 	/s/    JANET L. DALY        
	 Its:
	 	Vice President, Finance & Administration
	 
		
	By:	 	 
	 Its:
	 	 
	 
	 
	 LANDLORD:

		
	By:	 	/s/    JANET L. DALY        
	 Its:
	 	Vice President, Finance & Administration

  

 20 

  
 EXHIBIT A

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF NOVEMBER 1, 1999 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 PREMISES – AS INDICATED ON THE ATTACHED FLOORPLAN 
  

 EXHIBIT A - Page 1 

 [DIAGRAM OF FLOORPLAN – FIRST FLOOR] 
  

 [DIAGRAM OF FLOORPLAN – SECOND FLOOR] 
  

  
 EXHIBIT B

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF NOVEMBER 1, 1999 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 ADDITIONAL PROVISIONS - NONE 
  

 EXHIBIT B - Page 1 

  
 EXHIBIT C

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF NOVEMBER 1, 1999 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC AS TENANT 
  
 RULES AND REGULATIONS 
  

	(a)	Tenant and Tenant’s employees shall not in any way obstruct the sidewalks, entry passages, pedestrian passageways, driveways, entrances and exits to the Building, and they
shall use the same only as passageways to and from their respective work areas. 

  

	(b)	Any sash doors, sashes, windows, glass doors, lights and skylights that reflect or admit light into the Common Areas of Building shall not be covered or obstructed by Tenant. Water
closets, urinals and wash basins shall not be used for any purpose other than those for which they were constructed, and no rubbish, newspapers, food or other substance of any kind shall be thrown into them. Tenant shall not mark, drive nails, screw
or drill into, paint or in any way deface the exterior walls, roof, foundations, bearing walls or pillars without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion. The expense of repairing any
breakage, stoppage or damage resulting from a violation of this rule shall be borne by Tenant. 

  

	(c)	No awning or shade shall be affixed or installed over or in the windows or the exterior of the Premises except with the consent of Landlord, which may be withheld in Landlord’s
discretion. 

  

	(d)	No boring or cutting for wires shall be allowed, except with the consent of Landlord, which consent may be withheld in Landlord’s sole discretion. 

  

	(e)	Tenant shall not do anything in the Premises, or bring or keep anything therein, which will in any way increase or tend to increase the risk of fire or the rate of fire insurance or
which shall conflict with the regulations of the fire department or the law or with any insurance policy on the Premises or any part thereof, or with any rules or regulations established by any administrative body or official having jurisdiction,
and it shall not use any machinery therein, even though its installation may have been permitted, which may cause any unreasonable noise, jar, or tremor to the floors or walls, or which by its weight might injure the floors of the Premises.

  

	(f)	Landlord may limit weight, size and position of all safes, fixtures and other equipment used in the Premises. If Tenant shall require extra heavy equipment, Tenant shall notify
Landlord of such fact and shall pay the cost of structural bracing to accommodate it. All damage done to the Premises or Building by installing, removing, or maintaining extra heavy equipment shall be repaired at the expense of Tenant.

  

	(g)	Tenant and Tenant’s Representatives and Visitors shall not make nor permit any loud, unusual or improper noises nor interfere in any way with other tenants or those having
business with them, nor bring into or keep within the Building any animal, or any bicycle or other vehicle, except such vehicle as Landlord may from time to time permit. Tenant and Tenant’s Representatives and Visitors shall not throw refuse or
other substances or litter of any kind in or about the Building, except in receptacles placed therein for such purposes by Landlord or government authorities. 

  

	(h)	No machinery of any kind will be allowed in the Premises without the written consent of Landlord. This shall not apply, however, to customary office equipment or trade fixtures.

  

	(i)	All freight must be moved into, within and out of the Premises only during such hours and according to such regulations as may be posted from time to time by Landlord.

  

 EXHIBIT C - Page 1 

	(j)	No aerial shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance, the written consent of Landlord. Any aerial so installed
without such written consent shall be subject to removal without notice at any time. Landlord may withhold consent in its sole discretion. 

  

	(k)	All garbage, including wet garbage, refuse or trash shall be placed by the Tenant in the receptacles provided by the Landlord for that purpose and only during those times prescribed
by the Landlord. 

  

	(l)	Tenant shall not burn any trash or garbage at any time in or about the Premises or any area of the Building. 

  

	(m)	Tenant shall observe all security regulations issued by the Landlord and comply with instructions and/or directions of the duly authorized security personnel for the protection of
the Building and all tenants therein. 

  

	(n)	Any requirements of Tenant will be considered only upon written application to Landlord at Landlord’s address set forth in the Lease. 

  

	(o)	No waiver of any rule or regulation by Landlord shall be effective unless expressed in writing and signed by Landlord or its authorized agent. 

  

	(p)	Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord is intoxicated or under the influence of liquor or drugs, or who shall
in any manner do any act in violation of the Law or the rules and regulations of the Building. 

  

	(q)	Landlord reserves the right at any time to change or rescind any one or more of these rules or regulations or to make such other and further reasonable rules and regulations as, in
Landlord’s judgment, may from time to time be necessary for the operation, management, safety, care and cleanliness of the Building and the Premises, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants of the Building. Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of the rules and regulations by any other tenant or other person. Tenant shall be deemed to have read these
rules and to have agreed to abide by them as a condition to its occupancy of the Premises. 

  

	(r)	Tenant shall abide by any additional rules or regulations which are ordered or requested by any governmental or military authority. 

  

	(s)	In the event of any conflict between these rules and regulations or any further or modified rules and regulations from time to time issued by Landlord and the Lease provisions, the
Lease provisions shall govern and control. 

  

	(t)	Landlord specifically reserves to itself or to any person or firm it selects, (i) the right to place in and upon the Building, coin-operated machines for the sale of cigarettes,
candy and other merchandise or service, and (ii) the revenue resulting therefrom. Neither party shall place or permit vending machines in the Premises. 

  

	(u)	Normal business hours for the Building shall be from 8 a.m. to 6 p.m., Monday through Friday, excluding holidays. 

  

 EXHIBIT C - Page 2 

  
 EXHIBIT D

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF NOVEMBER 1, 1999 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 LEASE GUARANTY 
  
 GUARANTOR: NONE 
  

 EXHIBIT D - Page 1 

  
 EXHIBIT E

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF NOVEMBER 1, 1999 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES, INC, AS TENANT 
  
 CONSTRUCTION RIDER - NONE 
  

 EXHIBIT E - Page 1 

 FIRST AMENDMENT TO LEASE 
  
 THIS FIRST AMENDMENT TO LEASE (“Amendment”) is made as of December 21, 1999 by and between Dolby Properties, LLC a
California limited liability company (“Landlord”), and Dolby Laboratories, Inc. (“Tenant”). 
  
 Recitals 
  
 A. Pursuant to that certain Lease by and between Tenant and Landlord’s dated November 1,1999 (the “Original Lease”), Tenant currently leases approximately 17,118 rentable square feet of space on the First and Second floors
(the “Premises”) of the building known as 999 Brannan Street, San Francisco, California (the “Building”). Capitalized terms not defined in this Amendment shall have the meanings given them in the Lease. 
  
 B. Landlord and Tenant desire to further amend the Lease to provide for the
reduction of rentable square footage of the Lease and a decrease in Base Rent, all upon and subject to the terms and conditions set forth in this Amendment. 
  
 NOW THEREFORE, in consideration of the foregoing recitals and the mutual agreements of the parties herein, Landlord and Tenant hereby agree as follows:

  
 1. Rentable Area Reduction. Landlord and Tenant
acknowledge and agree that the current rentable area of the Premises is approximately 17,118 square feet and hereby agree to remove 1,000 square feet from that Lease represented by the area commonly known as Suite 122. The new Rentable Area will be
16,118 square feet. 
  
 2. Base Rent. Effective as of
January 1, 2000, Base Rent for the Lease shall be reduced from $37,089.00 per month to $34,922.33 per month and payable as described in the Lease. 
  
 3. Lease. Landlord and Tenant acknowledge that a true and correct copy of the Original Lease is attached hereto as Exhibit A. 
  
 4. Ratification of Lease. The Lease, as modified by this Amendment,
remains in full force and effect, and Landlord and Tenant hereby ratify the same. This Amendment shall be binding upon and inure to the benefit to the parties and their respective successors and assigns. 
  
 5. Authority. Each of the persons executing this Third Amendment on
behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Third Amendment and that the persons signing on behalf of Tenant are authorized to do
so and have the power to bind Tenant to this Third Amendment. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations. 
  

 6. Attorneys’ Fees. In the event of any litigation or arbitration regarding any rights and
obligations under the Lease or this Third Amendment, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs in addition to any other relief which may be granted. The “prevailing party” shall mean
the party receiving substantially the relief desired, whether by settlement, dismissal, summary judgment, judgment, or otherwise. 
  
 7. Integration. The Lease and this Third Amendment constitute the entire understanding between the parties with respect to the Premises and
supersede all other prior and contemporaneous agreements, understandings or representations, whether oral or written, express or implied. No waiver, modification or amendment of this Amendment will be effective unless it is in writing and executed
by both parties. 
  
 8. Counterparts. This Third Amendment
may be executed in any number of original counterparts, all of which evidence only one agreement, binding on all parties, even though all parties are not signatory to the same counterpart. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have entered into and executed this
Amendment as of the date set forth above. 
  

									
	 Dolby Laboratories, Inc.
	 	 	 	 DOLBY PROPERTIES, LLC
 a California limited liability company

				
	/S/    JANET L.
DALY        	 	 	 	By:	 	/S/    JANET L.
DALY        
	 	 	 Janet Daly, Vice President
 Finance And Administration
	 	 	 	 	 	 Janet Daly, Vice President
 Finance & Administration

  

  
 EXHIBIT A 

 
 ORIGINAL LEASE 
  

  
 EXHIBIT A-1 
  
 Dolby First Floor Lease Summary 
  

													
	 	  	 	  	Rate / Sq.Ft / Year	  	$ 26.00	  	 	  	 
	 	  	 	  	 	  	 	  	 	  	 
	 Suite No.

	  	Size (Sq.Ft.)

	  	Rent Per Mo.

	  	 	  	 	  	 
	 104    
	  	593	  	$	1,284.83	  	 	  	 	 	  	 
	 107    
	  	500	  	$	1,083.33	  	 	  	 	 	  	 
	 108    
	  	338	  	$	732.33	  	 	  	 	 	  	 
	 109    
	  	1,017	  	$	2,203.50	  	 	  	 	 	  	 
	 112    
	  	263	  	$	569.83	  	 	  	 	 	  	 
	 114    
	  	293	  	$	634.83	  	 	  	 	 	  	 
	 115    
	  	293	  	$	634.83	  	 	  	 	 	  	 
	 116    
	  	989	  	$	2,142.83	  	 	  	 	 	  	 
	 117    
	  	689	  	$	1,492.83	  	 	  	 	 	  	 
	 120    
	  	1,193	  	$	2,584.83	  	 	  	 	 	  	 
	 121    
	  	1,000	  	$	2,166.67	  	 	  	 	 	  	 
	 122    
	  	1,000	  	$	2,166.67	  	 	  	 	 	  	 
	 127    
	  	585	  	$	1,267.50	  	 	  	 	 	  	 
	 129    
	  	612	  	$	1,326.00	  	 	  	 	 	  	 
	 130    
	  	614	  	$	1,330.33	  	 	  	 	 	  	 
	 131    
	  	622	  	$	1,347.67	  	 	  	 	 	  	 
	 132    
	  	954	  	$	2,067.00	  	July 1, 1998 to Nov. 30, 1999 equals 17 months:
	 	  	 	  	
	
	  	 	  	 	 	  	 
	 Total :    
	  	11,555	  	$	25,035.83	  	 	  	$	425,609.17	  	 
				
	 Dolby Second Floor Lease Summary
	  	 	  	 	 	  	 
						
	 	  	 	  	Rate / Sq.Ft / Year	  	$ 26.00	  	 	  	 
	 	  	 	  	 	  	 	  	 	  	 
	 Suite No.

	  	Size (Sq.Ft.)

	  	Rent Per Mo.

	  	 	  	 	  	 
	 208    
	  	1,190	  	$	2,578.33	  	 	  	 	 	  	 
	 209    
	  	584	  	$	1,265.33	  	 	  	 	 	  	 
	 210    
	  	455	  	$	985.83	  	 	  	 	 	  	 
	 213    
	  	565	  	$	1,224.17	  	 	  	 	 	  	 
	 214    
	  	965	  	$	2,090.83	  	 	  	 	 	  	 
	 215    
	  	960	  	$	2,080.00	  	 	  	 	 	  	 
	 216    
	  	844	  	$	1,828.67	  	July 1, 1998 to Nov. 30, 1999 equals 17 months:
	 	  	 	  	
	
	  	 	  	 	 	  	 
	 Total :    
	  	5,563	  	$	12,053.17	  	 	  	$	 204,903.83	  	 
	 	  	 	  	 	 	  	 	  	
	
	  	 
	 	  	17,118	  	$	37,089.00	  	Total:	  	$	630,513.00	  	 
	 	  	 	  	 	 	  	 	  	
	
	  	 
	 	  	 	  	 	 	  	paid	  	$	635,227.44	  	 
	 	  	 	  	 	 	  	difference	  	$	4,714.44	  	 

  

  
 [DIAGRAM OF FLOORPLAN -
SECOND FLOOR] 
  

  
 [DIAGRAM OF FLOORPLAN - FIRST
FLOOR] 
  

  
 SECOND AMENDMENT TO LEASE

  
 THIS SECOND AMENDMENT TO LEASE (“Amendment”) is
made as of August 1, 2000 by and between Dolby Properties, LLC a California limited liability company (“Landlord”), and Dolby Laboratories, Inc. (“Tenant”). 
  
 Recitals 
  
 A. Pursuant to that certain Lease by and between Tenant and Landlord’s dated November 1, 1999 (the “Original Lease”), Tenant currently
leases approximately 16,118 rentable square feet of space on the First and Second floors (the “Premises”) of the building known as 999 Brannan Street, San Francisco, California (the “Building”). Capitalized terms not defined in
this Amendment shall have the meanings given them in the Lease. 
  
 B. Landlord and Tenant desire to further amend the Lease to provide for the reduction of rentable square footage of the Lease and a decrease in Base Rent, all upon and subject to the terms and conditions set forth in this Amendment.

  
 NOW THEREFORE, in consideration of the foregoing recitals and
the mutual agreements of the parties herein, Landlord and Tenant hereby agree as follows: 
  
 1. Rentable Area. Landlord and Tenant acknowledge and agree that the current rentable area of the Premises is approximately 16,118 square feet and hereby agree to the following changes. To remove 7,597 square
feet from that Lease represented by the area commonly known as Suites 104, 109, 114, 115, 116, 117, 120, 121, 213 and 214. And to add 3,410 square feet to that Lease represented by the area commonly know as Suites 106, 122, 126 and 220. The new
Rentable Area will be 11,931 square feet. 
  
 2. Base Rent.
Effective as of August 1, 2000, Base Rent for the Lease shall be reduced from $34,922.33 per month to $25,850.50 per month and payable as described in the Lease. 
  
 3. Lease. Landlord and Tenant acknowledge that a true and correct copy of the Original Lease is attached hereto as
Exhibit A. 
  
 4. Ratification of Lease. The Lease,
as modified by this Amendment, remains in fill force and effect, and Landlord and Tenant hereby ratify the same. This Amendment shall be binding upon and inure to the benefit to the parties and their respective successors and assigns. 
  
 5. Authority. Each of the persons executing this Third Amendment on
behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Third Amendment and that the persons signing on behalf of Tenant are authorized to do
so and have the power to 

  

 
bind Tenant to this Third Amendment. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing
representations. 
  
 6. Attorneys’ Fees. In the event
of any litigation or arbitration regarding any rights and obligations under the Lease or this Third Amendment, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs in addition to any other relief which
may be granted. The “prevailing party” shall mean the party receiving substantially the relief desired, whether by settlement, dismissal, summary judgment, judgment, or otherwise. 
  
 7. Integration. The Lease and this Third Amendment constitute the
entire understanding between the parties with respect to the Premises and supersede all other prior and contemporaneous agreements, understandings or representations, whether oral or written, express or implied. No waiver, modification or amendment
of this Amendment will be effective unless it is in writing and executed by both parties. 
  
 8. Counterparts. This Third Amendment may be executed in any number of original counterparts, all of which evidence only one agreement, binding on all parties, even though all parties are not signatory to the
same counterpart. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have
entered into and executed this Amendment as of the date set forth above. 
  

									
	 Dolby Laboratories, Inc.
	 	 	 	 DOLBY PROPERTIES, LLC
 a California limited liability company

				
	/s/    JANET L.
DALY        	 	 	 	By:	 	/s/    JANET L. DALY        
	 Janet Daly, Vice President
 Finance And Administration
	 	 	 	 	 	 Janet Daly, Vice President
 Finance & Administration

  

  
 EXHIBIT A 

 
 ORIGINAL LEASE 
  

  
 EXHIBIT A-1

  

									
	 Rate / Sq. Ft. / Year
	 	 	 	$26.00	 	 	 	 

  

											
	 Dolby First Floor Lease Summary
	  	 	 	  	 	  	 	 
					
	 Suite No.

	  	Size (Sq.Ft.)

	  	Rent Per Mo.

	  	Pro Rata

	  	Mo. Est.

	 106
	  	810	  	$	1,755.00	  	0.006032	  	$	12.42
	 107
	  	500	  	$	1,083.00	  	0.003724	  	$	7.67
	 108
	  	338	  	$	732.33	  	0.002517	  	$	5.18
	 112
	  	263	  	$	569.83	  	0.001959	  	$	4.03
	 122
	  	1,000	  	$	2,166.67	  	0.007447	  	$	15.33
	 126
	  	600	  	$	1,300.00	  	0.004468	  	$	9.20
	 127
	  	585	  	$	1,267.50	  	0.004357	  	$	8.97
	 129
	  	612	  	$	1,326.00	  	0.004558	  	$	9.38
	 130
	  	614	  	$	1,330.33	  	0.004573	  	$	9.41
	 131
	  	622	  	$	1,347.67	  	0.004632	  	$	9.54
	 132
	  	954	  	$	2,067.00	  	0.007105	  	$	14.63
	 	  	
	  	
	
	  	
	  	
	

	 	  	6,898	  	$	14,945.67	  	0.051370	  	$	105.77
	 	  	
	  	
	
	  	
	  	
	

				
	 Dolby Second Floor Lease Summary
	  	 	 	  	 	  	 	 
					
	 208
	  	1,190	  	$	2,578.33	  	0.008862	  	$	18.25
	 209
	  	584	  	$	1,265.33	  	0.004349	  	$	8.95
	 210
	  	455	  	$	985.83	  	0.003388	  	$	6.98
	 215
	  	960	  	$	2,080.00	  	0.007149	  	$	14.72
	 216
	  	844	  	$	1,828.67	  	0.006285	  	$	12.94
	 220
	  	1,000	  	$	2,166.67	  	0.007447	  	$	15.33
	 	  	
	  	
	
	  	
	  	
	

	 	  	5,033	  	$	10,904.83	  	0.037481	  	$	77.17
	 	  	
	  	
	
	  	
	  	
	

	 	  	11,931	  	$	25,850.50	  	0.088852	  	$	182.94
	 	  	
	  	
	
	  	
	  	
	

  

  
 [DIAGRAM OF FLOORPLAN -
SECOND FLOOR] 
  

  
 [DIAGRAM OF FLOORPLAN - FIRST
FLOOR] 
  

  
 THIRD AMENDMENT TO LEASE

  
 THIS THIRD AMENDMENT TO LEASE (“Amendment”) is
made as of OCTOBER 1, 2000 by and between Dolby Properties, LLC a California limited liability company (“Landlord”), and Dolby Laboratories, Inc. (“Tenant”). 
  
 Recitals 
  
 A. Pursuant to that certain Lease by and between Tenant and Landlord’s dated November 1,1999 (the “Original Lease”), Tenant currently
leases approximately 11,931 rentable square feet of space on the First and Second floors (the “Premises”) of the building known as 999 Brannan Street, San Francisco, California (the “Building”). Capitalized terms not defined in
this Amendment shall have the meanings given them in the Lease. 
  
 B. Landlord and Tenant desire to further amend the Lease to provide for the reduction of rentable square footage of the Lease and a decrease in Base Rent, all upon and subject to the terms and conditions set forth in this Amendment.

  
 NOW THEREFORE, in consideration of the foregoing recitals and
the mutual agreements of the parties herein, Landlord and Tenant hereby agree as follows: 
  
 1. Rentable Area. Landlord and Tenant acknowledge and agree that the current rentable area of the Premises is approximately 11,931 square feet and hereby agree to the following changes. To remove 8,323 square
feet from that Lease represented by the area commonly known as Suites 106, 107, 108, 112, 122, 126, 127, 129, 131, 132, 209, 210 and 220. To add 805 square feet to the Lease represented by the area commonly known as Suites 211 and 212. THE NEW
RENTABLE AREA WILL BE 4,413 SQUARE FEET. 
  
 2. Base Rent.
Effective as of October 1, 2000, Base Rent for the Lease shall be reduced from $25,850.50 per month to $9,561.50 per month and payable as described in the Lease. 
  
 3. Lease. Landlord and Tenant acknowledge that a true and correct copy of the Original Lease is attached hereto as
Exhibit A. 
  
 4. Ratification of Lease. The Lease,
as modified by this Amendment, remains in full force and effect, and Landlord and Tenant hereby ratify the same. This Amendment shall be binding upon and inure to the benefit to the parties and their respective successors and assigns. 
  
 5. Authority. Each of the persons executing this Third Amendment on
behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Third Amendment and that the persons signing on behalf of Tenant are authorized to do
so and have the power to 

  

 
bind Tenant to this Third Amendment. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing
representations. 
  
 6. Attorneys’ Fees. In the event
of any litigation or arbitration regarding any rights and obligations under the Lease or this Third Amendment, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs in addition to any other relief which
may be granted. The “prevailing party” shall mean the party receiving substantially the relief desired, whether by settlement, dismissal, summary judgment, judgment, or otherwise. 
  
 7. Integration. The Lease and this Third Amendment constitute the
entire understanding between the parties with respect to the Premises and supersede all other prior and contemporaneous agreements, understandings or representations, whether oral or written, express or implied. No waiver, modification or amendment
of this Amendment will be effective unless it is in writing and executed by both parties. 
  
 8. Counterparts. This Third Amendment may be executed in any number of original counterparts, all of which evidence only one agreement, binding on all parties, even though all parties are not signatory to the
same counterpart. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have
entered into and executed this Amendment as of the date set forth above. 
  

									
	 Dolby Laboratories, Inc.
	 	 	 	 DOLBY PROPERTIES, LLC
 a California limited
liability company

				
	/S/    JANET L.
DALY        	 	 	 	By:	 	/S/    JANET L.
DALY        
	Janet Daly, Vice President, CFO	 	 	 	 	 	 Janet Daly, Vice President
 Finance & Administration

  

  
 EXHIBIT A 

 
 ORIGINAL LEASE 
  

													
	 Rate / Sq. Ft. / Year
	  	 	  	$	26.00	  	 	  	 	 
	
	 Dolby First Floor Lease Summary

						
	 Suite No.

	  	(Sq.Ft.)

	  	 	  	Rent Per Mo.

	  	Pro Rata

	  	Mo. Est.

	 130
	  	614	  	Dolby Dinning	  	$	1,330.33	  	0.004573	  	$	9.41
	 	  	
	  	 	  	
	
	  	
	  	
	

	 	  	614	  	 	  	$	1,330.33	  	0.004573	  	$	9.41
	 	  	
	  	 	  	
	
	  	
	  	
	

	 Dolby Second Floor Lease Summary

	 208
	  	1,190	  	PRO Storage	  	$	2,578.33	  	0.008862	  	$	18.25
	 211
	  	500	  	PRO Storage	  	$	1,083.33	  	0.003724	  	$	7.67
	 212
	  	305	  	BA Storage	  	$	660.83	  	0.002271	  	$	4.68
	 215
	  	960	  	PRO Storage	  	$	2,080.00	  	0.007149	  	$	14.72
	 216
	  	844	  	BA Storage	  	$	1,828.67	  	0.006285	  	$	12.94
	 	  	
	  	 	  	
	
	  	
	  	
	

	 	  	3,799	  	 	  	$	8,231.17	  	0.028292	  	$	58.25
	 	  	
	  	 	  	
	
	  	
	  	
	

	 	  	4,413	  	 	  	$	9,561.50	  	0.032864	  	$	67.66
	 	  	
	  	 	  	
	
	  	
	  	
	

  

 [DIAGRAM OF FLOORPLAN - FIRST FLOOR] 
  

 [DIAGRAM OF FLOORPLAN - SECOND FLOOR] 
  

 FOURTH AMENDMENT TO LEASE 
  
 THIS FOURTH AMENDMENT TO LEASE (“Amendment”) is made as of OCTOBER 1, 2003 by and between Dolby Properties, LLC a
California limited liability company (“Landlord”), and Dolby Laboratories, Inc. (“Tenant”). 
  
 Recitals 
  
 A. Pursuant to that certain Lease by and between Tenant and Landlord’s dated November 1,1999 (the “Original Lease”), Tenant currently leases approximately 4,413 rentable square feet of space on the First and Second floors
(the “Premises”) of the building known as 999 Brannan Street, San Francisco, California (the “Building”). Capitalized terms not defined in this Amendment shall have the meanings given them in the Lease. 
  
 B. Landlord and Tenant desire to further amend the Lease to provide for the
reduction of rentable square footage of the Lease and a decrease in Base Rent, all upon and subject to the terms and conditions set forth in this Amendment. 
  
 NOW THEREFORE, in consideration of the foregoing recitals and the mutual agreements of the parties herein, Landlord and Tenant hereby agree as follows:

  
 1. Rentable Area. Landlord and Tenant acknowledge and
agree that the current rentable area of the Premises is approximately 4,413 square feet and hereby agree to the following changes. To remove 614 square feet from that Lease represented by the area commonly known as Suites 130. THE NEW RENTABLE AREA
WILL BE 3,799 SQUARE FEET. 
  
 2. Base Rent. Effective as
of October 1, 2003, Base Rent for the Lease shall be reduced from $9,561.50 per month to $8,231.17 per month and payable as described in the Lease. 
  
 3. Lease. Landlord and Tenant acknowledge that a true and correct copy of the Original Lease is attached hereto as Exhibit A. 
  
 4. Ratification of Lease. The Lease, as modified by this Amendment,
remains in full force and effect, and Landlord and Tenant hereby ratify the same. This Amendment shall be binding upon and inure to the benefit to the parties and their respective successors and assigns. 
  
 5. Authority. Each of the persons executing this Fourth Amendment on
behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter into this Fourth Amendment and that the persons signing on behalf of Tenant are authorized to do
so and have the power to bind Tenant to this Fourth Amendment. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the foregoing representations. 
  

 6. Attorneys’ Fees. In the event of any litigation or arbitration regarding any rights and
obligations under the Lease or this Fourth Amendment, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs in addition to any other relief which may be granted. The “prevailing party” shall mean
the party receiving substantially the relief desired, whether by settlement, dismissal, summary judgment, judgment, or otherwise. 
  
 7. Integration. The Lease and this Fourth Amendment constitute the entire understanding between the parties with respect to the Premises and
supersede all other prior and contemporaneous agreements, understandings or representations, whether oral or written, express or implied. No waiver, modification or amendment of this Amendment will be effective unless it is in writing and executed
by both parties. 
  
 8. Counterparts. This Fourth Amendment
may be executed in any number of original counterparts, all of which evidence only one agreement, binding on all parties, even though all parties are not signatory to the same counterpart. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have entered into and executed this
Amendment as of the date set forth above. 
  

									
	 DOLBY LABORATORIES, INC.
	 	 	 	 DOLBY PROPERTIES, LLC

	 	 	 	 	 a California Limited Liability Company

				
	/s/    MARTIN A. JAFFE
        	 	 	 	 By:
	 	/s/    MARTIN A. JAFFE        
	Martin Jaffe,	 	 	 	 	 	Martin Jaffe,
	Vice President, Business Affairs	 	 	 	 	 	Vice President, Business Affairs

  

 EXHIBIT A 
  

ORIGINAL LEASE 
  

 999 BRANNAN STREET 
 BASIC LEASE INFORMATION 
  
 The Basic
Lease Information set forth below is part of the Lease. 
  

			
		
	 Lease Date:
 (Introduction)
	 	May 5, 2003
		
	 Landlord:
 (Introduction)
	 	Dolby Properties, LLC
		
	 Tenant:
 (Introduction)
	 	Dolby Laboratories Inc.
		
	Premises:	 	Suite Number: 1001, 1002, 1003
		
	Building:	 	999 Brannan Street, San Francisco, California
		
	 Rentable Area of Premises:
 (Paragraph
1.1)
	 	Approximately 15,167 square feet.
		
	 Rentable Area of Building:
 (Paragraph
1.2)
	 	Approximately 134,280 square feet.
		
	 Tenant’s Pro Rata Share:
 (Paragraph
1.8)
	 	Eight and 86/100th Percent (8.86 %).
		
	 Term:
 (Paragraph 3)
	 	10 Years
		
	 Scheduled Commencement Date:
 (Paragraph
3)
	 	October 1, 2003
		
	 Expiration Date:
 (Paragraph
3)
	 	The last day of the 120th full calendar month in the
Term
		
	 Base Rent:
 (Paragraph
4.1.1)
	 	$24.00 per square foot per year ($30,334.00 per month)
		
	 Base Year:
 (Paragraph 1.1)
	 	2004
		
	 Use:
 (Paragraph 6.1)
	 	General business office purposes typically associated with the multi-media industry

  

			
		
	 Security Deposit:
 (Paragraph
21)
	 	None
		
	 Guarantor:
 (Paragraph 23)
	 	None
		
	 Landlord’s Address for Notices:
 (Paragraph 25.4)
	 	 Dolby Properties, LLC
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Stephen Kelly

		
	 Tenant’s Address for Notices:
 (Paragraph
25.4)
	 	 Dolby Laboratories Inc.
 100 Potrero Avenue
 San Francisco, CA 94103-4813
 Attention: Martin Jaffe

		
	 Landlord’s Broker:
 (Paragraph
25.6)
	 	None
		
	 Tenant’s Broker:
 (Paragraph
25.6)
	 	None
		
	Additional Provisions:	 	None

  

 TABLE OF CONTENTS 
  

							
	 	  	 	  	 	  	Page

	 1.
	  	DEFINITIONS	  	1
				
	 	  	1.1	  	 Base Year
	  	1
	 	  	1.2	  	 Base Year Direct Expenses
	  	1
	 	  	1.3	  	 Building
	  	1
	 	  	1.4	  	 Common Areas
	  	1
	 	  	1.5	  	 Direct Expenses
	  	1
	 	  	1.6	  	 Lease Year
	  	1
	 	  	1.7	  	 Premises
	  	2
	 	  	1.8	  	 Real Property Taxes
	  	2
	 	  	1.9	  	 Rentable Area of Building
	  	2
	 	  	1.10	  	 Tenant’s Pro Rata Share
	  	2
			
	 2.
	  	PREMISES	  	2
			
	 3.
	  	LEASE TERM	  	2
			
	 4.
	  	RENT	  	2
				
	 	  	4.1	  	 Rent Payable
	  	2
	 	  	4.2	  	 Additional Rent Terms
	  	3
			
	5.	  	TENANT TAXES	  	3
			
	6.	  	CONDUCT OF BUSINESS BY TENANT	  	4
				
	 	  	6.1	  	 Use of the Premises
	  	4
	 	  	6.2	  	 Compliance with Law
	  	4
	 	  	6.3	  	 Rules and Regulations
	  	4
	 	  	6.4	  	 Hazardous Materials
	  	4
			
	 7.
	  	MAINTENANCE, REPAIRS AND ALTERATIONS	  	5
				
	 	  	7.1	  	 Acceptance
	  	5
	 	  	7.2	  	 Landlord’s Responsibility
	  	5
	 	  	7.3	  	 Reimbursement by Tenant
	  	6
	 	  	7.4	  	 Tenant’s Responsibility
	  	6
	 	  	7.5	  	 Tenant Improvements and Alterations
	  	6
	 	  	7.6	  	 Liens
	  	7
	 	  	7.7	  	 Condition Upon Surrender
	  	7
			
	 8.
	  	INSURANCE AND INDEMNITY	  	8
				
	 	  	8.1	  	 Tenant’s Insurance
	  	8
	 	  	8.2	  	 Insurance Requirements
	  	8
	 	  	8.3	  	 Adjustments to Insurance Program
	  	8
	 	  	8.4	  	 Liability Insurance Requirements
	  	8
	 	  	8.5	  	 Certificates of Insurance
	  	8
	 	  	8.6	  	 Landlord to Insure Building
	  	9
	 	  	8.7	  	 Waiver of Subrogation
	  	9
	 	  	8.8	  	 Indemnification
	  	9
	 	  	8.9	  	 Landlord’s Disclaimer
	  	9

  

							
	9.	  	REPAIRS AND RESTORATION	  	9
				
	 	  	9.1	  	 Insubstantial Insured Damage
	  	9
	 	  	9.2	  	 Substantial or Uninsured Damage
	  	9
	 	  	9.3	  	 Damage Near End of Term
	  	10
	 	  	9.4	  	 Rent Abatement
	  	10
	 	  	9.5	  	 Tenant’s Option to Cancel
	  	10
	 	  	9.6	  	 “Substantial” Defined
	  	10
			
	10.	  	ASSIGNMENT AND SUBLETTING	  	10
				
	 	  	10.1	  	 Landlord’s Consent Required
	  	10
	 	  	10.2	  	 Notice to Landlord
	  	11
	 	  	10.3	  	 Landlord’s Option
	  	11
	 	  	10.4	  	 Collection of Rent
	  	11
	 	  	10.5	  	 Tenant Not Released
	  	11
			
	11.	  	EMINENT DOMAIN	  	12
				
	 	  	11.1	  	 Automatic Termination
	  	12
	 	  	11.2	  	 Rent Abatement
	  	12
	 	  	11.3	  	 Condemnation Award
	  	12
	 	  	11.4	  	 Sale Under Threat of Condemnation
	  	12
			
	12.	  	UTILITIES AND SERVICES	  	12
			
	13.	  	DEFAULTS, REMEDIES	  	13
				
	 	  	13.1	  	 Defaults
	  	13
	 	  	13.2	  	 Remedies
	  	13
	 	  	13.3	  	 Chronic Delinquency
	  	14
			
	14.	  	COMMON AREA	  	15
				
	 	  	14.1	  	 Right of Use
	  	15
	 	  	14.2	  	 Landlord to Operate
	  	15
	 	  	14.3	  	 Control in Landlord
	  	15
			
	15.	  	SECURITY SERVICES	  	15
			
	16.	  	SIGNS	  	15
			
	17.	  	ENCUMBRANCES	  	16
				
	 	  	17.1	  	 Subordination
	  	16
	 	  	17.2	  	 Mortgagee Protection
	  	16
			
	18.	  	ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS	  	16
				
	 	  	18.1	  	 Estoppel Certificates
	  	16
	 	  	18.2	  	 Financial Statements
	  	16
			
	19.	  	RIGHT OF ENTRY	  	16
			
	20.	  	ATTORNEYS’ FEES	  	17
			
	21.	  	SECURITY DEPOSIT	  	17

  

							
	 22.
	  	INTEREST	  	17
			
	 23.
	  	GUARANTY	  	17
			
	 24.
	  	RELOCATION	  	18
			
	 25.
	  	MISCELLANEOUS	  	18
				
	 	  	25.1	  	 Time of Essence
	  	18
	 	  	25.2	  	 Captions
	  	18
	 	  	25.3	  	 Entire Agreement and Amendments
	  	18
	 	  	25.4	  	 Notice
	  	18
	 	  	25.5	  	 Holdover
	  	18
	 	  	25.6	  	 Brokers
	  	18
	 	  	25.7	  	 Acceptance
	  	19
	 	  	25.8	  	 Waiver
	  	19
	 	  	25.9	  	 Separability
	  	19
	 	  	25.10	  	 Joint and Several Liability
	  	19
	 	  	25.11	  	 Recording
	  	19
	 	  	25.12	  	 Force Majeure
	  	19
	 	  	25.13	  	 Landlord’s Liability
	  	19
	 	  	25.14	  	 Exhibits
	  	19
	 	  	25.15	  	 Tenant Improvements
	  	19
	 	  	25.16	  	 Conditions
	  	19
	 	  	25.17	  	 No Partnership or Joint Venture
	  	19
	 	  	25.18	  	 Construction
	  	20
	 	  	25.19	  	 Binding Effect
	  	20
	 	  	25.20	  	 Authority
	  	20

  

	
	 Exhibit A - Premises

	 Exhibit B - Additional Provisions

	 Exhibit C - Rules and Regulations

	 Exhibit D - Lease Guaranty

	 Exhibit E - Construction Rider

  

 999 BRANNAN STREET LEASE 
  
 THIS LEASE is made as of the Lease Date set forth in the Basic Lease Information, by and between Dolby Properties LLC
(“Landlord”) and the Tenant identified in the Basic Lease Information (“Tenant”). Landlord and Tenant hereby agree as follows: 
  
 1. DEFINITIONS. Unless the context otherwise specifies or requires, the following terms shall have the following meanings: 
  
 1.1 Base Year. The calendar year specified in the Basic Lease
Information as the Base Year. 
  
 1.2 Base Year Direct
Expenses. The Direct Expenses paid or incurred by Landlord in the Base Year. 
  
 1.3 Building. The building in which the Premises are located. 
  
 1.4 Common Areas. All areas within or around the Building which are now or hereafter held for use by the Landlord or other persons entitled to
occupy space in the Building, including, without limitation, streets, driveways, covered walkways, canopies, loading docks, sidewalks, landscaped and planted areas, restrooms not located within the premises of any tenant, corridors and hallways,
janitor’s closets, mechanical and telephone rooms, and other areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees and invitees. Landlord may make changes at any time and from time
to time in the size, shape, location, number and extent of the Common Areas and no such change shall constitute an eviction, construction or otherwise, or entitle Tenant to any abatement of rent or otherwise affect Tenant’s obligations under
this Lease. 
  
 1.5 Direct Expenses. All costs paid or
incurred by Landlord in connection with the operation, maintenance, replacement and repair of the Building (excluding those expenses which are the responsibility of Tenant pursuant to Paragraphs 5 - Tenant Taxes, 7.3 - Reimbursement by
Tenant and 8.1 - Tenant’s Insurance) including, without limitation, all costs and expenses paid or incurred with respect to utilities and other services provided to the Building to the extent not required to be paid by Tenant
pursuant to this Lease; operating, cleaning, sweeping, repairing and resurfacing the sidewalk, entry areas, and other Common Areas; maintenance and replanting of all landscaping; maintenance and repair of landscape sprinkler systems, fire protection
and security systems, lights and light standards (including bulb replacement), drainage systems and utility systems (including heating ventilation and air-conditioning); painting, janitorial and other services to the Common Areas; premiums for
public liability and property damage insurance (including extended and broad form coverage risks for the Common Areas of the Building) and insurance deductibles; Real Property Taxes as defined below; any assessments or charges imposed in order to
have the Building comply with statutes, ordinances, orders, requirements, laws, rules and regulations of any governmental or quasi-governmental authority now or hereafter in effect (collectively, “Laws”); maintenance, repair and
replacement of mechanical equipment as necessary or rental for such equipment if leased; costs of maintenance and repair of electricity, water and other utilities for the operation and maintenance of the Building; garbage and refuse removal; capital
expenditures reasonably deemed necessary by Landlord or made for the purpose of reducing operating expenses or to comply with Laws (which capital expenses shall be amortized over their useful life); reasonable legal and accounting expenses which
relate to the Building as a whole; reasonable third party management fees for the Building; a reasonable allowance for depreciation on machinery and equipment used to maintain the Building and on other personal property owned by Landlord in the
Building (including window coverings and carpeting in the Common Areas); and the reasonable costs of contesting the validity or applicability of any Laws that may affect the Building. If less than one hundred percent of the Building is occupied
during any Lease Year, Landlord shall adjust Direct Expenses to equal Landlord’s reasonable estimate of direct Expenses had one hundred percent of the Building been occupied. 
  
 1.6 Lease Year. The term “Lease Year” as used in the Lease shall refer to each full (twelve month) calendar
year occurring during the Term, except that the first Lease Year shall be the period from the Commencement Date until December 31 of the calendar year in which the Commencement Date occurs, and the last Lease Year shall be the period from January 1
in the year in which the Lease terminates until the last day of the Term. 
  

 1 

 1.7 Premises. The space identified in the Basic Lease Information, in the Building at the address
specified in the Basic Lease Information. The approximate configuration and location of the Premises is outlined on the attached EXHIBIT A. Landlord and Tenant agree that the rentable area of the Premises for all purposes under this Lease,
shall be the rentable area specified in the Basic Lease Information, regardless of the actual measurement of the Premises. Tenant acknowledges that Tenant or Tenant’s representative has measured or had the opportunity to measure the Premises to
verify the accuracy of the rentable area specified in the Basic Lease Information. 
  
 1.8 Real Property Taxes. All real property taxes and general, special or district assessments or other governmental impositions, of whatever kind, nature or origin, imposed on or by reason of the ownership or
use of the Building; governmental charges, fees or assessments for transit or traffic mitigation (including area-wide traffic improvement assessments and transportation system management fees), housing, police, fire or other governmental service or
purported benefits to the Building; personal property taxes assessed on the personal property of Landlord used in the operation of the Building; service payments in lieu of taxes and taxes and assessments of every kind and nature whatsoever levied
or assessed in addition to, in lieu of or in substitution for existing or additional real or personal property taxes on the Building or the personal property described above; any increases in the foregoing caused by changes in assessed valuation,
tax rate or other factors or circumstances; and the reasonable cost of contesting by appropriate proceedings the amount or validity of any taxes, assessments or charges described above. To the extent paid by Tenant or other tenants as
“Tenant’s Taxes” (as defined in Paragraph 5 - Tenant Taxes), “Tenant’s Taxes” shall be excluded from Taxes. The term “Real Property Taxes” shall also include all expenses reasonably incurred by Landlord
in seeking reduction by the taxing authorities of Real Property Taxes applicable to the Building. 
  
 1.9 Rentable Area of Building. The Building contains the rentable area specified in the Basic Lease Information. 
  
 1.10 Tenant’s Pro Rata Share. The percentage figure specified in
the Basic Lease Information as Tenant’s Pro Rata Share. Landlord and Tenant acknowledge that Tenant’s Pro Rata Share is the ratio of the rentable area of the Premises as specified in the Basic Lease Information over the total rentable area
of the Building as specified in the Basic Lease Information. 
  
 2.
PREMISES. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the Premises for the Term, at the Rent specified in Paragraph 4 and upon all of the conditions and agreements set forth herein; reserving to Landlord, however,
the right to install, maintain, use, repair and replace pipes, ducts, subfloors, conduits, and wires through the Premises in locations causing Tenant the least inconvenience possible and the use of the exterior walls and roof. 
  
 3. LEASE TERM. The term of this Lease (the “Term”) shall commence on the
Commencement Date as described below and, unless sooner terminated, shall expire on the Expiration Date set forth in the Basic Lease Information (the “Expiration Date”). The “Commencement Date” shall be the earlier of (a) the
date on which Landlord tenders possession of the Premises to Tenant, with all of Landlord’s construction obligations, if any, “Substantially Completed” as provided in the Construction Rider attached as EXHIBIT E (the
“Construction Rider”) or, in the event of any “Tenant Delay,” as defined in the Construction Rider, the date on which Landlord could have done so had there been no such Tenant Delay; or (b) the date upon which Tenant, with
Landlord’s written permission, actually occupies and conducts business in any portion of the Premises. The parties anticipate that the Commencement Date will occur on or about the Scheduled Commencement Date set forth in the Basic Lease
Information (the “Scheduled Commencement Date”); provided, however, that Landlord shall not be liable for any claims, damages or liabilities if the Premises are not ready for occupancy by the Scheduled Commencement Date. When the
Commencement Date has been established, Landlord and Tenant shall at the request of either party confirm the Commencement Date and Expiration Date in writing. 
  

4. RENT. 
  
 4.1 Rent Payable. The Rent payable to Landlord includes the following: 
  
 4.1.1 Base Rent. During each month of the Term, Tenant shall pay to Landlord as Base Rent the amount
set forth in the Basic Lease Information. Base Rent shall be paid in advance on the first day of each calendar 

  

 2 

 
month throughout the Term without offset, deduction, prior notice or demand, except that a full month’s Base Rent shall be paid upon the execution of
this Lease by Tenant and the prorated Base Rent payable for the period, if any, prior to the first full calendar month of the Term shall be paid on the first day of said first full calendar month. Base Rent for any partial month shall be prorated
based on the actual number of days in the month. 
  
 4.1.2 Direct Expenses. Commencing January 1, 2005, Tenant shall also pay Tenant’s Pro Rata Share of any amount by which the Direct Expenses for any Lease Year commencing in 2005 exceeds the Base Year Direct Expenses (the
“Increases in Direct Expenses”). If any additional space is added to the Premises, Tenant’s Pro Rata Share of Increases in Direct Expenses shall be calculated separately for each such addition. Within thirty (30) days after the
commencement of each Lease Year, Landlord shall give Tenant a written estimate of Tenant’s Pro Rata Share of the monthly Increases in Direct Expenses for the current Lease Year. Tenant shall pay such estimated amount to Landlord in monthly
installments in advance on the first day of each calendar month of the Term, without deduction, offset, prior notice or demand, prorated for any partial month. Landlord may at any time during the Term, but not more frequently than quarterly, adjust
estimates of Increases in Direct Expenses to reflect current expenditures. Following written notice to Tenant of such revised estimate, subsequent payment by Tenant shall be based upon such revised estimate. Within ninety (90) days after the end of
each Lease Year, Landlord shall furnish to Tenant a statement showing in reasonable detail the Direct Expenses incurred by Landlord during such Lease Year, and the parties shall, within thirty (30) days after the date of such statement, make any
payment necessary to adjust Tenant’s estimated payments for such Lease Year to Tenant’s actual Pro Rata Share of Increases in Direct Expenses for such Lease Year as shown by such annual statement. 
  
 4.1.3 Late Charges. If Base Rent or Tenant’s Pro
Rata Share of Increases in Direct Expenses are unpaid after the fifth day after the due date, Tenant shall pay a late charge of ten percent (10%) of the amount overdue. The parties agree that this late charge represents a fair and reasonable
estimate of the costs that Landlord will incur by reason of the late payment by Tenant. The late charge shall be paid without offset, deduction, prior notice or demand. Any dishonored check shall be treated as rent unpaid and shall be subject to
late charges. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of its other rights and remedies under this Lease. 
  
 4.2 Additional Rent Terms. All amounts which Tenant is required to pay
under this Lease including all damages, costs and expenses which Landlord may incur by reason of any default by Tenant under this Lease shall be deemed to be Rent hereunder. Upon nonpayment of any Rent, Landlord shall have all of the rights and
remedies with respect thereto as Landlord has for the non-payment of Base Rent. All Rent shall be paid in lawful money of the United States to Landlord at the address specified in this Lease for purpose of notice, or to such other persons or at such
other places as may be designated in writing by Landlord from time to time. All Rent shall be paid without deduction or offset and, except as otherwise expressly provided in this Lease, without prior notice or demand. 
  
 5. TENANT TAXES. Tenant shall be responsible for and shall pay before delinquency all
Tenant Taxes. Tenant Taxes shall mean: (a) all taxes, assessments, license fees and other governmental charges or impositions levied or assessed against or with respect to Tenant’s personal property or Trade Fixtures in the Premises, whether
any such imposition is levied directly against Tenant or levied against Landlord or the Building; (b) all rental, excise, sales or transaction privilege taxes arising out of this Lease (excluding, however, state and federal personal or corporate
income taxes measured by the income of Landlord from all sources) imposed by any taxing authority upon Landlord or upon Landlord’s receipt of any rent payable by Tenant pursuant to the terms of this Lease; and (c) any increase in Real Property
Taxes attributable to inclusion of a value placed on Tenant’s personal property, Trade Fixtures or Alterations. If any Tenant Taxes are assessed, levied, or imposed upon Landlord or any portion of the Building, Landlord shall give Tenant a
statement of the amount applicable to the Premises. If a separate assessment of the improvements is not available from the appropriate governmental authority, Landlord’s good faith allocation shall be binding on Tenant. In such event, Tenant
shall pay Landlord on demand for such Tenant Taxes applicable to the Premises. If Landlord pays any Tenant Taxes, Tenant shall reimburse Landlord upon demand for the amount of such payment, together with interest at the Stipulated Rate from the date
of Landlord’s payment to the date of Tenant’s reimbursement. 
  

 3 

 6. CONDUCT OF BUSINESS BY TENANT. 
  
 6.1 Use of the Premises. Tenant shall use the Premises solely for the purpose set forth in the Basic Lease
Information as Use and for no other purposes without the prior written consent of Landlord which shall be given at Landlord’s sole discretion. 
  
 6.2 Compliance with Law. Tenant at its expense shall comply promptly with all present and future applicable Laws regulating the use by Tenant of
the Premises, including compliance with the Americans With Disabilities Act of 1990, as the same may be amended from time to time. Tenant shall not use or permit the use of the Premises in any manner that will tend to create a nuisance or tend to
disturb other tenants or occupants of the Building or tend to injure the reputation of the Building. Tenant shall place no loads upon the floors, walls or ceilings in excess of the maximum designed load determined by Landlord or which endanger the
structure; nor place any harmful liquids in the drainage systems; nor dump or store waste materials or refuse or allow such to remain outside the Premises proper, except in the enclosed trash areas provided, if any. Tenant shall not store or permit
to be stored or otherwise placed any other material of any nature whatsoever outside the Premises. 
  
 6.3 Rules and Regulations. Tenant shall comply at all times with the Rules and Regulations attached to this Lease as EXHIBIT C and such
amendments and modifications thereof and additions thereto as Landlord may from time to time reasonably adopt for the operation, safety, care and cleanliness of the Building or the preservation of good order therein. Landlord shall not be liable to
Tenant for the failure of any tenant or other person to comply with such Rules and Regulations. 
  
 6.4 Hazardous Materials. 
  
 6.4.1 Definitions. 
  
 6.4.1.1 “Hazardous Materials” shall mean any substance: (A) that now or in the future is regulated or governed by, requires
investigation or remediation under, or is defined as a hazardous waste, hazardous substance, pollutant or contaminant under any governmental statute, code, ordinance, regulation, rule or order, and any amendment thereto, including for example only
the Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource Conservation and Recovery Act, 42 U.S.C. §6901 et seq., or (B) that is toxic, explosive,
corrosive, flammable, radioactive, carcinogenic, dangerous or otherwise hazardous, including gasoline, diesel fuel, petroleum hydrocarbons, polychlorinated biphenyls (PCBs), asbestos, radon and urea formaldehyde foam insulation. 
  
 6.4.1.2 “Environmental Requirements” shall mean
all present and future Laws, permits, licenses, approvals, authorizations and other requirements of any kind applicable to Hazardous Materials. 
  
 6.4.1.3 “Handled by Tenant” and “Handling by Tenant” shall mean and refer to any installation, handling, generation,
storage, use, disposal, discharge, release, abatement, removal, transportation, or any other activity of any type by Tenant or its agents, employees, contractors, licensees, sublessees, transferees or representatives (collectively,
“Representatives”) or its guests, customers, invitees, or visitors (collectively, “Visitors”), at or about the Premises in connection with or involving Hazardous Materials. 
  
 6.4.1.4 “Environmental Losses “ shall mean all
costs and expenses of any kind, damages, including foreseeable and unforeseeable consequential damages, fines and penalties incurred in connection with any violation of and compliance with Environmental Requirements and all losses of any kind
attributable to the diminution of value, loss of use or adverse effects on marketability or use of any portion of the Premises or Building. 
  
 6.4.2 Tenant’s Covenants. No Hazardous Materials shall be Handled by Tenant at or about the Premises or Building without
Landlord’s prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements, all in Landlord’s absolute discretion. Notwithstanding the foregoing, normal quantities and use of
those Hazardous Materials customarily used in the conduct of general office activities, such as copier fluids and cleaning supplies (“Permitted Hazardous Materials”), may be used and stored at the Premises 

  

 4 

 
without Landlord’s prior written consent, provided that Tenant’s activities at or about the Premises and Building and the Handling by Tenant of all
Hazardous Materials shall comply at all times with all Environmental Requirements. At the expiration or termination of the Lease, Tenant shall promptly remove from the Premises and Building all Hazardous Materials Handled by Tenant at the Premises
or the Building. Tenant shall keep Landlord fully and promptly informed of all Handling by Tenant of Hazardous Materials other than Permitted Hazardous Materials. Tenant shall be responsible and liable for the compliance with all of the provisions
of this Paragraph by all of Tenant’s Representatives and Visitors, and all of Tenant’s obligations under this Paragraph (including its indemnification obligations under Paragraph 6.4.5 - Tenant’s Indemnification below) shall
survive the expiration or termination of this Lease. 
  
 6.4.3 Compliance. Tenant shall at Tenant’s expense promptly take all actions required by any governmental agency or entity in connection with or as a result of the Handling by Tenant of Hazardous Materials at or about the
Premises or Building, including inspection and testing, performing all cleanup, removal and remediation work required with respect to those Hazardous Materials, complying with all closure requirements and post-closure monitoring, and filing all
required reports or plans. All of the foregoing work and all Handling by Tenant of all Hazardous Materials shall be performed in a good, safe and workmanlike manner by consultants qualified and licensed to undertake such work and in a manner that
will not interfere with any other tenant’s quiet enjoyment of the Building or Landlord’s use, operation, leasing and sale of the Building. Tenant shall deliver to Landlord prior to delivery to any governmental agency, or promptly after
receipt from any such agency, copies of all permits, manifests, closure or remedial action plans, notices, and all other documents relating to the Handling by Tenant of Hazardous Materials at or about the Premises or Building. If any lien attaches
to the Premises or the Building in connection with or as a result of the Handling by Tenant of Hazardous Materials, and Tenant does not cause the same to be released, by payment, bonding or otherwise, within ten (10) days after the attachment
thereof, Landlord shall have the right but not the obligation to cause the same to be released and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand. 
  
 6.4.4 Landlord’s Rights. Landlord shall have the
right, but not the obligation, to enter the Premises at any reasonable time (i) to confirm Tenant’s compliance with the provisions of this Paragraph 6.4, and (ii) to perform Tenant’s obligations under this Paragraph 6.4 if Tenant has
failed to do so after reasonable notice to Tenant. Landlord shall also have the right to engage qualified Hazardous Materials consultants to inspect the Premises and review the Handling by Tenant of Hazardous Materials, including review of all
permits, reports, plans, and other documents regarding same. Tenant shall pay to Landlord on demand the costs of Landlord’s consultants’ fees and all costs incurred by Landlord in performing Tenant’s obligations under this Paragraph.
Landlord shall use reasonable efforts to minimize any interference with Tenant’s business caused by Landlord’s entry into the Premises, but Landlord shall not be responsible for any interference caused thereby. 
  
 6.4.5 Tenant’s Indemnification. Tenant agrees to
indemnify, defend and hold harmless Landlord and its partners or members and its or their partners, members, directors, officers, shareholders, employees and agents from all Environmental Losses and all other claims, actions, losses, damages,
liabilities, costs and expenses of every kind, including reasonable attorneys’, experts’ and consultants’ fees and costs, incurred at any time and arising from or in connection with the Handling by Tenant of Hazardous Materials at or
about the Building or Tenant’s failure to comply in full with all Environmental Requirements with respect to the Premises. 
  
 7. MAINTENANCE, REPAIRS AND ALTERATIONS. 
  
 7.1 Acceptance. By taking possession of the Premises, Tenant shall be deemed to have accepted the Premises as being in good and sanitary order,
condition and repair, subject to all applicable Laws. Tenant acknowledges that neither Landlord nor Landlord’s agents have made any representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, the
condition of the Premises or Building, or the use or occupancy which may be made thereof and Tenant has independently investigated and is satisfied that the Premises are suitable for Tenant’s intended use. 
  
 7.2 Landlord’s Responsibility. Subject to the provisions of
Article 9 - Repairs and Restoration, Landlord shall, during the Term, keep in good order, condition and repair the foundations, exterior walls (excluding the interior surface of exterior walls), windows, plate glass, doors (other than doors
located within a tenant’s premises), downspouts, 

  

 5 

 
gutters and roof of the Building, all plumbing, HVAC, electrical and lighting facilities and equipment servicing the Premises, and the Common Areas;
provided, however, that Landlord shall have no obligation to repair until a reasonable time after the receipt by Landlord of a written notice of the need for repairs. Tenant waives the provisions of California Civil Code Sections 1941 and 1942 and
similar laws now or hereafter in effect. Tenant shall pay the cost of repairs to utilities located within the Premises, or for any repairs to the Building occasioned by any act or omission of Tenant, Tenant’s Representatives or Visitors, other
than reasonable wear and tear. 
  
 7.3 Reimbursement by
Tenant. Tenant shall reimburse Landlord, as Rent, for Tenant’s Pro Rata Share of all costs and expenses incurred by Landlord for the foregoing maintenance and repair to the extent set forth in Article 4.1.2 - Direct Expenses.

  
 7.4 Tenant’s Responsibility. Except as provided in
Paragraph 7.2 - Landlord’s Responsibility above, Tenant shall keep in first-class order, condition and repair the Premises and every part thereof, including, without limitation, all fixtures, Trade Fixtures, Alterations, interior walls
and interior surface of exterior walls, ceilings, floors and floor coverings, utilities and doors located within the Premises. Tenant shall also keep the Premises at all times in a neat, clean and sanitary condition, shall neither commit nor permit
any waste or nuisance thereon, and shall keep the walks and corridors adjacent thereto free from Tenant’s waste or debris. If Tenant fails to perform its obligations under this Paragraph, notwithstanding any other provision hereof and without
waiving any other right or remedy Landlord may have, Landlord may, at its option, after five (5) days’ written notice to Tenant, enter upon the Premises and put the same in good order, condition and repair and at Landlord’s further option,
continue such maintenance and repair obligation for the remainder of the Term, and the cost thereof shall become due and payable as Rent by Tenant to Landlord upon demand. 
  
 7.5 Tenant Improvements and Alterations. 
  
 7.5.1 Landlord and Tenant shall perform their respective obligations with respect to design and construction
of any improvements to be constructed and installed in the Premises (the “Tenant Improvements”), as provided in the Construction Rider. Except for any Tenant Improvements to be constructed by Tenant as provided in the Construction Rider,
Tenant shall not make any alterations, improvements or changes to the Premises (including installation of any security system or telephone or data communication wiring) (“Alterations”) without Landlord’s prior written consent. Any
such Alterations shall be completed by Tenant at Tenant’s sole cost and expense: (i) with due diligence, in a good and workmanlike manner, using new materials; (ii) in compliance with plans and specifications approved by Landlord; (iii) in
compliance with the construction rules and regulations promulgated by Landlord from time to time; (iv) in accordance with all applicable Laws (including all work, whether structural or non-structural, inside or outside the Premises, required to
comply fully with all applicable Laws and necessitated by Tenant’s work); and (v) subject to all conditions which Landlord may in Landlord’s discretion impose. Such conditions may include requirements for Tenant to: (a) provide payment or
performance bonds or additional insurance (from Tenant or Tenant’s contractors, subcontractors or design professionals); (b) use contractors or subcontractors designated by Landlord; and (c) remove all or part of the Alterations prior to or
upon expiration or termination of the Term, as designated by Landlord. If any work outside the Premises, or any work on or adjustment to any of the heating, ventilation and air-conditioning (“HVAC”), mechanical, elevator, plumbing,
electrical, fire protection, life safety, security or other systems in the Building, is required in connection with or as a result of Tenant’s work, such work shall be performed at Tenant’s expense by contractors designated by Landlord.
Landlord’s right to review and approve (or withhold approval of) Tenant’s plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended solely to protect Landlord, the Building and
Landlord’s interests. No approval or consent by Landlord shall be deemed or construed to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or compliance thereof with applicable Laws or
other requirements. Except as otherwise provided in Landlord’s consent, all Alterations shall upon installation become part of the realty and be the property of Landlord. 
  
 7.5.2 Before making any Alterations, Tenant shall submit to Landlord for Landlord’s prior approval
reasonably detailed final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including the name of the contractor and all subcontractors proposed by Tenant to make the Alterations and a copy
of the contractor’s license. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord in connection with any Alterations made by Tenant, including reasonable fees charged by 

  

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Landlord’s contractors or consultants to review plans and specifications prepared by Tenant and to update the existing as-built plans and specifications
of the Building to reflect the Alterations. Tenant shall obtain all applicable permits, authorizations and governmental approvals and deliver copies of the same to Landlord before commencement of any Alterations. 
  
 7.5.3 Tenant shall keep the Premises and the Building free
and clear of all liens arising out of any work performed, materials furnished or obligations incurred by Tenant. If any such lien attaches to the Premises or the Building, and Tenant does not cause the same to be released by payment, bonding or
otherwise within ten (10) days after the attachment thereof, Landlord shall have the right but not the obligation to cause the same to be released, and any sums expended by Landlord in connection therewith shall be payable by Tenant on demand with
interest thereon from the date of expenditure by Landlord at the Stipulated Rate (as defined in Article 22 - Interest). Tenant shall give Landlord at least ten (10) days’ notice prior to the commencement of any Alterations and cooperate
with Landlord in posting and maintaining notices of non-responsibility in connection therewith. 
  
 7.5.4 Subject to the provisions of this Article 7, Tenant may install and maintain furnishings, equipment, movable partitions, business
equipment and other trade fixtures (“Trade Fixtures”) in the Premises, provided that the Trade Fixtures do not become an integral part of the Premises or the Building. Tenant shall promptly repair any damage to the Premises or the Building
caused by any installation or removal of such Trade Fixtures. 
  
 7.6 Liens. Tenant shall pay for all labor and services performed for, and all materials used by or furnished to Tenant or Tenant’s Representatives and keep the Building free from any liens arising out of work performed,
materials furnished, or obligations incurred by Tenant or Tenant’s Representatives with respect to the Premises. Tenant shall indemnify, hold harmless and defend Landlord and Landlord’s employees, agents and partners from and against any
liens, demands, claims, judgments or encumbrances (including all attorneys’ fees) arising out of any work or services performed for or materials used by or furnished to Tenant or Tenant’s Representatives with respect to the Premises.
Tenant shall do all things necessary to prevent the filing of any mechanic’s or other liens against the Building or any part thereof by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant, or anyone
holding the Premises, or any part thereof, through or under Tenant. If any such lien shall at any time be filed against the Building, Tenant shall either cause the same to be discharged of record within ten (10) days after the date of filing of the
same, or, if Tenant in Tenant’s discretion and in good faith determines that such lien should be contested, Tenant shall furnish such security as may be necessary or required to (a) prevent any foreclosure proceedings against the Building
during the pendency of such contest, and (b) cause a mutually satisfactory title company to remove such lien as a matter affecting title to the Building. If Tenant shall fail to discharge such lien within such period or fail to furnish such
security, then, in addition to any other right or remedy of Landlord resulting from Tenant’s said default, Landlord may, but shall not be obligated to, discharge the same either by paying the amount claimed to be due or by procuring the
discharge of such lien by giving security or in such other manner as is, or may be, prescribed by law. Tenant shall repay to Landlord on demand all sums disbursed or deposited by Landlord pursuant to the foregoing provisions of this Paragraph
including Landlord’s costs, expenses and reasonable attorneys’ fees incurred by Landlord in connection therewith, with interest thereon at the Stipulated Rate. Nothing contained herein shall imply any consent or agreement on the part of
Landlord to subject Landlord’s estate to liability under any mechanics’ or the lien law. Tenant shall give Landlord adequate opportunity and Landlord shall have the right to post such notices of nonresponsibility as are provided for in the
mechanics’ lien laws of California. 
  
 7.7 Condition Upon
Surrender. After the expiration or termination of this Lease, Tenant shall remove its personal property and Trade Fixtures from the Premises, surrender the Premises to Landlord in the same condition as when received, damage by fire or the
elements (except to the extent not covered by Net Insurance Proceeds and caused by Tenant or Tenant’s Representatives), and ordinary wear and tear excepted. At Landlord’s option, Landlord shall have the right to require that Tenant remove
any and all Alterations, additions, signs or improvements made by Tenant and perform any necessary repair caused by such removal. 
  

 7 

 8. INSURANCE AND INDEMNITY. 
  
 8.1 Tenant’s Insurance. Tenant shall at all times during the Term, at Tenant’s cost and expense, maintain
in effect the following policies of insurance: 
  
 8.1.1 Commercial general liability insurance providing coverage on an occurrence form basis with limits of not less than One Million Dollars ($1,000,000) each occurrence for bodily injury and property damage combined, One Million Dollars
($1,000,000) annual general aggregate, and One Million Dollars ($1,000,000) products and completed operations annual aggregate. Tenant’s liability insurance policy or policies shall (i) include premises and operations liability coverage,
products and completed operations liability coverage, broad form property damage liability coverage including competed operations, liquor liability coverage (if Tenant sells or serves or sells any alcoholic beverages in connection with the
Premises), blanket contractual liability coverage including, to the maximum extent possible, coverage for the indemnification obligations of Tenant under this Lease, and personal and advertising injury coverage; (ii) provide that the insurance
company has the duty to defend all insureds under the policy; (iii) provide that defense costs are paid in addition to and do not deplete any of the policy limits; (iv) cover liabilities arising out of or incurred in connection with Tenant’s
use or occupancy of the Premises or the Building; and (v) extend coverage to cover liability of the insureds under the policy for the actions of Tenant’s Representatives. 
  
 8.1.2 Workers’ compensation insurance complying with all applicable state laws, and employer’s
liability insurance with limits of not less than One Hundred Thousand Dollars ($100,000) per accident and One Hundred Thousand Dollars ($100,000) policy limits for injury by disease. Such policies shall contain a waiver of subrogation provision.

  
 8.1.3 Property insurance covering
Tenant’s Alterations, Trade Fixtures, personal property and equipment located on the Premises, in an amount not less than their full replacement value, providing protection on an “All Risk” or “Special Form” basis. The
proceeds of such insurance, so long as this Lease remains in effect, shall be used to repair or replace the Alterations, Trade Fixtures, personal property and equipment so insured. Following expiration or termination of this Lease, any proceeds of
insurance covering Alterations shall be paid over to Landlord. 
  
 8.2 Insurance Requirements. Each policy of insurance required to be carried by Tenant shall (i) be in a form, and written by an insurer, reasonably acceptable to Landlord, (ii) require at least thirty (30) days’ written notice
to Landlord prior to any cancellation, non-renewal or modification of insurance coverage. Insurance companies issuing such policies shall having rating classifications of “A” or better and financial category ratings of “VII” or
better according to the latest edition of the A.M. Best Key Rating Guide. All insurance companies issuing such policies shall be licensed to do business in the state where the Building is located. Any deductible amount under such insurance shall not
exceed $5,000. Tenant shall provide to Landlord, upon request, evidence that the insurance required to be carried by Tenant pursuant to this Article 8, including any endorsement affecting the additional insured status, is in full force and effect
and that premiums therefor have been paid. 
  
 8.3 Adjustments
to Insurance Program. Tenant shall increase the amounts of insurance as required by any mortgagee, and, not more frequently than once every three (3) years, as recommended by Landlord’s insurance broker, if, in the opinion of either of
them, the amount of insurance then required under this Lease is not adequate. Any limits set forth in this Lease on the amount or type of coverage required by Tenant’s insurance shall not limit the liability of Tenant under this Lease.

  
 8.4 Liability Insurance Requirements. Each policy of
commercial general liability insurance required by this Lease shall (i) contain a cross-liability endorsement or separation of insureds clause; (ii) provide that any waiver of subrogation rights or release prior to a loss do not void coverage; (iii)
provide that it is primary to and not contributing with, any policy of insurance carried by Landlord covering the same loss; (iv) name Landlord, its partners, any property manager of the Building, and such other parties in interest as Landlord may
from time to time reasonably designate to Tenant in writing, as additional insureds. Such additional insureds shall be provided the same extent of coverage as provided to Tenant under such policies. All endorsements effecting such additional insured
status shall be acceptable to Landlord and shall be at least as broad as additional insured endorsement form number CG 20 11 11 85 promulgated by the Insurance Services Office. 
  
 8.5 Certificates of Insurance. Prior to occupancy of the Premises by Tenant, and not less than thirty (30) days prior
to expiration of any policy thereafter, Tenant shall furnish to Landlord a certificate of insurance reflecting 

  

 8 

 
that the insurance required by this Lease is in force, accompanied by endorsements showing the required additional insureds satisfactory to Landlord in
substance and form. Notwithstanding the requirements of this paragraph, Tenant shall, at Landlord’s request, provide to Landlord a certified copy of each insurance policy required to be in force at any time pursuant to the requirements of this
Lease. 
  
 8.6 Landlord to Insure Building. During the
Term, Landlord shall maintain “All Risk” or “Special Form” property insurance on the Building, excluding coverage for all Tenant’s Trade Fixtures, personal property, Alterations and equipment located on or in the Premises.
Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of Landlord’s annual cost of such insurance pursuant to Section 4.1.2 - Direct Expenses, except that if there is an insurance premium increase due to Tenant’s use of
the Premises, Tenant shall pay the full amount of the increase. 
  
 8.7 Waiver of Subrogation. Landlord and Tenant each hereby waives any and all rights of recovery against the other or against the officers, partners, and authorized representatives of the other party for loss or damage that is
covered by any policy of property insurance maintained by either party (or required by this Lease to be maintained) with respect to the Premises or the Property or any operation therein. If any such policy of insurance relating to this Lease or to
the Premises or the Building does not permit the foregoing waiver, or if the coverage under any such policy would be invalidated as a result of such waiver, the party maintaining such policy shall obtain from the insurer under such policy a waiver
of all right of recovery by way of subrogation against either party in connection with any claim, loss or damage covered by such policy. 
  
 8.8 Indemnification. Tenant hereby agrees to defend, indemnify and hold harmless Landlord and its partners, members, representatives, employees and
agents from and against any and all claims, damage, loss, liability or expense, including without limitation attorneys’ fees and legal costs arising from (a) the acts or omissions of Tenant or Tenant’s legal representatives in or about the
Building; (b) any construction or other work undertaken by Tenant on the Building (including any design defects); (c) any breach or default under this Lease by Tenant; and (d) any accident, injury or damage, howsoever and by whomsoever caused, to
any person or property, occurring in or about the Premises during the Term, excepting only such claims for any accident, injury or damage to the extent they are caused by the negligent or willful acts or omissions of Landlord or its authorized
representatives. This provision shall survive the expiration or sooner termination of this Lease. 
  
 8.9 Landlord’s Disclaimer. Landlord shall not be liable to Tenant for any loss, injury or other damage to any person or property (including
Tenant or Tenant’s property), in or about the Premises or the Building from any cause (including defects in the Building or in any equipment in the Premises). Tenant hereby waives all claims against Landlord for such damage and the cost and
expense of defending against claims relating to such damage, except that Landlord shall indemnify, defend and hold Tenant harmless from and against any actions, claims, liabilities, damages, cost or expenses, including reasonable attorneys’
fees and costs incurred in defending against the same for such damages, to the extent the same are caused by the willful or grossly negligent acts or omissions of Landlord or its authorized representatives. In no event, however, shall Landlord be
liable to Tenant for any punitive or consequential damages or damages for loss of business by Tenant. 
  
 9. REPAIRS AND RESTORATION. 
  
 9.1 Insubstantial Insured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the Premises are damaged and such damage is not “Substantial” as that term is
defined in Paragraph 9.6 - “Substantial” Defined, and insurance proceeds net of costs of recovery (“Net Insurance Proceeds”) are available to cover the cost of restoration, then Landlord shall promptly repair such damage
at Landlord’s expense and this Lease shall continue in full force and effect. 
  
 9.2 Substantial or Uninsured Damage. Subject to the provisions of Paragraph 9.3 - Damage Near End of Term, if at any time during the Term the Premises are damaged and (a) if such damage is
“Substantial” as defined in Paragraph 9.6 - “Substantial” Defined, or (b) if such damage was caused by a casualty for which no insurance proceeds are available or the Net Insurance Proceeds are insufficient to meet the
cost of restoration, then Landlord may at its option either (i) promptly repair such damage at Landlord’s expense, in which event this Lease shall continue in full 

  

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force and effect, or (ii) cancel and terminate this Lease, by giving Tenant written notice of its election to do so within sixty (60) days after the date of
occurrence of such damage. 
  
 9.3 Damage Near End of Term.
If the Premises are damaged during the last nine (9) months of the Term, and the estimated cost of repair exceeds ten percent (10%) of the Base Rent then remaining to be paid by Tenant for the balance of the Term, Landlord may at its option cancel
and terminate this Lease upon written notice to Tenant. If Landlord does not elect to so terminate this Lease, the repair of such damage shall be governed by Paragraph 9.1 - Insubstantial Insured Damage, or Paragraph 9.2 - Substantial or
Uninsured Damage, as the case may be. 
  
 9.4 Rent
Abatement. If the Premises are damaged and Landlord repairs or restores them pursuant to the provisions of this Article, Tenant shall continue the operation of its business in the Premises to the extent reasonably practicable from the standpoint
of prudent business management, and the Base Rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the degree to which Tenant’s use of the Premises is impaired as
reasonably determined by Landlord. There shall be no abatement of other Rent payable hereunder and Tenant shall have no claim against Landlord for any damage suffered by Tenant by reason of any such damage, destruction, repair or restoration. Upon
completion of such repair or restoration Tenant shall promptly refixture the Premises to the condition prior to the casualty and shall reopen for business if closed by the casualty. 
  
 9.5 Tenant’s Option to Cancel. If Landlord is obligated to repair or restore the Premises under the provisions
of this Article and does not commence such repair or restoration within sixty (60) days after such obligation accrues, Tenant may at its option cancel and terminate this Lease by giving Landlord written notice of its election to do so at any time
prior to the commencement of such repair or restoration, which termination shall be effective on the date such notice is received by Landlord. 
  
 9.6 “Substantial” Defined. For the purpose of this article, “Substantial” damage to the Premises shall mean damage to the
Premises, or to the Building whether or not the Premises is damaged, that cannot be substantially repaired and restored under applicable Laws within one year of the date of the casualty or the estimated cost of repairs of which exceeds one-fifth
(1/5) of the then estimated replacement cost of the same. The determination in good faith by Landlord of the estimated time and cost of repair of any damage and/or of the estimated replacement costs shall be conclusive for the purpose of this
Article. In no event shall Landlord be obligated to repair or restore any Alterations made by tenant or equipment, trade fixtures, inventory, fixtures or personal property in or about the Premises. Tenant waives the provisions of California Civil
Code Sections 1932 and 1933(4) and any similar law now or hereafter in effect. 
  
 10. ASSIGNMENT AND SUBLETTING. 
  
 10.1
Landlord’s Consent Required. Tenant shall not, either voluntarily, involuntarily or by operation of law (i) assign, sell, or otherwise transfer all or any part of the Tenant’s interest in this Lease or in the Premises, or (ii)
permit any part of the Premises to be sublet, occupied or used by anyone other than Tenant, or (iii) permit any person to succeed to any interest in this Lease or the Premises, (all of the foregoing being collectively referred to as a
“Transfer”), without Landlord’s prior written consent in each instance, which consent shall not be unreasonably withheld. Any Transfer shall be subject in each instance to the recapture option of Landlord set forth in Paragraph 10.3
- Landlord’s Option below. In making its determination as to a proposed Transfer, it shall be deemed reasonable to consider the following factors: (a) if the occupancy resulting therefrom will violate any rights given to any other tenant
of the Building; (b) the financial soundness of ownership, experience and management of the assignee, subtenant, permittee or transferee (collectively, “Transferee”); (c) the proposed Transferee does not intend itself to occupy the entire
portion of the Premises assigned or sublet; (d) the Transferee is a governmental agency or unit or an existing tenant in the Building; (e) the rental and other consideration payable by the Transferee is less than that currently being paid by tenants
under new leases of comparable space in the Building, or (f) Landlord otherwise determines that the proposed Transfer would have the effect of decreasing the value of the Building or increasing the expenses associated with operating, maintaining and
repairing the Building. In no event shall Landlord be required to give its consent to a Transfer if a use different from the use allowed by Paragraph 6.1 - Use of the Premises is proposed. Consent by Landlord to one or more Transfers shall
not operate to exhaust Landlord’s rights under this Article to receive consent to subsequent Transfers. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation hereof shall not work a merger and Landlord shall have the
option of terminating all or any existing subtenancies or Transfers or shall operate as an 

  

 10 

 
assignment to Landlord of all or any such subtenancies or Transfers. If Tenant is a corporation which, under the then current guidelines published by the
Commissioner of Corporations of the State of California, is not deemed a public corporation, any dissolution, merger, consolidation or reorganization of Tenant, the transfer, assignment of hypothecation of any stock or interest in such corporation
in the aggregate in excess of twenty-five percent (25%), or the sale (cumulatively) of fifty percent (50%) or more of the value of Tenant’s assets shall be deemed a Transfer. If Tenant is a partnership, a withdrawal or substitution of any
partner(s) owning twenty-five percent (25%) or more of the partnership (cumulatively), any assignment(s) of twenty-five percent (25%) or more (cumulatively) of any interest in the capital or profits of the partnership, the sale (cumulatively) of
fifty percent (50%) or more of the value of Tenant’s assets, or the dissolution of the partnership shall be deemed a Transfer. Tenant agrees to reimburse Landlord for Landlord’s reasonable costs and attorney’s fees incurred in
conjunction with the processing and documentation of any requested Transfer, whether or not consent is granted. In no event shall Tenant hypothecate, mortgage, pledge or encumber Tenant’s interest in this Lease or in the Premises or otherwise
use the Lease as a security device in any manner, nor shall Tenant transfer any right appurtenant to this Lease or the Premises separate from a permitted Transfer, without the consent of Landlord, which consent Landlord may withhold in its sole
discretion. Tenant expressly agrees that the provisions of this Article are not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended from time to time, under the federal Bankruptcy Code,
or for any other purpose. 
  
 10.2 Notice to Landlord. If
Tenant desires at any time to effect a Transfer, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord: (a) the name of the proposed Transferee; (b) the nature of the proposed Transferee’s business to be
carried on in the Premises; (c) the terms and provisions of the proposed Transfer; (d) such reasonable financial information, including financial statements, and information regarding the Transferee’s experience as Landlord may request
concerning the proposed Transferee; and (e) such other information as Landlord may reasonably request to evaluate the Transfer and Transferee. 
  
 10.3 Landlord’s Option. At any time within fifteen (15) days after Landlord’s receipt of all of the information described in Paragraph
10.2 - Notice to Landlord above, Landlord may by written notice to Tenant elect to either: (a) consent to the Transfer; (b) deny its consent on reasonable grounds; or (c) terminate this Lease as to the portion (including all) of the Premises
so proposed to be Transferred, with a proportionate abatement in the Base Rent and Direct Expenses payable hereunder and lease the Premises or the portion thereof as shall be specified in Tenant’s notice to Tenant’s proposed Transferee or
to a third party. If for any proposed Transfer, Tenant receives rent or any other consideration, either initially or over the term of the Transfer in excess of the Rent called for hereunder, or, in case of the sublease of a portion of the Premises,
in excess of such Rent fairly allocable to such portion, Tenant shall pay to Landlord as Additional Rent hereunder one-half (1/2) of the excess of each such payment of rent or other consideration received by Tenant promptly after its receipt. If
Landlord consents to the Transfer within such fifteen (15) day period, Tenant may thereafter within ninety (90) days after the expiration of such fifteen (15) day period enter into a valid Transfer, upon the terms and conditions described in the
information required to be furnished by Tenant to Landlord pursuant to Paragraph 10.2 - Notice to Landlord. 
  
 10.4 Collection of Rent. Tenant irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all Rent and other
consideration payable by a Transferee and not otherwise payable to Landlord by reason of any Transfer. Landlord, as assignee of Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such Rent and other consideration
and apply it toward Tenant’s obligations under this Lease; provided, however, that until the occurrence of any default by Tenant, Tenant shall have the right to collect such Rent and other consideration. 
  
 10.5 Tenant Not Released. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its obligation to pay Rent and perform all of the other obligations to be performed by Tenant hereunder, whether occurring before or after such consent, assignment, subletting or other Transfer. Each Transferee
shall be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment of Rent (or, in the case of a sublease, rent in the amount set forth in the sublease) and for the performance
of all other terms and provisions of this Lease. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. 
  

 11 

 11. EMINENT DOMAIN. 
  
 11.1 Automatic Termination. If the entire Premises or the Building, or so much of either as to make the Premises not reasonably adequate for the
conduct of Tenant’s business in Landlord’s reasonable judgment notwithstanding restoration by Landlord as hereinafter provided, shall be taken under the power of eminent domain, this Lease shall automatically terminate as of the date on
which the condemning authority takes possession. 
  
 11.2 Rent
Abatement. Upon any taking of the Premises under the power of eminent domain which does not result in a termination of this Lease, the Base Rent payable hereunder shall be equitably reduced, effective as of the date on which the condemning
authority takes possession, in the same proportion which the rentable area of the portion of the Premises taken bears to the rentable area of the entire Premises prior to the taking. Landlord shall promptly restore the portion of the Premises not
taken to as near its former condition as is reasonably possible, and this Lease shall continue in full force and effect, provided however, that Landlord’s obligation to restore the Premises shall be limited to the amount of any Award (as
defined below) received by Landlord for such restoration and not required to be paid to any Mortgagee. 
  
 11.3 Condemnation Award. Any award for any taking of all or any part of the Premises or the Building under the power of eminent domain
(“Award”) shall be the property of Landlord, whether such Award shall be made as compensation for diminution in value of the leasehold or for taking of the fee. Nothing contained herein, however, shall be deemed to preclude Tenant from
obtaining, or to give Landlord any interest in, any award to Tenant for loss of or damage to Tenant’s Trade Fixtures and removal of personal property and Tenant’s loss of goodwill and moving expenses. 
  
 11.4 Sale Under Threat of Condemnation. A sale by Landlord to any
authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed a taking under the power of eminent domain for all purposes under this Article. Each party waives the
provisions of California Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in the event of a taking. 
  
 12. UTILITIES AND SERVICES. Landlord agrees to furnish or cause to be furnished to the Premises during generally recognized business
days and during hours determined by Landlord in its sole discretion, (i) normal water, gas, electricity, sewage and HVAC as required in the reasonable judgment of Landlord for the comfortable use and occupation of the Premises, subject to any
regulations imposed by any governmental authority or utility provider; and (ii) janitorial and cleaning services to Common Areas deemed proper by Landlord. Landlord shall not be liable in damages or otherwise for any failure or interruption of any
utility or service being furnished to the Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or shall otherwise affect Tenant’s obligations under this Lease. Landlord shall be entitled to cooperate
voluntarily and Tenant agrees to cooperate, with the efforts of governmental authorities or utility suppliers in reducing energy or other resource consumption. Tenant shall be responsible for janitorial and cleaning services within the Premises.

  
 If Tenant uses heat generating machines or equipment in the
Premises which affect the temperature otherwise maintained by the HVAC system, Landlord reserves the right to install supplementary air-conditioning units in the Premises and the cost thereof, including the cost of installation, operation and
maintenance and the cost of cooling energy to the Premises in excess of that required for normal office use, shall be paid by Tenant to Landlord upon demand by Landlord. 
  
 Tenant shall not, without the written consent of Landlord, use any apparatus or device in the Premises, including without
limitation, electronic data processing machines, or machines using in excess of 120 volts, which consumes more electricity than is usually furnished or supplied for the use of Premises as general office space, as determined by Landlord. Tenant shall
not connect any apparatus with electric current except through existing electrical outlets in the Premises. Tenant shall not consume water, gas or electric current in excess of that usually furnished or supplied for the use of Premises as general
office space (as determined by Landlord), without first procuring the written consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord shall have the right to install a water, gas or electrical current meter in the
Premises to measure the amount of water, gas or electric current consumed. 

  

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The cost of any such meter and of its installation, maintenance and repair shall be paid for by the Tenant and Tenant agrees to pay to Landlord promptly upon
demand for all such water, gas and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional expense incurred in keeping account of such consumption. If a separate meter
is not installed, the excess cost for such water, gas and electric current shall be established by an estimate made by a utility company or electrical engineer hired by Landlord at Tenant’s expense. 
  
 Normal hours of operations for the Building are shown in the attached Rules
and Regulations. Landlord reserves the right to reasonably charge Tenant for the operation of lights and HVAC outside of such normal hours. 
  
 13. DEFAULTS, REMEDIES. 
  
 13.1 Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant: 
  
 13.1.1 The failure by Tenant to make any payment of Base
Rent or other Rent as and when due. 
  
 13.1.2
The failure by Tenant to timely observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in Paragraph 13.1.1 above. 
  
 13.1.3 (a) The making by Tenant of any general assignment
for the benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or (c) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where seizure is not discharged within thirty (30)
days. 
  
 13.2 Remedies. Upon a default, Landlord shall
have the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Lease, to which Landlord may resort cumulatively or in the alternative: 
  
 13.2.1 Landlord may continue this Lease in full force and
effect, and this Lease shall continue in full force and effect as long as Landlord does not terminate this Lease, and Landlord shall have the right to collect Rent when due. No act by Landlord other than giving written notice to Tenant shall
terminate this Lease. Acts of maintenance, efforts to relet the Premises or appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to
possession. 
  

 13 

 13.2.2 Landlord may terminate this Lease and Tenant’s right to possession of the
Premises at any time if (i) such default is in the payment of Rent and it is not cured within three (3) days after written notice from Landlord, or, (ii) with respect to the defaults referred to in Paragraphs 13.1.1, or 13.1.2 such default is not
cured within ten (10) days after written notice from Landlord; provided, however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably required for its cure, if Tenant does not commence to cure the default
within the ten (10) day period or does not diligently and in good faith prosecute the cure to completion within a reasonable time thereafter, but in all events within ninety (90) days of such notice or (iii) with respect to the default specified in
Paragraph 13.1.3, such default is not cured within the respective time specified in that Paragraph. The parties agree that any notice given by Landlord to Tenant pursuant to this Paragraph shall be sufficient notice for purposes of California Code
of Civil Procedure Section 1161 and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding. On termination, Landlord has the right to remove all Tenant’s personal
property, signs and trade fixtures and store same at Tenant’s cost and to recover from Tenant as damages: 
  
 13.2.2.1 The worth at the time of award of unpaid Rent and other sums due and payable which had been earned at the time of termination;
plus 
  
 13.2.2.2 The worth at the time of award
of the amount by which the unpaid Rent and other sums due and payable which would have been payable after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could have been reasonably avoided; plus

  
 13.2.2.3 The worth at the time of award of
the amount by which the unpaid Rent and other sums due and payable for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 
  
 13.2.2.4 Any other amount necessary to compensate Landlord
for all the detriment proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease, or which, in the ordinary course of things, would be likely to result therefrom, including, without limitation, any costs or
expenses incurred by Landlord: (a) in retaking possession of the Premises; (b) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering or rehabilitating the Premises or any portion thereof, including such acts for reletting
to a new tenant or tenants; (c) for leasing commissions; or (d) for any other costs necessary or appropriate to relet the Premises; plus 
  
 13.2.2.5 Such other amounts in addition to or in lieu of the foregoing as may be permitted from time-to-time by the laws of the State of
California. 
  
 The “worth at the time of award” of the
amounts referred to in Paragraphs 13.2.2.1 and 13.2.2.2 is computed by allowing interest at the Stipulated Rate. The “worth at the time of award” of the amount referred to in Paragraph 13.2.2.3 is computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  
 13.2.3 Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after
Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations). 
  

13.2.4 Landlord may cure the default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the default,
Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Stipulated Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. 
  
 13.2.5 Landlord may remove all Tenant’s property from
the Premises, and such property may be stored by Landlord in a public warehouse or elsewhere at the sole cost and for the account of Tenant. If Landlord does not elect to store any or all of Tenant’s property left in the Premises, Landlord may
consider such property to be abandoned by Tenant, and Landlord may thereupon dispose of such property in any manner deemed appropriate by Landlord. Any proceeds realized by Landlord on the disposal of any such property shall be applied first to
offset all expenses of storage and sale, then credited against Tenant’s outstanding obligations to Landlord under this Lease, and any balance remaining after satisfaction of all obligations of Tenant under this Lease shall be delivered to
Tenant. 
  
 13.2.6 Tenant hereby waives any right
of redemption or relief from forfeiture under California Code of Civil Procedure Sections 1174 or 1179, or under any other present or future similar law, if Tenant is evicted or Landlord takes possession of the Premises by reason of any default by
Tenant hereunder. 
  
 13.2.7 No delay or omission
of Landlord to exercise any right or remedy shall be construed as a waiver of any such right or remedy or of any default by Tenant hereunder. 
  
 13.3 Chronic Delinquency. “Chronic Delinquency” means failure by Tenant to pay or submit when due any Rent due under this Lease three (3)
times (consecutive or nonconsecutive) during any twelve (12) month period. In the event of a Chronic Delinquency Landlord shall have the right, without waiving any other rights and remedies Landlord may have, to require that Base Rent and
Tenant’s Pro Rata share of Increases in Direct Expenses be paid by Tenant quarterly, in advance. 
  

 14 

 14. COMMON AREA. 
  
 14.1 Right of Use. Tenant, Tenant’s Representatives and Visitors shall be entitled to use those portions of the Common Areas which are open to
the public, in common with Landlord and with other persons authorized by Landlord from time-to-time to use such area, subject to such reasonable rules and regulations relating to such use as Landlord may from time-to-time establish. 
  
 14.2 Landlord to Operate. Landlord shall operate, manage, equip,
light, repair, clean and maintain and replace the Common Areas in such manner as Landlord may in its sole discretion determine to be appropriate. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of such costs pursuant to Paragraph
4.1.2 - Direct Expenses. Landlord may temporarily close any Common Areas, including parking areas, for repairs or alterations, to prevent a dedication thereof or the accrual of prescriptive rights therein, or for any other reason deemed
sufficient by Landlord. 
  
 14.3 Control in Landlord.
Landlord shall at all times during the Term have the sole exclusive control of the automobile parking areas, driveways, entrances and exits and the sidewalks and pedestrian passageways and other Common Areas, and may at any time from time-to-time
during the Term restrain any use or occupancy thereof except as authorized by the rules and regulations for the use of such areas established by Landlord from time-to-time. The rights of Tenant in and to the Common Areas shall at all times be
subject to the rights of Landlord, other tenants of Landlord and other authorized users designated by Landlord to use the same in common with Tenant, and Tenant shall keep the Common Areas free and clear of any obstructions created or permitted by
Tenant or resulting from Tenant’s operation. If, in the opinion of Landlord, unauthorized persons are using any of the Common Areas by reason of the presence of Tenant in the Building, Tenant, upon demand of Landlord, shall restrain such
unauthorized use by appropriate proceedings. Nothing herein shall affect the right of Landlord at any time to remove any such unauthorized person from the Common Areas nor to prohibit the use of any said areas by unauthorized persons. 
  
 15. SECURITY SERVICES. Landlord may, but shall be under no obligation to, implement
security measures for the Property, such as the registration or search of all persons entering or leaving the Building, requiring identification for access to the Building, evacuation of the Building for cause, suspected cause, or for drill
purposes, the issuance of magnetic pass cards or keys for Building or elevator access and other actions that Landlord deems necessary or appropriate to prevent any threat of property loss or damage, bodily injury or business interruption. Landlord
shall at all times have the right to change, alter or reduce any such security services or measures. Tenant shall cooperate and comply with, and cause Tenant’s Representatives and Visitors to cooperate and comply with, such security measures.
Landlord, its agents and employees shall have no liability to Tenant or its Representatives or Visitors for the implementation or exercise of, or the failure to implement or exercise, any such security measures or for any resulting disturbance of
Tenant’s use or enjoyment of the Premises. 
  
 If those
tenants on the first and second floors of the Building request Landlord (by majority vote based upon the total Rental Area of the first and second floors) to contract for third-party security guard services for the Building and Landlord approves,
Landlord shall make reasonable efforts to contract for the services, and the costs of the services will be charged as Rent to each tenant of the first and second floors in proportion to the Rental Area occupied by tenants on said floors from time to
time. In accommodating said tenants’ request for security services, Landlord may, but shall not be required to, appoint a committee of such tenants to assist Landlord in the selection and administration of any such services. In no event shall
Landlord have any responsibility or liability for the selection of such security services provider, or for any acts, errors or omissions of any such security service provider, and Tenants agree to look solely to the provider of such services for any
claims arising thereunder. 
  
 16. SIGNS. Tenant shall not, without
Landlord’s prior written consent (which consent may be withheld in Landlord’s sole discretion), install or affix to any portion of the Building any exterior or interior window, door or other signs, lettering, placards or the like
(collectively “Signs”). If Landlord consents to the erection of any Signs, such Signs shall comply with any sign criteria imposed by Landlord and all Laws. Tenant may use as its advertised business address the name of the Building as it
appears in the Basic Lease Information. Tenant shall not use the name of the Building for any purpose other than as the address of the business to be conducted by Tenant in the Premises, and Tenant shall not acquire any property right in or to any
name which contains such name or a part thereof. Any permitted use by Tenant of the name of the Building during the Term shall not permit Tenant to use, and Tenant shall not use, such words either 

  

 15 

 
after the expiration or termination of the Lease or at any other location. Landlord reserves the right to change the name of the Building at any time.

  
 17. ENCUMBRANCES. 
  
 17.1 Subordination. This Lease is expressly made subject and
subordinate to any mortgage, deed of trust, ground lease, underlying lease or like encumbrance affecting any part of the Building or any interest of Landlord therein which is now existing or hereafter executed or recorded (“Encumbrance”);
provided, however, that such subordination shall only be effective, as to future Encumbrances, if the holder of the Encumbrance agrees that this Lease shall survive the termination of the Encumbrance by lapse of time, foreclosure or otherwise so
long as Tenant is not in default under this Lease. Provided the conditions of the preceding sentence are satisfied, Tenant shall execute and deliver to Landlord, within ten (10) days after written request therefor by Landlord and in a form
reasonably requested by Landlord, any additional documents evidencing the subordination of this Lease with respect to any such Encumbrance and the nondisturbance agreement of the holder of any such Encumbrance. If the interest of Landlord in the
Building is transferred pursuant to or in lieu of proceedings for enforcement of any Encumbrance, Tenant shall immediately and automatically attorn to the new owner, and this Lease shall continue in full force and effect as a direct lease between
the transferee and Tenant on the terms and conditions set forth in this Lease. 
  
 17.2 Mortgagee Protection. Tenant agrees to give any holder of any Encumbrance covering any part of the Building (“Mortgagee”), by registered mail, a copy of any notice of default served upon Landlord
by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such Mortgagee. If Landlord shall have failed to cure such default within thirty
(30) days from the effective date of such notice of default, then the Mortgagee shall have an additional thirty (30) days within which to cure such default or if such default cannot be cured within that time, then such additional time as may be
necessary to cure such default (including the time necessary to foreclose or otherwise terminate its Encumbrance, if necessary to effect such cure), and this Lease shall not be terminated so long as such remedies are being diligently pursued.

  
 18. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS. 
  
 18.1 Estoppel Certificates. Within ten (10) days after written request
therefor, Tenant shall execute and deliver to Landlord, in a form provided by or satisfactory to Landlord, a certificate stating that this Lease is in full force and effect, describing any amendments or modifications hereto, acknowledging that this
Lease is subordinate or prior, as the case may be, to any Encumbrance and stating any other information Landlord may reasonably request, including the Term, the monthly Base Rent, the date to which Rent has been paid, the amount of any Security
Deposit or prepaid Rent, whether either party hereto is in default under the terms of the Lease, and whether Landlord has completed its construction obligations hereunder (if any). Tenant irrevocably constitutes, appoints and authorizes Landlord as
Tenant’s special attorney-in-fact for such purpose to complete, execute and deliver such certificate if Tenant fails timely to execute and deliver such certificate as provided above. Any person or entity purchasing, acquiring an interest in or
extending financing with respect to the Building shall be entitled to rely upon any such certificate. If Tenant fails to deliver such certificate within ten (10) days after Landlord’s second written request therefor, Tenant shall be liable to
Landlord for any damages incurred by Landlord including any profits or other benefits from any financing of the Building or any interest therein which are lost or made unavailable as a result, directly or indirectly, of Tenant’s failure or
refusal to timely execute or deliver such estoppel certificate. 
  
 18.2 Financial Statements. Upon request by Landlord, not more than once a year, Tenant shall deliver to Landlord a copy of the financial statements (including at least a year end balance sheet and a statement of profit and loss) of
Tenant (and of each guarantor of Tenant’s obligations under this Lease) for each of the three most recently completed years, prepared in accordance with generally accepted accounting principles (and, if such is Tenant’s normal practice,
audited by an independent certified public accountant), all then available subsequent interim statements, and such other financial information as may reasonably be requested by Landlord or required by any Mortgagee. 
  
 19. RIGHT OF ENTRY. Landlord and its agents shall have free access to the Premises
during all reasonable hours for the purpose of examining the same to ascertain if they are in good repair, making repairs or installations which Landlord 

  

 16 

 
may be required or permitted to make hereunder, performing Landlord’s obligations under this Lease, protecting the Premises, posting notices of
nonresponsibility, and exhibiting the same to prospective purchasers, lenders or tenants. 
  
 20. ATTORNEYS’ FEES. In the event of any dispute between Landlord and Tenant in any way related to this Lease, the non-prevailing party shall pay to the prevailing party all reasonable attorneys’ fees
and costs and expenses of any type incurred by the prevailing party in connection with any action or proceeding (including any appeal and the enforcement of any judgment or award), whether or not the dispute is litigated or prosecuted to final
judgment. The “prevailing party” shall be determined based upon an assessment of which party’s major arguments or positions taken in the action or proceeding could fairly be said to have prevailed (whether by compromise, settlement,
abandonment by the other party of its claim or defense, final decision, after any appeals, or otherwise) over the other party’s major arguments or positions on major disputed issues. 
  
 21. SECURITY DEPOSIT. Upon execution of this Lease, Tenant will deposit with Landlord the security deposit described in the Basic
Lease Information (“Security Deposit”) as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease including, but not limited
to, the provisions relating to the payment of Rent, Landlord may use, apply or retain all or any part of this Security Deposit for the payment of any Rent in default, or for the payment of any other amount which Landlord may spend or become
obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion of such deposit is so used or applied, Tenant shall within
five (5) days after written demand therefor deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord is not a
trustee of the Security Deposit, and shall not be required to keep the Security Deposit separate from its general funds. Tenant shall not be entitled to interest on such deposit. If Tenant fully and faithfully performs every provision of this Lease
to be performed by it, the remaining balance of the Security Deposit shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within the time required by law. 
  
 22. INTEREST. In addition to the late charges referred to in Paragraph 4.4 - Late
Charges, which are intended to defray Landlord’s costs resulting from late payments, any payment from Tenant to Landlord not paid when due (including Base Rent and Tenant’s Pro Rata share of Increases in Base Rent) shall at
Landlord’s option bear interest from the date due until paid to Landlord by Tenant at the discount rate of the Federal Reserve Bank of San Francisco at the time of the date due plus ten percent (10%) or the maximum lawful rate that Landlord may
charge to Tenant under applicable laws, whichever is less (the “Stipulated Rate”). Acceptance of any interest shall not constitute a waiver of Tenant’s default with respect to the overdue sum or prevent Landlord from exercising any of
its other rights and remedies under this Lease. 
  
 23. GUARANTY. If so
shown on the Basic Lease Information, this Lease shall be guaranteed by the referenced Guarantor pursuant to terms of the Guaranty attached as EXHIBIT D. 
  

 17 

 24. RELOCATION. If Landlord, in its sole discretion, requires the Premises for use in conjunction with another
suite or for other reasons connected with Landlord’s intended use of the Building, upon notifying Tenant in writing, Landlord shall have the right to either relocate Tenant to other space in the Building, provided that Landlord shall pay the
reasonable cost (to the extent such costs are submitted in writing to Landlord and approved in writing by Landlord prior to such move) of moving Tenant’s Trade Fixtures and personal property to the new space and of providing comparable Tenant
Improvements in the new space, and the terms and conditions of the original Lease shall remain in full force and effect, except that a revised EXHIBIT A shall become part of this Lease and shall reflect the location of the new space. However,
if the new space does not meet with the Tenant’s approval, Tenant shall have the right to cancel this lease upon giving Landlord sixty (60) days notice within ten (10) days of receipt of Landlord’s notification. If Tenant does not approve
of the new space in writing within ten (10) days after receipt of Landlord’s notification, Landlord shall have the right to withdraw its relocation notice, in which event this Lease shall terminate effective as of the date the relocation was to
be effective. 
  
 25. MISCELLANEOUS. 
  
 25.1 Time of Essence. Time is of the essence with respect to the
performance of every provision of this Lease (except delivery of possession of the Premises to Tenant). 
  
 25.2 Captions. The article and paragraph captions contained in this Lease are for convenience only and shall not be considered in the construction
or interpretation of any provision hereof. 
  
 25.3 Entire
Agreement and Amendments. This Lease, including the Exhibits and any Addenda attached hereto, and the documents referred to herein, if any, constitute the entire agreement between Landlord and Tenant with respect to the leasing of space by
Tenant in the Building, and supersede all prior or contemporaneous agreements, understandings, proposals and other representations by or between Landlord and Tenant, whether written or oral. Neither Landlord nor Landlord’s agents have made any
representations or warranties with respect to the Premises, the Building, the Building or this Lease except as expressly set forth herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly
set forth herein. The submission of this Lease for examination does not constitute an option for the Premises and this Lease shall become effective as a binding agreement only upon execution and delivery thereof by Landlord to Tenant. No provision
of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 
  
 25.4 Notice. All notices and any other communications permitted or required under this Lease must be in writing and will be effective (i)
immediately upon delivery in person or by facsimile, provided delivery is made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient; (ii) 24 hours after
deposit with a commercial courier or delivery service for overnight delivery, provided delivery is made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient;
or (iii) three days after deposit with the United States Postal Service, certified mail, return receipt requested, postage prepaid. All notices must be properly addressed and delivered to the parties at the addresses for notices set forth in the
Basic Lease Information. Either party may change its address for notices hereunder by a notice to the other party complying with this Paragraph. 
  
 25.5 Holdover. This Lease shall terminate without further notice at the expiration of the Term. Any holding over after the expiration or
termination of the Lease without the consent of Landlord shall be construed to be a tenancy from month to month, at two hundred percent (200%) of the Base Rent for the month immediately preceding the expiration or termination of the Lease in
addition to all other Rent payable hereunder, and shall otherwise be on the terms and conditions herein specified insofar as applicable. If Tenant remains in possession of the Premises after the expiration or termination of the Lease without
Landlord’s consent, Tenant shall indemnify, defend and hold Landlord and Landlord’s employees, agents and partners harmless from and against any claim, loss, damage, expense or liability resulting from Tenant’s failure to surrender
the Premises, including without limitation, any claims made by any succeeding tenant based upon delay in the availability of the Premises. 
  
 25.6 Brokers. Except for the brokers listed in the Basic Lease Information (“Brokers”), Tenant warrants and represents that it has had no
dealings with any real estate broker or agent acting on Tenant’s behalf in connection with 

  

 18 

 
this Lease. Tenant agrees to defend, indemnify and hold Landlord and Landlord’s employees, agents and partners harmless from and against any and all
liabilities or expenses, including attorneys’ fees and costs, arising out of or in connection with any broker, other than Brokers, or individual claiming to be acting on Tenant’s behalf. 
  
 25.7 Acceptance. Delivery of this Lease, duly executed by Tenant,
constitutes an offer to lease the Premises, and under no circumstances shall such delivery be deemed to create an option or reservation to lease the Premises for the benefit of Tenant. This lease shall only become effective and binding upon full
execution hereof by Landlord and delivery of a signed copy to Tenant. 
  
 25.8 Waiver. The waiver by Landlord of any breach of any term, condition or covenant of this Lease shall not be deemed to be a waiver of such provision or any subsequent breach of the same or any other term, condition or covenant of
this Lease. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach at the time of acceptance of such payment. No covenant, term or condition of this Lease shall be deemed to have been
waived by Landlord unless such waiver is in writing signed by Landlord. 
  
 25.9 Separability. If one or more of the provisions contained herein, except for the payment of Rent, is for any reason held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision of this Lease, but this Lease shall be construed as if such invalid, illegal or unenforceable provision had not been contained herein. 
  
 25.10 Joint and Several Liability. If Tenant consists of more than one person or entity, the obligations of each
Tenant under this Lease shall be joint and several. 
  
 25.11
Recording. Tenant shall not record this Lease or any memorandum thereof. 
  
 25.12 Force Majeure. If Landlord is delayed, interrupted or prevented from performing any of its obligations under this Lease, and such delay, interruption or prevention is due to fire, act of God, governmental
act or failure to act, labor dispute, unavailability of materials or any cause outside the reasonable control of Landlord, then the time for performance of the affected obligations of Landlord shall be extended for a period equivalent to the period
of such delay, interruption or prevention. 
  
 25.13
Landlord’s Liability. The term “Landlord,” as used in this Lease, shall mean only the owner or owners of the Building at the time in question. In the event of any conveyance of title to the Building, then from and after the
date of such conveyance, the transferor Landlord shall be relieved of all liability with respect to Landlord’s obligations to be performed under this Lease after the date of such conveyance. Notwithstanding any other term or provision of this
Lease, the liability of Landlord for its obligations under this Lease is limited solely to Landlord’s interest in the Building as the same may from time to time be encumbered, and no personal liability shall at any time be asserted or
enforceable against any other assets of Landlord or against Landlord’s partners or members or its or their respective partners, shareholders, members, directors, officers or managers on account of any of Landlord’s obligations or actions
under this Lease. 
  
 25.14 Exhibits. The Basic Lease
Information, and all exhibits, amendments, riders and addenda attached hereto are hereby incorporated herein and made a part hereof. 
  
 25.15 Tenant Improvements. The construction of any initial improvements to the interior of the Premises shall be subject to the terms of Exhibit
F. 
  
 25.16 Conditions. All agreements of Tenant
contained in this Lease, whether expressed as conditions or covenants, shall be construed to be both conditions and covenants, conferring upon Landlord, in the event of a breach thereof, the right to terminate this Lease. 
  
 25.17 No Partnership or Joint Venture. Nothing in this Lease shall be
construed as creating a partnership or joint venture between Landlord, Tenant, or any other party, or cause Landlord to be responsible for the debts or obligations of Tenant or any other party. 
  

 19 

 25.18 Construction. This Lease shall not be construed either for or against Tenant or Landlord,
but shall be construed in accordance with the general tenor of the language. This Lease shall be construed in accordance with the laws of the State of California. 
  
 25.19 Binding Effect. Subject to the provisions of Article 17 - Encumbrances and Article 10 - Assignment
and Subletting, all of the provisions hereof shall bind and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and permitted assigns. 
  
 25.20 Authority. If Tenant is a corporation, partnership, limited
liability company or other form of business entity, each of the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing entity, that Tenant has full right and authority to enter
into this Lease and that the persons signing on behalf of Tenant are authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably satisfactory to Landlord confirming the
foregoing representations. 
  
 IN WITNESS WHEREOF, Landlord and
Tenant have entered into this Lease as of the date first above written. 
  

			
	TENANT:
		
	By:	 	 Dolby Laboratories Inc.

		
	Its:	 	/s/    MARTIN A. JAFFE        
	 	 	Martin Jaffe, Vice President Business Affairs
		
	By:	 	 
		
	Its:	 	 
	
	LANDLORD:
		
	By:	 	 Dolby Properties, LLC

		
	Its:	 	/s/    JANET L. DALY        
	 	 	Janet Daly, Managing Member

  

 20 

  
 EXHIBIT A

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 5, 2003 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES INC., AS TENANT 
  
 PREMISES 
  

 EXHIBIT A - Page 1 

  
 EXHIBIT B

  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 5, 2003 
 BETWEEN DOLBY
PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES INC., AS TENANT 
  
 ADDITIONAL PROVISIONS -NONE 
  

 EXHIBIT B - Page 1 

 EXHIBIT C 
  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 5, 2003 
 BETWEEN DOLBY PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES INC., AS
TENANT 
  
 RULES AND REGULATIONS 

 

	(a)	Tenant and Tenant’s employees shall not in any way obstruct the sidewalks, entry passages, pedestrian passageways, driveways, entrances and exits to the Building, and they
shall use the same only as passageways to and from their respective work areas. 

  

	(b)	Any sash doors, sashes, windows, glass doors, lights and skylights that reflect or admit light into the Common Areas of Building shall not be covered or obstructed by Tenant. Water
closets, urinals and wash basins shall not be used for any purpose other than those for which they were constructed, and no rubbish, newspapers, food or other substance of any kind shall be thrown into them. Tenant shall not mark, drive nails, screw
or drill into, paint or in any way deface the exterior walls, roof, foundations, bearing walls or pillars without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion. The expense of repairing any
breakage, stoppage or damage resulting from a violation of this rule shall be borne by Tenant. 

  

	(c)	No awning or shade shall be affixed or installed over or in the windows or the exterior of the Premises except with the consent of Landlord, which may be withheld in Landlord’s
discretion. 

  

	(d)	No boring or cutting for wires shall be allowed, except with the consent of Landlord, which consent may be withheld in Landlord’s sole discretion. 

  

	(e)	Tenant shall not do anything in the Premises, or bring or keep anything therein, which will in any way increase or tend to increase the risk of fire or the rate of fire insurance or
which shall conflict with the regulations of the fire department or the law or with any insurance policy on the Premises or any part thereof, or with any rules or regulations established by any administrative body or official having jurisdiction,
and it shall not use any machinery therein, even though its installation may have been permitted, which may cause any unreasonable noise, jar, or tremor to the floors or walls, or which by its weight might injure the floors of the Premises.

  

	(f)	Landlord may limit weight, size and position of all safes, fixtures and other equipment used in the Premises. If Tenant shall require extra heavy equipment, Tenant shall notify
Landlord of such fact and shall pay the cost of structural bracing to accommodate it. All damage done to the Premises or Building by installing, removing, or maintaining extra heavy equipment shall be repaired at the expense of Tenant.

  

	(g)	Tenant and Tenant’s Representatives and Visitors shall not make nor permit any loud, unusual or improper noises nor interfere in any way with other tenants or those having
business with them, nor bring into or keep within the Building any animal, or any bicycle or other vehicle, except such vehicle as Landlord may from time to time permit. Tenant and Tenant’s Representatives and Visitors shall not throw refuse or
other substances or litter of any kind in or about the Building, except in receptacles placed therein for such purposes by Landlord or government authorities. 

  

	(h)	No machinery of any kind will be allowed in the Premises without the written consent of Landlord. This shall not apply, however, to customary office equipment or trade fixtures.

  

	(i)	All freight must be moved into, within and out of the Premises only during such hours and according to such regulations as may be posted from time to time by Landlord.

  

 EXHIBIT C - Page 1 

	(j)	No aerial shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance, the written consent of Landlord. Any aerial so installed
without such written consent shall be subject to removal without notice at any time. Landlord may withhold consent in its sole discretion. 

  

	(k)	All garbage, including wet garbage, refuse or trash shall be placed by the Tenant in the receptacles provided by the Landlord for that purpose and only during those times prescribed
by the Landlord. 

  

	(l)	Tenant shall not burn any trash or garbage at any time in or about the Premises or any area of the Building. 

  

	(m)	Tenant shall observe all security regulations issued by the Landlord and comply with instructions and/or directions of the duly authorized security personnel for the protection of
the Building and all tenants therein. 

  

	(n)	Any requirements of Tenant will be considered only upon written application to Landlord at Landlord’s address set forth in the Lease. 

  

	(o)	No waiver of any rule or regulation by Landlord shall be effective unless expressed in writing and signed by Landlord or its authorized agent. 

  

	(p)	Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord is intoxicated or under the influence of liquor or drugs, or who shall
in any manner do any act in violation of the Law or the rules and regulations of the Building. 

  

	(q)	Landlord reserves the right at any time to change or rescind any one or more of these rules or regulations or to make such other and further reasonable rules and regulations as, in
Landlord’s judgment, may from time to time be necessary for the operation, management, safety, care and cleanliness of the Building and the Premises, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants of the Building. Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of the rules and regulations by any other tenant or other person. Tenant shall be deemed to have read these
rules and to have agreed to abide by them as a condition to its occupancy of the Premises. 

  

	(r)	Tenant shall abide by any additional rules or regulations which are ordered or requested by any governmental or military authority. 

  

	(s)	In the event of any conflict between these rules and regulations or any further or modified rules and regulations from time to time issued by Landlord and the Lease provisions, the
Lease provisions shall govern and control. 

  

	(t)	Landlord specifically reserves to itself or to any person or firm it selects, (i) the right to place in and upon the Building, coin-operated machines for the sale of cigarettes,
candy and other merchandise or service, and (ii) the revenue resulting therefrom. Neither party shall place or permit vending machines in the Premises. 

  

	(u)	Normal business hours for the Building shall be from 8 a.m. to 6 p.m., Monday through Friday, excluding holidays. 

  

 EXHIBIT C - Page 2 

 EXHIBIT D 
  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 5, 2003 
 BETWEEN DOLBY PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES INC., AS
TENANT 
  
 LEASE GUARANTY 
  
 GUARANTOR: NONE 
  

 EXHIBIT D - Page 1 

 EXHIBIT E 
  
 ATTACHED TO AND FORMING A PART OF LEASE 
 DATED AS OF MAY 5, 2003 
 BETWEEN DOLBY PROPERTIES, LLC AS LANDLORD 
 AND 
 DOLBY LABORATORIES INC., AS
TENANT 
  
 CONSTRUCTION RIDER 
  
 1. Tenant Improvements. Landlord shall, at its own cost and expense,
through a contractor designated by the Landlord, demolish the existing interior walls. Landlord shall proceed with reasonable diligence to cause the Tenant Improvements to be Substantially Completed on or prior to the Scheduled Commencement Date.
The Tenant Improvement shall be deemed to be “Substantially Completed” when the interior walls have been demolished and the Premise is in a clean condition. (The definition of Substantially Completed shall also define the terms
“Substantial Completion” and “Substantially Complete.”) 
  
 2. Delivery of Premises. Upon Substantial Completion of the Tenant Improvements, Landlord shall deliver possession of the Premises to Tenant. If Landlord has not Substantially Completed the Tenant Improvements
and tendered possession of the Premises to Tenant on or before the Scheduled Commencement Date specified in Paragraph 3 of the Lease, or if Landlord is unable for any other reason to deliver possession of the Premises to Tenant on or before such
date, neither Landlord nor its Representatives shall be liable to Tenant for any damage resulting from the delay in completing such construction obligations and/or delivering possession to Tenant and the Lease shall remain in full force and effect
unless and until it is terminated under the express provisions of this Paragraph. If any delays in Substantially Completing the Tenant Improvements are attributable to Tenant Delays, then the Premises shall be deemed to have been Substantially
Completed and delivered to Tenant on the date on which Landlord could have Substantially Completed the Premises and tendered the Premises to Tenant but for such Tenant Delays. 
  
 Notwithstanding the foregoing, if the Commencement Date has not occurred or been deemed to have occurred within six (6)
months after the Scheduled Commencement Date, either party, by written notice to the other party given within ten (10) days after the expiration of such six (6) month period, may terminate this Lease without any liability to the other party;
provided, however, that if the delay in the Commencement Date is caused by delays of the type described in Paragraph 25.12 - Force Majeure of the Lease, and if Tenant elects to terminate as provided above, then Tenant shall reimburse
Landlord, within thirty (30) days after receipt of notification from Landlord of the amounts due, for any amounts expended or incurred by Landlord for the design, construction and installation of the Tenant Improvements and for brokerage commissions
and legal fees in connection with the preparation and negotiation of the Lease. If Tenant fails to perform any of Tenant’s obligations under this Construction Rider within the time periods specified herein, Landlord may, in lieu of terminating
the Lease under the foregoing provisions, treat such failure of performance as an event of default under the Lease. 
  
 3. Access to Premises. Landlord shall allow Tenant and Tenant’s Representatives to enter the Premises prior to the Commencement Date to permit
Tenant to make the Premises ready for its use and occupancy; provided, however, that prior to such entry of the Premises, Tenant shall provide evidence reasonably satisfactory to Landlord that Tenant’s insurance, as described in Article 8 -
Insurance and Indemnity of the Lease, shall be in effect as of the time of such entry. Such permission may be revoked at any time upon twenty-four (24) hours’ notice, and Tenant and its Representatives shall not interfere with Landlord or
Landlord’s contractor in completing the Building or the Tenant Improvements. 
  
 Tenant agrees that Landlord shall not be liable in any way for any injury, loss or damage which may occur to any of Tenant’s property placed upon or installed in the Premises prior to the Commencement Date, the
same being at Tenant’s sole risk, and Tenant shall be liable for all injury, loss or damage to persons or property arising as a result of such entry into the Premises by Tenant or its Representatives. 
  

 EXHIBIT E - Page 1 

 4. Ownership of Tenant Improvements. All Tenant Improvements, whether installed by Landlord or
Tenant, shall become a part of the Premises, shall be the property of Landlord and, subject to the provisions of the Lease, shall be surrendered by Tenant with the Premises, without any compensation to Tenant, at the expiration or termination of the
Lease in accordance with the provisions of the Lease. 
  

 EXHIBIT E - Page 2

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