Document:

EX-10.10

 Exhibit 10.10 

COVETRUS, INC. 

EMPLOYEE STOCK PURCHASE PLAN 
  

	 	I.	 PURPOSE OF THE PLAN 

This Employee Stock Purchase Plan is intended to promote the interests of Covetrus, Inc., a Delaware corporation, by providing eligible
employees with the opportunity to acquire a proprietary interest in the Corporation through participation in an employee stock purchase plan designed to qualify under Section 423 of the Code for one or more specified offerings made under such
plan. 
 The Plan shall become effective at the Effective Time. 
  

	 	II.	 ADMINISTRATION OF THE PLAN 

A. The Plan Administrator shall have full authority to interpret and construe any provision of the Plan and to adopt such rules and regulations
for administering the Plan as it may deem necessary in order to bring one or more offerings under the Plan into compliance with the requirements of Code Section 423. 

B. The Plan Administer may authorize one or more offerings under the Plan that are not designed to comply with the requirements of Code
Section 423 but are intended to comply with the requirements of the foreign jurisdictions in which those offerings are conducted. Such offerings shall be separate from any offerings designed to comply with the Code Section 423 requirements
but may be conducted concurrently with those offerings. 
 C. Decisions of the Plan Administrator shall be final and binding on all parties
having an interest in the Plan. 
  

	 	III.	 STOCK SUBJECT TO PLAN 

A. The stock purchasable under the Plan shall be shares of authorized but unissued or reacquired Common Stock, including shares of Common Stock
purchased on the open market. The number of shares of Common Stock reserved for issuance under the Plan shall initially be limited to 2% of the number of shares of Common Stock outstanding on the Effective Time. 

B. The number of shares of Common Stock available for issuance under the Plan shall automatically increase on the first trading day in January
each calendar year during the term of the Plan, beginning with the 2020 calendar year, by an amount equal to [1%] of the total number of shares of Common Stock outstanding on the last trading day in the immediately preceding calendar month, but in
no event shall any such annual increase exceed 2,000,000 shares or such lesser number of shares determined by the Board in its discretion. 

 C. If there is any change in the number or kind of shares of Common Stock outstanding by
reason of (i) a stock dividend, spinoff, recapitalization, stock split, reverse stock split or combination or exchange of shares, (ii) a merger, reorganization or consolidation, (iii) a reclassification or change in par value, or
(iv) any other extraordinary or unusual event affecting the outstanding Common Stock as a class without the Corporation’s receipt of consideration, or if the value of outstanding shares of Common Stock is substantially reduced as a result
of a spinoff or the Corporation’s payment of an extraordinary dividend or distribution, then the maximum number and kind of shares of Common Stock available for issuance under the Plan, the maximum number and kind of shares of Common Stock
purchasable per Participant during any offering period and on any one Purchase Date during that offering period, the number and kind of shares in effect under each outstanding purchase right, the number and kind of shares issued and to be issued
under the Plan, and the price per share in effect under each outstanding purchase right shall be equitably adjusted by the Plan Administrator to reflect any increase or decrease in the number of, or change in the kind or value of, the issued shares
of Common Stock to preclude, to the extent practicable, the enlargement or dilution of rights and benefits under the Plan and such outstanding purchase rights; provided, however, that any fractional shares resulting from such adjustment shall be
eliminated. In addition, in the event of a Change of Control, the provisions of Section VII.H. shall apply. Any adjustments to outstanding purchase rights shall be consistent with Code Section 424, to the extent applicable. The adjustments of
Grants under this Section shall include adjustment of other terms and conditions as the Plan Administrator deems appropriate. The Plan Administrator shall have the sole discretion and authority to determine what appropriate adjustments shall be made
and any adjustments determined by the Plan Administrator shall be final, binding and conclusive. 
  

	 	IV.	 OFFERING PERIODS 

A. Shares of Common Stock shall be offered for purchase under the Plan through a series of successive offering periods until such time as
(i) the maximum number of shares of Common Stock available for issuance under the Plan shall have been purchased or (ii) the Plan shall have been sooner terminated. 

B. Each offering period shall commence at such time and be of such duration not to exceed twenty-seven (27) months, as determined by the
Plan Administrator prior to the start of the applicable offering period. The initial offering period shall commence at the Effective Time and shall be of such duration (not to exceed twenty-seven (27) months) as determined by the Plan
Administrator. 
 C. The terms and conditions of each offering period may vary, and two or more offerings periods may run concurrently under
the Plan, each with its own terms and conditions. In addition, special offering periods may be established with respect to entities that are acquired by the Corporation (or any subsidiary of the Corporation) or under such other circumstances as the
Plan Administrator deems appropriate. In no event, however, shall the terms and conditions of any offering period contravene the express limitations and restrictions of the Plan, and the participants in each separate offering period conducted by one
or more Participating Corporations in the United States shall have equal rights and privileges under that offering in accordance with the requirements of Section 423(b)(5) of the Code and the applicable Treasury Regulations thereunder. 

D. Each offering period shall be comprised of one or more Purchase Intervals as determined by the Plan Administrator. The first Purchase
Interval under the Plan shall commence at the Effective Time and shall be of such duration as determined by the Plan Administrator. 

  
 2. 

 E. Should the Fair Market Value per share of Common Stock on any Purchase Date within an
offering period be less than the Fair Market Value per share of Common Stock on the start date of that offering period, then the individuals participating in that offering period shall, immediately after the purchase of shares of Common Stock on
their behalf on such Purchase Date, be transferred from that offering period and automatically enrolled in the offering period commencing on the next business day following such Purchase Date, provided and only if the Fair Market Value per share of
Common Stock on the start date of that new offering period is lower than the Fair Market Value per share of Common Stock on the start date of the offering period in which they were currently enrolled. 

F. An Eligible Employee may participate in only one offering period at a time. 

 

	 	V.	 ELIGIBILITY 

A. Each individual who is an Eligible Employee on the start date of an offering period under the Plan may enter that offering period only on
such start date. The date an individual enters an offering period shall be designated his or her Entry Date for purposes of that offering period. 

B. Each U.S. corporation that becomes a Corporate Affiliate after the Effective Time shall automatically become a Participating Corporation
effective as of the start date of the first offering date coincident with or next following the date on which it becomes such an affiliate, unless the Plan Administrator determines otherwise prior to the start date of that offering period. Each non-U.S. corporation that becomes a Corporate Affiliate after the Effective Time shall become a Participating Corporation when authorized by the Plan Administrator to extend the benefits of the Plan to its Eligible
Employees. 
 C. Except as otherwise provided in Sections IV.D and V.A above, the Eligible Employee must, in order to participate in the Plan
for a particular offering period, complete and submit the enrollment and payroll deduction authorization or other forms prescribed by the Plan Administrator in accordance with enrollment procedures prescribed by the Plan Administrator (which may
include accessing the website designated by the Corporation and electronically enrolling and authorizing payroll deductions or completing other forms) on or before his or her scheduled Entry Date. 

 

	 	VI.	 PAYROLL DEDUCTIONS 

Except to the extent otherwise determined by the Plan Administrator, payment for shares of Common Stock purchased under the Plan shall be
effected by means of the Participant’s authorized payroll deduction. The payroll deductions or other contributions pursuant to Section VI.E. that each Participant may authorize for purposes of acquiring shares of Common Stock during an offering
period may be in any multiple of one percent (1%) of the Base Salary paid to that Participant during each Purchase Interval within such offering period, up to a maximum of fifteen percent (15%), unless the Plan Administrator establishes a different
maximum percentage prior to the start date of the applicable offering period. 

  
 3. 

 A. For the initial Purchase Interval of the first offering period under the Plan, no payroll
deductions shall be required of any Participant until such time as the Participant affirmatively elects to commence such payroll deductions following his or her receipt of the 1933 Act prospectus for the Plan. For such Purchase Interval, the
Participant will be required to contribute up to fifteen percent (15%) of his or her Base Salary to the Plan either in a lump sum or one or more installments after receipt of such prospectus and prior to the close of that Purchase Interval should
the Participant elect to have shares of Common Stock purchased on his or her behalf on the Purchase Date for that initial Purchase Interval and his or her limited payroll deductions (if any) for such Purchase Interval not be sufficient to fund the
entire purchase price for those shares. 
 B. The rate of payroll deduction shall continue in effect throughout the offering period, except
for changes effected in accordance with the following guidelines: 
 (i) The Participant may, at any time during the offering period, reduce
the rate of his or her payroll deduction (or the percentage of Base Salary to be contributed for the first Purchase Interval of the initial offering period under the Plan) to become effective as soon as administratively possible after filing the
appropriate form with the Plan Administrator. The Participant may not, however, effect more than one (1) such reduction per Purchase Interval. 

(ii) The Participant may, at any time during the offering period, increase the rate of his or her payroll deduction (up to the maximum
percentage limit for that offering period) to become effective as soon as administratively possible after filing the appropriate form with the Plan Administrator. The Participant may not, however, effect more than one (1) such increase per
Purchase Interval. 
 (iii) The Participant may at any time reduce his or her rate of payroll deduction under the Plan to 0%. Such reduction
shall become effective as soon as administratively practicable following the filing of the appropriate form with the Plan Administrator. The Participant’s existing payroll deductions shall be applied to the purchase of shares of Common Stock on
the next scheduled Purchase Date. 
 C. Except as otherwise provided in Section VI.B above, payroll deductions shall begin on the first pay
day administratively feasible following the Participant’s Entry Date into the offering period and shall (unless sooner terminated by the Participant) continue through the pay day ending with or immediately prior to the last day of that offering
period. The payroll deductions or other contributions pursuant to Section VI.E. collected shall be credited to the Participant’s book account under the Plan, but, except to the extent otherwise required by applicable law, no interest shall be
paid on the balance from time to time outstanding in such account, unless otherwise required by the terms of that offering period. Unless the Plan Administrator determines otherwise prior to the start of the applicable offering period, the amounts
collected from the Participant shall not be required to be held in any segregated account or trust fund and may be commingled with the general assets of the Corporation and used for general corporate purposes. Payroll deductions or other
contributions pursuant to Section VI.E. collected in a currency other than U.S. Dollars shall be converted into U.S. Dollars on the last day of the Purchase Interval in which collected, with such conversion to be based on the exchange rate
determined by the Plan Administrator in its sole discretion. Any changes or fluctuations in the exchange rate at which the payroll deductions or other contributions pursuant to Section VI.E. collected on the Participant’s behalf are converted
into U.S. Dollars on each Purchase Date shall be borne solely by the Participant. 

  
 4. 

 D. Payroll deductions or other contributions pursuant to Section VI.E. shall automatically
cease upon the termination of the Participant’s purchase right in accordance with the provisions of the Plan. 
 E. The Plan
Administrator may permit Eligible Employees of one or more Participating Corporations to participate in the Plan by making contributions other than through payroll deductions or as a lump sum. The Plan Administrator may adopt such rules and
regulations for administering the Plan as it may deem necessary, in its sole and absolute discretion, to facilitate contributions under this Section. Except as required by law, such rules and regulations need not be uniform and may apply to one or
more Eligible Employees. 
 F. The Participant’s acquisition of Common Stock under the Plan on any Purchase Date shall neither limit nor
require the Participant’s acquisition of Common Stock on any subsequent Purchase Date, whether within the same or a different offering period. 
  

	 	VII.	 PURCHASE RIGHTS 

A. Grant of Purchase Right. A Participant shall be granted a separate purchase right for each offering period in which he
or she participates. The purchase right shall be granted on the Participant’s Entry Date into the offering period. Prior to the start date of the applicable offering period and subject to the limitations of Article VIII below, the Plan
Administrator shall determine the maximum number of shares of Common Stock that a Participant can purchase on each Purchase Date within that offering period and the maximum number of shares of Common Stock that each Participant can purchase for that
offering period, subject to periodic adjustments in the event of certain changes in the Corporation’s capitalization. 
 Under no
circumstances shall purchase rights be granted under the Plan to any Eligible Employee if such individual would, immediately after the grant, own (within the meaning of Code Section 424(d)) or hold outstanding options or other rights to
purchase, stock possessing five percent (5%) or more of the total combined voting power or value of all classes of stock of the Corporation or any Corporate Affiliate. 

B. Exercise of the Purchase Right. Each purchase right shall be automatically exercised in installments on each successive
Purchase Date within the offering period, and shares of Common Stock shall accordingly be purchased on behalf of each Participant (other than Participants whose payroll deductions have previously been refunded pursuant to the Termination of Purchase
Right provisions below) on each such Purchase Date. The purchase shall be effected by applying the Participant’s payroll deductions (as converted to U.S. Dollars) or other contributions pursuant to Section VI.E. for the Purchase Interval ending
on such Purchase Date to the purchase of whole shares of Common Stock at the purchase price in effect for the Participant for that Purchase Date. 

  
 5. 

 C. Purchase Price. The U.S. Dollar purchase price per share at
which Common Stock will be purchased on the Participant’s behalf on each Purchase Date within the offering period will be established by the Plan Administrator prior to the start of that offering period, but in no event shall such purchase
price be less than eighty-five percent (85%) of the lower of (i) the Fair Market Value per share of Common Stock on the start date of the offering period to which the purchase date relates or (ii) the Fair Market Value per share of
Common Stock on that Purchase Date. Until such time as otherwise determined by the Plan Administrator, the purchase price per share at which Common Stock will be purchased on each Purchase Date shall be eighty-five percent (85%) of the Fair Market
Value per Share on that Purchase Date.  
 D. Number of Purchasable Shares. The number of shares of Common Stock
purchasable by a Participant on each Purchase Date during the particular offering period in which he or she is enrolled shall be the number of whole shares obtained by dividing the amount collected from the Participant through other contributions
pursuant to Section VI.E. during the Purchase Interval ending with that Purchase Date by the purchase price in effect for the Participant for that Purchase Date. However, the maximum number of shares of Common Stock purchasable per Participant on
any one Purchase Date shall be governed by the limitation set forth in Section VII.A, as adjusted periodically in the event of certain changes in the Corporation’s capitalization. In addition, prior to the start of an offering period, the Plan
Administrator shall determine the maximum number of shares of Common Stock purchasable in total by all Participants on any one Purchase Date during that offering period and the maximum number of shares of Common Stock purchasable in total by all
Participants during that offering period, subject to periodic adjustments in the event of certain changes in the Corporation’s capitalization. These limitations shall apply for each subsequent offering period, unless otherwise determined by the
Plan Administrator. 
 E. Excess Payroll Deductions. Any payroll deductions or other contributions pursuant to Section
VI.E. not applied to the purchase of shares of Common Stock on any Purchase Date because they are not sufficient to purchase a whole share of Common Stock shall be held for the purchase of Common Stock on the next Purchase Date. However, any payroll
deductions or other contributions pursuant to Section VI.E. not applied to the purchase of Common Stock by reason of the limitation on the maximum number of shares purchasable per Participant or in the aggregate on the Purchase Date shall be
promptly refunded. 
 F. Suspension of Payroll Deductions. In the event that a Participant is, by reason of the accrual
limitations in Article VIII, precluded from purchasing additional shares of Common Stock on one or more Purchase Dates during the offering period in which he or she is enrolled, then no further payroll deductions or other contributions pursuant to
Section VI.E. for that offering period shall be collected from such Participant with respect to those Purchase Dates. The suspension of such deductions or other contributions shall not terminate the Participant’s purchase right for the offering
period in which he or she is enrolled, and the Participant’s payroll deductions or other contributions shall automatically resume on behalf of such Participant once he or she is again able to purchase shares during that offering period in
compliance with the accrual limitations of Article VIII. All refunds shall be in the currency in which paid by the Corporation or applicable Corporate Affiliate. 

  
 6. 

 G. Termination of Purchase Right. The following provisions shall govern
the termination of outstanding purchase rights: 
 (i) A Participant may withdraw from the offering period in which he or she is enrolled by
filing the appropriate form with the Plan Administrator (or its designate) at any time prior to the next scheduled Purchase Date in that offering period, and no further payroll deductions or other contributions pursuant to Section VI.E. shall be
collected from the Participant with respect to the offering period. Any payroll deductions or other contributions pursuant to Section VI.E. collected during the Purchase Interval in which such withdrawal occurs shall, at the Participant’s
election, be immediately refunded (in the currency in which paid by the Corporation or applicable Corporate Affiliate) or held for the purchase of shares on the next Purchase Date. If no such election is made at the time of such withdrawal, then the
payroll deductions or other contributions pursuant to Section VI.E. collected with respect to the Purchase Interval in which such withdrawal occurs shall be refunded (in the currency in which paid by the Corporation or applicable Corporate
Affiliate) to the Participant as soon as possible. 
 (ii) The Participant’s withdrawal from the offering period shall be irrevocable,
and the Participant may not subsequently rejoin that offering period. In order to resume participation in any subsequent offering period, such individual must re-enroll in the Plan (by making a timely filing
of the prescribed enrollment forms) on or before his or her scheduled Entry Date into that offering period. 
 (iii) Should the Participant
cease to remain an Eligible Employee for any reason (including death, disability or change in status) while his or her purchase right remains outstanding, then that purchase right shall immediately terminate, and all of the Participant’s
payroll deductions or other contributions pursuant to Section VI.E. for the Purchase Interval in which the purchase right so terminates shall be immediately refunded in the currency in which paid by the Corporation or applicable Corporate Affiliate.
However, should the Participant cease to remain in active service by reason of an approved unpaid leave of absence, then the Participant shall have the right, exercisable up until the last business day of the Purchase Interval in which such leave
commences, to (a) withdraw all the payroll deductions or other contributions pursuant to Section VI.E. collected to date on his or her behalf for that Purchase Interval or (b) have such funds held for the purchase of shares on his or her
behalf on the next scheduled Purchase Date. In no event, however, shall any further payroll deductions or other contributions pursuant to Section VI.E. be collected on the Participant’s behalf during such leave. Upon the Participant’s
return to active service (x) within three (3) months following the commencement of such leave or (y) prior to the expiration of any longer period for which such Participant is provided with reemployment rights by statute or contract,
his or her payroll deductions or other contributions pursuant to Section VI.E. under the Plan shall automatically resume at the rate in effect at the time the leave began, unless the Participant withdraws from the Plan prior to his or her return. An
individual who returns to active employment following a leave of absence which exceeds in duration the applicable (x) or (y) time period above will be treated as a new Employee for purposes of subsequent participation in the Plan and must
accordingly re-enroll in the Plan (by making a timely filing of the prescribed enrollment forms) on or before his or her scheduled Entry Date into the offering period. 

H. Change of Control. Each outstanding purchase right shall automatically be exercised, immediately prior to the effective
date of any Change of Control, by applying the payroll deductions or other contributions pursuant to Section VI.E. of each Participant for the Purchase Interval in which such Change of Control occurs to the purchase of whole shares of Common Stock
at the purchase price per share in effect for that Purchase Internal pursuant to the 

  
 7. 

 
Purchase Price provisions of Paragraph C of this Article VII. For this purpose, payroll deductions or other contributions pursuant to Section VI.E. shall be converted from the currency in which
paid by the Corporation or applicable Corporate Affiliate into U.S. Dollars on the exchange rate in effect on the purchase date. However, the applicable limitation on the number of shares of Common Stock purchasable per Participant shall continue to
apply to any such purchase, but not the limitation applicable to the maximum number of shares of Common Stock purchasable in total by all Participants. 

The Corporation shall use reasonable efforts to provide at least ten (10) days prior written notice of the occurrence of any Change of
Control, and Participants shall, following the receipt of such notice, have the right to terminate their outstanding purchase rights prior to the effective date of the Change of Control. 

I. Proration of Purchase Rights. Should the total number of shares of Common Stock to be purchased pursuant to outstanding
purchase rights on any particular date exceed the number of shares then available for issuance under the Plan, the Plan Administrator shall make a pro-rata allocation of the available shares on a uniform and
nondiscriminatory basis, and the payroll deductions or other contributions pursuant to Section VI.E. of each Participant, to the extent in excess of the aggregate purchase price payable for the Common Stock
pro-rated to such individual, shall be refunded. 
 J. ESPP Broker Account. The
Corporation may require that the shares purchased on behalf of each Participant shall be deposited directly into a brokerage account which the Corporation shall establish for the Participant at a Corporation-designated brokerage firm. The account
will be known as the ESPP Broker Account. Except as otherwise provided below, the deposited shares may not be transferred (either electronically or in certificate form) from the ESPP Broker Account until the later of the following two
periods: (i) the end of the two (2)-year period measured from the Participant’s Entry Date into the offering period in which the shares were purchased and (ii) the end of the one (1)-year measured from the actual purchase date of
those shares. Such limitation shall apply both to transfers to different accounts with the same ESPP broker and to transfers to other brokerage firms. Any shares held for the required holding period may thereafter be transferred (either
electronically or in certificate form) to other accounts or to other brokerage firms. 
 The foregoing procedures shall not in any way limit
when the Participant may sell his or her shares. Those procedures are designed solely to assure that any sale of shares prior to the satisfaction of the required holding period is made through the ESPP Broker Account. In addition, the Participant
may request a stock certificate or share transfer from his or her ESPP Broker Account prior to the satisfaction of the required holding period should the Participant wish to make a gift of any shares held in that account. However, shares may not be
transferred (either electronically or in certificate form) from the ESPP Broker Account for use as collateral for a loan, unless those shares have been held for the required holding period. 

The foregoing procedures shall apply to all shares purchased by each Participant in the United States, whether or not that Participant
continues in Employee status. 

  
 8. 

 K. Assignability. The purchase right shall be exercisable only by the
Participant and shall not be assignable or transferable by the Participant. 
 L. Stockholder Rights. A Participant
shall have no stockholder rights with respect to the shares subject to his or her outstanding purchase right until the shares are purchased on the Participant’s behalf in accordance with the provisions of the Plan and the Participant has become
a holder of record of the purchased shares. 
 M. Withholding Taxes. The Corporation’s obligation to deliver shares
upon exercise of a purchase right under the Plan shall be subject to the satisfaction of all income, employment and payroll taxes, social insurance, contributions, payment on account obligations or other payments required to be collected, withheld
or accounted for in connection with the purchase right. 
  

	 	VIII.	 ACCRUAL LIMITATIONS 

A. No Participant shall be entitled to accrue rights to acquire Common Stock pursuant to any purchase right outstanding under the Plan if and
to the extent such accrual, when aggregated with (i) rights to purchase Common Stock accrued under any other purchase right granted under the Plan and (ii) similar rights accrued under other employee stock purchase plans (within the
meaning of Code Section 423) of the Corporation or any Corporate Affiliate, would otherwise permit such Participant to purchase more than Twenty-Five Thousand U.S. Dollars (US $25,000.00) worth of stock of the Corporation or any Corporate
Affiliate (determined on the basis of the Fair Market Value per share on the date or dates such rights are granted) for each calendar year such rights are at any time outstanding. 

B. For purposes of applying such accrual limitations to the purchase rights granted under the Plan, the following provisions shall be in
effect: 
 (i) The right to acquire Common Stock under each outstanding purchase right shall accrue in a series of installments on each
successive Purchase Date during the offering period on which such right remains outstanding. 
 (ii) No right to acquire Common Stock under
any outstanding purchase right shall accrue to the extent the Participant has already accrued in the same calendar year the right to acquire Common Stock under one or more other purchase rights at a rate equal to Twenty-Five Thousand U.S., Dollars
(U.S. $25,000.00) worth of Common Stock (determined on the basis of the Fair Market Value per share on the date or dates of grant) for each calendar year such rights were at any time outstanding. 

C. If by reason of such accrual limitations, any purchase right of a Participant does not accrue for a particular Purchase Interval, then the
payroll deductions or other contributions pursuant to Section VI.E. which the Participant made during that Purchase Interval with respect to such purchase right shall be promptly refunded. 

D. In the event there is any conflict between the provisions of this Article VIII and one or more provisions of the Plan or any instrument
issued thereunder, the provisions of this Article VIII shall be controlling. 

  
 9. 

	 	IX.	 EFFECTIVE DATE AND TERM OF THE PLAN 

A. The Plan shall become effective for the offering period commencing at the Effective Time; provided, however, that (i) the Plan shall
have been approved by the stockholders of the Corporation and (ii) no purchase rights granted under the Plan shall be exercised, and no shares of Common Stock shall be issued hereunder, until the Corporation shall have complied with all
applicable requirements of the 1933 Act (including the registration of the shares of Common Stock issuable under the Plan on a Form S-8 registration statement filed with the Securities and Exchange
Commission), all applicable listing requirements of any Stock Exchange (or the Nasdaq Stock Market, if applicable) on which the Common Stock is listed for trading and all other applicable requirements established by law or regulation. 

B. Unless sooner terminated by the Board, the Plan shall terminate upon the earliest of (i) the last business day in the month
before the tenth anniversary of the Effective Time, (ii) the date on which all shares available for issuance under the Plan shall have been sold pursuant to purchase rights exercised under the Plan or (iii) the date on which all
purchase rights are exercised in connection with a Change of Control. No further purchase rights shall be granted or exercised, and no further payroll deductions or other contributions shall be collected, under the Plan following such termination.

  

	 	X.	 AMENDMENT OF THE PLAN 

A. The Board may alter or amend the Plan at any time to become effective as of the start date of the next offering period thereafter under the
Plan. In addition, the Board may suspend or terminate the Plan at any time to become effective immediately following the close of any subsequent Purchase Interval. 

B. In no event may the Board effect any of the following amendments or revisions to the Plan without the approval of the Corporation’s
stockholders: (i) increase the number of shares of Common Stock issuable under the Plan, except for permissible adjustments in the event of certain changes in the Corporation’s capitalization or (ii) modify the eligibility
requirements for participation in the Plan. 
  

	 	XI.	 GENERAL PROVISIONS 

A. All costs and expenses incurred in the administration of the Plan shall be paid by the Corporation; however, each Plan Participant shall
bear all costs and expenses incurred by such individual in the sale or other disposition of any shares purchased under the Plan. 
 B.
Nothing in the Plan shall confer upon the Participant any right to continue in the employ of the Corporation or any Corporate Affiliate for any period of specific duration or interfere with or otherwise restrict in any way the rights of the
Corporation (or any Corporate Affiliate employing such person) or of the Participant, which rights are hereby expressly reserved by each, to terminate such person’s employment at any time for any reason, with or without cause. 

C. The provisions of the Plan shall be governed by the laws of the State of Delaware, without resort to that State’s conflict-of-laws rules. 

  
 10. 

	 	XII.	 DEFINITIONS 

The following definitions shall be in effect under the Plan: 

A. Base Salary shall, unless otherwise specified by the Plan Administrator prior to the start of an offering period, mean the
regular base salary paid to such Participant by one or more Participating Corporations during such individual’s period of participation in one or more offering periods under the Plan. Base Salary shall be calculated before deduction of
(A) any income or employment tax or other withholdings or (B) any contributions made by the Participant to any Code Section 401(k) salary deferral plan or Code Section 125 cafeteria benefit program now or hereafter established by
the Corporation or any Corporate Affiliate. Base Salary shall not include any contributions made on the Participant’s behalf by the Corporation or any Corporate Affiliate to any employee benefit or welfare plan now or hereafter established
(other than Code Section 401(k) or Code Section 125 contributions deducted from such Base Salary). 
 B. Board shall
mean the Corporation’s Board of Directors. 
 C. Change of Control shall be deemed to have occurred if: 

(i) Any “person” (as such term is used in sections 13(d) and 14(d) of the 1934 Act) becomes a “beneficial owner” (as
defined in Rule 13d-3 under the 1934 Act), directly or indirectly, of securities of the Corporation representing more than 50% of the voting power of the then outstanding securities of the Corporation;
provided that a Change of Control shall not be deemed to occur as a result of a transaction in which the Corporation becomes a subsidiary of another corporation and in which the stockholders of the Corporation, immediately prior to the transaction,
will beneficially own, immediately after the transaction, shares entitling such stockholders to more than 50% of all votes to which all stockholders of the parent corporation would be entitled in the election of directors. 

(ii) The consummation of (A) a merger or consolidation of the Corporation with another corporation where, immediately after the merger or
consolidation, the stockholders of the Corporation, immediately prior to the merger or consolidation, will not beneficially own, in substantially the same proportion as ownership immediately prior to the merger or consolidation, shares entitling
such stockholders to more than 50% of all votes to which all stockholders of the surviving corporation would be entitled in the election of directors, or where the members of the Board, immediately prior to the merger or consolidation, will not,
immediately after the merger or consolidation, constitute a majority of the board of directors of the surviving corporation or (B) a sale or other disposition of all or substantially all of the assets of the Corporation. 

(iii) A change in the composition of the Board over a period of 12 consecutive months or less such that a majority of the Board members
ceases, by reason of one or more contested elections, or threatened election contests, for Board membership, to be comprised of individuals who either (A) have been Board members continuously since the beginning of such period or (B) have
been elected or nominated for election as Board members during such period by at least a majority of the Board members described in clause (A) who were still in office at the time the Board approved such election or nomination. 

  
 11. 

 (iv) The consummation of a complete dissolution or liquidation of the Corporation. 

D. Code shall mean the Internal Revenue Code of 1986, as amended. 

E. Common Stock shall mean the Corporation’s common stock, $0.001 par value. 

F. Corporate Affiliate shall mean any parent or subsidiary corporation of the Corporation (as determined in accordance with Code
Section 424), whether now existing or subsequently established. 
 G. Corporation shall mean Covetrus, Inc., a Delaware
corporation, and any corporate successor to all or substantially all of the assets or voting stock of Covetrus, Inc. that shall assume the Plan. 

H. Effective Time shall mean the time at which the underwriting agreement for the initial public offering of the Common Stock is
executed and the price established for the Common Stock to be sold in such offering. Any Corporate Affiliate that becomes a Participating Corporation after such Effective Time shall have a subsequent Effective Time with respect to its
employee-Participants as determined in accordance with Section V.C of the Plan. 
 I. Eligible Employee shall mean any person
who is employed by a Participating Corporation and, unless otherwise mandated by local law, such person is employed on a basis under which he or she is regularly expected to render more than twenty (20) hours of service per week for more than
five (5) months per calendar year for earnings that are considered wages under Code Section 3401(a); provided, however, that the Plan Administrator may, prior to the start of the applicable offering period, waive one or both of the twenty
(20) hour and five (5) month service requirements. 
 J. Entry Date shall mean the date an Eligible Employee first
commences participation in the offering period in effect under the Plan. The earliest Entry Date under the Plan shall be the Effective Time. 

K. Fair Market Value per share of Common Stock on any relevant date shall be the closing price per share of Common Stock
at the close of regular trading hours (i.e., before after-hours trading begins) on the date in question on the Stock Exchange serving as the primary market for the Common Stock, as such price is reported by the National Association of Securities
Dealers (if primarily traded on the Nasdaq Global or Global Select Market) or as officially quoted in the composite tape of transactions on any other Stock Exchange on which the Common Stock is then primarily traded. If there is no closing selling
price for the Common Stock on the date in question, then the Fair Market Value shall be the closing selling price on the last preceding date for which such quotation exists. 

L. 1933 Act shall mean the Securities Act of 1933, as amended. 

M. 1934 Act shall mean the Securities Exchange Act of 1934, as amended. 

  
 12. 

 N. Participant shall mean any Eligible Employee of a Participating Corporation
who is actively participating in the Plan. 
 O. Participating Corporation shall mean the Corporation and such Corporate
Affiliate or Corporate Affiliates as may be authorized, in accordance with Section V.C of the Plan, to extend the benefits of the Plan to their Eligible Employees. 

P. Plan shall mean the Covetrus, Inc. Employee Stock Purchase Plan, as set forth in this document. 

Q. Plan Administrator shall mean the committee of two (2) or more Board members appointed by the Board to administer the
Plan. 
 R. Purchase Date shall mean the last business day of each Purchase Interval. 

S. Purchase Interval shall mean each successive six (6)-month period within the offering period at the end of which there shall
be purchased shares of Common Stock on behalf of each Participant; provided, however, that the Plan Administrator may, prior to the start of the applicable offering period, designate a different duration for the Purchase Intervals within that
offering period. 
 T. Stock Exchange shall mean the American Stock Exchange, the Nasdaq Capital, Global or Global
Select Market, or the New York Stock Exchange. 

  
 13.EX-10.16

 Exhibit 10.16 

LEASE 
 86 NEWBURY STREET LLC 

to 
 DIRECT VET MARKETING, INC. 

Leased Premises Designated as 
 Unit
1 Newbury Street Condominiums 
 86 Newbury Street, Portland, Maine 

Dated: August 20, 2018 
  

					
	 Table of Contents
	  	 	Page	 
	 SECTION 1.0.—BASIC DATA: CONDITIONS
	  	 	4	 
	 1.1         Basic Data
	  	 	4	 
	 1.2         Definitions
	  	 	5	 
	 SECTION 2.0—LEASE OF PREMISES
	  	 	6	 
	 2.1         Leased Premises
	  	 	6	 
	 2.2         Parking and Access
	  	 	8	 
	 2.3         Condition of Premises; Landlord’s
Work
	  	 	9	 
	 SECTION 3.0—TERM
	  	 	11	 
	 3.1         Initial Term
	  	 	11	 
	 3.2         Option to Extend Lease
	  	 	11	 
	 SECTION 4.0—RENT
	  	 	12	 
	 4.1         Base Rent
	  	 	12	 
	 4.2         Additional Rent
	  	 	12	 
	 4.3         NNN Lease
	  	 	14	 
	 4.4         Audit Rights
	  	 	14	 
	 4.5         Credit for Existing Leases
	  	 	15	 
	 SECTION 5.0—SECURITY DEPOSIT
	  	 	15	 
	 SECTION 6.0—USE
	  	 	15	 
	 SECTION 7.0—COVENANT OF QUIET ENJOYMENT
	  	 	16	 
	 SECTION 8.0—UTILITIES
	  	 	16	 
	 SECTION 9.0—TAXES AND ASSESSMENTS
	  	 	17	 
	 SECTION 10.0—PERSONAL PROPERTY
	  	 	17	 
	 SECTION 11.0—REPAIRS OR MAINTENANCE
	  	 	18	 
	 SECTION 12.0—ALTERATIONS
	  	 	20	 
	 SECTION 13.0—INDEMNIFICATION; INSURANCE
	  	 	21	 
	 13.1         Indemnity
	  	 	21	 
	 13.2         Liability Insurance
	  	 	21	 
	 13.3         Release and Waiver of Subrogation
	  	 	21	 
	 13.4         Policies
	  	 	22	 
	 13.5         Limitations of Landlord’s
Liability
	  	 	22	 
	 SECTION 14.0—COMPLIANCE WITH APPLICABLE LAWS
	  	 	22	 
	 SECTION 15.0—HAZARDOUS MATERIALS
	  	 	23	 
	 SECTION 16.0—SIGNS
	  	 	24	 
	 16.1         General
	  	 	24	 
	 SECTION 17.0—EMINENT DOMAIN
	  	 	25	 
	 SECTION 18.0—DAMAGE OR DESTRUCTION
	  	 	27	 
	 SECTION 19.0—ASSIGNMENT OR SUBLETTING
	  	 	29	 
	 SECTION 20.0—ACCESS BY LANDLORD
	  	 	29	 
	 SECTION 21.0—SUBORDINATION
	  	 	30	 
	 SECTION 22.0—ESTOPPEL CERTIFICATES
	  	 	30	 
	 SECTION 23.0—DEFAULT BY TENANT
	  	 	30	 
	 SECTION 23.0A—DEFAULT BY LANDLORD
	  	 	32	 
	 SECTION 24.0—REIMBURSEMENT FOR COSTS, ATTORNEYS’ FEES
	  	 	33	 
	 SECTION 25.0—BROKERS
	  	 	33	 
	 SECTION 26.0—LETTERS OF CREDIT
	  	 	33	 

  
 2 

					
	 SECTION 27.0—RIGHT OF FIRST OFFER
	  	 	36	 
	 SECTION 28.0—EXCLUSIVITY
	  	 	39	 
	 SECTION 29.0—FORCE MAJEURE
	  	 	39	 
	 SECTION 30.0—RECORDING
	  	 	39	 
	 SECTION 31.0—NOTICES
	  	 	40	 
	 SECTION 32.0—SEVERABILITY
	  	 	40	 
	 SECTION 33.0—SUCCESSORS AND ASSIGNS
	  	 	40	 
	 SECTION 34.0—HOLDING OVER
	  	 	40	 
	 SECTION 35.0—GOVERNING LAW
	  	 	40	 
	 SECTION 36.0—COVENANT OF TITLE
	  	 	40	 
	 SECTION 37.0—EXHIBITS; COUNTERPARTS
	  	 	40	 

  
 3 

 LEASE 

THIS LEASE AGREEMENT (herein called the “Lease”) is made as of this 20th day of August, 2018, by and between 86 NEWBURY STREET LLC, a Maine limited liability company, with a place of business in Portland, Maine (“Landlord”),
and mailing address of c/o Chris Dyer, PO Box 6039, Falmouth, Maine 04105, and DIRECT VET MARKETING, INC., a Delaware corporation (“Tenant”), with the mailing addresses hereinafter set forth. 

Landlord and Tenant agree as follows: 

SECTION 1.0.—BASIC DATA: CONDITIONS 

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

 

			
	Leased Premises:	  	  
 As defined in Section 2.1. Notwithstanding any terms of
this Lease to the contrary, depictions or descriptions of the Leased Premises or any of the elements thereof contained anywhere in this Lease shall not be considered final unless and until they are approved as final exhibits by the parties in
accordance with the terms hereof. The parties agree that upon mutual agreement as to the depiction and description of the Leased Premises, this Lease shall be amended to account for the final depiction and description of the Leased Premises,
including adjustment of any terms that are dependent upon square footage for their determination (such as rental amounts) and any other terms that require modification due to the final configuration, size or features of the improvements as finally
approved.

		
	Term:	  	Twenty (20) years, plus the Partial Month Period.
		
	Base Rent:	  	As set forth in Section 4.

  

			
	Tenant Address:	  	Prior to Commencement Date:
		  	Direct Vet Marketing, Inc.
		  	Portland, Maine 04101
		  	7 Custom House Street, Suite 5
		  	Portland, Maine 04101
		
		  	Post Commencement Date:
		  	Unit 1, 86 Newbury Street Condominiums
		  	Portland, Maine 04101
		
	With a copy to:	  	Hawley R. Strait, Esq.
		  	Bernstein, Shur, Sawyer & Nelson
		  	100 Middle Street
		  	Portland, Maine 04101

  
 4 

			
		
	Landlord Address:	  	86 Newbury Street LLC
		  	c/o Chris Dyer
		  	PO Box 6039
		  	Falmouth, Maine 04105
		
	With a copy to:	  	Ronald N. Ward, Esq.
		  	Drummond Woodsum
		  	84 Marginal Way, Suite 600
		  	Portland, Maine 04101-2480
		
	With a copy to:	  	86 Newbury Street, LLC
		  	c/o Chris Dyer
		  	PO Box 6039
		  	Falmouth, Maine 04105
		
	With a copy to:	  	James Barns, Esq.
		  	Barns, Greenfield & Thornton, LLC
		  	8 Fundy Road
		  	Falmouth, Maine 04105

 1.2 Definitions 

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

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

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

  
 5 

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

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

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

Lease means this Lease Agreement. 

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

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

SECTION 2.0—LEASE OF LEASED PREMISES 

2.1 Leased Premises. Landlord hereby leases to Tenant 117,314 rentable square feet (approximately) in the Building comprised of:
Condominium #1 of the 86 Newbury Street Condominiums (also known as the “Office Unit”) as initially depicted on Exhibit A attached hereto, plus, without additional charge, the right to convenient
use, in common with others, of all accesses, walkways, drives and ways, and all other common areas as so designated by this Lease and as finally determined by the agreement of the parties as to the final Exhibit A, depicting the
as constructed Building and all associated common areas (the “Leased Premises”). The net rentable area of the Leased Premises shall be confirmed by Landlord and Tenant by written agreement when the Approved Working
Drawings (as defined in the Work Letter) have been finalized but shall at all times be subject to remeasurement pursuant to the terms of the work letter attached hereto as Exhibit C (the “Work Letter”)
and as otherwise contained in this Lease at Section 1.1. The Leased Premises shall also include the Tenant’s right to exclusive (with Landlord, as set out below) use of the rooftop within the perimeter of the Leased

  
 6 

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

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

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

  

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

 

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

  

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

  
 7 

	 	c.	 Restrictions on all units that prohibit; (i) any uses that would typically be prohibited in a first-class
office building or business park similar to the Site (e.g., gambling, pool halls, arcades, “adult” business, etc.); and (ii) any uses which would have an inordinately negative burden on parking areas that are used by Tenant. In addition,
any violation by any other user or occupant of any other units or areas of the condominium of Tenant’s exclusive use protections provided in this Lease’s Section 28.0 shall be either prohibited in the Declaration or such
exclusive use provisions shall be made superior to the Declaration and all other interests in the condominium. 

  

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

  

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

  

	 	f.	 Tenant and its permitted successors and assigns will be entitled to one (1) voting seat on the condominium
board of directors established by the Declaration, of a total of up to five (5) voting seats on the Board of Directors. 

  

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

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

2.2 Parking and Access. Landlord will construct on the Site a parking facility and provide a minimum of two hundred sixty nine
(269) dedicated parking spaces in that parking facility for use by Tenant (“Tenant’s Dedicated Spaces”), its employees, guests and invitees exclusively (the “Parking Facility”),
pursuant to that certain Parking Lease between Landlord and Tenant, as attached hereto as Exhibit D (the “Parking Lease”). It is the intent of the parties that the Tenant’s Dedicated
Spaces are an important and critical feature to its Lease relationship. Though it is intended by the parties that 

  
 8 

 
the documents should be consistent and integrated, in the event of any conflict between the terms of the Parking Lease and the terms of this Lease, this Lease shall control. Construction of the
Parking Facility will be completed by the Commencement Date, in accordance with the terms of this Lease. The term of the Parking Lease will run concurrently with the Term of this Lease and be subject to the same extension rights. The Tenant’s
Dedicated Spaces will be designated with appropriate signage, and Landlord will be responsible for overseeing and enforcing Tenant’s exclusive use. 67% of these spaces will be dedicated and available to Tenant during its customary hours of
operation and 33% will be dedicated and available to Tenant at all times. The Parking Facility will be directly accessible from the interior of the Leased Premises in the locations and by means that are in accordance with the Approved Working
Drawings and the Project—Landlord’s Core & Shell Work Plans, as approved by Tenant, and will accommodate 308 parking spaces at locations as depicted in the Parking Lease. 

In addition to Tenant’s Dedicated Spaces, Landlord will provide twenty (20) spaces at Fisherman’s Wharf on a priority basis.
Rent for such additional parking shall be on a direct pass-through basis from Landlord to Tenant, and subject to the terms of the Fisherman’s Wharf parking facility; provided, however, that Tenant’s lease for such parking spaces shall run
concurrently with the initial Term and any Extended Terms of this Lease; provided that notwithstanding any terms in this Lease to the contrary, Tenant may elect to terminate its lease for said parking spaces at any time upon ninety (90) days
prior notice. 
 Should Tenant require additional parking that cannot be accommodated by the Parking Facility, Landlord will within thirty
(30) days of Tenant’s request provide such additional parking on a priority basis at Fisherman’s Wharf, if available, or one of the other parking facilities referenced on Exhibit E. Rent for such additional
parking shall be on a direct pass -through basis from Landlord to Tenant, and subject to the terms of the facility providing the interim parking. From the date of this Lease until the later to occur of the Rent Commencement Date or the actual
availability of all of the Tenant’s Dedicated Spaces, Landlord will provide Tenant with up to 160 interim parking spaces at the locations shown on Exhibit E upon thirty (30) days’ notice from Tenant. Rent for such
interim spaces shall be on a direct pass—through basis from Landlord to Tenant, and subject to the terms of the facility providing the interim parking. 

2.3 Condition of Leased Premises; Landlord’s Work. 

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

  
 9 

 
Closing Deadline”), Tenant may at its option terminate this Lease by written notice to Landlord delivered within five (5) business days following the Project—Landlord’s
Financing Closing Deadline, which termination notice shall be effective on the first business day falling on or after (in the event the thirtieth day is a non-business day) thirty (30) days after delivery
to Landlord, unless the closing on the Construction Loan has occurred before that termination date. The Construction Loan closing shall be deemed to occur when all documents and deliveries have been executed and made by all necessary parties so that
the Construction Loan proceeds are actually made available to Landlord, subject only to conditions on their disbursement and delivery set forth in executed Construction Loan documentation. If Tenant fails to exercise its termination right, then
Landlord shall have the right to terminate this Lease by notice given to Tenant on or before that date which is thirty (30) days after the Project—Landlord’s Financing Closing Deadline. If neither party has timely exercised its
termination right, and if the Construction Loan closing has not occurred on or before that date which is sixty (60) days after the Project—Landlord’s Financing Closing Deadline, then this Lease shall automatically terminate as of such
date. Landlord and Tenant agree to work cooperatively in pursuing a commitment for the Construction Loan, with Tenant’s primary obligation being the submission of financial statements reasonably requested by the lender and joining in customary
closing documents such as a mutually agreeable SNDA. Landlord will use its best efforts to place the loan with a lender offering terms reasonably suited to the expressed needs of the Project and will keep Tenant regularly apprised of its efforts in
that regard. 
 (c) All deadlines relating to construction milestones shall be provided in the Work Letter, and Schedule 1 Time
Deadlines attached thereto. 
 (d) Landlord covenants and agrees that on or before the deadline set forth in Schedule 1 to the Work
Letter, Substantial Completion of Landlord’s Work will have occurred (the “Project—Substantial Completion Date”). If the Project—Substantial Completion Date is delayed by between one (1) and ninety
(90) days, Tenant will receive credit against future rent payments of one day for every day of delay. If the Project—Substantial Completion Date is delayed by between ninety-one and one hundred
eighty (180) days (the one-hundred and eightieth day after the Project—Substantial Completion Date, the “Outside Delivery Date”), Tenant will receive credit against future rent
payments of two days for every day of delay. If any delay in Substantial Completion persists beyond the Outside Delivery Date, then Tenant shall receive credit against future rent payments of two days for every day of delay and Tenant shall have the
right to pursue all available remedies available to it, including liquidated damages. The Outside Delivery Date shall be extended by one (1) day for each day of delay in the Project -Substantial Completion Date caused by Tenant Delays as
enumerated and defined in Section 5.3 of the Work Letter or by Force Majeure. 
 (e) Upon the effective date of any such notice
of termination or other termination under this Section 2.3, this Lease shall automatically terminate and the parties shall have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to
Tenant any payments, security deposit or any other funds previously delivered to Landlord by Tenant pursuant to this Lease and except for amounts required to be paid pursuant to subsection 2.3(b). The following shall survive the termination of the
Lease, in addition to Landlord’s refund obligation: the parties agree to execute and deliver at the request of the other party a recordable confirmation of such termination within five (5) business days of the other party’s written
request. 

  
 10 

 SECTION 3.0—TERM 

3.1 Initial Term. This Lease shall be for a term of twenty (20) years plus, if the Commencement Date (as hereinafter defined) is
not the first day of the month, the number of days from the Commencement Date to the end of the month in which the Commencement Date falls (any such period, the “Partial Month Period”). The Lease is effective as of its execution and
delivery by Landlord and Tenant; however, the Lease Term shall commence on the “Commencement Date,” which shall be the earlier to occur of (a) the date on which Tenant begins to operate its business from the Leased Premises or
(b) the date on which Landlord has obtained a permanent certificate of occupancy for all of the Leased Premises from the City of Portland and an architect issues an AIA G704-2017 Certificate of Substantial Completion
(“Substantial Completion”). For the purposes of clause (a), Landlord acknowledges and agrees that the installation of Tenant’s telecommunication wires and equipment and/or the installation of Tenant’s furniture, fixtures
and other equipment do not constitute the operation of its business. The “Rent Commencement Date” shall be the date that is thirty (30) days after the Commencement Date. Tenant shall have no rent payment obligations hereunder
until the Rent Commencement Date, but shall be allowed to take possession of the Leased Premises following issuance of said certificate of occupancy (or prior thereto with the consent of Landlord). Landlord and Tenant agree to enter into a Term
Commencement Agreement at the request of either after the Commencement Date, for purposes of confirming the Rent Commencement Date and the termination date of this Lease and any other pertinent items the parties agree to include. 

3.2 Option to Extend Lease: Provided the Lease is in full force and effect and Tenant is not then in material default beyond any
applicable notice, grace or cure period, Tenant shall have the right to elect to extend the Initial Term for up to four (4) consecutive, additional five (5) year terms (each, an “Extended Term”) by giving Landlord notice
of its election to do so not less than twelve (12) months prior to the beginning of each such Extended Term. The Extended Terms shall be exercised separately and shall be on the same terms and conditions as this Lease except: (i) for Base
Rent, which shall be adjusted as set forth below; and (ii) after the last exercised Extended Term there shall be no further renewals of this Lease except as agreed to in writing by Landlord and Tenant. Base Rent for each Extended Term shall be
as agreed by Landlord and Tenant, but if not agreed to in writing by Landlord and Tenant within ninety (90) days of the date of Tenant’s notice of election to extend, then Base Rent shall be at 90% of the then-current fair market base
rental rate for similar office space on the Portland peninsula (which rate shall not include consideration of any Tenant-installed improvements or modifications to the Leased Premises), as such fair market rate established by market appraisals by
three (3) Portland-based MAI appraisers. Each party shall, within thirty (30) days after Tenant’s notice of its election to exercise, select an appraiser, who shall have at least five (5) years of experience in appraising
commercial properties in the Greater Portland area. If either Landlord or Tenant fails to timely appoint an appraiser, the appraiser so appointed shall select a second (2nd) appraiser. The two (2) appraisers shall together select a third
appraiser similarly qualified. The three (3) appraisers together shall attempt to agree on the then fair market base rental rate for the Leased Premises discounted in accordance with this Lease; in the absence of a unanimous decision, the fair
market base rental rate shall be determined by majority vote. Landlord and Tenant shall each pay the cost and expenses of their designated appraiser, and share equally the cost and expenses of the third (3rd) appraiser. 

  
 11 

 SECTION 4.0—RENT 

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

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

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

4.2 Additional Rent. In addition to the Base Rent, Tenant agrees to pay as additional rent (the “Additional Rent”) its
pro rata share of all Landlord’s expenses of management fees for the Building, Building casualty and other insurance, common area utilities and common area maintenance charges for the portions of the Building accessible and available to all
tenants, subject to limits and controls hereinafter described (“Operating Expenses”), provided, however, that the Leased Premises are intended to be primarily free-standing with minimal common charges. Operating Expenses shall not
include capital costs and expenses, as defined by Generally Accepted Accounting Principles (“GAAP”), but shall include an annual allocation, not to exceed One Percent (1%) of the gross annual rentals at the Building, to repair and
replacement reserves during the Term. Management fees for the Building shall not exceed Three Percent (3%) of the gross annual rents generated by the Building while the Building is managed by Phoenix

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

Units 1 and 2 shall be responsible for all Operating Expenses of the Building which contains said units and Landlord shall send the invoices
to Unit 1. Real estate taxes shall be paid in accordance with Section 9 herein. 
 Notwithstanding the foregoing, Operating Expenses
shall not include any of the following: the cost of capital improvements (defined as a repair or improvement having use of life greater than five (5) years or expenditures that are deemed capital under GAAP); expenses for painting,
redecorating, or other work which Landlord performs for any tenant in the Building; any expense which is payable by fewer than all the tenants of the Building; interest, amortization, or other payments on loans to Landlord, whether secured or
unsecured; depreciation of the Building or other said improvements; ground rent; salaries, wages or other compensation paid to any employee above the grade of building superintendent or building manager, including all officers or executives of
Landlord; and income, excess profits, or franchise taxes or other such taxes imposed on or measured by the income of Landlord from the operation of the Building; any expenses relating to the replacement of any item if such replacement is covered
under warranty; any reserves; any costs for which is or is to be reimbursed by proceeds of insurance or condemnation or by any other third party source, other than payments by other tenants on account of the Operating Expenses; any portion of any
cost or expense related to use of any common service or utility that includes other tenant or occupant use in excess of normal and customary office use levels; any charges for general administration or overhead; any costs relating to leasing, lease
enforcement or procuring tenants, including attorneys’ fees, leasing commissions, advertising costs, space planning, buy-outs, contributions, tenant improvement expenses, and costs to construct any tenant
alterations or improvements in connection with the preparation of a space for a new tenant or the renovation of any space for an existing tenant, and any expenses incurred to resolve disputes, enforce or negotiate lease terms

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

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

  
 14 

 
Landlord receives a copy of the examination report. In addition, if the examination report shows that the amount Landlord charged for Additional Rent or real estate taxes (as the case may be)
exceeds the actual amount of Additional Rent or real estate taxes for which Tenant was obligated to pay by more than five percent (5%), then Landlord shall also pay all fees and expenses incurred in connection with such examination, including
without limitation the reasonable fees and expenses of the person or entity Tenant used to conduct the examination. If the examination shows that the amount Landlord charged Tenant for the Additional Rent was less than the amount Tenant was
obligated to pay, Tenant, within ten (10) days after receiving the examination report, shall pay to Landlord the difference between the amount Tenant paid and the amount stated in the examination report. 

4.5 Credit for Existing Leases. It is the intent and agreement of the Landlord that upon the Rent Commencement Date hereunder,
Tenant’s obligations under the Existing VFC Leases (as defined below) shall cease and terminate. Landlord agrees that Landlord will undertake all or some of the following actions in order to effectuate this agreement. Tenant hereby consents to
Landlord negotiating on Landlord’s behalf with Tenant’s current landlords for the leases of the two (2) existing Vets First Choice offices located at Pearl Street and Custom House Square (the “Existing VFC Leases”) in
order to cause Tenant to be released from all obligations under such leases that arise after the Rent Commencement Date hereunder. If the landlords for the Existing VFC Leases consent to an assignment and release, Tenant will assign the Existing VFC
Leases to Landlord, and upon such assignment, Landlord will accept and assume all on-going obligations thereunder and indemnify and hold harmless Tenant from any such obligations, claims and damage. If Tenant
is not fully released from its obligations under the Existing VFC Leases arising after the Rent Commencement Date hereunder, regardless of whether there has been consent to assignment, or has been an assignment, subleasing or otherwise, Landlord
agrees to assume the obligation to pay all rents when due under the Existing VFC Leases and will defend, indemnify and hold harmless Tenant from any and all losses or liability incurred under the Existing VFC Leases beginning on the Rent
Commencement Date. Landlord agrees to use best commercial efforts to relet the offices under the Existing VFC Leases and to the extent there are any profits from the reletting, Landlord will share them on a 50/50 basis with Tenant. Failure by
Landlord to pay amounts due under this Section 4.5 constitutes a default under Section 23.0A of this Lease and in the case of such default, Tenant shall have the right to exercise any and all rights provided under said
Section 23.0A.  
 SECTION 5.0—SECURITY DEPOSIT. There is no security
deposit required under this Lease. 
 SECTION 6.0—USE. Tenant shall use the Leased Premises for commercial office space,
pharmaceutical research, wholesale manufacturing and compounding, and development and distribution thereof, product and supply storage and all ancillary or associated uses, and any other uses permitted by applicable zoning ordinances and
regulations. Tenant’s use includes Tenant’s right to permit employees, invitees and guests to bring pets to the Leased Premises, provided that the Tenant shall be responsible for any reasonable increase in insurance premiums and shall
indemnify Landlord from any claims, damages, or liabilities of any kind directly arising out of the Tenant allowing pets in the Leased Premises. 

  
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 Except for any reasonable cooperation required on the part of Tenant for Landlord to obtain
the certificate of occupancy, Landlord shall obtain, at its expense, all permits, licenses, and approvals required by any federal, state or local authority for the construction of the Building and Parking Facility. Tenant shall obtain, at its
expense, all permits, licenses, and approvals required by any federal, state or local authority in connection with Tenant’s operations at the Leased Premises. Tenant shall not permit any nuisance on the Leased Premises, nor use or permit any
use of the Leased Premises which is contrary to any law or ordinance, nor permit any use which will invalidate any policy of insurance, all as provided herein and in the Declaration. 

SECTION 7.0—COVENANT OF QUIET ENJOYMENT. So long as Tenant is not in default hereunder (after the giving of any applicable
notice and the expiration of any applicable grace or cure period), Tenant shall have the peaceful and quiet use and possession of the Leased Premises during the Term hereof, subject to the terms and provisions of this Lease; but it is understood and
agreed that this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord and Landlord’s successors only with respect to breaches occurring during Landlord’s and Landlord’s
successors’ respective ownership of the Leased Premises. Landlord warrants and represents, upon which warranty and representation Tenant has relied in the execution of this Lease, as follows: (i) that Landlord is or will be on the
Commencement Date the fee owner of the Leased Premises free and clear of all encumbrances and restrictions which would prevent or interfere with the use of the Leased Premises for Tenant’s permitted use as set out in Section 6.0;
(ii) that on and after the Commencement Date to the best of Landlord’s control the Leased Premises shall remain free and clear of all liens and encumbrances superior to this Lease which could adversely affect the use and enjoyment of the Leased
Premises in accordance with the terms of this Lease; (iii) that the Leased Premises are properly zoned to permit such use; (iv) that all necessary governmental permits and approvals for Landlord’s Work and for such use have been or
will be in due course issued and shall be to the best of Landlord’s control maintained in full force. 
 SECTION
8.0—UTILITIES. Landlord shall as part of Landlord’s Work and otherwise provide the lines and facilities and meters and submeters adequate to service the Building and Leased Premises and Tenant’s use and otherwise
required in order to accurately charge and allocate utility costs among the users thereof in the Building, including without limitation all cost and expense associated with separately metering water and sewer usage. All of the energy charges for the
HVAC and electricity consumed on the Leased Premises shall be separately metered as part of Landlord’s Work and paid directly by Tenant. Landlord shall approve all providers of utility services to Tenant and the Building, such approval not to
be unreasonably withheld or conditioned. Tenant shall pay all charges for all utilities furnished to the Leased Premises, including but not limited to natural gas, electricity, cable and telephone service. Tenant will make its own arrangements for
disposal of all waste and will pay when due all charges for such items. Landlord shall in no event be liable for any interruption or failure of utilities or other services on the Leased Premises, except if caused by Landlord’s negligence or
willful misconduct, and in all cases Landlord shall use commercially reasonable efforts to remedy any interruption or failure of utilities or other services. 

  
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 SECTION 9.0—TAXES AND ASSESSMENTS. 

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

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

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

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

10.1 Tenant may install equipment, machinery, and trade fixtures necessary to carry on Tenant’s business on the Leased Premises. All such
equipment, machinery, and trade fixtures installed by Tenant that are not integral to the Building structure or the building infrastructure (excluding, for example, air conditioning, which is integral to the building infrastructure) shall remain the
personal property of Tenant and may be removed by Tenant at any time before the end of the Term of this Lease, provided that any damage to the Leased Premises by such removal is promptly repaired by Tenant at Tenant’s own expense. Tenant, at
its expense, shall remove all personal property in place at the end of the Term. 

  
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 10.2 All trade fixtures, and personal property of any kind in the Leased Premises shall be
at Tenant’s sole risk, and, Landlord shall not be liable for any loss or damage to property of Tenant or others arising from theft, fire, explosion, breakage of water pipes, steam pipes or other pipes, or by leaking roofs, or by any other cause
whatsoever unless resulting from the negligence or willful act of Landlord. 
 SECTION 11.0—REPAIRS OR MAINTENANCE.

 11.1 Subject to and excepting the items that are Landlord’s responsibility under the warranties set forth in
Section 2.3(a), the Work Letter and Section 11.4, Tenant shall, at Tenant’s sole cost and expense, maintain the interior of the Leased Premises in at least as good condition and repair as they are in at the Commencement
Date of this Lease or as they may be put in thereafter, excepting reasonable wear and tear, damage or loss by fire and/or other casualty, condemnation, and/or damage caused by Landlord, its agents and employees. Tenant shall not permit the Leased
Premises to be overloaded, damaged, stripped or defaced or suffer any waste. 
 11.2 Subject to and excepting the items that are
Landlord’s responsibility under the warranties set forth in Section 2.3(a), the Work Letter and Section 11.4, all alterations or repairs required by public authorities with respect to Tenant’s use of
the Leased Premises shall be made by Tenant at Tenant’s expense and shall be subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. 

11.3 With respect to repairs to the Leased Premises which are Tenant’s obligation, if Tenant fails to commence such repairs and complete
the same with reasonable dispatch and such failure constitutes an event of default under this Lease, Landlord may (but shall not be required to) make or cause such repairs to be made and shall not be responsible to Tenant for any loss or damage that
may accrue to Tenant’s business by reason thereof; provided, however, if, as a result of such repairs, alterations or additions, Tenant is unable to use all or any portion of the Leased Premises for more than three (3) consecutive business
days, then, commencing on the fourth (4th) business day, the Base Rent and Additional Rent shall be abated based on the square footage of the affected area from and including the fourth (4th) business day to and including the day on such inability ceases. All costs and expenses incurred by Landlord in making any such repairs shall be considered Additional Rent and shall be payable to
Landlord within thirty (30) days of receipt of a detailed invoice for the same. With respect to repairs to the Leased Premises which are Landlord’s obligation, if Landlord fails to commence such repairs and complete the same and such
failure constitutes an event of default under this Lease, Tenant may, but shall not be required to, make or cause such repairs to be made, and any amount paid or any contractual liability incurred by Tenant in so doing shall be deemed paid or
incurred for the account of Landlord and Landlord agrees to reimburse Tenant therefor upon demand. If Landlord shall fail to reimburse Tenant upon demand for (a) any reasonable amount paid for the account of Landlord hereunder, or (b) any
reasonable amount otherwise due to Tenant by Landlord under any provision of this Lease, said amount, together with interest thereon at twelve percent (12%) per annum, may be deducted by Tenant from the next or any succeeding payments of Rent due
hereunder or any other amount payable by Tenant. 
 11.4 Landlord covenants and agrees to perform all maintenance and repairs to the
structural portions of the Building and Parking Facility and Site and to any exterior utility, communications and safety systems servicing the Building and Parking Facility that are necessary to keep the same in good repair well-maintained, clean
and neat and condition consistent with first-class office buildings located on the peninsula of the City of Portland, 

  
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subject to reasonable wear and tear and damage by fire or other casualty or by condemnation. Landlord covenants and agrees further to perform all maintenance (which shall include routine painting
and caulking), repairs, replacements and restorations to the following areas of the Building, Parking Facility and Site that are reasonably required to keep the same in such repair and condition, subject to reasonable wear and tear and damage by
fire or other casualty or by condemnation: (i) the Building structure (including, without limitation, the roof (including maintaining the roof in a water-tight condition), the exterior walls, the exterior windows, the exterior doors, the
foundation and the structural components of the Building (including preventing water seepage)); (ii) all common areas of the Building; (iii) all systems (including, without limitation, HVAC, mechanical, plumbing, electrical, fire, safety and
security systems) located within or servicing the Building (including the components of those systems located within and servicing the Leased Premises), other than any specialized equipment or system installed by Tenant that is not part of
Tenant’s that services exclusively the Leased Premises; (iv) all exterior areas and landscaping in and about the Site, keeping any lawn areas mowed, keeping all plantings and grounds in healthy condition and replace any dead, diseased or
dying plantings and vegetation, and keeping all driveways, walks, and loading areas within the Site in good repair and reasonably free of snow and ice after the accumulation of 2 inches (2”) of snow or more thereon; (v) the Parking
Facility and all of its systems, grounds and accesses; and (iv) the elevators. Any repairs required as a result of Tenant’s negligent actions shall be repaired by Landlord at Tenant’s expense. 

11.5 Landlord covenants and agrees to furnish the following services: (a) heat, ventilation and
air-conditioning (“HVAC”) to all of the Leased Premises and to the common areas of the Building in sufficient quantities to maintain indoor conditions no higher than 75° Fahrenheit, where
outdoor conditions are no higher than 84° Fahrenheit DB (i.e., dry bulb) and no lower than 70° Fahrenheit DB when the outdoor conditions are no lower than -5° Fahrenheit DB; (b) electrical
capacity sufficient for the operation of the HVAC system serving the entire Leased Premises, customary office lighting, and customary office equipment and any other items and installations of Tenant that are part of Tenant’s operations or the
Tenant Fit-Up and that Landlord is aware of as part of its Landlord’s Work; (c) hot and cold water to the bathrooms and kitchens and lunch rooms serving the Leased Premises; (d) janitorial and
cleaning services for the common areas of the Building, Monday through Friday of each week, except holidays recognized by the U. S. Government, consistent with the services provided in other first-class office buildings located on the peninsula of
the City of Portland; (e) elevator service; (f) exterior window cleaning at least two (2) times every calendar year; and (g) removal of snow and ice from the sidewalks serving the Building promptly and as necessary on a
continuing basis. Tenant hereby acknowledges and agrees that Landlord shall not be liable in any way for any damage or inconvenience caused by the cessation or interruption of any of the aforesaid services occasioned by fire, accident, strikes,
necessary maintenance, alterations or repairs, or other causes beyond the reasonable control of Landlord, and Tenant shall not be entitled to any abatement or reduction of Base Rent by reason thereof except as otherwise expressly provided in this
Lease; provided, however, Landlord agrees to promptly correct any cessation or interruption of such service as soon as possible. Unless provided for in the Final Plans described in the Work Letter, no provision for humidification is provided in the
base building system, and Tenant may install humidification if Tenant determines, in its sole discretion, that it is required for its specific needs. Nothing in this Section 11.5 is intended to limit or constrict the services and work to
be provided by Landlord under Section 11.4 or other parts of this Lease, all of such are to be read together to describe the scope and nature of Landlord’s maintenance obligations. 

  
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 11.6 Notwithstanding anything to the contrary in this Lease, in the event that the Leased
Premises, or any portion thereof, are rendered untenantable for a period in excess of five (5) business days by reason of: (i) failure of Landlord to perform any repairs or maintenance which Landlord is required to make, or provide any
service that Landlord is required to provide, under this Lease; (ii) the default, negligence or willful misconduct of Landlord, or Landlord’s agents, employees or contractors; (iii) the performance of any work by Landlord or
Landlord’s agents, employees or contractors in or about the Building, then Base Rent and Additional Rent and other charges payable under this Lease shall be equitably abated during such period of untenantability. 

SECTION 12.0—ALTERATIONS. 

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

12.1.1 The work will not adversely affect the structural strength or integrity of the Premises; 

12.1.2 The work shall be done in full conformity with plans and specifications approved in writing by Landlord; 

12.1.3 All permanent, structural improvements and alterations (for example, windows or integral plumbing pipes) made by Tenant
shall immediately become the property of Landlord and shall remain on the Leased Premises in the absence of a written agreement to the contrary; provided, however, in no event shall any trade fixture or specialized equipment installed by Tenant
become the property of Landlord; 
 12.1.4 All work shall be done in a good and first-class workmanlike manner; 

12.1.5 Tenant shall abide by all applicable laws, ordinances, regulations, and insurance requirements including, without
limitation, all applicable requirements for access by disabled persons under the Maine Human Rights Law and the Americans with Disabilities Act and shall indemnify and hold Landlord harmless from any loss, cost, or expense arising from Tenant’s
foregoing work’s failure to comply with such requirements; 
 12.1.6 Tenant shall not permit any mechanics liens, or
similar liens, to remain upon the Leased Premises in connection with any work performed or claimed to have been performed at the direction of Tenant and shall cause any such lien to be released of record forthwith (through the filing of a bond or
otherwise) without cost to Landlord and shall indemnify the Landlord for any damages and costs, including reasonable attorney fees, incurred as a result of the placement of the lien. 

  
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 12.1.7 Tenant shall have no obligation to remove such alterations or
additions and restore the Leased Premises at the expiration or termination of the Lease unless required by Landlord in writing at the time when Landlord consents to such alterations or additions in accordance with this Section 12.
Nothing herein shall be deemed to prohibit Tenant from removing any such alteration or addition at its sole election and discretion, so long as such removal is in accordance with this Lease and the related restoration and repair obligations of
Tenant. 
 12.1.8 The foregoing is subject to Section 10, which shall control over anything to the
contrary contained in this Section 12. 
 SECTION 13.0—INDEMNIFICATION; INSURANCE. 

13.1 Indemnity. Except to the extent caused by the intentional, reckless or negligent acts or omissions of Landlord, its agents,
servants or employees, Tenant agrees to indemnify and save Landlord harmless from and against all claims of whatever nature incurred or suffered by Landlord in connection with the loss of life, bodily injury, personal injury or damage to property
arising from any act, omission or negligence of the Tenant, or its contractors, licensees, agents, servants or employees, in connection with the occupancy or use by Tenant of the Leased Premises. This indemnity and hold harmless agreement shall
include indemnity against all costs, expenses, and liabilities of any kind whatsoever, including reasonable attorney’s fees incurred in or in connection with any such claims or proceedings brought thereon, and the defense thereof. Except to the
extent caused by the intentional, reckless or negligent acts or omissions of Tenant, its agents, servants or employees, Landlord agrees to indemnify and save Tenant harmless from and against all claims of whatever nature incurred or suffered by
Tenant in connection with the loss of life, bodily injury, personal injury or damage to property arising from any act, omission or negligence of the Landlord, or its contractors, licensees, agents, servants or employees, in connection with the
occupancy or use by Tenant of the Leased Premises. This indemnity and hold harmless agreement shall include indemnity against all costs, expenses, and liabilities of any kind whatsoever, including reasonable attorney’s fees incurred in or in
connection with any such claims or proceedings brought thereon, and the defense thereof. 
 13.2 Liability Insurance. Both Landlord
and Tenant shall maintain in full force during the Term hereof policies of commercial general liability and property damage insurance (placed with companies rated A or higher) under which Landlord and Tenant are named as insureds, indemnifying
Landlord and Tenant against all claims, expense and liability for injury to or death of persons or damage to property which may be claimed to have occurred on or about the Leased Premises. The minimum limits of liability of such insurance shall be
$5,000,000 per occurrence for bodily injury or property damage. Each of the foregoing limits of insurance may be reasonably increased by Landlord or Tenant, as necessary to protect Landlord’s or Tenant’s interests. 

13.3 Release and Waiver of Subrogation. Insofar as and to the extent that the following provisions may be effective without
invalidating or making it impossible to secure insurance coverage obtainable from responsible insurance companies doing business in the State of Maine (even though 

  
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extra premium may result therefrom), Landlord and Tenant mutually agree that with respect to any loss which is covered by insurance then being carried by them respectively, the one carrying such
insurance and suffering such loss, releases the other of and from any and all claims with respect to such loss, to the extent of the insurance proceeds paid under such policies, and Landlord and Tenant mutually agree that their respective insurance
companies shall have no right of subrogation against the other on account thereof. In the event that extra premium is payable by either party as a result of this provision, the other party shall reimburse the party paying such premium in the amount
of such extra premium. If, at the request of one party, this release and non-subrogation provision is waived, then the obligation of reimbursement shall cease for such period of time as such waiver shall be
effective, but nothing contained in this Section 13.3 shall be deemed to modify or otherwise affect releases elsewhere herein contained of either party from liability for claims. 

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

13.5 Limitation of Landlord’s Liability. Any liability for damage or breach or nonperformance by Landlord shall be collectible
only out of Landlord’s interest in the Building or Landlord’s insurance and no deficiency judgment may be taken against any partner, officer, agent or employee of Landlord, and no personal liability is assumed by, nor at any time may be
asserted against, Landlord or any of its partners, officers, agents, employees, legal representatives, successors or assigns; all such liability, if any, being expressly waived and released by Tenant. If Landlord shall transfer, assign or convey the
Building at any time, then upon the effective date thereof, Landlord shall have no further liability or obligations hereunder, and Tenant agrees to look solely to Landlord’s successor in interest for the performance of Landlord’s
obligations and covenants hereunder. This paragraph shall not limit any right that Tenant might otherwise have to obtain injunctive relief (including without limit an order of specific performance) against Landlord or Landlord’s successors in
interest, or any other action not involving the personal liability of Landlord, including exercise of any self-help or similar rights hereunder. In no event shall Landlord or Tenant ever be liable to the other for any indirect or consequential
damages. 
 SECTION 14.0—COMPLIANCE WITH APPLICABLE LAWS. Tenant shall, throughout the term of this Lease and at
Tenant’s sole expense, promptly observe, comply with and execute all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and officers thereof and the orders and regulations of
the National Board of Fire Underwriters or any other body, now or hereafter exercising similar functions which may be applicable. Tenant shall keep the Leased Premises equipped with all safety appliances so required because of Tenant’s use of
the Leased Premises; and shall procure any licenses and permits required for any such use. Subject to Landlord’s obligations under 

  
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Section 2.3 and the Work Letter, Tenant shall comply with all governmental laws and regulations from time to time applicable to the Leased Premises, including but not
limited to the requirements of the Americans with Disabilities Act and the Maine Human Rights Act and any other laws and regulations relating to providing access and accommodation to persons with disabilities, and Tenant shall indemnify and hold
Landlord harmless from any loss, cost or liability incurred by Landlord as a result of Tenant’s failure to comply with such requirements. Nothing in this Section 14 is intended to nor shall be deemed to create any
liability on the part of Tenant for any of Landlord’s Work, or for correction or replacement or repair of any portion thereof. 
 In
completing Landlord’s Work, Landlord shall, at Landlord’s sole expense, promptly observe, comply with and execute all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and
officers thereof and the orders and regulations of the National Board of Fire Underwriters or any other body, now or hereafter exercising similar functions which may be applicable. Landlord shall equip the Leased Premises with all safety appliances
so required because of Tenant’s use of the Leased Premises; and shall procure any licenses and permits required for the completion of Landlord’s Work. Landlord shall in the conduct of Landlord’s Work and in the conduct of its work and
efforts related to this Lease comply with all governmental laws and regulations applicable to the Leased Premises, the Building and the Site, including but not limited to the requirements of the Americans with Disabilities Act and the Maine Human
Rights Act and any other laws and regulations relating to providing access and accommodation to persons with disabilities, and Landlord shall indemnify and hold Tenant harmless from any loss, cost or liability incurred by Tenant as a result of
Landlord’s failure to comply with such requirements as aforesaid. Any such deficiency that is discovered after the Rent Commencement Date shall not be subject to or limited by the one (1) year warranty in the Work Letter. 

SECTION 15.0—HAZARDOUS MATERIALS. The site which includes the Leased Premises has previously been designated as containing
Hazardous Materials and is part of a Voluntary Response Action Plan (“VRAP”), administered by the Maine Department of Environmental Protection (“MDEP”), Landlord shall be responsible for securing MDEP approval for
the redevelopment of the Site (including Landlord’s Work) as part of the approval process and, upon Tenant’s request, Landlord shall provide Tenant with a status update on said MDEP approval. 

Except in amounts incidental to its permitted use under this Lease as specified in Section 6.0, as determined by
federal and state agencies regulating pharmacies, Tenant shall not cause or permit any Hazardous Material to be stored, generated, brought upon, kept, or used in or about the Leased Premises by Tenant, its agents, employees, contractors or invitees,
without first obtaining Landlord’s written consent. Any Hazardous Material permitted on the Leased Premises, and all containers therefore, shall be used, kept, stored and disposed of in a manner that complies with all federal, state and local
laws or regulations applicable to any such Hazardous Material. Tenant will in no event permit or cause any disposal of Hazardous Materials in or about the Leased Premises, except in accordance with law. Tenant shall give immediate notice to Landlord
of any violation or potential violation of the provisions of this Section 15 and will at all reasonable times, upon prior notice as provided elsewhere in this Lease and subject to the controls and limits set forth in such provisions,
permit Landlord or its agents to enter the Leased Premises to inspect the same for compliance with this Section 15. Tenant shall defend, indemnify and hold harmless Landlord from and against any loss, claims, penalties, fines,
liabilities, settlements, 

  
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damages, costs or expenses (including, without limitation, reasonable attorney and consultant fees, court costs and litigation expenses) arising during or after the Lease term as a result of any
violation by Tenant of the terms of this Section 15), or any contamination of the Leased Premises or any other land of Landlord by Hazardous Materials as a result of action by Tenant or Tenant’s agents, employees, contractors, or
invitees. The provisions of this Section 15 shall be in addition to any other obligations and liabilities Tenant may have to Landlord at law or equity and shall survive the transactions contemplated herein and shall survive the
termination of this Lease. Nothing in this paragraph is intended to nor shall be deemed to create any liability or obligation on the part of Tenant related to or for any violation of law or the VRAP by Landlord or its agents, employees, contractors,
tenants or invitees. 
 Landlord hereby represents that it has no knowledge of (a) any investigative order, settlement agreement,
enforcement order or litigation with respect to Hazardous Material is in existence by any governmental agency with respect to the Building and/or the Leased Premises other than the VRAP; or (b) any notice, demand, claim, citation, complaint,
request for information or similar communication with respect to Hazardous Material currently in, on, under or at the Site, Building and/or the Leased Premises which has not been fully cured or addressed, except as disclosed above. Landlord agrees
that in the event unlawful amounts of Hazardous Material shall be detected on the Site not released by Tenant or Tenant’s employees, agents or contractors, and as a result thereof Tenant shall be required to discontinue its use of the Leased
Premises in whole or in part, to the extent of such discontinuance, Landlord shall abate a just and equitable proportion of rent. 

Landlord hereby indemnifies and holds harmless Tenant from any and all claims, losses, liabilities, costs, expenses or damages, including
reasonable attorneys’ fees and costs of remediation, if any, incurred by Tenant: (i) in connection with any breach of Landlord’s representations under this Section 15 or its or its agents’,
employees’, contractors’, or invitees’ violation of the VRAP and any related laws, regulations or covenants; and/or (ii) in connection with any property damage or personal injury related to or resulting from Landlord’s or
its agents’, employees’, contractors’, or invitees’ unlawful storage or use of Hazardous Material on any portion of the property containing the Building and the Leased Premises or adjacent thereto. The covenants and obligations
of Landlord hereunder shall survive the expiration or earlier termination of this Lease. 
 SECTION 16.0—SIGNS. 

16.1 General. Tenant may place exterior business signs on the Building in accordance with the terms and conditions of this
Section 16. Any signage must comply with all applicable laws and ordinances. 
 16.2 Except as provided in the project Core and
Shell Standards dated August 2, 2018 (“Core and Shell Standards”), and subject to Tenant’s final review and approval, Tenant shall have exclusive rights to signage of all kinds on the entire exterior of the Building,
including rooftop areas, during the term of this Lease, as it may be extended. Landlord shall not permit the installation of any signage, logos, symbols or any other such item by any party, including Landlord, on any portion of the exterior of the
Building, other than directional signage or address markers, without Tenant’s prior 

  
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written consent, which consent shall not be unreasonably withheld. Neither Landlord nor any of Landlord’s affiliates will construct or permit the construction of any buildings or
improvements on the Site, including but not limited to any hotel facility, that will result in unreasonable interference with visibility of Tenant’s signage. Landlord and Tenant agree that any building constructed as Unit 5 (“Hotel
Unit”) in accordance with the Site Plan attached hereto as Exhibit A will not result in unreasonable interference with the visibility of Tenant’s signage; provided, however, that under no circumstances will any
buildings constructed on the Site, including the Hotel Unit, interfere with Tenant’s signage so long as Tenant’s signage is placed approximately in accordance with the locations indicated on Exhibit
A-1. 
 16.3 The costs of Tenant’s exterior signage shall be reimbursed as part
of the Tenant Improvement Allowance. Tenant agrees to maintain all exterior building signage in good condition and repair at all times. Notwithstanding anything to the contrary in this Section 16 or Section 2.3,
Landlord will provide, at no cost to Tenant, as part of Landlord’s Work directory signage, suite and other interior identifying signs and interior life safety and code required signage, all of which shall be subject to the approval of Tenant,
which shall not be unreasonably withheld or delayed. 
 The rights in this Section 16 are transferable to any assignee or
sublessee of Tenant. 
 SECTION 17.0—EMINENT DOMAIN. 

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

17.2 If any part of the Leased Premises shall be acquired or condemned or purchased as aforesaid and in the event that the Landlord and Tenant
reasonably conclude that such partial taking or condemnation or purchase shall render the Leased Premises unsuitable for the business of Tenant (taking into account the possibility of reconfiguration of the Leased Premises and the amount of space
and parking needed by Tenant), then this Lease shall cease and terminate as of the date of such taking or purchase. If Landlord and Tenant are not able to reasonably agree on whether such partial taking or condemnation or purchase renders the Leased
Premises unsuitable as provided above, Landlord and Tenant agree to submit such issue to mediation with such mediator and upon such terms and conditions as they shall agree upon. Tenant shall have no claim against Landlord or the condemning
authority for the value of any unexpired term of this Lease, with the exception of the rights and recoveries and damages of Tenant enumerated in subparagraph (a) above, and the Rent shall be adjusted to the date of such termination. In the
event of a partial taking or condemnation or purchase which is not extensive enough in Landlord’s and Tenant’s reasonable opinion (or as determined pursuant to mediation as provided above) to render the Leased

  
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Premises unsuitable for the business of Tenant, then Landlord shall commence within thirty (30) days after Landlord’s receipt of the proceeds due to such taking (or as soon thereafter
as is practical under the circumstances), condemnation or purchase to repair, reconfigure or restore the Leased Premises to the extent reasonably necessary to render the remaining portions of the Leased Premises suitable for the purposes for which
the Leased Premises were leased and to reconfigure, as reasonably necessary the remaining portion of the Building to a complete architectural unit including all Landlord’s Work, provided that such work shall not exceed the scope and quality of
the work originally required in the construction of the Building, less the portion lost in the taking or purchase. Landlord shall thereafter prosecute the completion of such efforts with due diligence subject further to delays resulting from any
force majeure events, this Lease shall continue in full force and effect, and the Rent payable hereunder from and after said taking or purchase and completion of the restoration shall be proportionately adjusted on a per square foot basis in
relation to the areas of the Leased Premises that are practically or actually unusable due to the taking or purchase or due to the restoration work or both. If, during the course of such restoration, Tenant is deprived of the use of any or all of
the Leased Premises, the Rent shall be abated during the period of deprivation in proportion to the portion of the Leased Premises made untenantable. Landlord’s efforts to restore hereunder shall be further subject to and expressly limited by
the applicable restrictions, ordinances, requirements and regulations imposed or enacted since the date of Landlord’s Work by duly constituted public authorities and to the amount and availability of the condemnation proceeds. Notwithstanding
the foregoing or anything else in the Lease to the contrary, if after the beginning of the last Lease Year of the term (taking into account Tenant’s extension rights and after an opportunity is provided to Tenant to exercise same), there occurs
an event of a partial taking or condemnation or purchase that requires under this Section 17.2 that the Leased Premises be restored and/or reconfigured and such taking or condemnation results in an impact on the Leased
Premises that is the equivalent of twenty-five percent (25%) or more of their insurable value, Landlord or Tenant may nonetheless, if it shall so elect, terminate this Lease by notice to Tenant within ninety (90) days after the date of the
actual taking and this Lease shall thereupon terminate, and a just proportion of the Rent shall be apportioned as of the time of termination. 

17.3 Upon completion of any repair and restoration by Landlord, Tenant shall, at its expense, promptly commence repair and replacement of all
trade fixtures, equipment, signs and other property installed by or belonging to Tenant which shall have been damaged or destroyed or shall be in need of reconfiguration and shall complete the same with due diligence, but in all cases accounting for
changes in the configuration of the Leased Premises and Tenant’s then-current plans for the Leased Premises and expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or enacted since the date of
Landlord’s Work by duly constituted public authorities. Landlord shall not be liable for any inconvenience or annoyance to Tenant, or for any injury or interruption to the business of Tenant resulting from any casualty, Landlord’s repair
or restoration work or delays related thereto so long as Landlord is diligently pursuing restoration and repair. 
 17.4 Subject to the
force majeure provisions of this Lease, if Landlord undertakes repair or restoration work under this Section 17 and any substantial portion of the to-be restored and/or reconfigured Leased Premises
remains untenantable, inaccessible, or otherwise unsuitable for the Permitted Use, for a period of more than one hundred eighty (180) days from the date of the Landlord’s receipt of sufficient condemnation proceeds, and as of the end of
this period, there is not a substantial likelihood that Landlord shall substantially complete restoration, reconfiguration and/or other 

  
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required repairs within forty-five (45) days from that date such that the restoration, reconfiguration and/or other required repairs will be substantially complete by the end of such
forty-five (45) day period, then Tenant shall have the right to terminate this Lease by written notice to Landlord, which notice shall be effective only if received by Landlord after said one hundred and eighty (180) day period but before
the date of substantial completion. Such termination shall be effective on the later of (i) 60 days after its receipt by Landlord and (ii) 270 days from the date of Tenant’s actual loss of use of any such portion of the Leased Premises due to
taking or purchase covered by this Section 17, unless substantial completion occurs before such effective date. In the event of such termination, Tenant shall have no claim against the Landlord nor the condemning authority for the value
of any unexpired term of this Lease and Tenant hereby releases same, provided, however, that Tenant shall have the right to claim and recover from the condemning authority only such compensation or damages as may be separately awarded or recoverable
by Tenant on account of any and all damage to Tenant’s leasehold improvements, equipment, fixtures or other tangible personal property by reason of the condemnation and for or on account of any cost or loss suffered by Tenant in removing and/or
moving or relocating Tenant’s leasehold improvements, equipment, fixtures or other tangible personal property and/or Tenant’s operations at the Leased Premises and any other amounts or damages that are recoverable by Tenant but which do
not reduce Landlord’s recovery. 
 17.5 Upon the effective date of any termination under this Section 17,
this Lease shall automatically terminate and the parties shall have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to Tenant any unearned payments, security deposit or any other prepaid funds previously
delivered to Landlord by Tenant pursuant to this Lease. 
 SECTION 18.0—DAMAGE OR DESTRUCTION. 

18.1 If the Leased Premises, or any part thereof, shall be damaged by fire, the elements, or other casualty, then Tenant shall give notice
thereof to Landlord promptly following such occurrence, and except as hereinafter otherwise provided, and subject to the provisions of any mortgage(s) given by Landlord encumbering the Leased Premises as any such mortgage(s) may be affected by a non-disturbance agreement from the holder of any such mortgage, Landlord shall commence, within thirty (30) days after the date of the actual receipt (by Landlord or its mortgagee) of insurance proceeds related
thereto, to restore and repair the Leased Premises to the condition it was prior to the casualty (including all of Landlord’s Work, but expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or
enacted since the date of Landlord’s Work by duly constituted public authorities) and shall thereafter prosecute the completion of such restoration and repair with due diligence. Landlord and Tenant agree that they will promptly and diligently
pursue any applicable insurance proceeds that may be due in connection with any aforementioned occurrence. If the damage to the Leased Premises shall render the whole or any part thereof unusable for Tenant’s use, a just proportion of the Rent,
according to the nature and extent of the damage to the Leased Premises, shall be abated from the date of such damage until the Leased Premises or such part thereof shall be restored for the use and occupation of Tenant. Landlord’s efforts to
so repair shall be expressly limited to the net amount of the proceeds from insurance (after deducting therefrom the reasonable costs of collecting said proceeds) which Landlord (or its mortgagee) receives as a result of such casualty. However if
the limitation in the preceding sentence results in Landlord not being able to fully restore and repair the damage, Tenant may, but shall not be obligated to, loan to Landlord the balance of funds needed to complete such restoration on such terms
and conditions deemed reasonable in 

  
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Landlord’s sole discretion (including security therefor), such loan to be evidenced by a Note with interest accruing during the term thereof at a rate equal to 2% over the then prevailing
prime rate of interest as reported in the Wall Street Journal, to be repaid from the proceeds of any refinancing of the Leased Premises and on other terms agreeable to the parties. Tenant shall promptly and fully cooperate in Landlord’s
efforts to collect insurance proceeds. Notwithstanding the foregoing or anything else in this Lease to the contrary, if after the beginning of the last Lease Year of the term (taking into account Tenant’s extension rights and after an
opportunity is provided to Tenant to exercise same), the Leased Premises shall be so damaged or destroyed to the extent of twenty-five percent (25%) or more of its insurable value, Landlord or Tenant may, if it shall so elect in its sole discretion,
terminate this Lease by notice to the other party within ninety (90) days after Landlord’s receipt of notice of any such casualty and this Lease shall thereupon terminate, and a just proportion of the Rent shall be apportioned as of the
time of termination. 
 18.2 Upon completion of any repair and restoration by Landlord, Tenant shall, at its expense, promptly commence
repair and replacement of all trade fixtures, equipment, signs and other property installed by or belonging to Tenant which shall have been damaged or destroyed and shall complete the same with due diligence, but in all cases accounting for changes
in the configuration of the Leased Premises and Tenant’s then-current plans for the Leased Premises and expressly limited by the applicable restrictions, ordinances, requirements and regulations imposed or enacted since the date of
Landlord’s Work by duly constituted public authorities. Landlord shall not be liable for any inconvenience or annoyance to Tenant, or for any injury or interruption to the business of Tenant resulting from any casualty, Landlord’s repair
or restoration work or delays related thereto so long as Landlord is diligently pursuing restoration and repair in a commercially reasonable manner. 

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

18.4 Upon the effective date of any termination under this Section 18, this Lease shall automatically terminate and the parties shall
have no further liabilities or obligations hereunder, except the Landlord shall immediately repay to Tenant any unearned payments, security deposit or any other prepayment funds previously delivered to Landlord by Tenant pursuant to this Lease. 

  
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 SECTION 19.0—ASSIGNMENT OR SUBLETTING. Tenant may assign or sublet
this Lease only after receiving the prior express written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed, however, Tenant, without such consent, may assign this Lease in its entirety or sublease a portion of
this Lease or Leased Premises to any affiliate, subsidiary or entity that is under direct common control with Tenant or to any entity that acquires all or a substantial portion of Tenant’s business. In any case where Landlord’s consent is
required and Landlord shall so consent to such assignment or sublease or such assignment or sublease is permitted hereunder, Tenant (to the extent Tenant continues to exist as an entity after such event) shall remain fully liable to Landlord for all
of the obligations imposed upon Tenant under this Lease, including without limitation, the obligation to pay the rent and other charges and shall retain any profit realized from the assignment or sublease. No pledge by Tenant of its interests
hereunder as full or partial security for loans obtained by Tenant shall be considered an assignment or sublease hereunder. In addition to the foregoing, and notwithstanding anything in this Section 19 to the contrary,
Tenant may, without the need to obtain the Landlord’s consent, transfer any stock in connection with a public offering and/or if the Tenant’s stock is publicly traded on a recognized national or international stock exchange or over the
counter, issue, redeem or transfer any stock or membership interests through a private placement offering or any other transfer to effectuate a capital infusion into Tenant and/or make assignment of such interests to a holding entity created for the
purposes thereof. Furthermore, notwithstanding anything in this Section 19 to the contrary, the contemplated business combination between Tenant and divisions of Henry Schein, Inc. to form Vet’s First Corp. (the
“Merger”) is hereby approved by Landlord and will require no additional consent or notice to Landlord provided, however, that, if requested by either party, Landlord and Tenant shall enter into an amendment and, if applicable, assignment
of this Lease to memorialize the above terms. 
 SECTION 20.0—ACCESS BY LANDLORD. Landlord or any person designated by
Landlord shall have the right to enter the Leased Premises at any reasonable time during normal business hours, upon 48 hours prior notice (except in ease of emergency), for the purpose of inspecting the Leased Premises or to make repairs. For a
period commencing one (1) year prior to the end of the Term of this Lease, Landlord shall have the right to enter the Leased Premises at any reasonable times, for the purpose of exhibiting the same to prospective tenants or purchasers and shall
have the right to erect a suitable sign on the Leased Premises indicating that the Leased Premises are available for sale or lease. Landlord’s right of entry shall be conditioned upon Landlord’s agreement to use its best efforts not to
unreasonably disturb Tenant’s business, customers or operations. In exercising its rights hereunder, Landlord shall not unreasonably interfere with Tenant’s access to or use of the Leased Premises and shall at all times respect the privacy
and dignity of Tenant’s patients and the confidentiality of such patients’ records, and in compliance with applicable laws and regulations. For protection of Landlord, Tenant and their agents and employees, Landlord’s entry into
laboratory or sensitive areas identified by Tenant shall be permitted only so long as Landlord or its agents and contractors are accompanied by an employee or agent of Tenant and have, if requested, entered into Tenant’s standard form of Non-Disclosure Agreement. In any event, if, as a result of Landlord’s entry and any repairs, alterations or additions, Tenant is unable to use all or any portion of the Leased Premises for more than three
(3) consecutive business days, then, commencing on the fourth (4th) business day, the Base Rent and Additional Rent shall be abated based on the square footage of the affected area from and
including the fourth (4th) business day to and including the day on such inability ceases. 

  
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 SECTION 21.0—SUBORDINATION. This Lease is and shall be subject and
subordinate to any mortgages that may now exist or hereafter be placed upon the Leased Premises by Landlord, and to any and all advances to be made thereunder, and all renewals, replacements, and extensions thereof, and Tenant shall, upon request,
execute and deliver any documents to confirm this subordination, as may be desired by holders of such mortgages, and if requested by the mortgagee, to agree not to prepay rent more than ten (10) days in advance of the date when due, provided
that the holder of such mortgage enters into a non-disturbance agreement with Tenant in form and substance that is reasonably acceptable to as described below, by the terms of which such holder agrees not to
disturb Tenant’s possession of the Leased Premises so long as Tenant continues to perform all obligations under this Lease, and, in the event of acquisition of title by such holder through foreclosure proceedings or otherwise, to accept Tenant
as tenant of the Leased Premises under the terms and conditions of this Lease and to perform Landlord’s obligations under this Lease (but only while owner of the Leased Premises), and Tenant agrees to attorn to and recognize such holder or any
other person acquiring title to the Leased Premises as Landlord. Landlord agrees to provide Tenant with a subordination, non-disturbance and attornment agreement from its lender or mortgagee in conjunction
with its Construction Loan and permanent loan closing (for each closing, 5 days after such closing is the “SNDA Deadline”), in a form and content to be negotiated and reasonably acceptable to Landlord, Landlord’s lender, and
Tenant; provided that the foregoing subordination shall be effective only if and when a subordination, non-disturbance and attornment agreement reasonably acceptable to Tenant is entered into in on or before
the SNDA Deadline. 
 SECTION 22.0—ESTOPPEL CERTIFICATES. Landlord and Tenant agree, upon at least ten
(10) days prior written request by the other party, from time to time, to execute, acknowledge, and deliver to the other party a written statement certifying that this Lease is unmodified and in full force and effect (or that the same is in
full force and effect as modified, listing the modifications), the date to which rent and other charges have been paid, and whether or not to the best of the knowledge of the party signing the estoppel certificate the other party is in default
hereunder (and if so, specifying the nature of the default), it being intended that any such statement delivered pursuant to this Section 22 may be relied upon by a prospective purchaser or mortgagee of landlord’s
interest, or an assignee or subtenant of Tenant’s interest, in the Leased Premises. 
 SECTION 23.0—DEFAULT BY
TENANT. The following events shall be events of default by Tenant under this Lease: 
 23.1 Tenant shall fail to pay any
installment of rent, or any other payment to Landlord or other parties required herein, when due, and such failure shall continue for a period of five (5) business days after Landlord shall have given to Tenant a notice specifying such failure
and demanding the same be cured, provided, however, that no notice shall be required for failure by Tenant to pay Base Rent more than twice in any twelve month period; 

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

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

  
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 23.4 Any assignment shall be made of the property of Tenant for the benefit of creditors, or
a receiver, guardian, conservator, trustee in involuntary bankruptcy or other similar officer shall be appointed to take charge of all or any substantial part of Tenant’s property, or the estate hereby created shall be taken on execution or by
other process of law; 
 23.5 Tenant shall fail to comply with any covenant, term, or provision of this Lease (other than the payment of
rent and other charges) and shall not cure such failure within thirty (30) days after written notice specifying such failure and demanding that the same be cured, unless such failure cannot be cured by the payment of money and cannot with due
diligence be wholly cured within such period of thirty (30) days, in which case Tenant shall have such longer period as shall be necessary (but not more than one hundred twenty (120) days) to cure such failure, so long as Tenant promptly
commences to cure the same within such thirty (30) day period and prosecutes the cure to completion with due diligence. 
 In case of
any such default which is uncured within any applicable cure or grace period (an “event of default”), and regardless of any waiver or consent to any earlier event of default, Landlord, at Landlord’s option, unless such default
has been cured prior to exercise of such remedy, may exercise any and all remedies available to Landlord at law or equity, all of such remedies to be cumulative and not exclusive, including, without limitation, the following: 

(a) Landlord may terminate this Lease by giving written notice to Tenant, and Tenant shall quit and surrender the Leased Premises and remain
liable as set forth below: 
 (b) Landlord may immediately, or at any subsequent time, without demand or further notice, re-enter the Leased Premises in accordance with applicable laws and repossess the Leased Premises and expel Tenant and those claiming under Tenant, and Landlord may remove any property from the Leased Premises and
store the same in any warehouse, all at the expense and risk of Tenant, or may dispose of the same in accordance with applicable law. 
 (c)
In the event of termination or re-entry after an event of default, Tenant shall pay Landlord as damages all rent and other charges payable under this Lease up to the time of
re-entry or termination, and all rent that Tenant would have been required to pay until the expiration of the then-current term of this Lease as follows: such rent shall be payable upon the due dates and in
the amounts specified herein following such termination or such re-entry and until the end of the then-current term, had this Lease not so terminated or had Landlord not so
re-entered the Leased Premises, provided, however, that if Landlord shall relet the Leased Premises during said period, Landlord shall credit Tenant with the monthly net rents received by Landlord from such
reletting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such reletting, the expenses incurred or paid by Landlord in terminating this Lease or in
re-entering the Leased Premises and in securing possession thereof, including reasonable attorneys’ fees, as well as the reasonable expenses of re-letting,
including altering and preparing the Leased Premises for new tenants, reasonable brokers’ commissions, and all other reasonable expenses properly chargeable against the Leased Premises and the rental thereof. It is acknowledged that any such
reletting may be for a period shorter or longer than the remaining term of this Lease, and that in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, or shall Tenant be
entitled in any suit for the 

  
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collection of damages pursuant to this paragraph to a credit in respect of any net rents from a reletting, except to the extent that such net rents are actually received by Landlord. If the
Leased Premises or any part thereof be re-let by Landlord for the unexpired portion of the term of this Lease, or any part thereof, before presentation of proof of such damages to any court, commission or
tribunal, the amount of rent reserved upon such reletting shall be presumed the fair and reasonable rental value for the Leased Premises, or part thereof, so relet during the term of the re-letting. In the
event of termination or re-entry after an event of default, Landlord shall use commercially reasonable efforts to relet the Leased Premises under commercially reasonable terms. Any suit brought by Landlord to
recover the damages due under this Section 22 shall not prejudice Landlord’s right to recover in any subsequent action brought for any amount not previously reduced to judgment. 

Nothing herein contained shall, however, limit or prejudice the right of Landlord to prove for and obtain in proceedings for bankruptcy or
insolvency by reason of the termination, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which the damages are to be proved, whether or not the amount be greater,
equal to, or less than the amount of the loss or damage referred to above, Tenant hereby waives any right to redemption that it may have under any present or future law in the event Tenant is evicted or dispossessed. 

In addition to other rights and remedies of Landlord hereunder, in the event that Landlord commences any suit (including any alternative
dispute processes such as mediation or arbitration) for the collection of any amounts for which the Tenant may be in default or related to any claim of Tenant default in the performance of any other covenant or agreement hereunder, Tenant shall pay
all reasonable attorneys’ fees and other reasonable expenses incurred by the Landlord should it be the prevailing party and/or collecting such amounts or enforcing such performance, plus interest thereon at the highest legal rate, not to exceed
twelve percent (12%) per annum. 
 SECTION 23.0A—DEFAULT BY LANDLORD. If Landlord shall fail to perform any of its
obligations hereunder, which failure shall continue for thirty (30) days (or any shorter period as may be specifically provided herein) after notice thereof by Tenant, then Tenant shall have the right to enforce any one or more of the following
remedies, without limiting any other rights Tenant may have: 
 (a) If all or any part of the Premises becomes unfit for Tenant’s normal
use, then Tenant’s obligation to pay Base Rent and Additional Rent shall be abated for such time period as the Premises are unfit, in proportion to the part of the Premises which are not usable by Tenant, and 

(b) Recover damages or any other sums owed by appropriate means, obtain injunctive relief, and/or exercise any other right or remedy legally
available. 
 (c) Tenant may, at its option, without waiving any claim for damages for breach of agreement, at any time prior to the cure of
a material default by Landlord which impairs the Tenant’s use of the Premises, cure such default for the account of Landlord and any amount paid or any contractual liability incurred by Tenant in so doing shall be deemed paid or incurred for
the account of Landlord and Landlord shall promptly reimburse Tenant therefore and save Tenant harmless there from. If Landlord shall fail to promptly reimburse Tenant upon demand for any amount paid or liability incurred for the account of Landlord
hereunder, said amount or liability may be deducted by Tenant from the next or any succeeding payments of rent due hereunder. 

  
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 In addition to other rights and remedies of Tenant hereunder, in the event that Tenant
commences any suit (including any alternative dispute processes such as mediation or arbitration) for the collection of any amounts for which the Landlord may be in default or related to any claim of Landlord default in the performance of any other
covenant or agreement hereunder, Landlord shall pay all reasonable attorneys’ fees and other reasonable expenses incurred by the Tenant should it be the prevailing party and/or collecting such amounts or enforcing such performance, plus
interest thereon at the highest legal rate, not to exceed twelve percent (12%) per annum. 
 SECTION 24.0—REIMBURSEMENT FOR
COSTS, ATTORNEYS’ FEES. Tenant shall pay to and indemnify Landlord against all commercially reasonable legal costs and charges, including attorneys’ fees reasonably incurred, in obtaining possession of the Leased
Premises after an event of default by Tenant after the giving of any applicable notice or after Tenant’s default in surrendering possession upon the expiration or earlier termination of the term of this Lease or in successfully enforcing any
obligation or covenant of Tenant. 
 SECTION 25.0—BROKERS. Each of Landlord and Tenant represents and warrants that it
has not entered into any agreement with, nor otherwise had any dealings with, any broker or agent in connection with the negotiation or execution of this Lease which could form the basis of any claim by any such broker or agent for a brokerage fee
or commission, finder’s fee, or any other compensation of any kind or nature in connection herewith, except for Landlord’s obligations to CBRE/The Boulos Company pursuant to written agreement which Landlord shall perform, it being the
intent hereof that Landlord, at its sole cost and expense, shall be responsible for any and all commissions or fees that are due to said CBRE/The Boulos Company in connection with this Lease. Each party shall indemnify, defend and hold the other
harmless from and against any costs (including, but not limited to, court costs and attorneys’ fees), expenses or liability for commissions or other compensation claimed by any broker or agent other than those, if any, listed above in this
Section 25 with respect to this Lease which arise out of any agreement or dealings, or alleged agreement or dealings, between the applicable party and any such agent or broker. 

SECTION 26.0—LETTER OF CREDIT. In the event the Merger is not successfully completed by
March 31, 2019, then by April 15, 2019, as security for the performance of its obligations under this Lease, Tenant agrees to post one (1) letter of credit in a principal amount equal to six (6) months of Base Rent for the first
year of the Lease, as such Base Rent is calculated and determined pursuant to Section 4.1 above. The terms applicable to such letter of credit are as follows: 

(a) Tenant shall deliver to Landlord, as additional protection for Landlord to assure the full and faithful performance by Tenant of all of its
obligations under the Lease and for all losses and damages Landlord may suffer as a result of any default by Tenant under the Lease, an irrevocable and unconditional negotiable letter of credit (the “Letter of Credit”) containing
the terms required herein, payable in Cumberland County, Maine, running in favor of Landlord issued by a solvent nationally recognized bank with a long term rating of A2 from Moody’s Investors Service or A from

  
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Standard & Poor’s, or higher, in the amount of set forth above in the first paragraph of this Section 26.0 (the “LC Amount”). Notwithstanding the foregoing,
Landlord agrees that, so long as the Tenant is not in default at the end of each Lease Year, the LC Amount shall be reduced by the equivalent of one (1) month’s Base Rent at the end of each Lease Year until the LC Amount is reduced to
zero. The Letter of Credit shall be (i) “callable” at sight, irrevocable and unconditional, (ii) subject to the terms of this Section 26.0, maintained in effect, whether through renewal or extension, for the
entire period from the date of its issuance and continuing until that date (the “LC Expiration Date”) which is the end of the Fifth Lease Year, and Tenant shall deliver a new Letter of Credit or certificate of renewal or extension
to Landlord at least thirty (30) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) subject to the International Standby Practices 1998, International
Chamber of Commerce Publication No. 590, (iv) fully assignable by Landlord, and (v) permit partial draws. In addition to the foregoing, the form and terms of the Letter of Credit (and the bank issuing the same (the “Bank”)
shall be acceptable to Landlord, in Landlord’s reasonable discretion, and shall provide, among other things, in effect that: (A) Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the
Letter of Credit upon the presentation to the Bank of Landlord’s (or Landlord’s then managing agent’s) written statements that (1) such amount is due to Landlord under the terms and conditions of the Lease, (2) Tenant has
filed a voluntary petition under the Federal Bankruptcy Code or (3) an involuntary petition has been filed against Tenant under the Federal Bankruptcy Code, it being understood that if Landlord or its managing agent is a limited liability
company, corporation, partnership or other entity, then such statement shall be signed by an officer (if a corporation), a general partner (if a partnership), or any authorized party (if another entity); and (B) the Letter of Credit will
be honored by the Bank without inquiry as to the accuracy thereof and regardless of whether the Tenant disputes the content of such statement. 

(b) The Letter of Credit shall also provide that Landlord may, at any time and without notice to Tenant and without first obtaining
Tenant’s consent thereto, transfer all or any portion of its interest in and to the Letter of Credit to another party, person or entity, regardless of whether or not such transfer is separate from or as a part of the assignment by Landlord of
its rights and interests in and to the Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Letter of Credit, in whole or in part to the transferee and thereupon Landlord shall, without any
further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or any portion of said Letter of Credit to a new landlord.
In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at no cost to Landlord, execute and submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer and Tenant
shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 
 (c) If, as result of any
application or use by Landlord of all or any part of the Letter of Credit, the amount of the Letter of Credit shall be less than the LC Amount, Tenant shall, within fifteen (15) days thereafter, provide Landlord with additional letter(s) of
credit in an amount equal to the deficiency and any such additional letter of credit shall comply with all of the provisions of this Section 26.0, and if Tenant fails to comply with the foregoing, the same shall constitute a default by
Tenant under this Lease. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof, and that neither Landlord nor its successors or assigns will be bound by any such assignment,
encumbrance, 

  
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attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Landlord will accept a
renewal or replacement thereof (such renewal or replacement letter of credit to be in effect and delivered to Landlord, as applicable, not later than thirty (30) days prior to the expiration of the Letter of Credit), which shall be irrevocable
and automatically renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its reasonable discretion. However, if the Letter of Credit is
not timely renewed or replaced, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this Section 26.0, Landlord shall have the right to present the Letter of Credit to the Bank
in accordance with the terms of this Section 26.0 and the proceeds of the Letter of Credit may be applied by Landlord against any Base Rent or Additional Rent payable by Tenant under the Lease that is not paid when due and/or to pay for
all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any default by Tenant under the Lease. Any unused proceeds shall constitute the property of Landlord and need not be
segregated from Landlord’s other assets. Landlord agrees to pay to Tenant within thirty (30) days after the LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied against any Base Rent or
Additional Rent payable by Tenant under the Lease that was not paid when due or used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any default by Tenant under the
Lease; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Federal Bankruptcy Code, then Landlord shall
not be obligated to make such payment in the amount of the unused Letter of Credit proceeds until either all preference issues relating to payments under the Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or
reorganization case has been dismissed. 
 (c) Tenant hereby acknowledges and agrees that Landlord is entering into the Lease in material
reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any default on the part of Tenant under the Lease. If there shall occur a default under the Lease, Landlord may, but without obligation to do so, draw
upon the Letter of Credit in part or in whole, to cure any default of Tenant and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain resulting from
Tenant’s default. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of
whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw from the Letter of Credit. No condition or term of the Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of
Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges that Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof and that, in the event Tenant becomes
a debtor under any chapter of the Federal Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds
thereof by application of Section 502(b)(6) of the Federal Bankruptcy Code. 

  
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 SECTION 27.0—RIGHT OF FIRST OFFER (“ROFO”). Landlord agrees
that if at any time during the Term of this Lease, as extended or renewed, Landlord desires to sell the Building, or, in the case that the Leased Premises are a severable and separate and financeable real estate unit, such as a condominium unit,
then the Leased Premises (for purposes of this ROFO, the subject of such offer and this Section 27 shall be called “Leased Premises”), Landlord shall first offer to sell the Leased Premises to Tenant upon the following
terms and conditions: 
 (a) Landlord shall send Tenant written notice (“Landlord’s Sale Notice”) of its offer to sell
the Leased Premises, which notice shall set forth a sales price in US Dollars and the proposed terms of such sale in the form of a proposed purchase and sale agreement in the customary form for the Leased Premises (the “Purchase
Agreement”). Any purported Landlord’s Sale Notice that does not constitute a formal offer to sell the Leased Premises in accordance with this Section 27 shall not constitute a Landlord’s Sale Notice and
no time period begins to run. The proposed terms of such sale shall include the following: 
 (i) Closing. The closing
shall take place on or before the date which is ninety (90) days after the date of full execution of Landlord’s proposed purchase and sale agreement, at 10:00 a.m., at the offices of Landlord’s counsel in Portland, Maine, or at such other
time and place as Landlord and Tenant shall mutually agree upon in writing (the “Closing”). At the Closing, Landlord shall execute and deliver to Tenant, against payment of the purchase price, a Quitclaim with Covenant Deed and
other documents and instruments customary in similar transactions or as reasonably requested by Tenant. The purchase price shall be payable in cash, certified check or wire transfer, with no owner financing unless agreed to by Landlord and otherwise
Tenant’s obligation to close by the Closing date to be conditioned upon Tenant obtaining a commercial loan on normal and customary terms that are otherwise reasonably satisfactory to Tenant within forty-five (45) days from the date of full
execution of Landlord’s proposed purchase and sale agreement, it being understood that Tenant must give written notice to Landlord of its failure to obtain a commitment for such a loan from a lending institution within such 45-day period or
such condition shall be deemed waived. Rent payments paid under this Lease shall not be applied to the purchase price. 

(ii) Title. Landlord shall at the Closing convey the Leased Premises to Tenant (or its assignee) at the closing in fee
simple with good and marketable title, subject to covenants, easements, agreements, restrictions and like matters of record that do not adversely affect the Tenant’s use and enjoyment of the Leased Premises, or, if any such matters do exist,
for which satisfactory (to Tenant) affirmative title insurance coverage can be obtained at no additional premium. In the event that Landlord is unable to convey title as aforesaid, Landlord shall, within a reasonable period of time, not to exceed
thirty (30) days, after receipt of notice of any such defects from Tenant, use its commercially reasonable efforts to remedy any title defects. In the event that said defects cannot be corrected or remedied within said time period, Tenant shall have
the option to either terminate the Purchase Agreement or to close notwithstanding such defects as may exist. A portion of the purchase price may be applied to remove any title defects or encumbrances (including mortgages) that may be removed by the
payment of money. 

  
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 (iii) Adjustments, Prorations and Closing Costs. If necessary, real
estate taxes and assessments shall be prorated as of the Closing on the basis of the latest available tax bill. The Maine real estate transfer tax shall be paid by Landlord and Tenant in accordance with 36 M.R.S.A.
4641-A. The recording fee for the deed of conveyance and any expenses related to any mortgage which Tenant may grant to a lender in connection with the purchase of the Leased Premises shall be paid for by
Tenant. Landlord shall refund to Tenant any unearned Base Rent and Additional Rent for the remaining portion of the month following the closing date. Landlord and Tenant shall be individually responsible for any brokers’ commissions due from
them to brokers they incur obligations to in connection with the sale of the Leased Premises. Any Base Rent and Additional Rent shall be prorated as of the Closing and the Lease shall be at the option of Tenant terminated at Closing. The parties
shall upon request of the other as necessary make post-closing adjustments of Operating Expenses at the time of final reconciliation of same. 

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

(v) Risk of Loss, Damage, Destruction and Insurance. All risk of loss to the Leased Premises prior to the Closing shall
be on Landlord, and Landlord shall keep the same insured against fire and other extended coverage risks as provided under this Lease until the Closing. In the event that, after the date of Tenant’s Purchase Notice but prior to the Closing, any
improvements which are part of the Leased Premises are destroyed or substantially damaged, Tenant may either terminate this Lease and/or the purchase agreement or accept the insurance proceeds payable by reason of such damage or destruction and
close notwithstanding the same. 
 (vi) Tenant Default. If Tenant shall default on its obligation to close on the
purchase of the Leased Premises for any reason other than Landlord default, title defects, condemnation or casualty, Tenant shall pay to Landlord liquidated damages in the amount of the lesser of: (i) Landlord’s actual and verifiable costs
and fees (including reasonable legal fees) incurred by Landlord and directly related to preparation for Closing; and (ii) three percent (3%) of the agreed purchase price as Landlord’s sole remedy for such default in lieu of all other
claims, legal, equitable or otherwise, by Landlord, the parties agreeing that Landlord’s damages in such a case will be extremely difficult to ascertain and determine and that the foregoing amount represents fairly a reasonable payment in lieu
of payment of Landlord’s actual damages. In such event of Tenant Default, the Lease shall continue, but without the ROFO, and the default under the Purchase Agreement shall not constitute a default under the Lease. 

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

  
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 (b) Upon Tenant’s receipt of a proper Landlord’s Sale Notice, Tenant shall have
the right to purchase the Leased Premises upon those terms offered or upon such terms as the parties otherwise agree upon within thirty (30) days of Tenant’s receipt of Landlord’s proper Sale Notice (the “Negotiation
Period”). If Tenant desires to purchase upon the terms offered, or wishes to engage in negotiations of such terms with Landlord, Tenant shall send written notice to Landlord of either it’s acceptance of such offer (which may be
evidenced by an executed Purchase Agreement) or its desire to negotiate, in its sole discretion (“Tenant’s Purchase Notice”). Any right Tenant may have to purchase the Leased Premises pursuant to this Section 27
shall be terminated if Tenant fails to send Tenant’s Purchase Notice within such period. In the event Tenant accepts Landlord’s terms, then the parties shall proceed pursuant to the purchase and sale terms offered and accepted; in the
event Tenant desires to negotiate, then the following shall apply: 
 (i) Tenant must prior to the end of the Negotiation
Period make a written counter offer to Landlord to purchase the Leased Premises in the form of a Purchase Agreement and otherwise in accordance with this ROFO and the parties agree to negotiate such counter offer terms in good faith during such
Negotiation Period. 
 (ii) If the parties do reach terms within the Negotiation Period, then the parties shall proceed
pursuant to the Purchase Agreement terms agreed to. 
 (iii) If the parties do not reach agreement within the Negotiation
Period, Tenant’s last-received (by Landlord) written counteroffer shall be deemed Tenant’s “Last Best Offer” (and if no written counteroffer is made by Tenant within the Negotiation Period, then Tenant’s Last Best
Offer price shall be considered to be $0). Landlord shall have the right (but not the obligation) to sell the Leased Premises free of this ROFO in accordance with the following: During the eighteen (18) months following the end of the
Negotiation Period, Landlord may sell the Leased Premises at a gross purchase price in US Dollars that is more than ninety (90%) percent of the Tenant’s Last Best Offer purchase price, such sale to be free of this ROFO. Variations in term other
than gross purchase price, to the extent not commercially unreasonable (e.g., financing contingencies, inspections and representations and warranties or the lack thereof) shall not be a part of the determination of whether the offer is at or above
the Tenant’s Last Best Offer. Tenant agrees that Landlord may provide a copy of Tenant’s Last Best Offer to prospective purchasers. 

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

  
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 (v) If Tenant is obligated to close under this ROFO, this ROFO shall
terminate automatically upon the closing of the sale of the Leased Premises or upon Tenant’s default in its obligation to close under any written agreement of the parties. 

(c) If this ROFO has been terminated pursuant to its terms, Tenant agrees to confirm the termination of the ROFO in writing and in recordable
form upon Landlord’s request. 
 (d) Notwithstanding anything in this Section 27 to the contrary, the terms and provisions
of this ROFO shall not apply to a transfer or transfers by Landlord (i) for no consideration pursuant to the operation of law (ii) by gift, (iii) for no cash consideration to an affiliated entity or an entity under common control and
ownership, or (iv) by mortgage, but the ROFO shall continue and shall bind such transferees of Landlord. 
 SECTION
28.0—EXCLUSIVITY. For so long as Tenant, and its successors and assigns who are engaged in any of its businesses or components of its business as described below, is occupying the Leased Premises either by and through this Lease, as an
owner, or during any time that Tenant remains liable for Tenant’s obligations hereunder (e.g., in the case of an assignment or subletting wherein Tenant remains liable notwithstanding same), Landlord shall not from and after the date hereof
enter into a lease or agreement with another tenant or permit any other new tenant, occupant or subtenant of any building that Landlord or its affiliate owns within the Site that has as its primary or ancillary business or use any of the following:
Tenant’s veterinary pharmacy business components and related business operations at the Leased Premises; any other companion animal related business. In addition to the foregoing, Landlord shall not lease space at the Site to the following
companies: IDEXX Laboratories, Inc., WEX, Inc., or UNUM Group. 
 Landlord agrees that the Declaration and title record shall contain use
restrictions and covenants consistent with this Section 28. 
 SECTION 29.0—FORCE MAJEURE. Provided the
delayed party uses reasonable efforts and all due diligence to effect the required performance, in any case where either party hereto is required to do any act, delays caused by or resulting from Act of God, war, civil commotion, fire or other
casualty, labor difficulties, general shortages of labor, materials or equipment, government regulations or other causes beyond such party’s reasonable control (other than causes related to such party’s financial condition) shall not be
counted in determining the time when the performance of such act must be completed, whether such time be designated by a fixed-time, a fixed period of time or a “reasonable time.” The provisions of this Section 29
shall not be applicable with respect to any obligation that is primarily the delayed party’s payment of money. 
 SECTION
30.0—RECORDING. This Lease shall not be recorded in any registry of deeds or other public office, but each party agrees to execute, acknowledge, and deliver, at the request of the other party, a memorandum of this Lease in appropriate
form for recording, in accordance with Maine statute. Such memorandum will not set forth the rental or other charges payable by Tenant under this Lease, and shall expressly state that it is not intended to vary the terms or conditions of this Lease.
The ROFO and any exclusive use, signage rights, visibility obligations and parking rights may be part of such memorandum at the election of the parties. 

  
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 SECTION 31.0—NOTICES. Whenever by the terms of this Lease notice shall or
may be given to either party, such notice shall be in writing and shall be sent by registered or certified mail, postage prepaid or via nationally recognized overnight courier with proof of delivery, to the addresses set forth on the first page of
this Lease, or such other address or addresses as either party may from time to time hereafter designate by written notice to the other, and such notices shall be deemed given upon the date the notice is received by the addressee or upon the date
the post office first attempted delivery if the addressee refuses delivery of such notice. 
 SECTION 32.0—SEVERABILITY.
If any term or provision of this Lease, or the application thereof to any person or circumstance shall to any extent be invalid or unenforceable for any reason, then the remainder of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term or provision of this Lease shall be valid and enforced to the fullest extent permitted by law. 

SECTION 33.0—SUCCESSORS AND ASSIGNS. The conditions, covenants and agreements in this Lease contained to be kept and
performed by the parties hereto shall be binding upon and inure to the benefit of said respective parties, their legal representatives, successors and assigns. The term “Landlord” as used in this Lease means only the owner for the
time being of the land and buildings of which the Leased Premises are a part, so that in the event of any sale or transfer of such land and buildings or of this Lease, Landlord shall be and hereby is entirely released of all covenants and
obligations of Landlord hereunder. 
 SECTION 34.0—HOLDING OVER. This Lease shall terminate upon the expiration of its
term (as the same may be extended) and the Tenant shall have no right to occupy the Leased Premises upon the expiration of said term. The Tenant shall have no right to hold over and keep possession of the Lease Premises or the associated parking
upon the expiration or termination of this Lease. If Tenant holds over beyond the termination or expiration of this Lease without the written consent of Landlord, Tenant shall continue to maintain the Leased Premises as provided herein, and to pay
all continuing financial obligations except that the monthly occupancy charge shall equal 150% of the amount of the Base Rent due at the time of the termination or expiration. 

SECTION 35.0—GOVERNING LAW. This Lease shall be interpreted and enforced in accordance with the laws of the State of Maine

 SECTION 36—COVENANT OF TITLE. Landlord covenants and warrants that Landlord has full right and
lawful authority to make this Lease for the full Term hereof. Landlord represent that it is the fee-simple owner of the Leased Premises, subject only to those encumbrances listed on
Exhibit F attached hereto. 
 SECTION 37—EXHIBITS; COUNTERPARTS. 

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

  
 40 

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

  
 41 

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

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

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

		 		 	Its: Manager
				
	

	 		 	By:	 	/s/ John S. Marr
		 		 	Print Name: John S. Marr
		 		 	Its: Manager of Newbury Street Holdings, LLC
			
		 		 	LANDLORD
			
		 		 	Direct Vet Marketing, Inc.
				
	

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

 Signature Page to Office Lease 

 Exhibit List Direct Vet Marketing 

 

			
	EXHIBIT A.	  	Site Plan Depicting Permitted Site Improvements and Floor Plans
	EXHIBIT A-1.	  	Tenant Signage Sight Lines
	EXHIBIT B.	  	Base Rent Calculations as Impacted by Construction Loan Interest Rate
	EXHIBIT C.	  	Work Letter
	EXHIBIT D.	  	Parking Lease
	EXHIBIT E.	  	Interim Parking Facilities
	EXHIBIT F.	  	List of Encumbrances from Landlord’s Title Insurance Policy

  
 43 

 Exhibit B 

86 Newbury Street, LLC 

Annual Base Rent Schedule 

With Examples of Interest Rate Increase Impact 
  

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

 FINAL 

EXHIBIT C 

Office Building (Unit 1) Lease 

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

LANDLORD’S INITIAL CONSTRUCTION OF THE LEASED PREMISES 

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

TENANT IMPROVEMENTS 

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

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

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

2.1.2 The Tenant Improvements and the Shell Work are hereinafter referred to together as the “Landlord’s Work.” 

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

2.2.2 The payment or reimbursement to Tenant of Tenant’s costs related to plan check, permit and license fees relating to construction of
the Tenant Improvements; 
 2.2.3 Insofar as they are part of an approved set of Construction Drawings and Cost Proposal, the cost of
construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, materials and equipment costs and contractors’ fees and general conditions; 

2.2.4 Insofar as they are part of an approved set of Construction Drawings and Cost Proposal, the cost of any changes in the Base, Shell and
Core when such changes are required by the Construction Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 

  
 2 

 2.2.5 Insofar as they are part of an approved set of Construction Drawings and Cost
Proposal, the cost of connection of the Leased Premises to the Building’s energy management systems; 
 2.2.6 Insofar as they are part
of an approved set of Construction Drawings and Cost Proposal, all other costs to be expended by Landlord in connection with the construction of the Tenant Improvements. 

2.3 Tenant Improvements. Landlord shall construct all Shell Work and Tenant Improvements in and to the Leased Premises that are
required to prepare the same for Tenant’s occupancy in accordance with the Approved Working Drawings, as defined in Section 3.3 below. Such plans shall include itemized cost estimates with respect to the Tenant Improvements. 

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

CONSTRUCTION DRAWINGS 

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

3.1.1 The plans and drawings (including the Final Space Plan and Final Tenant Working Drawings, as those terms are defined below) to be
prepared by Architect and the Engineers and approved hereunder shall be known collectively as the “Construction Drawings.” Tenant shall be required to include in its contracts with the Architect and the Engineers a provision
which requires ownership of all Construction Drawings to be transferred to Tenant upon the Substantial Completion of the Tenant Improvements and Tenant hereby grants to Landlord a non-exclusive right to use
such Construction Drawings, including, without limitation, a right to make copies thereof. All Construction Drawings shall comply with the drawing format 

  
 3 

 
and specifications as determined by Landlord. Tenant’s Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base Building plans
provided by Landlord, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith. 

3.2 Final Space Plan. Tenant and the Architect shall prepare the final space plan for Tenant Improvements in the Leased Premises
(collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and equipment to be contained therein, and shall deliver the
Final Space Plan to Landlord for Landlord’s approval. 
 If Landlord reasonably disapproves any aspect of the Final Space Plans,
Landlord will advise Tenant in writing of such disapproval and the reasons therefor within five (5) business days after receipt. Tenant will then submit to Landlord for Landlord’s approval, within fifteen (15) business days, a
redesign of the Space Plans incorporating the revisions reasonably required by Landlord. This process will be repeated until the Final Space Plans are mutually approved by Landlord and Tenant. 

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

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

  
 4 

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

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

SECTION 4 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 

4.1 Contractor. The Contractor for the Core and Shell shall also serve as the Contractor for the Tenant Improvements. 

4.2 Cost Proposal. Upon receipt of Approved Working Drawings, Landlord shall by the Project—Tenant Improvement Cost
Proposal Delivery Deadline set out in Schedule 1, provide Tenant with a cost proposal in accordance with the Approved Working Drawings, which cost proposal shall include, as nearly as possible, the cost of all Tenant Improvement Allowance
Items to be incurred by Landlord in connection with the design and construction of the Tenant Improvements (the “Cost Proposal”). Tenant shall review and deliver its approval or disapproval to the Cost Proposal to
Landlord within fifteen (15) business days of the receipt of the same, and upon receipt of the same by Landlord. If Tenant disapproves any aspect of the Cost Proposal, Tenant shall advise Landlord in writing of such disapproval and the reasons
therefor within said timeframe. Landlord shall then endeavor 

  
 5 

 
to address the Tenant’s disapproval by revisions to or adjustments to the Cost Proposal, incorporating the revisions requested by Tenant, and within fifteen (15) business days resubmit
the same to Tenant for approval. Timing is of the essence in reaching agreement on the Cost Proposal and the parties here to agree to proceed in good faith to reach agreement on the Cost Proposal. This process will be repeated until the Cost
Proposal is mutually approved by Landlord and Tenant. The approved Cost Proposal shall be referred to herein as the “Approved Cost Proposal.” 

4.2.1 The date upon which Tenant and Landlord have approved the Approved Cost Proposal shall be known hereafter as the
“Approved Cost Proposal Delivery Date”. Landlord shall be permitted to purchase the items set forth in the Approved Cost Proposal and to commence the construction relating to such items upon the Approved Cost Proposal
Delivery Date. 
 4.3 Construction of Tenant Improvements under the Supervision of Landlord. 

4.3.1 Over-Allowance Amount. In the event that, after the Cost Proposal Delivery Date, any revisions, changes, or substitutions
shall be made to the Approved Working Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or substitutions shall be included as an addition (or, as the case may be, a subtraction) to the
Tenant Improvement Amount and to the extent the result is an Over-Allowance Amount, it shall be subject to payment as provided in Section 2.1 above. 

4.3.2 Contractor Bid Obligations. Promptly after the completion of the Approved Working Drawings, Landlord shall release
Contractor to solicit bids for the anticipated construction pursuant to Section 4.3.4, below. Those individual bids shall be submitted to Tenant for approval and Tenant shall have fifteen (15) business days to notify Landlord of the bids
selected by Tenant, or its disapproval of the bids. If Tenant disapproves of the bids due to price or other material matter, Tenant shall advise Landlord in writing of such disapproval and the reasons therefor within said timeframe. Landlord shall
then endeavor to address the Tenant’s disapproval by revisions to or adjustments to the bids or some of them, incorporating the revisions requested by Tenant, and within fifteen (15) business days resubmit the same to Tenant for approval.
Timing is of the essence in reaching agreement on the bids and the parties here to agree to proceed in good faith to reach agreement on the bid. This process will be repeated until Tenant selects a bid. 

4.3.3 Selected Bid. Upon Tenant approval of the bids, Landlord shall enter into a construction contract with the Contractor for
the construction of the Tenant Improvements in accordance with the selected bid, the Approved Working Drawings (subject to the following sentence) and the Cost Proposal and Landlord shall execute a separate contract for the Tenant Improvements which
will be the AIA’s A133-2009, Standard Form of Agreement Between Landlord and Construction Manager as Constructor where the basis of payment is Cost of the Work Plus a Fee with a Guaranteed Maximum Price. The AIA general conditions document
A201-2007 will be incorporated by reference into the construction contract. The contract for construction of the Tenant Improvements, herein, shall be the “TI Construction Contract.” 

  
 6 

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

 

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

 

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

  

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

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

  
 7 

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

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

  

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

  

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

 

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

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

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

  
 8 

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

COMPLETION OF THE TENANT IMPROVEMENTS;  

LEASE COMMENCEMENT DATE 

5.1 Project—Demolition Commencement Date. Promptly following the satisfaction of the contingencies set forth in
Section 2.3(b) of the Lease (concerning Landlord’s Construction Loan, which shall be satisfied on or before the Project—Landlord’s Financing Closing Deadline in Schedule 1) and Sections 3 and 4 of this Work Letter,
Landlord shall commence Landlord’s Work (the “Project—Demolition Commencement Date”) and shall diligently prosecute the same to completion in a good and workmanlike manner, employing new materials and conforming to all
applicable laws, ordinances and regulations. “Demolition Commencement” shall mean initiation of construction of any improvements appearing in the Approved Working Drawings. If the Demolition Commencement Date does not occur by the
Project—Demolition Commencement Deadline set out in Schedule 1 for any reason (other than Tenant Delay as defined below), then Tenant may, at its option, and by written notice to Landlord, suspend all payments due with
respect to the Tenant improvements until construction has commenced, with all Tenant deadlines extended one (1) day for each day of delay. Notwithstanding the foregoing, under no circumstances will any delay in the Demolition Commencement Date
cause the Project—Substantial Completion Date set out in Schedule 1 to be extended. 
 5.1.1 Landlord’s
Efforts. In the conduct of Landlord’s Work, Landlord shall promptly observe, comply with and execute all laws and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and officers
thereof and the orders and regulations of the National Board of Fire Underwriters or any other body, now or hereafter exercising similar functions which may be applicable. As part of 

  
 9 

 
Landlord’s Work, the Leased Premises shall be equipped with all required safety appliances and shall be constructed in compliance with all governmental laws and regulations applicable to the
Leased Premises, including but not limited to the requirements of the Americans with Disabilities Act and the Maine Human Rights Act and any other laws and regulations relating to providing access and accommodation to persons with disabilities. 

5.2 Substantial Completion. For purposes of this Lease, “Substantial Completion” of the Leased Premises shall
occur when the Landlord has obtained and delivered to Tenant a permanent certificate of occupancy for the Leased Premises or that portion of the Leased Premises which will generate Rent Commencement under the Lease from the City of Portland, and the
Architect issues an AIA G704-2017 Certificate of Substantial Completion. 
 5.2.2 Walk-Through; Punch List. Upon Substantial
Completion of Landlord’s Work, Tenant and Landlord shall inspect the Leased Premises for any defects or deficiencies in the construction of Landlord’s Work. If it is determined that Landlord’s Work does not meet the standard of
completion, then Landlord shall continue to diligently prosecute Landlord’s Work to completion and the parties will conduct another joint “walk-through” when Landlord believes that Landlord’s Work has been substantially
completed. If it is determined that Landlord’s Work does meet the standard of completion, then Tenant shall submit to Landlord a “punch list” of incomplete items or items not completed in accordance with this Lease within two
(2) business days following such joint walk-through to be remedied by Landlord and/or its contractor. Landlord shall act diligently to complete any Punch-List Items within thirty (30) days after Landlord’s receipt of the punch-list;
subject, however, to conditions not reasonably within Landlord’s control. Landlord and Tenant shall cooperate in all reasonable respects, so as to assure that such items may be completed without undue interference with Tenant’s use and
enjoyment of the Leased Premises. The taking of possession or use of the Leased Premises by Tenant for any purpose shall not be deemed a waiver or release of Landlord with respect to its obligations to complete the matters included in the punch list
and latent defects, if any and with respect to any claims related to Landlord’s or any contractor’s or supplier’s warranties. Landlord shall promptly complete all punch list items. The parties agree that Landlord’s Work shall
produce a facility in accordance with the Approved Working Drawings, subject only to the installation by Tenant of any equipment and furniture not set forth in the Approved Working Drawings, which shall be provided by Tenant. Tenant shall supply
those items of equipment and furniture specifically designated as the Tenant’s responsibility under the Approved Working Drawings. Upon completion of Landlord’s Work, Landlord’s Work shall be free and clear of all liens. 

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

  
 10 

 5.3 Delay of the Substantial Completion of the Leased Premises. Except as
provided in this Section 5.3, the Commencement Date shall occur as set forth in the Lease. If there shall be a delay or there are delays in the Substantial Completion of the Leased Premises or in the occurrence of any of the other
conditions precedent to the Commencement Date, as set forth in the Lease, as a direct or total result of (each to the extent they actually cause a delay in Substantial Completion, a “Tenant Delay”): 

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

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

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

SECTION 6  

MISCELLANEOUS 
 6.1
Tenant’s Entry Into the Leased Premises Prior to Substantial Completion. Provided that Tenant and its agents do not interfere with Contractor’s work in the Building and the Leased Premises, Contractor and Landlord shall allow
Tenant access (rent-free) to the Leased Premises prior to the Substantial Completion of the Leased Premises for the purpose of Tenant installing equipment or fixtures (including Tenant’s data and telephone equipment) in the Leased Premises.
Prior to Tenant’s entry into the Leased Premises as permitted by the terms of this Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and
purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building or Leased Premises and against injury to any persons caused by Tenant’s actions
pursuant to this Section 6.1. 

  
 11 

 6.2 Freight Elevator. Landlord shall, make the freight elevator
reasonably available to Tenant in connection with initial decorating, furnishing and moving into the Leased Premises. 
 6.3
Tenant’s Representative. Tenant has designated Austin Barrett as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Landlord, shall have full authority and
responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 
 6.4 Landlord’s
Representative. Landlord has designated David Bateman as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 
 6.5 Time of the Essence in This Tenant Work
Letter. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. Except as provided specifically herein, in all instances where Tenant or Landlord is required to approve or
disapprove or deliver an item, if no written notice of approval or disapproval is given or the item is not delivered within the stated time period, at the non-delivering party’s sole option, at the end of
such period the item shall automatically be deemed approved or delivered by the delivering party and the next succeeding time period shall commence. 

  
 12 

 Vet’s First Choice 

Shipyard Brewery Site / Condominium 1 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 
  

							
	 DESCRIPTION
	  	 Base

Building
Costs
	  	
Tenant
Fit-up

Allowance
	  	 Tenant
Upgrades

				
	SITEWORK	  		  		  	
				
	Perimeter sidewalks and street curbs	  	X	  		  	
				
	Demolition of existing structures	  	X	  		  	
				
	BUILDING ENVELOPE	  		  		  	
				
	Building core and shell	  	X	  		  	
				
	Facade of insulated Oldcastle Building Envelope glazing system at building sides facing Mountfort Street and Fore street; precast architectural panels at face of all floors on street level; brick veneer or EIFS with aluminum window
punched openings at building sides facing Newbury Street, towards the existing brewery building and courtyard interior. (See Exhibit A)	  	X	  		  	
				
	Windows and glazing systems made up of 1” Insulated dual pane tinted low E glass units glazed into high performance, thermally broken frames for energy efficiency. Oldcastle glazing system consists of full height floor to
celling glass.	  	X	  		  	
				
	Architecturally integrated screened roof area with space for tenant equipment subject to Landlord approval.	  	X	  		  	
				
	Modifications to facade screen wall system necessary to accommodate tenant requirements, provided that any such modifications must be approved by the Landlord.	  		  		  	X
				
	ROOFING	  		  		  	
				
	EPOM or TPO roofing system with walking pads to all base building equipment	  	X	  		  	
				
	Modifications to roofing system to accommodate tenant equipment and tenant required roof penetrations and walking pads to tenant equipment.	  		  		  	X
				
	Roof Patio areas with roof pavers only and perimeter steel handrails	  	X	  		  	
				
	STRUCTURE	  		  		  	
				
	Steel framing with braced frames and composite steel and concrete floors fireproofed as required by code. Steel frame bay sizing to assumed mainly 28’ x 30’, some bays sizes will be smaller	  	X	  		  	
				
	Concrete floor slabs of 5-1/2 thickness on metal deck.	  	X	  		  	
				
	All shafts necessary for standard office HVAC	  	X	  		  	
				
	Structural upgrades, openings, modifications or other changes to the Base Building to accommodate specific tenant requirements, subject to Landlord approval.	  		  		  	X
				
	BASE BUILDING COMMON AREAS	  		  		  	
				
	Entrance lobby finishes: flooring, walls, ceilings paint, signage and accent lighting.	  		  	X	  	
				
	Parking garage elevator from basement level with 2 elevators and direct stair access to parking garage.	  	X	  		  	

 Vet’s First Choice 

Shipyard Brewery Site / Condominium 1 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 
  

  

							
	 DESCRIPTION
	  	 Base
Building

Costs
	  	 Tenant

Fit-up

Allowance
	  	 Tenant
Upgrades

				
	Main electrical service rooms, main telephone / data room, water and gas service rooms and fire Sprinkler system room.	  	X	  		  	
				
	Finished toilet rooms at each floor	  		  	X	  	
				
	Egress stairways and 2 elevators serving each floor.	  	X	  		  	
				
	Recycling/Trash room provided for tenant, typical of standard office building.	  	X	  		  	
				
	Loading dock accommodations have been made for (1) 53’ traller and (2) box trucks. Direct and secure access to loading docks and service elevator provided.	  	X	  		  	
				
	Accessible shower and changing room on each tenant floor.	  		  	X	  	
				
	Tenant entrances/lobbies at each floor	  		  	X	  	
				
	Finishes for enhanced acoustical properties	  		  		  	X
				
	TENANT AREAS	  		  		  	
				
	Insulation, vapor barrier and metal studs or curtainwall at exterior wall ready for tenant wiring / infrastructure and wall finish.	  	X	  		  	
				
	Interior drywall and finish at exterior wall.	  		  	X	  	
				
	Partitions, ceilings, floorings, painting, other finishes, doors, millwork, signage, toilet accessories and all other office build out within tenant Premises.	  		  	X	  	
				
	Building window treatments/blinds at all windows.	  		  	X	  	
				
	ELEVATORS	  		  		  	
				
	2 passenger elevators with a 3,500 pound capacity with service from basement parking to sixth floor	  	X	  		  	
				
	HVAC	  		  		  	
				
	Gas-fired rooftop units for heat and cooling for office.	  	X	  		  	
				
	Medium pressure supply duct to each floor available for tenant tie-in.	  	X	  		  	
				
	Base system includes a domestic hot water and recirc loop stubbed at each floor for hot water connection (connection by tenant)	  	X	  		  	
				
	Supply and return air distribution within tenant spaces from Landlord supplied medium pressure supply air loop including ducts, VAV boxes, fan powered units, reheat coils, piping from Landlord supplied hot water loop, diffusers,
registers, grilles and controls.	  		  	X	  	
				
	General exhaust riser with capped connection and constant volume box at each level.	  	X	  		  	
				
	PLUMBING	  		  		  	
				
	Building water service from municipal water system with backflow preventer	  	X	  		  	
				
	Waste and vent risers on each floor available for tenant tie-in.	  	X	  		  	

  

 Vet’s First Choice 

Shipyard Brewery Site / Condominium 1 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 
  

  

							
	 DESCRIPTION
	  	 Base
Building

Costs
	  	
Tenant
Fit-up
Allowance
	  	 Tenant
Upgrades

				
	Water riser with capped and valved connections on each floor available for tenant tie-in.	  	X	  		  	
				
	Plumbing, including production and distribution of hot water to each floor for tenant tie-in. Electric water heaters for domestic hot water.	  	X	  		  	
				
	Distribution of domestic water from Landlord provided riser and production of hot water for tenant use.	  		  	X	  	
				
	Roof drainage piping	  	X	  		  	
				
	Natural gas system to supply base building heating system.	  	X	  		  	
				
	FIRE PROTECTION	  		  		  	
				
	Sprinkler service entrance to building including fire department connection.	  	X	  		  	
				
	Primary sprinkler loop on each floor per code for shell space.	  	X	  		  	
				
	All run outs, upturned heads, and related equipment within shell space of the building as required to obtain a building occupancy permit.	  	X	  		  	
				
	Modifications to sprinkler piping and layout to suit tenant build-out.	  		  	X	  	
				
	Fire extinguishers in shell space areas.	  	X	  		  	
				
	Fire extinguishers and cabinets In tenant areas.	  		  	X	  	
				
	Detection and annunciation devices in shell space areas and at entrances.	  	X	  		  	
				
	Detection and annunciation devices and wiring as required to tie into base building system.	  		  	X	  	
				
	ELECTRICAL	  		  		  	
				
	Primary electric service to the building.	  	X	  		  	
				
	Tenant fit up of panels transformers, receptacles and lighting in tenant areas.	  		  	X	  	
				
	Emergency generator and transfer switch to provide stand-by power as required for code-required life safety, egress lighting, fire alarm system and elevator per IBC and NFPA.	  	X	  		  	
				
	Fire alarm terminal cabinet provided for tenant connection shall be provided by core and shell.	  	X	  		  	
				
	Tenant fire alarm devices shall connect to terminal cabinet dedicated to tenant space	  		  	X	  	
				
	Emergency and egress lighting in shell space areas and at entrances	  	X	  		  	
				
	Emergency egress lighting and exit lighting in tenant areas, linked to base building life safety emergency generator panel.	  		  	X	  	
				
	SECURITY	  		  		  	
				
	CCTV cameras at main entrance lobby, loading dock, exterior service entries, parking garage ramp and within parking garage.	  		  		  	X

  

 Vet’s First Choice 

Shipyard Brewery Site / Condominium 1 
 Allocation of
Costs by Base Building, Tenant Fit-out Allowance and Tenant Upgrades 
 2-Aug-18 
  

  

							
	 DESCRIPTION
	  	 Base

Building
 Costs
	  	 Tenant

Fit-Up

Allowance
	  	 Tenant
Upgrades

				
	Entrance security to accommodate CCTV monitors and loading dock controls.	  		  		  	X
				
	Card access and / or alarm system within tenant’s Premises. Emergency egress doors must be tied into base building’s fire alarm system.	  		  		  	X
				
	TELECOMMUNICATIONS	  		  		  	
				
	Telephone / data service to MDF room. Riser cabling from the MDF through core riser closets to service tenant connectivity needs.	  	X	  		  	
				
	Telephone and data wiring and all wiring, conduits and outlets for tenant areas from core closets.	  		  	X	  	
				
	Audio-visual connections and systems in tenant areas.	  		  	X	  	
				
	Any special equipment and wiring needed to provide specific requirements for tenant telephone / data needs.	  		  		  	X

  

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

	1.	 OVERVIEW OUTLINE CORE AND SHELL 

 

	 	1.1	 Code 

  

	 	1.2	 Structural 

  

	 	1.3	 Architectural, Building Materials, Interior Finishes 

 

	 	1.4	 Mechanical 

  

	 	1.5	 Electrical 

  

	 	1.6	 Plumbing 

  

	 	1.7	 Fire Protection 

 

	 	1.8	 Tel/Data 

  
 Section 1 Page 1 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

	1.	 OVERVIEW: OUTLINE CORE AND SHELL 

 

	 	1.1	 CODE 

Construction Type 

Basement - Type 1A, protected, non-combustible construction 

Floors 1-6 - Type 2A, protected, non-combustible construction

 Occupancy Types 

Shipyard Mixed-Use Development is designed for the following mixed-uses 

 

					
	Use Group Classification	  	Uses	  	Associated Level
	Use Group A-3, Assembly	  	Conference/Meeting Rooms	  	Levels 1-6
	Use Group B, Business	  	 Offices
	  	Levels 1-6

  

	*	 Tenant option to add use group “Light industrial” at levels 1 thru 3, at tenant
expense, through change order proc. 

  
 Section 1 Page 2 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

	 	1.2	 STRUCTURAL 

 

					
	DESIGN LIVE LOAD
			
	Corridors/file rooms/heavy storage	  	- 80 psf	  	- Floors 1-6
	Lobbies	  	- 100 psf	  	- Floors 1-6
	Office Space	  	- 50 psf + 15 psf (partitions)	  	- Floors 1-6
	  

*  Tenant option to increase design load to 125 psf at floors 1 thru 3, at tenant
expense through the change order process.

 The structure consists of steel framing supporting a composite steel and concrete floor, with approximately
40’x25’ column bays. Floor to floor heights are 13-31⁄2” at typical office floors. Typical floor ceiling height may vary depending on interior
fit up. 
 The structure can be locally reinforced to accommodate special loading requirements on a case-by-case basis. Work must be reviewed and approved by Landlord’s structural engineer prior to construction and will be at Tenant’s expense. 

Landlord to provide standard HVAC shafts to support standard office use outlined in Section 1.4 at their sole cost. All additional floor
slab and beam penetrations must be reviewed and approved by Landlord’s structural engineer prior to construction and any additional steel, if required by opening, will be at tenant’s expense. All openings through structurally-supported
concrete slabs will be fire-safed, sleeved, grouted, sealed and made waterproof. 
  

	 	1.3	 ARCHITECTURAL 

Glazing/Aluminum Windows: 
  

	 	•	 	 Core and shell design includes aluminum glazing system for building exterior. (see Exhibit A for specific
materials and exterior elevations) 

  

	 	•	 	 High performance, thermally broken frames based on Oldcastle Building Envelope systems (Series 3000, Series 6000,
Reliance system or equal) designed and engineered in accordance to Maine State Building Code. 

  

	 	•	 	 Punched openings with aluminum windows at courtyard elevations 

Masonry: 
  

	 	•	 	 Core and shell design includes masonry (brick/precast) material for building exterior. (see Exhibit A)

  

	 	•	 	 Standard size face brick, Old Port Narrow Flashed Range (or as specified by architect), in compliance with City
of Portland design standards. 

 Efis: 
  

	 	•	 	 EFIS siding at (with punched openings) courtyard elevations. (see exhibit A for specific materials and locations.

 Glazing: 1” insulating unit, tinted low E, Window tint in compliance with City of Portland design
standards. 
 Base Building Lobby: Main entry located off Mountfort Street (first floor) and/or Fore Street (basement level). Direct
access to parking. Entry locations are flexible and to be coordinated with tenant. 
 Enclosed Loading docks: Accommodations have
been made for (1) 53’ trailer, (2) delivery box trucks, as well as a waste dumpster sized for office use. Hydraulic dock levelers and dock bumpers are provided at each dock. 

  
 Section 1 Page 3 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

 The loading area has direct and secure access to the dedicated service elevator. 

A recycling/trash room has been provided for tenant use adjacent to the loading/ and trash area, typical of a standard office building
requirement. Recycling to be managed by tenant. 
 Elevators 

Passenger Elevators (Office Building): 

(2) passenger elevators, 3500#, serving basement and floors 1-6 

Signage: 
 For tenant
identity signage which faces a public corridor or lobby, or is visible from the exterior, shall be approved by the Landlord. 
 Signage
by owner: 
 Exterior: 
 1.
Exterior building main entrance signage-address identity 
 2. Loading dock door signage 

3. Service entry information signage 

Interior: 
 1. Interior service
rooms identity signage 
 2. Floor level identity signage(inside / outside of stairwell door) 

3.Elevator information (lobby) signage 

4.Interior code required core/shell signage 

Door and Hardware 

Base Building Core Doors (by owner): 

Service doors: Hollow metal doors primed, hollow metal frames primed  

Door hardware: 
 Care
should be taken to coordinate the hardware finish with all other adjacent finishes. Tenant hardware shall match base building hardware standard in common/public areas; satin stainless steel. 

All tenant locks on doors to premises must be part of a master key system to assure access for fire department and property management
services. 
 Ceiling Finish: 

Interior Design by tenant, included under TI allowance. 

Building Perimeter (at windows): It is the owner’s goal to maintain a consistent appearance from the exterior. Where necessary,
white drywall soffits are acceptable. Height to be approved by the Landlord. 
 Building core (service rooms): Main electric and
utility rooms provided by owner. 

  
 Section 1 Page 4 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

 Paint/ Wall Standards: 

Building core (service rooms): painted/ maintained by owner. 

Exterior walls: Insulation, vapor barrier and metal studs or curtainwall at exterior walls provided by landlord and
ready for tenant wiring and finish (finish and wiring by tenant included under TI allowance.) 
 All other areas by tenant
included under TI allowance. 
 Column Enclosures: 

Building Perimeter (at windows): a consistent appearance from the exterior is desired; column enclosures (included in tenant fit-up allowance) to be of drywall construction, (square, tight to column) and painted a neutral color. 

Perimeter Window Sills: 

Building Perimeter (at windows): All window sills height may vary to allow for elec. and tel/data at certain areas of the perimeter
(included in tenant fit-up allowance). Window sill framing, insulation and finish interior board by owner and finish by tenant (included in tenant fit-up allowance).
Window sills not applicable where there is floor to ceiling curtainwall. 
  

	 	1.4	 MECHANICAL/ HVAC 

 

	 	•	 	 Performance outline standards for all HVAC, plumbing, electrical, and sprinkler for building core and shell will
be established. This document will then be sent out to selected qualified MEP contractors to submit their proposals for Design build. A contractor will then be selected based upon their quality of system in regards to efficiency and cost.

  

	 	•	 	 Shell/core will provide 1 ton of cooling capacity per 250 SF of tenant space (75 tons per floor) with packaged gas-fired rooftop units for heating and cooling. Vertical duct work included in core and shell with fire dampers and rated shaft enclosures stubbed to each floor location will vary based on rooftop unit locations.
VAV boxes and ductwork distribution of each floor under tenant fit up allowance (not part of core and shell). Building Temperature control system will be by landlord tenant will tie into existing system for
fit-up 

  

	 	•	 	 Sound attenuation will be provided by owner at the following locations: 

 

	 	•	 	 All rooftop equipment will incorporate isolation equipment for vibration and sound 

 

	 	•	 	 Attenuation sound traps and insulation are located at all locations where ductwork enters the building for sound
control. 

  

	 	•	 	 Mechanical equipment rooms to be insulated for sound control. 

 

	 	•	 	 HVAC system will be designed to accommodate curtainwall glazing system as required. 

 

	 	•	 	 Landlord provided RTU’s shall be furnished with integral economizers per IECC. 

  
 Section 1 Page 5 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

	 	•	 	 Landlord provided RTU’s shall be furnished with controls to ensure minimum outside flowrates are delivered
to tenant space during occupied hours and at minimum RTU turndown. 

  

	 	•	 	 Base building HVAC systems includes gas-fired RTU’s. The base system
includes a domestic hot water and recirc loop stubbed at each floor for domestic hot water connection, by tenant (included in in tenant fit-up allowance). Domestic water heating shall be by high efficiency
storage type gas water heaters, condensing, direct vent, sealed combustion by AO Smith or Bradford-White. The base does not include a hot water loop for reheat. 

 

	 	•	 	 Baseline exhaust capacity for tenant use shall be 300 CFM per floor. 

 

	 	•	 	 Ventilation for electrical rooms within tenant demised space, by tenant. All other electrical room ventilation by
landlord. 

  

	 	•	 	 Ductwork and piping provided by landlord shall be insulated by landlord per IECC. 

 

	 	•	 	 Condo #1 utilities will each have a single meter provided by landlord (separate from Condo #2). All submetering
to be by tenant. 

  

	 	•	 	 Cooling needs for IT, MDF, etc. to be provided by tenant. Landlord to provide roof space and pathways subject to
tenant providing SF of roof space required and size of pathways required. 

  

	 	•	 	 Landlord building management system to be open protocol (native BACnet IP or Niagara Framework) so tenant
controls can be non-proprietary and open bid. 

  

	 	1.5	 ELECTRICAL 

Condo #1 is to be separately metered, with service sized at 3000A, 480/277V 3 phase. Main service with exterior transformer. Distribution
system will supply power as follows: 
  

	 	•	 	 Power to all mechanical equipment as part of core and shell. 

 

	 	•	 	 Power to all core and shell life-safety and exit emergency lights per code including emergency generator mounted
on the roof. 

  

	 	•	 	 Power to code required lighting for core and shell space. 

 

	 	•	 	 480V 200A 3 phase power to distribution panel at each floor with dry type transformer and 208V/120V panel for
receptacles loads. Panel to be located on temporary wall with ability to be moved to permanent location based off tenant fit up plans. Distribution for each floor under tenant fit up allowance (not included in core and shell). 

 

	 	•	 	 Each floor to have qty (1) 100A 480V panel, qty (1) KVA dry type and qty (1) 225 A 120/208V panel.

 Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment
that would overload the electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. 

The emergency electrical power system will consist of: 
  

	 	•	 	 Natural gas-powered emergency generator sized to meet the power demands
of life safety equipment and required elevators by code. Generator will be located in the rooftop mechanical penthouse. (at condominium #2) 

  

	 	•	 	 An emergency power distribution system will supply power to the following: luminaries illuminating egress
passages and stairs, exit signs, elevators (one-at-a-time basis), fire alarm system for the building will be provided by the
landlord Tenant will need to connect deices in fit-up space to Landlord system. 

  
 Section 1 Page 6 

August 02, 2018 

 VET’S FIRST CHOICE 

CONDOMINIUM #1 CORE AND SHELL STANDARDS 
  

	 	1.6	 PLUMBING 

 

	 	•	 	 Natural gas-powered water heaters for domestic hot. Core and shell
Includes all vertical hot and cold domestic water, vertical sanitary, gas piping to roof top units, roof drainage and elevator sump pump. Distribution for each floor under tenant fit-up allowance (not included
in core and shell) 

  

	 	•	 	 Plumbing for bathroom cores stubbed in at each floor. Distribution for each floor under tenant fit-up allowance (not included In core and shell) 

  

	 	1.7	 FIRE PROTECTION 

 

	 	•	 	 The core and shell provides distribution piping and sprinkler heads for service areas such as mechanical rooms
etc. and general coverage with upturned heads at all floor levels. Distribution at each floor is designed by tenant and Included under TI allowance. 

  

	 	•	 	 All primary steel structure to be spray fire proofed to required rating by code. 

 

	 	1.8	 TELEPHONE/ DATA 

Main Data Room- Telephone and data service is provided to the main data room/utility room 

  
 Section 1 Page 7 

August 02, 2018 

 SCHEDULE 1 TO WORK LETTER 

TIME DEADLINES 
  

					
	 	  	 Dates
	  	 Actions to be Performed

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

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

  
 2 

 FINAL 

Parking Space Lease 

(Office – Unit 1) 

This Lease agreement made as of the 20th day of August, 2018 by and between
86 NEWBURY STREET, LLC, a Maine limited liability company with a place of business in Portland, Maine (hereinafter called “Lessor”), and DIRECT VET MARKETING, INC., a Delaware corporation, also with a place of
business in said Portland, Maine (hereinafter called “Lessee”), witnesseth that: 
 The Lessor leases to the Lessee and the Lessee
rents from the Lessor Two Hundred Sixty Nine (269) dedicated unattended self-parking spaces(s), in reasonably convenient locations as specified on the site map attached hereto as Exhibit A for automobile parking in
the 86 Newbury Street Parking Garage, as it may be constructed, repaired, replaced and renovated, to be constructed on Lessor’s site located on Hancock, Newbury, and Mountfort Streets in Portland, Maine, known as the Parking Facility, together
with reasonable access to and from the aforesaid parking spaces(s) (“Leased Parking Space(s)”). 
 It shall be a uniform
rule, to which Lessee shall be subject hereunder, that Lessee have the approved parking tag or sticker issued by Lessor to Lessee in the automobile(s) which will be using the Leased Parking Space(s), and the user must display the approved tag or
sticker issued by the Lessor to Lessee upon entering and leaving the Parking Facility. One tag or sticker and one parking card will be issued by Lessor to the Lessee per Leased Parking Space. Lessee further understands that the Lessor has the right
to collect from the Lessee Five Dollars ($5.00) for each parking card which is returned due to damage, other than that caused by normal wear and tear, and Twenty-Five Dollars ($25.00) to replace any parking card which is lost. 

Capitalized terms not herein defined have the meanings ascribed to them in a lease between the parties here to for the space at 86 Newbury
Street, dated at near or even date herewith (the “Office Lease”) designated as Unit 1 (the “Office Building”). Where the terms of this Lease and the Office Lease conflict, the terms of the Office Lease will control.

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

 2. TERM: This Lease shall be effective and binding upon full execution; the term hereunder
shall commence on the day following the Parking Rent Commencement Date and then run concurrently with the initial Term and any Extended Terms of the Office Lease; provided that notwithstanding any terms in the Office Lease to the contrary, Lessee
may elect to terminate this Lease at any time upon 90 days prior notice. 
 3. USE OF SPACE(S): The Leased Parking Space(s) shall be used
only for automobile parking. The Lessee agrees not to do or permit any act or thing in the parking garage that shall be unlawful or create a nuisance or shall interfere with the rights, comforts or convenience of other Lessees. Lessor shall not
modify Exhibit A or otherwise relocate, move or modify Lessee’s parking spaces without Lessee’s prior written consent. 

4. HOURS OF OPERATION: One Hundred Seventy Four (174) of the Leased Parking Spaces hereunder shall be actually available and open to
Lessee from the hours of 7:00 a.m. - 6:00 p.m. Monday- Friday, exclusive of State and Federal holidays. Ninety Five (95) of the Leased Parking Spaces hereunder shall be actually available and open to Lessee 24 hours per day for 365 days per
year. The foregoing is Lessor’s agreement and covenant as to parking space availability to Lessee and shall not be interpreted to and is not intended to prohibit the use by Lessee of any of the said 174 spaces at any other time besides the
hours and days set out above, subject to availability and standard Parking Facility rates. With Lessor’s advance consent, Lessee may re-allocate the leased spaces to increase the number of full-time
spaces, subject to the posted lease rates at the Parking Facility for such increase. 
 5. ASSIGNMENTS: The Lessee may assign this Lease or
sublet the Leased Parking Space(s) or any part thereof only after receiving the prior express consent of Lessor, which shall not be unreasonably withheld, conditioned or delayed. Unless Lessor shall have given its consent, lessee may not assign or
sublet individual parking spaces to parties not employed by Lessee. Notwithstanding the foregoing, Lessee’s rights to and Lessor’s controls on assignment and subletting are subject to and controlled by the terms of the Office Lease, and if
Lessee is permitted to assign the Office Lease or sublet thereunder, then automatically this Lease shall likewise be assignable and the Leased Parking Spaces (or some of them) may be sublet to the permitted sublessee. In any case where Lessee shall
be permitted to assign or sublease, Lessee (to the extent Lessee continues to exist as an entity after such event) shall remain fully liable to Lessor for all of the obligations imposed upon Lessee under this Lease, including without limitation, the
obligation to pay the rent and other charges and shall retain any profit realized from the assignment or sublease. Lessor may assign its rights hereunder to any of its successors or assigns, and may collaterally assign its rights to any future
financing sources, including mortgagees. 
 6. LESSOR’S REPAIRS: The Lessor agrees to maintain the Parking Facility in reasonably good
repair and first-class condition, and shall remove snow from the entrances as soon as it may be reasonably done after a snowfall and regularly clean and sweep the Facility and keep it adequately lit and free from excess sand and debris, as the
season permits. Lessee acknowledges that Lessee and its users should use extreme caution when hazardous situations, including snow and ice, are created by weather conditions. Lessor may temporarily reassign Lessee’s spaces at any time to
conduct maintenance, repairs or improvements, provided Lessee shall at all times maintain all availability and access to the total number of spaces provided herein. 

  
 2 

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

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

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

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

  
 3 

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

16. WAIVER: The waiver by Lessee or Lessor of any breach of any term, covenant or condition herein contained shall not be deemed to be a
waiver of such term, covenant or condition on any subsequent breach of the same, or any other term, covenant or condition herein contained. The subsequent acceptance of rent hereunder by Lessor shall not be deemed to be a waiver of any preceding
breach by Lessee of any term, covenant or condition of this Lease, other than the failure of Lessee to pay the particular rental so accepted. 

17. SEVERANCE: Should any term or provision of this Lease, or portion thereof, be determined invalid or unenforceable under law, such
determination shall not affect the validity or enforceability of the remaining terms and provisions herein. 

  
 4 

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

									
	WITNESS:	 		 	86 NEWBURY STREET, LLC
					
		 	

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

LLC

				
		 		 		 	LESSOR
				
		 		 		 	DIRECT VET MARKETING, INC.
					
		 	

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

				
		 		 		 	LESSEE

  
 5 

 FINAL 

SCHEDULE 1 
 Similar parking facilities in
Portland’s Downtown District: 
  

	 	•	 	 Ocean Gateway 

  

	 	•	 	 Fore Street Garage 

  

	 	•	 	 Casco Bay Garage 

  

	 	•	 	 Temple Street Garage 

  

	 	•	 	 Pearl Street Garage 

  

 EXHIBIT E 

INTERIM PARKING LOCATIONS 

DiMillo’s Parking Lot 
 385 Congress Street 

Chestnut Street Garage 
 Fisherman’s Wharf 

 EXHIBIT F 

Old Republic National Title Insurance Company 

Schedule B, Part II 

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

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

 

	2.	 Rights or claims of parties in possession. 

 

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

  

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

  

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

 

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

  

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

  

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

  

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

  

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

	11.	 Rights and easements granted to Central Maine Power Company in an instrument dated May 23, 2011 and
recorded in Book 28807, Page 75. 

  

	12.	 Such state of facts including notes disclosed on survey entitled “Subdivision Plan on Fore Street,
Portland, Maine for Norwich Partners” dated November 20, 2007 and recorded in the Cumberland County Registry of Deeds at Plan Book 207, Page 783. 

  

	13.	 Such state of facts as set forth on a Plan of Land on Fore Street, India, Middle, Newbury, Hancock, Mountfort
Streets, Portland, Maine for Shipyard Brewing Co., LLC dated April 1987 and revised through November 2, 1995 prepared by Owen Haskell, Inc. Job No. 95217P and recorded in Plan Book 195, Page 398. 

 

	14.	 Such state of facts including notes disclosed on unrecorded survey entitled “Land Title Survey on Newbury
Street, Portland, Maine Made for Record Owner Shipyard Brewing Co. LLC, 86 Newbury Street, Portland, Maine” prepared by Owen Haskell, Inc dated July 16, 2009. 

 

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

 

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

  

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

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