Document:

EX-10.5

 Exhibit 10.5 

ORIGINAL 
  
 

 
 AIR COMMERCIAL REAL ESTATE ASSOCIATION 

STANDARD INDUSTRIAL/COMMERCIAL 

MULTI-TENANT LEASE - GROSS 
 1. Basic
Provisions (“Basic Provisions”). 
 1.1 Parties: This Lease (“Lease”), dated for reference purposes
only October 29, 2007, is made by and between Peter P. Tong (“Lessor”) and Spotlight Surgical, Inc. (“Lessee”), (collectively the “Parties”, or individually a “Party”). 

1.2(a) Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided by Lessor
under the terms of this Lease, commonly known by the street address of 39 Stillman St./446 Bryant St, located in the City of San Francisco, County of San Francisco, State of CA, with zip code 94107, as outlined on Exhibit A attached hereto
(“Premises”) and generally described as (describe briefly the nature of the Premises): the western portion of the second floor space comprised of approximately 7,000 square feet In addition to Lessee’s rights to use and occupy
the Premises as hereinafter specified, Lessee shall have non-exclusive rights to any utility raceways of the building containing the Premises (“Building”) and to the Common Areas (as defined in Paragraph 2.7 below), but shall not
have any rights to the roof, or exterior walls of the Building or to any other buildings in the Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are
herein collectively referred to as the “Project.” (See also Paragraph 2) 
 1.2(b)
Parking:                                     
     unreserved vehicle parking spaces. (See also Paragraph 2.6) 
 1.3 Term:
three years and zero months (“Original Term”) commencing November 1, 2007 (“Commencement Date”) and ending October 31, 2010 (“Expiration Date”). (See also Paragraph 3)

 1.4 Early Possession: n/a (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $14,000.00 per month (“Base Rent”), payable on the first day of each month commencing December 1,
2007. See also Paragraph 4) 
 x   If this box is checked, there are provisions in this Lease for
the Base Rent to be adjusted. 
 1.6 Lessee’s Share of Common Area Operating Expenses: thirty-five percent ( 35%)
(“Lessee’s Share”). Lessee’s Share has been calculated by dividing the approximate square footage of the Premises by the approximate square footage of the Project. In the event that that size of the Premises and/or the
Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification. 
 1.7 Base
Rent and Other Monies Paid Upon Execution: 
 (a) Base Rent $71,750.00 for the 2nd, 3rd, 12th, 24th, and 36th month of the
Lease Term 
 (b) Common Area Operating Expenses: $ n/a for the period n/a. 

(c) Security Deposit: $14,000.00 (“Security Deposit”). (See also Paragraph 5) 

(d) Other: $ n/a for n/a 

(e) Total Due Upon Execution of this Lease: $85,750.00. 

1.8 Agreed Use: research and development and general office. (See also Paragraph 6) 

1.9 Insuring Party. Lessor is the “Insuring Party”, (See also Paragraph 8) 

1.10 Real Estate Brokers: (See also Paragraph 15) 

(a) Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this
transaction (check applicable boxes): 
 x   Walker Pacific, Inc. represents Lessor
exclusively (“Lessor’s Broker”); 
 x   HC&M Commercial Properties, Inc.
represents Lessee exclusively (“Lessee’s Broker”); or 

 ̈                  
                                         
                                      represents both Lessor
and Lessee (“Dual Agency”). 
 (b) Payment to Brokers: Upon execution and delivery of this Lease by both Parties,
Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of see ADD or see ADD % of the total Base Rent for the brokerage services rendered by the Brokers). 

1.11 Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by n/a (“Guarantor”). (See
also Paragraph 37) 
 1.12 Attachments. Attached hereto are the following, all of which constitute a part of this Lease: 

x   an Addendum consisting of Paragraphs 50 through 54: 

x   a site plan depicting the Premises; 

 ̈   a site plan depicting the Project; 

x   a current set of the Rules and Regulations for the Project; 

 

			
	                        		                        
	                        		                        
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  ̈   current set of the Rules and Regulations adopted by
the owners’ association; 
 x   Work Letter; 

x   other (specify): Option(s) To Extend. 

2. Premises. 
 2.1 Letting. Lessor
hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth
in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. NOTE: Lessee is
advised to verify the actual size prior to executing this Lease. 
 2.2 Condition. Lessor shall deliver that portion of the
Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and, so long as the required
service contracts described in Paragraph 7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air
conditioning systems (“HVAC”), loading doors, sump pumps, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating condition on said date, that the structural elements of
the roof, bearing walls and foundation of the Unit shall be free of material defects, and that the Unit does not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law. If a non-compliance with such
warranty exists as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided
in this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows:
(i) 6 months as to the HVAC systems, and (ii) 30 days as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of any such
non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls—see Paragraph 7). 

2.3 Compliance. Lessor warrants that to the best of its knowledge the improvements on the Premises and the Common Areas comply with the
building codes that were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date
(“Applicable Requirements”). Said warranty does not apply to the use to which Lessee will put the Premises, modifications which may be required by the Americans with Disabilities Act or any similar laws as a result of
Lessee’s use (see Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not the Applicable Requirements, and
especially the zoning are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided,
promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this
warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable Requirements are hereafter changed so as to require during the term of
this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises and/or Building
(“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 
 (a) Subject to Paragraph
2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however, that
if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of
Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises
which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize
the Premises without commencing such Capital Expenditure. 
 (b) If such Capital Expenditure is not the result of the specific and unique use
of the Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in
Paragraph 7.1(d); provided, however, that if such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to
terminate this Lease upon 90 days prior written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect
to terminate, and fails to tender its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance
Lessor’s share, or if the balance of the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to
Lessor. 
 (c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary,
unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee
shall either: (i) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure, or (ii) complete such Capital Expenditure at its own
expense. Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements. Lessee acknowledges that: (a) it has
been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and compliance with Applicable
Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefor as
the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other than as set forth in this Lease. In
addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor’s sole
responsibility to investigate the financial capability and/or suitability of all proposed tenants. 
 2.5 Lessee as Prior
Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary
corrective work. 
 2.6 Vehicle Parking. Lessee shall be entitled to use the number of Parking Spaces specified in
Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles no larger than
full-size passenger automobiles or pick up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in paragraph 2.9. No vehicles other
than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. In addition: 

(a) Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers,
shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 

(b) Lessee shall not service or store any vehicles in the Common Area. 

(c) If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right,
without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

 
  

			
	                        		                        
	                        		                        
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 2.7 Common Areas - Definition. The term “Common Areas” is defined
as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general
non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways,
driveways and landscaped areas. 
 2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of
Lessee and its employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject
to any rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common
Areas be deemed to include the right to store any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be
revoked at any time. In the event that any unauthorized storage shall occur, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee,
which cost shall be immediately payable upon demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or
such other person(s) as Lessor may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and
Regulations”) for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the
Project and their invitees. Lessee agrees to abide by and conform to all such Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor
shall not be responsible to Lessee for the non-compliance with said Rules and Regulations by other tenants of the Project. 

2.10 Common Areas - Changes. Lessor shall have the right, in Lessors sole discretion, from time to time: 

(a) To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 

(b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 

(c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 

(d) To add additional buildings and improvements to the Common Areas; 

(e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof; and

 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in
the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 

3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 

3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay
Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance premiums
and to maintain the Premises) shall be in effect during such period. Any such early possession shall not affect the Expiration Date. 

3.3 Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to
Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or change the Expiration
Date. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until Lessor delivers possession of the Premises and any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of the
delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed, but minus any days of delay caused by the acts or omissions of Lessee. If possession is not delivered within 60 days after the Commencement Date,
Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not received by Lessor
within said 10 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the Start Date and Lessee does not terminate this Lease, as aforesaid, any period of rent abatement
that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or
omissions of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date,, this Lease shall terminate unless other agreements are reached between Lessor and Lessee, in writing, 

3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee complies with its
obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date, including the payment of Rent, notwithstanding
Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start Date shall occur but Lessor may elect
to withhold possession until such conditions are satisfied. 
 4. Rent. 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit)
are deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor
during the term hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the-term of this Lease, in accordance with the
following provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs
incurred by Lessor relating to the ownership and operation of the Project, including, but not limited to, the following: 
  

 

			
	                        		                        
	                        		                        
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 (i) The operation, repair and maintenance, in neat, clean, good order and condition, but not the
replacement (see subparagraph (e)), of the following: 
 (aa) The Common Areas and Common Area improvements, including parking areas,
loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, and roof drainage systems. 

(bb) Exterior signs and any tenant directories. 

(cc) Any fire sprinkler systems. 

(ii) The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 

(iii) Trash disposal, pest control services, property management, security services, owners association dues and the cost to repaint the
exterior of any structures and the cost of any environmental inspections. 
 (iv) Reserves set aside for maintenance and repair of Common
Areas and Common Area equipment. 
 (v) Any increase above the Base Real Property Taxes (as defined in Paragraph 10). 

(vi) Any “Insurance Cost Increase” (as defined in Paragraph 8). 

(vii) Any deductible portion of an insured loss concerning the Building or the Common Areas. 

(viii) Auditors’, accountants’ and attorneys’ fees and costs related to the operation, maintenance, repair and replacement of
the Project. 
 (ix) The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3
provided; however, that Lessor shall allocate the cost of any such capital improvement over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such capital improvement in any given month.

 (x) Any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

(b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 

(c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

 (d) Lessee’s Share of Common Area Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder. The amount
of such payments shall be based on Lessors estimate of the annual Common Area Operating Expenses. Within 60 days after written request (but not more than once each year) Lessor shall deliver to Lessee a reasonably detailed statement showing
Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments during such year exceed Lessee’s Share, Lessor shall credit the amount of such over-payment against Lessee’s
future payments. If Lessee’s payments during such year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. 

(e) Except as provided in paragraph 4.2(a)(viii), Common Area Operating Expenses shall not include the cost of replacing equipment or capital
components such as the roof, foundations, exterior walls or Common Area capital improvements, such as the parking lot paving, elevators, fences that have a useful life for accounting purposes of 5 years or more. 

(f) Common Area Operating Expenses shall not include any expenses paid by any tenant directly to third parties, or as to which Lessor is
otherwise reimbursed by any third party, other tenant, or insurance proceeds. 
 (g) Lessor shall provide Lessee an estimate of Common Area
Operating Expenses to Lessee. 
         4.3 Payment. Lessee shall cause payment of Rent to be received
by Lessor in lawful money of the United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. All monetary amounts shall be rounded to the nearest whole dollar. In the event
that any statement or invoice prepared by Lessor is inaccurate such inaccuracy shall not constitute a waiver and Lessee shall be obligated to pay the amount set forth in this Lease provided, however that Lessee shall have the right to audit such
statements, and that Lessor shall promptly refund any overpayment to Lessee. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month. Payment of
Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessors rights
to the balance of such Rent, regardless of Lessors endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum
of $25 in addition to any Late Charge and Lessor, at its option, may require all future Rent be paid by cashiers check. Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then to Base Rent
and Common Area Operating Expenses, and any remaining amount to any other outstanding charges or costs. 
 5. Security Deposit. Lessee shall
deposit with Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or
retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies
all or any portion of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases
during the term of this Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the
initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security
Deposit to the extent necessary, in Lessors reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the
financial condition of Lessee is, in Lessors reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on
such change in financial condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only
to unpaid Rent, and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be
considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 
 6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable
thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Other
than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or reptiles. Lessor shall not unreasonably withhold or delay its consent to any 

 

			
	                        		                        
	                        		                        
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written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the mechanical or electrical systems therein, and/or is not
significantly more burdensome to the Project. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change
in the Agreed Use. 
 6.2 Hazardous Substances. 

(a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any
product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public
health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable
statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in or on the
Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements. “Reportable Use” shall mean
(i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report,
notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given
to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the Agreed Use, ordinary office
supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to
any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect
itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications
(such as concrete encasements) and/or increasing the Security Deposit. 
 (b) Duty to Inform Lessor. If Lessee knows, or
has reasonable cause to believe, that a Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide
Lessor with a copy of any report, notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 

(c) Lessee Remediation. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or
about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all Applicable Requirements and take all investigatory and/or remedial action reasonably recommended, whether or
not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or
involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 

(d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if
any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the
Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project not caused
or contributed to by Lessee). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal,
remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease
with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement. 
 (e)
Lessor Indemnification. Lessor and its successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which
suffered as a direct result of Hazardous Substances on the Premises prior to Lessee taking possession or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when
required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation
measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to Lessee taking possession, unless such remediation measure is required as a result of Lessee’s use
(including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing
Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease,
unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s
rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event
this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30 days after
receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a termination
notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then
monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and
Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
terminate as of the date specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable
Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire
insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to such Requirements, without regard to whether said Requirements are now in effect or become effective after
the Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements
specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of
Lessee or the Premises to comply with any Applicable Requirements. Likewise, Lessee shall immediately give written notice to Lessor of: (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other condition
conducive to the production of mold; or (ii) any mustiness or other odors that might indicate the presence of mold in the Premises. 
  

			
	                        		                        
	                        		                        
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 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as
defined in Paragraph 30) and consultants shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting the condition of the Premises and
for verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance condition (see Paragraph 9.1) is found to exist or be imminent, or
the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. In
addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written request therefor. 

7. Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations. 

7.1 Lessee’s Obligations. 

(a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with
Applicable Requirements), 7.2 (Lessors Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such
repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities,
boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below. Lessee’s
obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 

(b) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in
customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment, (ii) boiler and pressure
vessels, (iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor. However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and Lessee shall reimburse
Lessor, upon demand, for the cost thereof. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s
behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly pay to Lessor a sum equal to 105% of the cost thereof. 

(d) Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving
Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such
item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due,
an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on the unamortized balance
but may prepay its obligation at any time. 
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order,
condition and repair the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways,
driveways, landscaping, fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated
to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect to
the extent it is inconsistent with the terms of this Lease. 
 7.3 Utility Installations; Trade Fixtures;
Alterations. 
 (a) Definitions. The term “Utility Installations” refers to all floor and window
coverings, air and/or vacuum lines, power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade
Fixtures” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility
Installations or Trade Fixtures, whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor
pursuant to Paragraph 7.4(a). 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the
Premises without Lessor’s prior written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible
from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety systems, and the cumulative cost thereof during this Lease as extended does not
exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in any one year. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the
roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to
make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing
Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any
Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess
of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an
additional Security Deposit with Lessor. 
 (c) Liens; Bonds. Lessee shall pay, when due, all claims for labor or
materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein. Lessee shall
give Lessor not less than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or
demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor
shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall
pay Lessor’s attorneys’ fees and costs. 
  

			
	                        		                        
	                        		                        
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 7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30
days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations, excluding Initial office build outs, be removed by the expiration or termination of this Lease. Lessor may require
the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent. 

(c) Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all
of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or
deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the Premises in the same condition as delivered to Lessee on the Start Date
with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and equipment as well as the
removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances which were
deposited via underground migration from areas outside of the Premises) even if such removal would require Lessee to perform or pay for work that exceeds statutory requirements. Trade Fixtures shall remain the property of Lessee and shall be removed
by Lessee. Any personal property of Lessee not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or retained by Lessor as Lessor may desire. The failure
by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 

8. Insurance; Indemnity. 
 8.1
Payment of Premium Increases. 
 (a) As used herein, the term “Insurance Cost Increase” is defined as
any increase in the actual cost of the insurance applicable to the Building and/or the Project and required to be carried by Lessor, pursuant to Paragraphs 8.2(b), 8.3(a) and 8.3(b), (“Required Insurance”), over and above the Base
Premium, as hereinafter defined, calculated on an annual basis. Insurance Cost Increase shall include, but not be limited to, requirements of the holder of a mortgage or deed of trust covering the Premises, Building and/or Project, increased
valuation of the Premises, Building and/or Project, and/or a general premium rate increase. The term Insurance Cost Increase shall not, however, include any premium increases resulting from the nature of the occupancy of any other tenant of the
Building. If the parties insert a dollar amount in Paragraph 1.9, such amount shall be considered the “Base Premium.” The Base Premium shall be the annual premium applicable to the 12 month period immediately preceding the Start
Date. If, however, the Project was not insured for the entirety of such 12 month period, then the Base Premium shall be the lowest annual premium reasonably obtainable for the Required Insurance as of the Start Date, assuming the most nominal use
possible of the Building. In no event, however, shall Lessee be responsible for any portion of the premium cost attributable to liability insurance coverage in excess of $2,000,000 procured under Paragraph 8.2(b). 

(b) Lessee shall pay any Insurance Cost Increase to Lessor pursuant to Paragraph 4.2. Premiums for policy periods commencing prior to, or
extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date. 
 8.2
Liability Insurance. 
 (a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General
Liability policy of insurance protecting Lessee and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and
all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000. Lessee shall add Lessor as an
additional insured by means of an endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers or Lessors of Premises” Endorsement and coverage shall also be extended to include damage caused by
heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured
contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder. Lessee shall provide an
endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

                (b) Carried by Lessor. Lessor shall maintain
liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 

8.3 Property Insurance - Building, Improvements and Rental Value. 

(a) Building and Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name of Lessor,
with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as the same shall exist from time to time,
or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee’s personal property shall be
insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake unless required
by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result of a covered loss. Said policy or
policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not less than the
adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $1,000 per
occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the name of Lessor with
loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance shall contain an agreed valuation
provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the
Common Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 
  

			
	                        		                        
	                        		                        
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 (d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall
not be required to insure Lessee Owned Alterations and Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 

8.4 Lessee’s Property; Business Interruption Insurance. 

(a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal property, Trade
Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the
replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 

(b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will
reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a result of such perils. 

(c) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance
specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 
 8.5
Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state where the Premises are located, and maintaining during the policy term a “General Policyholders Rating”
of at least A-, VI, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything
which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates evidencing the existence and amounts of the required insurance. No such policy
shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 10 days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance
binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length
of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to, procure and maintain the same. 

8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the
other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by
the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee,
as the case may be, so long as the insurance is not invalidated thereby. 
 8.7 Indemnity. Except for Lessor’s
gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents
and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is
brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not
have first paid any such claim in order to be defended or indemnified. 
 8.8 Exemption of Lessor and its Agents from
Liability. Notwithstanding the negligence or breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable under any circumstances for: (i) injury or damage to the person or goods, wares, merchandise or other
property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality,
the presence of mold or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions
arising upon the Premises or upon other portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or its agents to enforce the
provisions of any other lease in the Project, or (iii) injury to Lessee’s business or for any loss of income or profit therefrom. Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury be to file a
claim on the insurance policy(ies) that Lessee is required to maintain pursuant to the provisions of paragraph 8. 

        8.9 Failure to Provide Insurance. Lessee acknowledges that any failure on its part to obtain or
maintain the insurance required herein will expose Lessor to risks and potentially cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely difficult to ascertain. Accordingly, for any month or portion
thereof that Lessee does not maintain the required insurance and/or does not provide Lessor with the required binders or certificates evidencing the existence of the required insurance, the Base Rent shall be automatically increased, without any
requirement for notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100, whichever is greater. The parties agree that such increase in Base Rent represents fair and reasonable compensation for the additional risk/costs
that Lessor will incur by reason of Lessee’s failure to maintain the required insurance. Such increase in Base Rent shall in no event constitute a waiver of Lessee’s Default or Breach with respect to the failure to maintain such insurance,
prevent the exercise of any of the other rights and remedies granted hereunder, nor relieve Lessee of its obligation to maintain the insurance specified in this Lease. 

9. Damage or Destruction. 

9.1 Definitions. 

(a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in
writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. Notwithstanding the foregoing, Premises Partial Damage shall not include damage to windows, doors, and/or other similar items
which Lessee has the responsibility to repair or replace pursuant to the provisions of Paragraph 7.1. 
 (b)
“Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in
3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to
whether or not the damage is Partial or Total. 
 (c) “Insured Loss” shall mean damage or destruction to
improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible
amounts or coverage limits involved. 
 (d) “Replacement Cost” shall mean the cost to repair or rebuild the
improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for
depreciation. 
 (e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition
involving the presence of, or a contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises which requires repair, remediation, or restoration. 

 

			
	                        		                        
	                        		                        
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 9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss
occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and
effect; provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds
available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute
the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially
reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof,
within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete
them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to: (i) make such
restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30 days thereafter. Lessee shall not be
entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance
coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 
 9.3
Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may
either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days
after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within
10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory
assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are
available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall
terminate 60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in
Paragraph 8.6. 
 9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is
damage for which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to
Lessee within 30 days after the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by,
(a) exercising such option and (b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s
receipt of Lessor’s written notice purporting to terminate this Lease, or (ii) day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate
assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails
to exercise such option and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6 Abatement of Rent; Lessee’s Remedies. 

(a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which
Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated from the date of such Premises Partial Damage, Premises Total Destruction or
Hazardous Substance condition in proportion to the degree to which Lessee’s use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed
by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or restoration except as provided herein. 

                (b) Remedies. If Lessor shall be obligated to
repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or
restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice
and such repair or restoration is not commenced within 30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full
force and effect. “Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an
equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required
to be, used by Lessor. 
 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the
effect of any damage to or destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 

10. Real Property Taxes. 

10.1 Definitions. 

(a) “Real Property Taxes.” As used herein, the term “Real Property Taxes” shall include any form of
assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable
interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Project
address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy,
assessment or charge, or any increase therein: (i) imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (ii) a change in the improvements thereon,
and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease. 
 (b)
“Base Real Property Taxes.” As used herein, the term “Base Real Property Taxes” shall be the amount of Real Property Taxes, which are assessed against the Premises, Building, Project or Common Areas in the calendar
year during which the Lease is executed. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in the calculation of Real Property Taxes for such calendar year based upon the
number of days which such calendar year and tax year have in common. 
  

			
	                        		                        
	                        		                        
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 10.2 Payment of Taxes. Except as otherwise provided in Paragraph 10.3, Lessor shall
pay the Real Property Taxes applicable to the Project, and said payments shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. Lessor shall provide Lessee an estimate of Base
Real Property Taxes. 
 10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified
in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee
shall, however, pay to Lessor at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations
placed upon the Premises by Lessee or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of this Lease by the Parties. 

10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building shall be an equitable
proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other
information as may be reasonably available. Lessor’s reasonable determination thereof; in good faith, shall be conclusive. 
 10.5
Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained
in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor.
If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable
to Lessee’s property. 
 10.6 Notwithstanding anything to the contrary In this Paragraph 10, Lessee shall not be responsible for
Increases in Real Property Taxes due to the sale, refinance or transfer of the Project. 
 11. Utilities and Services. Lessee shall pay for all
water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s sole
judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the trash
receptacle and/or an increase in the number of times per month that it is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. There shall be no abatement of Rent and Lessor shall not be liable in any
respect whatsoever for the inadequacy, stoppage, interruption or discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with
governmental request or directions. 
 12. Assignment and Subletting. 

12.1 Lessor’s Consent Required. 

(a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, “assign or assignment”)
or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 
 (b)
Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or more of the voting
control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its assets in any transaction,
or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a
reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists
immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee” shall
mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 
 (d) An assignment or
subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved
assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such
Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental
adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 
 (e) Lessee’s
remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. 
 (f) Lessor may
reasonably withhold consent to a proposed assignment or subletting if Lessee is in Default at the time consent is requested. 
 (g)
Notwithstanding the foregoing, allowing a diminimus portion of the Premises, i.e. 20 square feet or less, to be used by a third party vendor in connection with the installation of a vending machine or payphone shall not constitute a subletting. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessor’s consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than
Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its
remedies for Lessee’s Default or Breach. 
 (c) Lessors consent to any assignment or subletting shall not constitute a consent to any
subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any
Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefore to
Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in writing, accompanied by
information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the
Premises, if any, together with a fee of $500 as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested.
(See also Paragraph 36) 
  

			
	                        		                        
	                        		                        
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 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such
assignment, entering into such sublease, or entering into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be
observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing.

 (g) Lessor’s consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the
Original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 
 12.3
Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or
not expressly incorporated therein: 
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on
any sublease, and Lessor may collect such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. In the
event that the amount collected by Lessor exceeds Lessee’s then outstanding obligations any such excess shall be refunded to Lessee. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the
collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a
written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and
shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall undertake
the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to
such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the sublessor under a
sublease shall also require the consent of Lessor. 
 (d) No sublessee shall further assign or sublet all or any part of the Premises without
Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who
shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 

(f) Fifty percent (50%) of any rent received by Lessee from Its Sublessee, less any market rate concessions or improvements in excess of
the rent paid in Paragraph 1.5 shall be immediately paid to Lessor. 
 12.4 Notwithstanding anything to the contrary in this
Paragraph 12, Lessee shall have the right, without consent of Lessor, to assign Lessee’s interest in this Lease, or sublease all or a portion of the Premises, to any person, corporation or other entity which (a) is a parent,
subsidiary or commonly-controlled affiliate of Lessee, (b) merges with Lessee, (c) acquires control of Lessee, (d) acquires all or substantially all of the assets of Lessee, or (e) results from any corporate reorganization of
Lessee. No other provisions in this Paragraph 12 shall apply to a transfer permitted under this Paragraph 12.4. 
 13. Default; Breach;
Remedies. 
 13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of
the terms, covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace
period: 
 (a) The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of
security, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
a third party, within five (5) days of when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period
of 3 business days following written notice to Lessee. 
                 (c)
The commission of waste, act or acts constituting public or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee. 

                (d) The failure by Lessee to provide (i) reasonable
written evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination,
(vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under Paragraph 41, (viii) material data safety sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably
require of Lessee under the terms of this Lease, where any such failure continues for a period of 10 days following written notice to Lessee. 

(e) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9
hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of Lessee’s Default is such
that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to completion. 

(f) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the benefit of creditors;
(ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a
trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the attachment,
execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event that any
provision of this subparagraph is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(g) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(h) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the
termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s
refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative
assurance or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in
case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits
or approvals. Lessee shall pay to Lessor an amount equal to 115% of the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor. In the event of a Breach, Lessor may, with or without further notice or demand,
and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 
  

			
	                        		                        
	                        		                        
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 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which
case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of termination; (ii) the
worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the
worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary
to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the
cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this
Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the
Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover
damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or
Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under
the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of
Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 

(b) Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or
assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession. 

(c) Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located. The
expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by
reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement Recapture. Any agreement for free or abated rent or other
charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are hereinafter referred to as “Inducement
Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any such Inducement Provision shall automatically be
deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately due and payable by
Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the provisions of
this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
 13.4 Late Charges. Lessee hereby
acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and
accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee,
Lessee shall immediately pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will
incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and
remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at
Lessor’s option, become due and payable quarterly in advance. 
 13.5 Interest. Any monetary payment due Lessor hereunder, other
than late charges, not received by Lessor, when due as to scheduled payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled
payments, or the 31st day after it was due as to non-scheduled payments. The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

                (a) Notice of Breach. Lessor shall not be deemed in
breach of this Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and
any Lender whose name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation
is such that more than 30 days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 

(b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after
receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent the actual and reasonable cost to perform such cure,
provided however, that such offset shall not exceed an amount equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to reimbursement from Lessor for any such expense in excess of such offset.
Lessee shall document the cost of said cure and supply said documentation to Lessor. 
 14. Condemnation. If the Premises or any portion thereof are
taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or
possession, whichever first occurs. If more than 10% of the floor area of the Unit, or more than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within
10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning
authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in
proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the
value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this
Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be
entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 

 

			
	                        		                        
	                        		                        
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 15. Brokerage Fees. 

15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the Brokers
otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires from Lessor any rights to the Premises or Other premises owned by Lessor and located within the Project, (c) if Lessee remains
in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the schedule of the Brokers in effect at the time of the execution of this Lease. 
 15.2 Assumption of Obligations.
Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If Lessor fails
to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s Broker may send
written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s Broker
shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it has had
no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 
 16. Estoppel
Certificates. 
 (a) Each Party (as “Responding Party”) shall within 10 days after written notice from the other
Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real
Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 

(b) If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may
execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s
performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding
Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 (c) If Lessor desires to finance, refinance, or
sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited
to Lessee’s financial statements for the past 3 years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 

17. Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to
the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by
credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the
obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way
affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word “days” as
used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. The obligations of Lessor under this Lease shall not
constitute personal obligations of Lessor, or its partners, members, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this
Lease, and shall not seek recourse against Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction. 

21. Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this
Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements between the Parties with respect to any matter
mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the
nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach
hereof by either Party. The liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by either Lessor or Lessee under this Lease or any amendment or modification hereto
shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable to any gross negligence or willful misconduct of
such Broker. 
 23. Notices. 
 23.1
Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service
Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that
Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute
Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing. 

23.2 Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of
delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 72 hours after the same is addressed as required herein and mailed with postage prepaid. Notices
delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it
shall be deemed received on the next business day. 
  

			
	                        		                        
	                        		                        
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 24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by
Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act
shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring
such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or
conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 

25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset
understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

(i) Lessor’s Agent. A Lessors agent under a listing agreement with the Lessor acts as the agent for the Lessor only. A
Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee and the Lessor:
a. Diligent exercise of reasonable skills and care in performance of the agent’s duties. b. A duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or
desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not
involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessors agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following affirmative
obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills and care in
performance of the agent’s duties. b. A duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within
the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. b. Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii).
In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the Lessee is
willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read all
agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 

(b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The Parties agree that no lawsuit or other
legal proceeding involving any breach of duty, error or omission relating to this Lease may be brought against Broker more than one year after the Start Date and that the liability (including court costs and attorneys’ fees), of any Broker with
respect to any such lawsuit and/or legal proceeding shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable to any gross
negligence or willful misconduct of such Broker. 
 (c) Buyer and Seller agree to identify to Brokers as “Confidential” any
communication or information given Brokers that is considered by such Party to be confidential. 
 26. No Right To Holdover. Lessee has no right to
retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the
expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 
 27. Cumulative
Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 

28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are both covenants and
conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and vice versa. This
Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

30. Subordination; Attornment; Non-Disturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of
trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect
to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the
relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Devise to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such
new owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of the new owner, this Lease will automatically become a new
lease between Lessee and such new owner, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations, except that such new owner shall not: (a) be
liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by
prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 
 30.3
Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a
“Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee
is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days 
  

			
	                        		                        
	                        		                        
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after the execution of this Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured
by the Premises. In the event that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a
Non-Disturbance Agreement. 
 30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the
execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably
required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If
any Party or Broker brings an action or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon,
shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party”
shall include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense.
The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees,
costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a
reasonable minimum per occurrence for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Showing Premises;
Repairs. Lessor and Lessor’s agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the purpose of showing the same to prospective
purchasers, lenders, or tenants, and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the
Premises and/or other premises as long as there is no material adverse effect on Lessee’s use of the Premises. All such activities shall be without abatement of rent or liability to Lessee. 

33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor
shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 
 34. Signs. Lessor may place on the
Premises ordinary “For Sale” signs at any time and ordinary “For Lease” signs during the last 6 months of the term hereof. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee
shall not place any sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. 
 35.
Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee,
shall automatically terminate any sublease or lesser estate in the .Premises; provided, however, that Lessor may elect to continue any one or all existing subtenancies. Lessor’s failure within 10 days following any such event to elect to
the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the termination of such interest 

36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other Party, such
consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other consultants’ fees) incurred in the
consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice
and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then
existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor
at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees with any determination made by the other hereunder
and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 

37. Guarantor. 
 37.1 Execution.
The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate Association,. 

        37.2 Default. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon
request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its
board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect. 

38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s part
to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 
 39.
Options. If Lessee is granted an option, as defined below, then the following provisions shall apply. 
 39.1 Definition.
“Option” shall mean: (a) the right to extend the term of or renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the
Premises or other property of Lessor; (c) the right to purchase or the right of first refusal to purchase the Premises or other property of Lessor. 

39.2 Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is personal to the original Lessee, and cannot be
assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or
subletting. 
 39.3 Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a later Option
cannot be exercised unless the prior Options have been validly exercised. 
 39.4 Effect of Default on Options. 

(a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or
effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of 30 days after
such Rent becomes due (without any necessity of Lessor to give notice thereof), or (ii) if Lessee commits a Breach of this Lease. 
  

			
	                        		                        
	                        		                        
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 40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not
include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their
property from the acts of third parties. 
 41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee,
such easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications,
maps, restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the
provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on
the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay. A Party who does not initiate suit for the recovery of sums paid “under protest” within 6 months shall be deemed to have waived its right to protest such payment. 

43. Authority; Multiple Parties; Execution. 

(a) If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing this
Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each Party shall, within 30 days after request, deliver to the other Party satisfactory evidence of such
authority. 
 (b) If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity shall be
jointly and severally liable hereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on the same
as if all of the named Lessees had executed such document 
 (c) This Lease may be executed by the Parties in counterparts, each of which
shall be deemed an original and all of which together shall constitute one and the same instrument. 
 44. Conflict. Any conflict between the printed
provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45.
Offer. Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all
Parties hereto. 
 46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As
long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing
or refinancing of the Premises. 
 47. Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR
PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT. 
 48. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation
and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is x is not attached to this Lease. 

49. Americans with Disabilities Act. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Lessee’s specific use of
the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Lessee’s use of the Premises requires modifications or additions to the Premises in order
to be in ADA compliance, Lessee agrees to make any such necessary modifications and/or additions at Lessee’s expense. 
 LESSOR AND LESSEE HAVE
CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS
OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 ATTENTION: NO
REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the
dates specified above their respective signatures. 
  

									
	Executed at: 		 				Executed: 		 
	On: 		 				On: 		 
			
	By LESSOR:				By LESSEE:
				
	Peter P Tong 		 				Spotlight Surgical, Inc.
			
	/s/ Peter Tong				
									
					
	By: 		/s/ Peter Tong				By: 		/s/ Ken Trauner
	Name Printed:		Peter P. Tong				Name Printed: 		Ken Trauner
	Title:		Owner				Title:		CEO
					
	By: 		 				By: 		/s/ Jonathan Gasson
	Name Printed:		 				Name Printed: 		Jonathan Gasson
	Title:		 				Title:		President
	Address:		 				Address:		394 Pacific Ave. 5th Floor
	 		 						San Francisco, CA 94111

  

			
	                        		                        
	                        		                        
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 PAGE 16 of 17 

					
	 				  

			
	Telephone:(        )                           
                                         
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	Facsimile:(        )                           
                                         
             				Facsimile:(        )                           
                                         
                           
	Federal ID
No.                                        
                                         
    		        		Federal ID
No.                                        
                                         
                  
			
	BROKER:				BROKER:
	 				  

	 				  

			
	Att:                                     
                                         
                             				Att:                                     
                                         
                                         
 
	Title:
                                        
                                         
                      				Title:                                    
                                         
                                        

	Address:                                     
                                         
                   				Address:                                     
                                         
                                
	  
				  

	Telephone:(        )                           
                                         
            				Telephone:(        
)                                         
                                         
          
	Facsimile:(        )                           
                                         
             				Facsimile:(        
)                                         
                                         
            
	Federal ID
No.                                        
                                         
    				Federal ID
No.                                        
                                         
                  

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to
make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 

(c)Copyright 1998 By AIR Commercial Real Estate Association. 

All rights reserved. 
 No
part of these works may be reproduced in any form without permission in writing. 
  

			
	                        		                        
	                        		                        
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 PAGE 17 of 17 

 

 
 ADDENDUM 

Date: October 29, 2007 
  

			
	By and Between (Lessor)		Peter P. Tong
		
	(Lessee)		Spotlight Surgical, Inc.

  

			
	Address of Premises:		39 Stillman Street/446 Bryant Street
			San Francisco, CA 94107

 Addendum to Lease dated October 29, 2007 between Peter P. Tong (Lessor) and Spotlight Surgical, Inc. (Lessee) for the property
commonly known as 39 Stillman Street/446 Bryant Street, San Francisco. 
 The Lease is hereby amended as follows: 

50. Signage: Lessee shall have signage rights on the western portion of the second floor of the building along Stillman Street. Lessee shall not place any
signs on the roof. Lessee shall obtain Lessor’s prior written consent for Signage. Lessee is responsible for obtaining any and or all City approval for Signage. 

51. Commission: Lessor shall pay HC&M Commercial Properties, Inc. a commission of Thirty One Thousand Five Hundred Dollars ($31,500.00) as consideration
for said Broker’s representation of Lessee for this Lease transaction. Lessor shall pay Walker Pacific, Inc. a commission of Fifteen Thousand Seven Hundred Fifty Dollars ($15,750.00) as consideration for said Broker’s representation of
Lessor for this Lease transaction, such amounts collectively referred to as the “Leasing Fee.” Fifty Percent (50%) of the commission to HC&M Commercial Properties, Inc. ($15,750.00) and the Walker Pacific, Inc. commission ($15,750.00)
shall be due and payable from Lessor upon Lease Execution. The remaining fifty percent (50%) of the Commission to HC&M Commercial Properties, Inc. ($15,750.00) shall be paid by Lessor on June 1, 2008. 

52. First Right of Refusal: Lessee shall have the first right to lease the balance of the second floor (3,000+/- square feet) anytime that the space is made
available during the lease term. 

  
 PAGE 1 of 1 

  
 

 
 RENT ADJUSTMENT(S) 

STANDARD LEASE ADDENDUM 
  

			
	Dated October 29, 2007   		
	By and Between(Lessor) Peter P. Tong		
		
	(Lessee)		Spotlight Surgical, Inc.
		
	Address of Premises:		 39 Stillman Street/446 Bryant Street
 San
Francisco, CA 94107

 Paragraph 53 
  

	A.	RENT ADJUSTMENTS: 

 The monthly rent for each month of the adjustment period(s) specified
below shall be increased using the method(s) indicated below: (Check Method(s) to be Used and Fill in Appropriately) 
  ̈ I. Cost of Living Adjustment(s) (COLA) 
 a. On (Fill in COLA
Dates):                                        
                                         
                                         
                               

 
  

the Base Rent shall be adjusted by the change, if any, from the Base Month specified below, in the Consumer Price Index of the Bureau of Labor Statistics of
the U.S. Department of Labor for (select one):  ̈ CPI W (Urban Wage Earners and Clerical Workers) or  ̈ CPI U (All Urban Consumers), for (Fill in Urban
Area): 
  
  

                          
                                         
                                         
                                    , All Items (1982-1984 = 100),
herein referred to as “CPI”. 
 b. The monthly rent payable in accordance with paragraph A.I.a. of this Addendum shall be
calculated as follows: the Base Rent set forth in paragraph 1.5 of the attached Lease, shall be multiplied by a fraction the numerator of which shall be the CPI of the calendar month 2 months prior to the month(s) specified in paragraph A.I.a. above
during which the adjustment is to take effect, and the denominator of which shall be the CPI of the calendar month which is 2 months prior to (select one): the  ̈ first month of the term of this
Lease as set forth in paragraph 1.3 (“Base Month”) or  ̈ (Fill in Other “Base Month”):
                                         
                   
                                         
                               . The sum so calculated shall constitute the new monthly
rent hereunder, but in no event, shall any such new monthly rent be less than the rent payable for the month immediately preceding the rent adjustment. 

c. In the event the compilation and/or publication of the CPI shall be transferred to any other governmental department or bureau or agency or
shall be discontinued, then the index most nearly the same as the CPI shall be used to make such calculation. In the event that the Parties cannot agree on such alternative index, then the matter shall be submitted for decision to the American
Arbitration Association in accordance with the then rules of said Association and the decision of the arbitrators shall be binding upon the parties. The cost of said Arbitration shall be paid equally by the Parties. 

 ̈ II. Market Rental Value Adjustment(s) (MRV) 

a. On (Fill in MRV Adjustment
Date(s):                                       
                                         
                                         
                
  

 
 the Base Rent shall be adjusted to the
“Market Rental Value” of the property as follows: 

                1) Four months prior to each Market Rental Value Adjustment
Date described above, the Parties shall attempt to agree upon what the new MRV will be on the adjustment date. If agreement cannot be reached within thirty days, then: 

(a) Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to establish the new MRV within the next 30 days.
Any associated costs will be split equally between the Parties, or 
 (b) Both Lessor and Lessee shall each immediately make a reasonable
determination of the MRV and submit such determination, in writing, to arbitration in accordance with the following provisions: 
 (i)
Within 15 days thereafter, Lessor and Lessee shall each select an  ̈ appraiser or  ̈ broker (“Consultant” - check one) of their choice to
act as an arbitrator. The two arbitrators so appointed shall immediately select a third mutually acceptable Consultant to act as a third arbitrator. 

(ii) The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a decision as to what the actual MRV for the
Premises is, and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall be binding on the Parties. The submitted MRV which is determined to be the closest to the actual MRV
shall thereafter be used by the Parties. 
  

			
	                        		                        
	                        		                        
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 PAGE 1 of 2 

 (iii) if either of the Parties fails to appoint an arbitrator within the specified 15 days, the
arbitrator timely appointed by one of them shall reach a decision on his or her own, and said decision shall be binding on the Parties. 

(iv) The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected, i.e., the one that is NOT the closest
to the actual MRV. 
 2) Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the month immediately
preceding the rent adjustment. 
 b. Upon the establishment of each New Market Rental Value: 

1) the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustments, and 

2) the first month of each Market Rental Value term shall become the new ‘Base Month’ for the purpose of calculating any further
Adjustments. 
 þ    III. Fixed Rental Adjustment(s) (FRA) 

The Base Rent shall be increased to the following amounts on the dates set forth below: 

 

			
	On (Fill in FRA Adjustment Date(s)):		The New Base Rent shall be:
	November 1, 2008		$14,583.00
	November 1, 2009		$15,167.00
	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

  

	B.	NOTICE: 

 Unless specified otherwise herein, notice of any such adjustments, other than
Fixed Rental Adjustments, shall be made as specified in paragraph 23 of the Lease. 
  

	C.	BROKER’S FEE: 

 The Brokers shall be paid a Brokerage Fee for each adjustment
specified above in accordance with paragraph 15 of the Lease. 
 NOTICE: These forms are often modified to meet changing requirements of law and industry
needs. Always write or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. 

Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 
  

			
	                        		                        
	                        		                        
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 PAGE 2 of 2 

  
 

 
 STANDARD OFFICE LEASE 

FLOOR PLAN 
 Property Address: 39 Stillman Street/
446 Bryant Street San Francisco, CA 94107 
  

			
	                        		                        
	                        		                        
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 RULES AND REGULATIONS FOR 

STANDARD OFFICE LEASE 
 Dated:
October 29, 2007 
 By and Between Peter P. Tong (Lessor) and Spotlight Surgical, Inc. (Lessee) 

GENERAL RULES 
 1. Lessee
shall not suffer or permit the obstruction of any Common Areas, including driveways, walkways and stairways. 
 2. Lessor reserves the right
to refuse access to any persons Lessor in good faith judges to be a threat to the safety and reputation of the Project and its occupants. 

3. Lessee shall not make or permit any noise or odors that annoy or interfere with other lessees or persons having business within the
Project. 
 4. Lessee shall not keep animals or birds within the Project, and shall not bring bicycles, motorcycles or other vehicles into
areas not designated as authorized for same. 
 5. Lessee shall not make, suffer or permit litter except in appropriate receptacles for that
purpose. 
 6. Lessee shall not alter any lock or install new or additional locks or bolts. 

7. Lessee shall be responsible for the inappropriate use of any toilet rooms, plumbing or other utilities. No foreign substances of any kind
are to be inserted therein. 
 8. Lessee shall not deface the walls, partitions or other surfaces of the Premises or Project. 

9. Lessee shall not suffer or permit anything in or around the Premises or Building that causes excessive vibration or floor loading in any
part of the Project. 
 10. Furniture, significant freight and equipment shall be moved into or out of the building only with the
Lessor’s knowledge and consent, and subject to such reasonable limitations, techniques and timing, as may be designated by Lessor. Lessee shall be responsible for any damage to the Office Building Project arising from any such activity. 

11. Lessee shall not employ any service or contractor for services or work to be performed in the Building, except as approved by Lessor. 

12. Lessor reserves the right to close and lock the Building on Saturdays, Sundays and Building Holidays, and on other days between the hours
of n/a P.M. and n/a A.M. of the following day. If Lessee uses the Premises during such periods, Lessee shall be responsible for securely locking any doors it may have opened for entry. 

13. Lessee shall return all keys at the termination of its tenancy and shall be responsible for the cost of replacing any keys that are lost.

 14. No window coverings, shades or awnings shall be installed or used by Lessee. 

15. No Lessee, employee or invitee shall go upon the roof of the Building. 

16. Lessee shall not suffer or permit smoking or carrying of lighted cigars or cigarettes in areas reasonably designated by Lessor or by
applicable governmental agencies as non-smoking areas. 
 17. Lessee shall not use any method of heating or air conditioning other than as
provided by Lessor. 
 18. Lessee shall not install, maintain or operate any vending machines upon the Premises without Lessor’s
written consent. 
 19. 19, The Premises shall not be used for lodging or manufacturing, cooking or food preparation. 

20. Lessee shall comply with all safety, fire protection and evacuation regulations established by Lessor or any applicable governmental
agency. 
 21. Lessor reserves the right to waive any one of these rules or regulations, and/or as to any particular Lessee, and any such
waiver shall not constitute a waiver of any other rule or regulation or any subsequent application thereof to such Lessee. 
 22. Lessee
assumes all risks from theft or vandalism and agrees to keep its Premises locked as may be required. 
 23. Lessor reserves the right to
make such other reasonable rules and regulations as it may from time to time deem necessary for the appropriate operation and safety of the Project and its occupants. Lessee agrees to abide by these and such rules and regulations. 

PARKING RULES 

1. Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles herein called
“Permitted Size Vehicles.” Vehicles other than Permitted Size Vehicles are referred to herein as “Oversized Vehicles.” 

2. Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers,
shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 

3. Parking stickers or identification devices shall be the property or Lessor and be returned to Lessor by the holder thereof upon
termination of the holder’s parking privileges. Lessee will pay such replacement charge as is reasonably established by Lessor for the loss of such devices. 

4. Lessor reserves the right to refuse the sale of monthly identification devices to any person or entity that willfully refuses to
comply with the applicable rules, regulations, laws and/or agreements. 
 5. Lessor reserves the right to relocate all or a
part of parking spaces from floor to floor, within one hour, and/or to reasonably adjacent offsite location(s), and to reasonably allocate them between compact and standard size spaces, as long as the same complies with applicable laws, ordinances
and regulations. 
 6. Users of the parking area will obey all posted signs and park only in the areas designated for
vehicle parking. 
 7. Unless otherwise, instructed, every person using the parking area is required to park and lock his
own vehicle. Lessor will not be responsible for any damages to vehicles, injury to persons or loss of property, all of which risks are assumed by the party using the parking area. 

8. Validation, if established, will be permissible only by such methods as Lessor and/or its licensee may establish at rates generally
applicable to visitor parking. 
 9. The maintenance, washing, waxing or cleaning of vehicles in the parking structure or
Common Areas is prohibited. 
 10. Lessee shall be responsible for seeing that all of its employees, agents and invitees
comply with the applicable parking rules, regulations, laws and agreements. 
 11. Lessor reserves the right to modify these
rules and/or adopt such other reasonable and non-discriminatory rules and regulations as it may deem necessary for the proper operation of the parking area. 

12. Such parking use as is herein provided is intended merely as a license only and no bailment is intended or shall be created
hereby. 
 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. 
 Telephone No.
(213) 687-8777. Fax No.: (213) 687-8616. 
  

			
	                        		                        
	                        		                        
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 PAGE 1 of 1 

  
 

 
 WORK LETTER TO STANDARD OFFICE LEASE 

Dated: October 29, 2007 
 By and between Peter P. Tong (Lessor)
and Spotlight Surgical, Inc. (Lessee) 
 The Premises shall be constructed in accordance with Lessor’s Standard Improvements, as follows: 

1. Partitions 
 n/a 

2. Wall Surfaces 
 Lessor has painted the Premises.

 3. Draperies/Windows 
 Lessor shall pay to
clean exterior and interior windows along both Stillman Street and Bryant Street. Lessor shall pay to replace any and or all broken or cracked windows. 

4. Carpeting/Flooring 
 Lessor to pay for and
replace existing carpet with Shaw Philadelphia Emphatic II 30 / 36. 
 Lessor to pay for replacing one bathroom’s flooring. 

5. Doors 
 n/a 

6. Electrical and Telephone Outlets 
 n/a 

7. Ceiling 
 n/a 

8. Lighting 
 Lessor to replace any and or all
burnt-out light bulbs/tubes. 
 9. Heating and Air Conditioning Ducts 

n/a 
 10. Sound Proofing 

n/a 
 11. Plumbing 

n/a 
 12. Entrance Doors 

n/a 
 13. Completion of improvements 

Lessor shall construct and complete improvements to the Premises in accordance with the plans and specifications prepared by n/a, dated n/a,
consisting of sheets n/a. (the “Improvements”) 
  

			
	                        		                        
	                        		                        
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 14. Preparation of Plans and Specifications 

Within n/a days after the date of this Lease Lessor shall prepare at its cost and deliver to Lessee for its approval n/a copies of preliminary
plans and specifications for the completion of the Premises, which plans and specifications shall itemize the work to be done by each party, including a cost estimate of any work required of Lessor in excess of Lessors Standard Improvements. Lessee
shall approve said preliminary plans and specifications and preliminary cost estimate or specify with particularity its objection thereto within n/a days following receipt thereof. Failure to so approve or disapprove within said period of time shall
constitute approval thereof. If Lessee shall reject said preliminary plans and specifications either partially or totally, and they cannot in good faith be modified within 10 days after such rejection to be acceptable to Lessor and Lessee, this
Lease shall terminate and neither party shall thereafter be obligated to the other party for any reason whatsoever having to do with this Lease, except that Lessee shall be refunded any security deposit or prepaid rent. The plans and specifications,
when approved by Lessee, shall supersede any prior agreement concerning the Improvement. 
 15. Construction. 

If Lessor’s cost of constructing the Improvements in the Premises exceeds the cost of Lessor’s Standard Improvements, Lessee shall
pay to Lessor in cash before the commencement of such construction a sum equal to such excess. 
 If the final plans and specifications are
approved by Lessor and Lessee and Lessee pays Lessor for such excess, then Lessor shall, at its sole cost and expense, construct the Improvements in accordance with said approved final plans and specifications and all applicable rules, regulations,
laws or ordinances. 
 16. Completion. 

16.1 Lessor shall obtain a building permit to construct the Improvements as soon as possible. 

16.2 Lessor shall complete the construction of the Improvements as soon as reasonably possible after the obtaining of necessary building
permits. 
 16.3 The term “Completion”, as used in this Work Letter, is hereby defined to mean the date the building department of
the municipality having jurisdiction of the Premises shall have made a final inspection of the Improvements and authorized a final release of restrictions on the use of public utilities in connection therewith and the same are in a broom-clean
condition. 
 16.4 Lessor shall use its best efforts to achieve Completion of the Improvements on or before the Commencement Date set forth
in the Lease or within 180 days after Lessor obtains the building permit from the applicable building department, whichever is later. 
 16.5
In the event that the Improvements or any portion thereof have not reached Completion by the Commencement Date, this Lease shall not be invalid, but rather Lessor shall complete the same as soon thereafter as is possible and Lessor shall not be
liable to Lessee for damages in any respect whatsoever. 
 16.6 If Lessor shall be delayed at any time in the progress of the construction of
the Improvements or any portion thereof by extra work, changes in construction ordered by Lessee, or by strikes, lockouts, fire, delay in transportation, unavoidable casualties, rain or weather conditions, governmental procedures or delay, or by any
other cause beyond Lessors control, then the Commencement Date established in the Lease shall be extended by the period of such delay. 
 17.
Term 
 Upon Completion of the Improvements as defined in paragraph 16.3 above, Lessor and Lessee shall execute an amendment to
the Lease setting forth the date that Lessor delivered possession of the Premises to Lessee as the Commencement Date of this Lease. 
 18. Work Done by
Lessee. 
 Any work done by Lessee shall be done only with Lessor’s prior written consent and in conformity with a valid building
permit and all applicable rules, regulations, laws and ordinances, and be done in a good and workmanlike manner of good and sufficient materials. All work shall be done only with union labor and only by contractors approved by Lessor, it being
understood that all plumbing, mechanical, electrical wiring and ceiling work are to be done only by contractors designated by Lessor. 
 19. Taking of
Possession of Premises. 
 Lessor shall notify Lessee of the estimated Completion date at least 10 days before said date. Lessee shall
thereafter have the right to enter the Premises to commence construction, of any Improvements Lessee is to construct and to equip and fixturize the Premises, as long as such entry does not interfere with Lessors work. Any entry by Lessee of the
Premises under this paragraph shall be under all of the terms and provisions of the Lease to which this Work Letter is attached. 
 20. Acceptance
of Premises 
 Lessee shall notify Lessor in writing of any items that Lessee deems incomplete or incorrect in order for the Premises to
be acceptable to Lessee within 10 days following the date that Lessor delivered possession of the Premises to Lessee. Lessee shall be deemed to have accepted the Premises and approved construction if Lessee does not deliver such a list to Lessor
within said number of days. 
 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to
make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. 

Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 
  

			
	                        		                        
	                        		                        
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 PAGE 2 of 2 

 

 
 OPTION(S) TO EXTEND 

STANDARD LEASE ADDENDUM 
  

			
	Dated October 29, 2007    		
	By and Between (Lessor) Peter P. Tong		
		
	(Lessee) 		Spotlight Surgical, Inc.
		
	Address of Premises: 		39 Stillman Street, 446 Bryant Street
			San Francisco, CA 94107

 Paragraph 54 
 A.
OPTION(S) TO EXTEND: 
 Lessor hereby grants to Lessee the option to extend the term of this Lease for one (1) additional thirty-six (36) month
period(s) commencing when the prior term expires upon each and all of the following terms and conditions: 
 (i) In order to exercise an
option to extend, Lessee must give written notice of such election to Lessor and Lessor must receive the same at least 6 but not more than 9 months prior to the date that the option period would commence, time being of the essence. If
proper notification of the exercise of an option is not given and/or received, such option shall automatically expire. Options (if there are more than one) may only be exercised consecutively. 

(ii) The provisions of paragraph 39, including those relating to Lessee’s Default set forth in paragraph 39.4 of this Lease, are
conditions of this Option. 
 (iii) Except for the provisions of this Lease granting an option or options to extend the term, all of the
terms and conditions of this Lease except where specifically modified by this option shall apply. 
 (iv) This Option is personal to the
original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and without the intention of thereafter assigning or subletting. 

(v) The monthly rent for each month of the option period shall be calculated as follows, using the method(s) indicated below: (Check Method(s)
to be Used and Fill in Appropriately) 
  ̈ I. Cost of Living Adjustment(s) (COLA) 

a. On (Fill in COLA Dates):
                                         
                                         
                                         
      the Base Rent shall 
  
  

be adjusted by the change, if any, from the Base Month specified below, in the Consumer Price Index of the Bureau of Labor Statistics of the U.S. Department of
Labor for (select one):  ̈ CPI W (Urban Wage Earners and Clerical Workers) or  ̈ CPI U (All Urban Consumers), for
(Fill in Urban Area): 
  
  

All Items (1982-1984 = 100), herein referred to as “CPI”. 

b. The monthly rent payable in accordance with paragraph A.I.a. of this Addendum shall be calculated as follows: the Base Rent set forth in
paragraph 1.5 of the attached Lease, shall be multiplied by a fraction the numerator of which shall be the CPI of the calendar month 2 months prior to the month(s) specified in paragraph A.I.a. above during which the adjustment is to take effect,
and the denominator of which shall be the CPI of the calendar month which is 2 months prior to (select one):  ̈ the first month of the term of this Lease as set forth in paragraph
1.3 (“Base Month”) or  ̈ (Fill in Other “Base Month”): 
  

 
 The sum so calculated shall constitute the new monthly
rent hereunder, but in no event, shall any such new monthly rent be less than the rent payable for the month immediately preceding the rent adjustment. 

        c. In the event the compilation and/or publication of the CPI shall be transferred to any other governmental
department or bureau or agency or shall be discontinued, then the index most nearly the same as the CPI shall be used to make such calculation. In the event that the Parties cannot agree on such alternative index, then the matter shall be submitted
for decision to the American Arbitration Association in accordance with the then rules of said Association and the decision of the arbitrators shall be binding upon the parties. The cost of said Arbitration shall be paid equally by the Parties. 

þ  II. Market Rental Value Adjustment(s) (MRV) 

a. On (Fill in MRV Adjustment Date(s)) November 1, 2010 the Base Rent shall be adjusted to the “Market Rental Value” of the property
as follows: 
 1) Four months prior to each Market Rental Value Adjustment Date described above, the Parties shall attempt to agree upon what
the new MRV will be on the adjustment date. If agreement cannot be reached, within thirty days, then: 
 (a) Lessor and Lessee shall
immediately appoint a mutually acceptable appraiser or broker to establish the new MRV within the next 30 days. Any associated costs will be split equally between the Parties, or 

 

			
	                        		                        
	                        		                        
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 (b) Both Lessor and Lessee shall each immediately make a reasonable determination
of the MRV and submit such determination, in writing to arbitration in accordance with the following provisions: 
 (i) Within 15 days
thereafter, Lessor and Lessee shall each select an  ̈ appraiser or þ broker (“Consultant” - check one) of their
choice to act as an arbitrator. The two arbitrators so appointed shall immediately select a third mutually acceptable Consultant to act as a third arbitrator. 

(ii) The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a decision as to what the actual MRV for the
Premises is, and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall be binding on the Parties. The submitted MRV which is determined to be the closest to the actual MRV
shall thereafter be used by the Parties. 
 (iii) If either of the Parties fails to appoint an arbitrator within the specified 15 days, the
arbitrator timely appointed by one of them shall reach a decision on his or her own, and said decision shall be binding on the Parties. 

(iv) The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected, ie. the one that is NOT the closest
to the actual MRV. 
 2) Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the month immediately
preceding the rent adjustment. 
 b. Upon the establishment of each New Market Rental Value: 

1) the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustments, and 

2) the first month of each Market Rental Value term shall become the new “Base Month” for the purpose of calculating any further
Adjustments. 
  ̈ III. Fixed Rental Adjustment(s) (FRA) 

The Base Rent shall be increased to the following amounts on the dates set forth below: 

 

			
	On (Fill in FRA Adjustment Date(s)):		The New Base Rent shall be:
	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

	  
		  

 B. NOTICE: 

Unless specified otherwise herein, notice of any rental adjustments, other than Fixed Rental Adjustments, shall be made as specified in
paragraph 23 of the Lease. 
 C. BROKER’S FEE: 

The Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance with paragraph 15 of the Lease.

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing
the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.  
 Telephone No. (213)
687-8777. Fax No.: (213) 687-8616. 
  

			
	                        		                        
	                        		                        
	INITIALS		INITIALS

  
 PAGE 2 of 2 

 Peter Tong 
 24
Barcelona Ave. 
 San Francisco, CA 94115 
 RE: 39 Stillman
Street 
 Dear Peter: 
 Invuity is pleased to submit the
following proposal to extend the lease of 39 Stillman Street premises in San Francisco with the following modified terms and conditions: 
  

			
	The Premises:		Approximately 7,000 square feet of related commercial space.
		
	Term:		One (1) year commencing November 1, 2010 – October 31, 2011 and the new rental rate will be effective April 1, 2010.
		
	Base Rental Rate:		Base rental rate shall commence at $14,000.00 (fourteen thousand) per month.
		
	Garbage:		Paid by Tenant.
		
	Structural Maintenance:		Responsibility of Landlord. Including but not limited to the roof, exterior walls, foundation and all other structural aspects of said property.
		
	Authorization:		Each of the undersigns hereby warrants that each has the express authority to sign for and on behalf of the person or entity that each purports to represent.
		
	Contingency:		This proposal is contingent upon obtaining Invuity Board approval.

 This letter shall represent a formal extension agreement to the original Lease. 

			
	Agreed and Accepted:		
		
	 /s/ Jonathan Gasson
		 5/6/2010

	Lessee		Date
		
	 /s/ Peter P. Tong
		 3/26/2010

	Lessor		Date

  

	
	Sincerely,
	
	Philip Sawyer
	Chief Executive Officer
	Invuity Inc.
	415.655.2123

  
 -2- 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is dated as of the 6 day of September, 2011, by and between Peter P. Tong
(“Landlord”) and Invuity, Inc., a California corporation (“Tenant”), with reference to the following facts and objectives: 

RECITALS 
 A. Landlord and
Tenant entered into a lease, dated as of October 29, 2007, as amended in 2010 by a letter agreement extending the term thereof through October 31, 2011 (as amended, the “Lease”), pertaining to premises consisting of approximately
7,000 square feet located at 39 Stillman Street, San Francisco, California (the “Premises”). 
 B. Landlord and Tenant desire to
amend the Lease to increase the size of the Premises and further extend the term of the Lease as set forth in this Amendment. 
 AGREEMENT

 NOW, THEREFORE, in consideration of good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged,
the parties hereto agree as follows: 
 1. Term. The Original Term of the Lease is hereby extended until January 31, 2014. 

2. Expansion Premises. The Premises shall be expanded to include the approximately 3,500 square foot premises shown on
Exhibit A attached hereto (the “Expansion Premises”) on the later of February 1, 2012 or the date upon which Landlord has delivered the Expansion Premises to Tenant free of all leases in vacant condition (the
“Expansion Date”). Landlord shall use commercially reasonable efforts to so deliver the Premises on February 1, 2012. 
 3.
Rent. Until the day before the Expansion Date, rent under the Lease shall continue to be $14,000 per month on a full service basis (excluding utilities and janitorial service within the Premises). On the Expansion Date, rent under the Lease
shall increase to $21,000 per month on a full service basis (excluding utilities and janitorial service within the Premises) and shall increase by 3% on the first anniversary of the Expansion Date. 

4. Security Deposit. Upon execution of this Amendment by both parties, Tenant shall pay to Landlord $84,000, which shall be held by
Landlord as an increased Security Deposit under the Lease; provided, however, the existing $14,000 Security Deposit will be applied by Landlord for the full payment of December 2011 rent and the increased Security Deposit shall be applied by
Landlord for the full payment of rent in each of June 2012, December 2012, June 2013 and December 2013. 
 5. Renewal
Option. Tenant shall have one option to extend the Original Term of the Lease by two years by delivering written notice thereof to Landlord not later than July 1, 2013. Such extension shall be on all of the terms of the Lease, as amended,
except that rent shall increase by 3% on the first day of the extension term and the first anniversary thereof. 

 6. Tenant Improvements. Within 60 days, Landlord shall install in the Premises two
additional bathroom stalls and sinks pursuant to plans reasonably acceptable to Tenant. Tenant shall promptly reimburse Landlord for its costs to perform such work up to $7,500. Subject to Landlord’s review of more detailed plans Tenant’s
compliance with the provisions of the Lease regarding alterations, Tenant shall have the right to construct the following alterations, and may surrender such alterations at the termination of the Lease: remove of the wall between the Premises and
the Expansion Premises; and replace a current window in the Expansion Premises with a loading door. 
 7. Signage. Tenant shall have
the right, at Tenant’s expense, to install signage on the side of the Building that faces Stillman Street. 
 8. Miscellaneous.
This Amendment, together with the Lease, constitutes the entire agreement between Landlord and Tenant regarding the Lease and the subject matter contained herein and supersedes any all prior and/or contemporaneous oral or written negotiations,
agreements or understandings. This Amendment shall be binding upon and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives, successors and assigns. No subsequent change or addition to this Amendment shall be
binding unless in writing and duly executed by both Landlord and Tenant. Except as specifically amended hereby, all of the terms and conditions of the Lease are and shall remain in full force and effect and are hereby ratified and confirmed.
Capitalized terms used but not defined in this Amendment shall have the meanings ascribed to such terms in the Lease. 
 IN WITNESS WHEREOF,
the parties have executed this Amendment, by their duly authorized signatories, as of the day and year first above written. 
  

			
	LANDLORD:
	
	 /s/ Peter P. Tong 9/6/2011

	Peter P. Tong
	
	TENANT:
	
	INVUITY, INC., a California corporation
		
	By		 /s/ Brett Robertson

	Name		Brett Robertson
	Title		VP Corporate Development

  
 -2- 

 THIRD AMENDMENT TO LEASE 

THIRD AMENDMENT TO LEASE (this “Amendment”) is dated as of the 10th day of Nov. 2012, by and
between Peter P. Tong (“Landlord”) and Invuity, Inc., a California corporation (“Tenant”), with reference to the following facts and objectives: 

RECITALS 
 A. Landlord and Tenant
entered into a lease, dated as of October 29, 2007, as amended in 2010 by a letter agreement extending the term thereof through October 31, 2011 (as amended, the “Lease”), pertaining to premises consisting of approximately 10500
square feet located at 39 Stillman Street, San Francisco, California (the “Premises”). 
 B. Landlord and Tenant desire to amend
the lease to Extend the term of the Lease as set forth in this Amendment. 
 AGREEMENT 

NOW, THEREFORE, in consideration of good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties
hereto agree as follows: 
 1. Term. The Original Term of the Lease is hereby extended from Fed. 1, 2014 to Jan. 31, 2016.

 2. Premises. The premises located at 39 Stillman Street, San Francisco, CA 94107. Approx. 10500 total square feet. 

3. Rent. Until the day before the Expansion Date, rent under the Lease shall continue to be $21630.00 per month on a full service basis
(excluding utilities and janitorial service within the Premises). On the Expansion Date, rent under the Lease shall increase to $22495.00 per month on a full service basis (excluding utilities and janitorial service within the Premises). 

4. Security Deposit. On or before, Sept. 15, 2013, Tenant shall pay to Landlord $89980.00 which shall be held by Landlord as an
increased Security Deposit under the Leases provided, Deposit shall be applied by Landlord for the full payment or rent July 2014, January 2015, July 2015 and January 2016. 

5. Renewal Option. Tenant shall have on option to extend the Original Term of the lease by two years by delivering written notice
thereof to Landlord not late then July 1, 2015. Such extension shall be on all of the terms of the Lease, as amended, except that rent shall increase by 8% on the first day of the extension term and the first anniversary thereof. 

6. Tenant Improvements. Tenant shall have the right to construct alterations, with the approve from owner and surrender such
alterations at the termination of the Lease. 

 7. Signage. Tenant shall have the right, at Tenant’s expense, to install signage on
the side of Building that faces Stillman Street. 
 8. Miscellaneous. This Amendment, Together with the Lease, Constitutes the entire
agreement between Landlord and Tenant regarding the Lease and the subject matter contained herein and supersedes any and all prior and/or contemporaneous oral or written negotiations, agreements or understandings. This Amendment shall be binding
upon and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives, successors and assigns. No subsequent change or addition to this Amendment shall biding unless in writing and duly executed by both Landlord and
Tenant. Except as specifically amended hereby, all of the terms and conditions of the Lease are and shall remain in full force and effect and are hereby ratified and confirmed. Capitalized terms used but not defined in this Amendment shall have the
meanings ascribed to such terms in the Lease. 
 IN WITNESS WHEREOF, the parties have executed this Amendment, by their duly authorized
signatories, as of the day and year first above written. 
  

			
	LANDLORD:
		
	 /s/ Peter P. Tong
		 11/10/2012

	Peter P. Tong		Date

  

			
	TENANT:
	
	INVUITY, INC., a California corporation
		
	By		 /s/ Michael J. Gandy

	Name: Michael J. Gandy
	Title: CFO

  
 -2-EX-10.6

 Exhibit 10.6 

OFFICE LEASE AGREEMENT 
 Between

 444 DE HARO - VEF VI, LLC, 
 a
Delaware limited liability company 
 (“Landlord”) 

And 
 INVUITY, INC. 

a California corporation 

(“Tenant”) 

 TABLE OF CONTENTS 

LEASE AGREEMENT 
  

									
	 	  	Page	 
	 Basic Lease Provisions
	  	 	iv	  
			
	 A.
	  	 Premises/Term/Possession
	  	 	1	  
				
		  	1.	  	 Premises
	  	 	1	  
		  	2.	  	 Lease Term/Early Access
	  	 	2	  
		  	3.	  	 Intentionally Omitted
	  	 	2	  
		  	4.	  	 Quiet Enjoyment
	  	 	2	  
			
	 B.
	  	 Rent/Payment/Security Deposit
	  	 	3	  
				
		  	5.	  	 Base Rent
	  	 	3	  
		  	6.	  	 Rent Payment
	  	 	3	  
		  	7.	  	 Operating Expenses/Taxes/Electricity Costs/Janitorial Expenses/Impositions
	  	 	3	  
		  	8.	  	 Late Charge
	  	 	9	  
		  	9.	  	 Partial Payment
	  	 	10	  
		  	10.	  	 Security Deposit
	  	 	10	  
		  	11.	  	 Letter of Credit
	  	 	11	  
			
	 C.
	  	 Use/Laws/Rules
	  	 	11	  
				
		  	12.	  	 Use of Premises
	  	 	11	  
		  	13.	  	 Compliance with Laws
	  	 	13	  
		  	14.	  	 Waste Disposal
	  	 	14	  
		  	15.	  	 Rules and Regulations
	  	 	14	  
			
	 D.
	  	 Services/Tenant Buildout
	  	 	14	  
				
		  	16.	  	 Services
	  	 	14	  
		  	17.	  	 Telecommunications and Data Equipment
	  	 	18	  
		  	18.	  	 Signs
	  	 	18	  
		  	19.	  	 Parking
	  	 	18	  
		  	20.	  	 Storage
	  	 	19	  
		  	21.	  	 Buildout Allowance and Tenant Finishes
	  	 	19	  
		  	22.	  	 Force Majeure
	  	 	19	  
			
	 E.
	  	 Repairs/Alterations/Casualty/Condemnation
	  	 	19	  
				
		  	23.	  	 Repairs By Landlord
	  	 	20	  
		  	24.	  	 Repairs By Tenant
	  	 	20	  
		  	25.	  	 Alterations and Improvements
	  	 	20	  
		  	26.	  	 Destruction or Damage
	  	 	21	  
		  	27.	  	 Eminent Domain
	  	 	22	  
		  	28.	  	 Damage or Theft of Personal Property
	  	 	23	  

  
 i 

									
			
	 F.
		 Insurance/Indemnities/Waiver/Estoppel
		 	23	  
				
			29.		 Insurance; Waivers
		 	23	  
			30.		 Indemnities
		 	25	  
			31.		 Acceptance and Waiver
		 	26	  
			32.		 Tenant’s Estoppel
		 	26	  
			
	 G.
		 Default/Remedies/Surrender/Holding Over
		 	26	  
				
			33.		 Notices
		 	26	  
			34.		 Abandonment of Premises
		 	26	  
			35.		 Default
		 	27	  
			36.		 Landlord’s Remedies
		 	27	  
			37.		 Service of Notice
		 	29	  
			38.		 Advertising
		 	29	  
			39.		 Surrender of Premises
		 	29	  
			40.		 Cleaning Premises
		 	29	  
			41.		 Liens
		 	29	  
			42.		 Holding Over
		 	30	  
			43.		 Attorney’s Fees
		 	30	  
			44.		 Mortgagee’s Rights
		 	30	  
			
	 H.
		 Landlord Entry/Assignment and Subletting
		 	32	  
				
			45.		 Entering Premises
		 	32	  
			46.		 [Intentionally Deleted]
		 	32	  
			47.		 Assignment and Subletting
		 	32	  
			
	 I.
		 Sale of Building; Limitation of Liability
		 	35	  
				
			48.		 Sale
		 	35	  
			49.		 Limitation of Liability
		 	35	  
			
	 J.
		 Brokers/Construction/Authority
		 	36	  
				
			50.		 Broker Disclosure
		 	36	  
			51.		 Definitions
		 	36	  
			52.		 Construction of this Agreement
		 	36	  
			53.		 No Estate In Land
		 	36	  
			54.		 Paragraph Title; Severability
		 	37	  
			55.		 Cumulative Rights
		 	37	  
			56.		 Waiver of Jury Trial
		 	37	  
			57.		 Entire Agreement
		 	37	  
			58.		 Submission of Agreement
		 	37	  
			59.		 Authority; Counterparts
		 	38	  
			60.		 Guaranty
		 	38	  
			61.		 Joint and Several Obligations
		 	38	  
			62.		 Name of Building
		 	38	  
			63.		 Governing Law
		 	38	  
			64.		 Obligations Independent
		 	38	  
			65.		 Exhibits
		 	38	  

  
 ii 

									
			66.		 Hazardous Substances Disclosure
		 	38	  
			67.		 OFAC and Anti-Money Laundering Compliance Certifications
		 	39	  
			68.		 No Recording
		 	40	  
			69.		 Financial Statements
		 	40	  
			70.		 Disclosure Pursuant to Section 1938 of the California Civil Code
		 	41	  
			71.		 Right of First Offer
		 	41	  
			72.		 Option to Renew
		 	42	  
			73.		 Right to Cure
		 	43	  
			
			 LIST OF EXHIBITS
				
			
	 A
		 Legal Description
				
	 B
		 Plan of Premises
				
	 C
		 Work Letter
				
	 D
		 Landlord’s Work
				
	 E
		 Substantial Completion/Acceptance Letter
				
	 F
		 Rules and Regulations
				
	 G
		 Environmental Reports
				
	 H
		 Approved Space Plan
				
	 I
		 Excluded Area
				

  
 iii 

 BASIC LEASE PROVISIONS 

The following sets forth the “Basic Lease Provisions”. In the event of any conflict between the terms of these Basic Lease
Provisions and the referenced Sections of the Lease, the referenced Sections of the Lease shall control. In addition to the following Basic Lease Provisions, all of the other terms and conditions and sections of the Office Lease Agreement
hereinafter set forth are hereby incorporated as an integral part of this Lease. 
  

					
	1.	  	Date of Lease: May 9, 2014 (“Lease Date”)
			
	2.	  	“Building” (See Section 1):	  	444 De Haro Street, San Francisco, CA 94107
			
	3.	  	“Premises” (See Section 1):	  	Suite: 110
		  		  	Floor: First
		  		  	Rentable Square Footage”: 38,135
		
	4.	  	Term (See Section 2): 120 full calendar months after the Commencement Date.
		
	5.  	  	Commencement Date: November 1, 2014, subject to Section 7 of the Work Letter. The 30 day period immediately prior to the Commencement Date is referred to herein as the “Move-In-Period”.
		
	6.	  	Base Rent (See Section 5):

  

									
	Lease Year	  	 Rate Per Rentable Square

Foot of Premises
	 	  	Monthly Installments	 
	 1
	  	$	52.00	  	  	$	165,251.67	  
	 2
	  	$	53.56	  	  	$	170,209.22	  
	 3
	  	$	55.17	  	  	$	175,325.66	  
	 4
	  	$	56.82	  	  	$	180,569.23	  
	 5
	  	$	58.52	  	  	$	185,971.68	  
	 6
	  	$	60.28	  	  	$	191,564.82	  
	 7
	  	$	62.09	  	  	$	197,316.85	  
	 8
	  	$	63.95	  	  	$	203,227.77	  
	 9
	  	$	65.86	  	  	$	209,297.59	  
	 10
	  	$	67.84	  	  	$	215,589.87	  

  

					
	7.	  	Rent Payment Address (See Section 5):	  	c/o Winthrop Management LP
		  		  	201 California Street, Suite 300
		  		  	San Francisco, CA 94111
			
	8.  	  	Base Year (See Section 7):	  	
			
		  	“Tax Base Year”:	  	2014
		  	“Operating Expense Base Year”:	  	2014

  
 iv 

					
	9.  	  	Tenant’s Share (See Section 7):	  	28.25%, determined by dividing the rentable square footage of the Premises divided by the rentable square footage of the Building (135,010 rsf).
			
	10.	  	Security Deposit (See Sections 10 and 11):	  	$1,089,944.34, initially, subject to reduction as provided in Section 10 below.
			
	11.	  	Parking Spaces (See Section 19):	  	18
			
	12.	  	Tenant Improvement Allowance (See Section 21):	  	$65.00 per rentable square foot, plus the Special Floor Allowance set forth in Section 15 of Exhibit “C”.
			
	13.	  	Landlord’s Broker (See Section 50):	  	Cornish & Carey Commercial Newmark Knight Frank
			
		  	Tenant’s Broker (See Section 50):	  	CBRE, Inc.
			
	14.	  	Notice Address (See Section 33):	  	

  

			
	 Landlord
	  	 Tenant

		
	 444 De Haro – VEF VI, LLC
 c/o Winthrop
Management LP
 201 California Street, Suite 300
 San Francisco,
CA 94111
 Attn: Daniel Cushing
 Fax No.: 415-247-2108

Email: dcushing@aresmgmt.com
  

With a copy to:
  

Levenfeld Pearlstein, LLC
 2 North LaSalle Street, Suite 1300

Chicago, Illinois 60602
 Attn: Thomas G. Jaros

Fax No: 312-346-8434
 Email: tjaros@lplegal.com
	  	 Prior to the Commencement Date:
  

Invuity, Inc.
 39 Stillman Street

San Francisco, CA 94107
 Attn: Brett Robertson, General Counsel
and Vice President, Corporate Development
 Fax No.: 415-223-8607

Email: brobertson@invuity.com
  

After the Commencement Date:
  

Invuity, Inc.
 444 De Haro Street, Suite 110

San Francisco, CA 94107
 Attn: Brett Robertson, General Counsel
and
 Vice President, Corporate Development
 Fax No.:
415-223-8607
 Email: brobertson@invuity.com

 [signature page immediately follows] 

  
 v 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this instrument as of the date set forth on
the first page hereof. 
  

											
	Landlord:		
		
	 444 DE HARO - VEF VI, LLC,
 a
Delaware limited liability company
		
			
	By:		444 De Haro Member, LLC,		
			a Delaware limited liability company, its sole member		
				
			By:		Value Enhancement Fund VI, L.P.,		
					a Georgia limited partnership, its sole member		
					
					By:		VEF Group Management, LLC,		
							a Delaware limited liability company,its manager		
						
							By:		 /s/ Joseph A. Hill
		
							Name:  Joseph A. Hill		
							Title:  Secretary		

 TENANT: 
  

			
	INVUITY, INC., a California corporation
		
	By:		 /s/ Philip Sawyer

	Name: 		Philip Sawyer
	Title:		CEO

 OFFICE LEASE AGREEMENT 

THIS OFFICE LEASE AGREEMENT (hereinafter called the “Lease”) is made and entered into as of the date appearing in the Basic
Lease Provisions by and between the Landlord and Tenant identified above. The Basic Lease Provisions are incorporated herein by this reference. 
 A.
Premises/Term/Possession 
 1. Premises. 

(a) Landlord does hereby rent and lease to Tenant and Tenant does hereby rent and lease from Landlord, for the purposes set forth in
Section 12(a) hereof, the Premises located in the Building identified in the Basic Lease Provisions, situated on the real property described in Exhibit “A” attached hereto (the “Property”), such Premises
as all further shown by diagonal lines on the drawing attached hereto as Exhibit “B” and made a part hereof by reference. The Premises shall be prepared for Tenant’s occupancy in the manner and subject to the provisions
of Exhibit “C” and Exhibit “D” attached hereto and made a part hereof. Landlord and Tenant agree that the number of rentable square feet described in Paragraph 3 of the Basic Lease Provisions
has been confirmed and conclusively agreed upon by the parties. No easement for light, air or view is granted hereunder or included within or appurtenant to the Premises. The parties hereto hereby acknowledge that the purpose of Exhibit
“B” is to show the approximate location of the Premises in the Building, only, and such Exhibit “B” is not meant to constitute an agreement, representation or warranty as to the construction of the Premises,
the precise area thereof or the specific location of any Common Areas (defined below), or the elements thereof or of the accessways to the Premises or the Building. The Property, the Building and the Common Areas are collectively referred to herein
as the “Project”. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises or the Building or with respect to the suitability of any of the
foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease or the Work Letter. Subject only to other provisions of this Lease (including Landlord’s obligation to complete the Landlord’s Work),
Tenant accepts the Premises on an AS IS condition as of the Lease Date. Notwithstanding the foregoing, Landlord warrants and represents that, as of the Delivery Date, (i) the Premises, the Building and the Project will comply with all Legal
Requirements, and (ii) the electrical, mechanical, HVAC, plumbing, sewer, elevator and other Building systems serving the Premises will be in good operating condition and repair. To the extent that Tenant discovers within six (6) months of
the Commencement Date that the foregoing warranty and representation was untrue, Landlord shall, promptly after written receipt of notice from Tenant, which must occur within six (6) months of the Commencement Date, remedy any non-compliance
with the foregoing sentence at Landlord’s sole cost and expense (and not as an Operating Expense). 
 (b) Tenant shall have the
non-exclusive right to use in common with other tenants in the Building, and subject to the rules and regulations referred to in this Lease, those portions of the Building which are provided, from time to time, for use in common by Landlord, Tenant
and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, or to be shared by Landlord
and certain tenants, are collectively referred to herein as the 

  
 -2- 

 
“Common Areas”). For purposes of clarity, Landlord and Tenant acknowledge that the area denoted on Exhibit “I” hereto as the “Excluded Area”
shall not be part of the Common Areas for purposes of this Lease. The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall be subject to such rules, regulations and
restrictions as Landlord may make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Building and the Common Areas so long as the same does not
unreasonably interfere with Tenant’s use of the Premises. 
 (c) Notwithstanding anything to the contrary contained herein, it is
acknowledged that Tenant may utilize the De Haro street lobby portion of the Common Areas (the “De Haro Lobby”) for the delivery of equipment to the Premises subject to the following conditions: (i) Tenant’s utilization of
the De Haro Lobby shall only be allowed if the freight lift of the Building cannot accommodate the delivery of such equipment; (ii) at least 24 hours prior notice is given to Landlord such that Landlord may control access and entry through the
De Haro Lobby; (iii) Landlord reserves the right to require Tenant’s use of the De Haro Lobby during off-peak or non-business hours; (iv) Tenant shall be responsible for all damage done to the De Haro Lobby or other Common Elements by
virtue of such use; (v) such equipment shall be brought through the De Haro Lobby only by means as reasonably approved by Landlord with proper wall and floor protection; and (vi) Tenant shall observe such other reasonable conditions or
restrictions as Landlord may impose on such use of the De Haro Lobby. 
 2. Lease Term/Early Access. 

(a) Tenant shall have and hold the Premises for the term (“Term”) identified in the Basic Lease Provisions commencing on the
Commencement Date, and shall terminate at midnight on the last day of the Term (the “Expiration Date”), unless sooner terminated or extended as hereinafter provided. Promptly following the Commencement Date, Landlord and Tenant
shall enter into a letter agreement in the form attached hereto as Exhibit “E”, specifying and/or confirming the Commencement Date and the Expiration Date. 

(b) Tenant shall have the right to access the Premises commencing on the Lease Date for the sole and limited purpose of completing the Tenant
Improvement Work in compliance with this Lease (including the Work Letter), to otherwise prepare the Premises for occupancy and, during the Move-In-Period, occupying the Premises. Tenant’s use, occupancy and access to the Premises for such
purposes shall be subject to all of the terms of the lease except the obligation to pay Rent (which obligation to pay Rent shall commence as otherwise set forth herein). 

3. Intentionally Omitted. 

4. Quiet Enjoyment. Tenant, upon payment in full of the required Rent and full performance of the terms, conditions, covenants
and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises during the Term hereof. Landlord shall not be responsible for the acts or omissions of any other tenant, Tenant or third party that may interfere
with Tenant’s use and enjoyment of the Premises. 

  
 -3- 

 B. Rent/Payment/Security Deposit. 

5. Base Rent. 
 (a)
Tenant shall pay to Landlord, at the address stated in the Basic Lease Provisions or at such other place as Landlord shall designate in writing to Tenant, annual base rent (“Base Rent”) in the amounts set forth in the Basic Lease
Provisions. The term “Lease Year”, as used in the Basic Lease Provisions and throughout this Lease, shall mean each and every consecutive twelve (12) month period during the Term of this Lease, with the first such twelve
(12) month period commencing on the Commencement Date; provided, however, if the Commencement Date occurs other than on the first day of a calendar month, the first Lease Year shall be that partial month in which the Commencement Date actually
occurs (the “Stub Month”) plus the first full twelve (12) months thereafter. 
 (b) Notwithstanding anything to the
contrary contained herein: (i) no Rent shall be payable during the Move-In Period, but Tenant shall otherwise observe all terms and provisions of this Lease during the Move-In Period; and (ii) the first three monthly installments of Base
Rent due during the first Lease Year (the “Abatement Period”) shall be abated and shall not be payable; provided, however, in the event this Lease is terminated as a result of a Default by Tenant beyond any applicable notice, cure
or grace period, Landlord may recover the unamortized portion of the abated rent for the Abatement Period (using a straight line amortization over 120 months and interest at 8%). 

6. Rent Payment. The Base Rent for each Lease Year shall be payable in equal monthly installments, due on the first day of
each calendar month, in advance, in legal tender of the United States of America, without abatement, demand, deduction or offset whatsoever. One full monthly installment of Base Rent shall be due and payable on the date of execution of this Lease by
Tenant and shall be applied to the first month’s Base Rent (after accounting for the Abatement Period), and a like monthly installment of Base Rent shall be due and payable on or before the first day of each calendar month following the
Abatement Period during the Term hereof (provided, that if the Commencement Date should be a date other than the first day of a calendar month, the monthly Base Rent installment paid on the date of execution of this Lease by Tenant shall be applied
first to the Stub Month, and the excess shall be applied as a credit against the next monthly Base Rent installment due after the Abatement Period and Tenant shall pay any amount remaining due on such Base Rent installment). Tenant shall pay, as
Additional Rent, all other sums due from Tenant to Landlord under this Lease (the term “Rent”, as used herein, means all Base Rent, Additional Rent and all other amounts payable hereunder from Tenant to Landlord). 

7. Operating Expenses/Taxes/Electricity Costs/Janitorial Expenses/Impositions. 

(a) Tenant agrees to reimburse Landlord throughout the Term, as Additional Rent hereunder, for Tenant’s Share (as defined below) of:
(i) the annual Operating Expenses (as defined below) in excess of the Operating Expenses for the Operating Expense Base Year set forth in the Basic Lease Provisions (hereinafter called the “Base Year Expense Amount” and the
Operating Expenses of a given year in excess of the Base Year Expense Amount is hereinafter called the “Excess Operating Expenses”); and (ii) the annual Taxes (as defined below) in excess of the Taxes

  
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for the Tax Base Year set forth in the Basic Lease Provisions (hereinafter called the “Base Year Tax Amount” and the Taxes of a given year in excess of the Base Year Tax Amount
is hereinafter called the “Excess Taxes”). The term “Tenant’s Share” as used in this Lease shall mean the percentage determined by dividing the Rentable Square Footage of the Premises by the rentable square
footage of the Building. Landlord and Tenant hereby agree that Tenant’s Share with respect to the Premises initially demised by this Lease is the percentage amount set forth in the Basic Lease Provisions. Tenant’s Share of Excess Operating
Expenses and Excess Taxes for any calendar year shall be equitably prorated for any partial year occurring during the Term. 
 (b)
“Operating Expenses” shall mean, without duplication, all of those expenses of operating, servicing, managing, maintaining and repairing the Property, Building, and all parking areas and all related Common Areas (as well as the
reasonable allocation by Landlord of any expenses incurred and related to facilities located on other property but serving the Property, if the Property is part of a project involving more than one building and/or property). Operating Expenses shall
include, without limitation, the following: (1) insurance premiums and deductible amounts, including, without limitation, for commercial general liability, “all risks” property, rent loss and other coverages carried by Landlord on the
Building and Property; (2) all costs related to the providing of water, heating, lighting, ventilation, air quality monitoring (if any), sanitary sewer, air conditioning and other utilities in the Building, excluding those utility charges
actually paid separately by Tenant (including Electricity Costs defined below) or any other tenants of the Building; (3) janitorial and maintenance expenses, including: (a) janitorial services and janitorial supplies and other materials
used in the operation and maintenance of the Building, excluding those janitorial charges actually paid separately by Tenant (including Janitorial Expenses defined below) or any other tenants of the Building; and (b) the cost of maintenance and
service agreements on equipment, window cleaning, grounds maintenance, pest control, security, trash removal, and other similar services or agreements; (4) management fees (or a charge equal to fair market management fees if Landlord provides
its own management services) and the market rental value of a management office; (5) the costs of capital improvements (a) which are intended to effect economies in the operation or maintenance of the Building (but not to exceed the
anticipated savings therefrom), or any portion thereof, or which is acquired to improve the safety of the Building or Property (b) which are replacements of nonstructural items located in the Common Areas required to keep the Common Areas in
good order or condition, or (d) that are required under any governmental law or regulation first becoming effective after the Commencement Date; provided, however, that any capital expenditure shall be amortized with interest over its useful
life as Landlord shall reasonably determine; (6) all services, supplies, repairs, replacements or other expenses directly and reasonably associated with servicing, maintaining, managing and operating the Building, including, but not limited to
the lobby, vehicular and pedestrian traffic areas and other common use areas; (7) wages and salaries of Landlord’s employees engaged in the maintenance, operation, repair and services of the Building, including taxes, insurance and
customary fringe benefits; (8) legal and accounting costs (but not including legal costs incurred in collecting delinquent rent from any occupants of the Property); (9) costs to maintain and repair the Building and Property;
(10) landscaping and security costs unless Landlord hires a third party to provide such services pursuant to a service contract and the cost of that service contract is already included in Operating Expenses as described above; (11) costs,
fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute Taxes;
and 

  
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(12) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation,
any covenants, conditions and restrictions affecting the property, and reciprocal easement agreements affecting the property, any parking licenses, and any agreements with transit agencies affecting the Property. 

(c) Operating Expenses shall specifically further exclude, however, the following: (i) costs of alterations of tenant spaces (including
all tenant improvements to such spaces); (ii) costs of capital improvements and expenditures, except as provided in item (5) of the preceding paragraph; (iii) depreciation, interest and principal payments on mortgages, and other debt
costs, if any; (iv) real estate brokers’ leasing commissions or compensation and advertising and other marketing expenses; (v) payments to affiliates of the Landlord for goods and/or services in excess of what would be paid to
non-affiliated parties for such goods and/or services in an arm’s length transaction; (vi) costs or other services or work performed for the singular benefit of another tenant or occupant (other than for Common Areas of the Building);
(vii) legal, space planning, construction, and other expenses incurred in procuring tenants for the Building or renewing or amending leases with existing tenants or occupants of the Building; (viii) costs of advertising and public
relations and promotional costs and attorneys’ fees associated with the leasing of the Building; (ix) any expense for which Landlord actually receives reimbursement from insurance, condemnation awards, other tenants or any other source;
(x) costs incurred in connection with the pursuit or consummation of the sale, financing, refinancing, mortgaging, or other change of ownership of the Building; (xi) all expenses in connection with the installation, operation and
maintenance of any observatory, broadcasting facilities, luncheon club, athletic or recreation club, cafeteria, dining facility, or other facility not generally available to all office tenants of the Building, including Tenant; (xii) Taxes;
(xiii) rental under any ground or underlying lease or leases; (xiv) legal fees in connection with disputes with any other occupant of the Building and costs arising from the violation by Landlord or any occupant of the Building (other than
Tenant), or their respective agents, employees or contractors, of any law or the terms and conditions of any lease or other agreement; (xv) costs occasioned by casualty or by the exercise of the power of eminent domain; and (xvi) costs
incurred in connection with the presence of any hazardous or toxic material (including the operation, maintenance and/or removal of the System), except any costs which Tenant is required to indemnify Landlord from pursuant to Section 12. To the
extent that the Operating Expenses for the Operating Expense Base Year do not include insurance expenses for earthquake or environmental insurance, and Landlord subsequently obtains such pursuant to the terms of this Lease, then Operating Expenses
for the Operating Expense Base Year shall be increased as if Landlord maintained and provided such insurance during the entirety of the Operating Expense Base Year. The Operating Expenses during the Operating Expense Base Year shall be deemed to be
increased as if the shuttle service set forth in Section 16(a)(xi) were provided throughout the entire Operating Expense Base Year. 

(d) “Taxes” shall mean all taxes and assessments of every kind and nature which Landlord shall become obligated to pay with
respect to each calendar year of the Term or portion thereof because of or in any way connected with the ownership, leasing, and operation of the Building and the Property, subject to the following: (i) the amount of ad valorem real and
personal property taxes against Landlord’s real and personal property to be included in Taxes shall be the amount required to be paid for any calendar year, notwithstanding that such Taxes are assessed for a

  
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different calendar year (the amount of any tax refunds received by Landlord during the Term of this Lease shall be deducted from Taxes for the calendar year to which such refunds are
attributable); (ii) the amount of special taxes and special assessments to be included shall be limited to the amount of the installments (plus any interest, other than penalty interest, payable thereon) of such special tax or special
assessment payable for the calendar year in respect of which Taxes are being determined; (iii) the amount of any tax or excise levied by the State or the City where the Building is located; any political subdivision of either, or any other
taxing body, on rents or other income from the Property (or the value of the leases thereon) to be included shall not be greater than the amount which would have been payable on account of such tax or excise by Landlord during the calendar year in
respect of which Taxes are being determined had the income received by Landlord from the Building [excluding amounts payable under this subparagraph (iii)] been the sole taxable income of Landlord for such calendar year; (iv) there shall be
excluded from Taxes all income taxes [except those which may be included pursuant to the preceding subparagraph (iii) above], excess profits taxes, franchise, capital stock, and inheritance or estate taxes; (v) Taxes shall also include
Landlord’s reasonable costs and expenses (including reasonable attorneys’ fees) in contesting or attempting to reduce any Taxes assessed for a different calendar year; and (vi) Tenant and Landlord acknowledge that Proposition 13
(“Proposition 13”) was adopted by the voters of the State of California in the June 1978 election and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection,
street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants and, in further recognition of the decrease in the level and quality of governmental services
and amenities as a result of Proposition 13, Taxes shall also include any governmental or private assessments or the contribution by the Building or such projects towards a governmental or private cost-sharing agreement for the purpose of augmenting
or improving the quality of services and amenities normally provided by governmental agencies. 
 (e) Notwithstanding anything to the
contrary set forth in this Lease, the amount of Taxes for the Tax Base Year shall be calculated: 
 (x) without taking into account any
decreases in real estate taxes obtained in connection with Proposition 8, and, therefore, the Taxes in the Base Year may be greater than those actually incurred by Landlord, but shall, nonetheless, be the Taxes due under this Lease; provided that
(i) any costs and expenses incurred by Landlord in securing any Proposition 8 reduction shall not be included in Operating Expenses or Taxes for purposes of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from
Taxes, but rather shall be the sole property of Landlord. Landlord and Tenant acknowledge that this subsection (x) is not intended to in any way affect (A) the inclusion in Taxes of the statutory two percent (2.0%) annual increase in
Taxes (as such statutory increase may be modified by subsequent legislation), or (B) the inclusion or exclusion of Taxes pursuant to the terms of Proposition 13, which shall be governed pursuant to the terms above; and 

(y) with inclusion of the actual amount of any supplemental assessment which is actually levied pursuant to Proposition 13 on account of the
performance of substantial improvements by the Landlord which were completed during calendar year 2013. 

  
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 (f) Landlord shall, on or before the Commencement Date and as soon as reasonably possible after
the commencement of each calendar year thereafter, provide Tenant with a statement of the estimated monthly installments of Tenant’s Share of Excess Operating Expenses and Excess Taxes which will be due for the remainder of the calendar year in
which the Commencement Date occurs or for the next ensuing calendar year, as the case may be. The failure of Landlord to timely furnish such statement for any calendar year shall not preclude Landlord from enforcing its rights to collect any
Additional Rent hereunder, nor shall Landlord be prohibited from revising any statement theretofore delivered to the extent necessary. Until a new statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant
shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Excess Taxes and Excess Operating Expenses set forth in the previous statement delivered by Landlord to Tenant. Landlord agrees to
keep books and records showing the Operating Expenses and Taxes in accordance with commercially reasonable accounting practices consistently maintained on a year-to-year basis in compliance with such provisions of this Lease as may affect such
accounts, and Landlord shall deliver to Tenant after the close of each calendar year (including the calendar year in which this Lease terminates), a statement (“Landlord’s Statement”) containing the following: (1) the
amount of any Excess Operating Expenses for such calendar year; (2) the amount of any Excess Taxes for such calendar year; and (3) Tenant’s Share of Excess Taxes and Excess Operating Expenses. Upon reasonable prior written request
given not later than ninety (90) days following the date Landlord’s Statement is delivered to Tenant, Tenant may audit the books, records and supporting documents of Landlord to the extent necessary to determine the accuracy of
Landlord’s Statement during normal business hours. If Tenant does not notify Landlord of any objection to Landlord’s Statement within the later of ninety (90) days after the later of delivery of Landlord’s Statement or thirty
(30) days after the delivery of such requested supporting documentation, Tenant shall be deemed to have accepted Landlord’s Statement as true and correct and shall be deemed to have waived any right to dispute the Excess Operating
Expenses, and Excess Taxes due pursuant to that Landlord’s Statement. Tenant shall bear the cost of such audit, unless such audit discloses that Landlord has overstated the Excess Taxes or Excess Operating Expenses, as the case may be, by more
than five percent (5%) of the actual amount of such costs, in which event Landlord shall pay the cost of Tenant’s audit. Landlord shall promptly refund any overcharges to Tenant. 

(i) Tenant shall pay to Landlord, together with its monthly payment of Base Rent as provided in Section 5 above, as Additional Rent
hereunder, the estimated monthly installment of Tenant’s Share of the Excess Operating Expenses and Excess Taxes for the calendar year in question. At the end of any calendar year, if Tenant has paid to Landlord an amount in excess of
Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year (as disclosed by the Landlord Statement), Landlord shall reimburse to Tenant any such excess amount (or shall apply any such excess amount to any amount then
owing to Landlord hereunder, and if none, to the next due installment or installments of Additional Rent due hereunder, at the option of Landlord). At the end of any calendar year if Tenant has paid to Landlord less than Tenant’s Share of
Excess Operating Expenses and Excess Taxes for such calendar year (as disclosed by the Landlord Statement), Tenant shall pay to Landlord any such deficiency within thirty (30) days after Tenant receives the annual statement. 

  
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 (ii) For the calendar year in which this Lease terminates and is not extended or renewed, the
provisions of this Paragraph shall apply, but Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year shall be subject to a pro rata adjustment based upon the number of days prior to the expiration of the Term of
this Lease. Tenant shall make monthly estimated payments of the pro rata portion of Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year (in the manner provided above) and when the actual prorated Tenant’s
Share of Excess Operating Expenses and Excess Taxes for such calendar year is determined, Landlord shall send Landlord’s Statement to Tenant for such year and if such Landlord Statement reveals that Tenant’s estimated payments for the
prorated Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year exceeded the actual prorated Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year, Landlord shall include a refund
for that amount along with the Landlord Statement (subject to offset in the event of a Default by Tenant hereunder). If Landlord’s Statement reveals that Tenant’s estimated payments for the prorated Tenant’s Share of Excess Operating
Expenses and Excess Taxes for such calendar year were less than the actual prorated Tenant’s Share of Excess Operating Expenses and Excess Taxes for such calendar year, Tenant shall pay the shortfall to Landlord within thirty (30) days
after the date of receipt of Landlord’s Statement. 
 (iii) If the Building is less than completely occupied throughout any calendar
year of the Term (including the Tax Base Year and Operating Expense Base Year), then the actual Taxes and Operating Expenses (as well as the Base Year Tax Amount and the Base Year Expense Amount) which vary with occupancy levels in the Building
(e.g. freight lift maintenance, elevator maintenance, management fees) shall be increased to the amount of Taxes and Operating Expenses which Landlord reasonably determines would have been incurred during that calendar year if the Building had been
completely occupied throughout such calendar year. If the provisions of this subsection are applied in any calendar year, the Base Year Taxes and Base Year Expense Amount shall likewise be adjusted to reflect such level of occupancy. 

(g) In addition to the monthly rental and other charges to be paid by Tenant under this Lease, Tenant shall pay Landlord for all of the
following items (collectively, “Impositions”): (i) taxes, other than local, state, and federal personal or corporate income taxes measured by the net income of Landlord; (ii) assessments, including without limitation, all
assessments for public improvements, services, or benefits, irrespective of when commenced or completed; (iii) excises; (iv) levies; (v) business taxes; (vi) license, permit, inspection, and other authorization fees;
(vii) transit development fees; (viii) assessments or charges for housing funds; (ix) service payments in lieu of taxes and; (x) any other fees or charges that are levied, assessed, confirmed, or imposed by a public authority;
provided, however, that Impositions shall not include amounts otherwise included in Operating Expenses or Taxes. Tenant is obligated to pay the foregoing Impositions only to the extent that such Impositions are (a) on, measured by, or
reasonably attributable to, the cost or value of Tenant’s equipment, furniture, fixtures, and other personal property located in the Premises, or the cost or value of any leasehold improvements made to the Premises by or for Tenant, regardless
of whether title to the improvements shall be in Tenant or Landlord; (b) based on or measured by the monthly rental or other charges payable under this Lease, including without limitation, any gross receipts tax levied by a municipality, the
State of California, the Federal Government, or any other governmental body with respect to the receipt of the rental; (c) based on the development, possession, leasing, operation, management, maintenance, alteration, repair, use, or occupancy
by 

  
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Tenant of the Premises or any portion of the Premises; or (d) on this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
Premises. If it is unlawful for Tenant to reimburse Landlord for the Impositions, but lawful to increase the monthly rental to take into account Landlord’s payment of the Impositions, the monthly rental payable to Landlord shall be revised to
net Landlord the same net return without reimbursement of the Impositions as would have been received by Landlord with reimbursement of the Impositions. 

(h) In addition to the monthly rental and other charges to be paid by Tenant under this Lease, Tenant shall pay Landlord all of those costs and
expenses of every kind and nature whatsoever which Landlord shall incur in connection with providing various electricity and power services to the Premises (“Electricity Costs”) or any portion thereof with respect to each calendar
year of the Term or portion thereof. The electricity and power provided to the Premises shall be separately metered. For purposes of clarity, it is agreed that Tenant shall pay the entirety of all Electricity Costs and not simply Tenant’s Share
thereof. 
 (i) In addition to the monthly rental and other charges to be paid by Tenant under this Lease, Tenant shall pay Landlord all
janitorial expenses incurred to clean the Premises (“Janitorial Expenses”). All janitorial services shall be performed by the janitorial service company designated by Landlord as providing services to the Building so long as such
service is competitively priced and is of a quality reasonably acceptable to Tenant, except that the janitorial service company shall bill Tenant directly for Janitorial Expenses incurred with respect to the Premises. Notwithstanding the foregoing,
Tenant shall have the right to hire a Tenant’s Janitor (defined below) to provide janitorial service for the clean room within the Premises at Tenant’s sole cost and expense. For purposes of clarity, it is agreed that Tenant shall pay the
entirety of all Janitorial Expenses and not simply Tenant’s Share thereof. If Tenant objects to cost or identity of the Landlord’s janitorial service, Tenant may contract with its own janitorial service (a “Tenant’s
Janitor”) to provide janitorial service for the Premises provided that: (i) the identity of Tenant’s Janitor is reasonably acceptable to Landlord and shall provide insurance in favor of Landlord comparable to the other janitorial
service providers in the Building, (ii) Tenant shall enter into any contract for such services in its name directly with Tenant’s Janitor and Landlord shall have no liability therefor; (iii) Tenant shall pay any and all costs of
Tenant’s Janitor; and (iv) Tenant’s Janitor shall agree to perform a scope of janitorial services consistent with those required for first class building (as reasonably approved by Landlord) in advance of executing the janitorial
service contract. In such an event, Tenant’s indemnity under Section 30 shall extend to the acts and omissions of the Tenant’s Janitor. 

8. Late Charge. Other remedies for non-payment of Rent notwithstanding, if any monthly installment of Base Rent or
Additional Rent is not received by Landlord on or before the date due, or if any payment due Landlord by Tenant which does not have a scheduled due date is not received by Landlord on or before the tenth (10th) day following the date Tenant was
invoiced, a late charge of five percent (5%) of such past due amount shall be immediately due and payable as Additional Rent and interest shall accrue on all delinquent amounts from the date past due until paid at the lower of a rate of ten
percent (10%) per annum from the date such payment is due until paid, or the highest rate permitted by applicable law. Notwithstanding the foregoing, Tenant shall be entitled to one (1) notice of nonpayment and five (5)-day cure period for
each calendar year before any such late charges shall accrue. 

  
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 9. Partial Payment. No payment by Tenant or acceptance by Landlord of an
amount less than the Rent herein stipulated shall be deemed a waiver of any other Rent due. No partial payment or endorsement on any check or any letter accompanying such payment of Rent shall be deemed an accord and satisfaction, but Landlord may
accept such payment without prejudice to Landlord’s right to collect the balance of any Rent due under the terms of this Lease or any late charge assessed against Tenant hereunder. 

10. Security Deposit. 

(a) Within ten (10) business days of the Lease Date, Tenant shall pay Landlord the amount identified as the Security Deposit in the Basic
Lease Provisions (hereinafter referred to as “Security Deposit”) as evidence of good faith on the part of Tenant in the fulfillment of the terms of this Lease, which shall be held by the Landlord during the Term of this Lease, or
any renewal thereof. Under no circumstances will Tenant be entitled to any interest on the Security Deposit. 
 (b) Provided no Default shall
be then continuing and further provided that Tenant shall not have previously defaulted on the payment of Base Rent (beyond any applicable grace period) more than once per each calendar year: (i) the Security Deposit shall be reduced to the
amount of $908,286.95 on and as of the first day of the third Lease Year; (ii) the Security Deposit shall be reduced to the amount of $726,629.56 on and as of the first day of the fourth Lease Year; and (iii) the Security Deposit shall be
reduced to the amount of $544,972.17 on and as of the first day of the fifth Lease Year and such amount shall not be further reduced for the balance of the Term. If Landlord shall be required to so reduce the Security Deposit as provided above, then
Landlord shall return any cash portion of the Security Deposit then held by Landlord in excess of such amount or (if a Letter of Credit shall serve as the Security Deposit pursuant to Section 11), then Landlord shall reasonably cooperate with
Tenant (at no cost to Landlord) in Tenant’s efforts to have the Letter of Credit amended or replaced to reflect the amount of the then required Security Deposit amount. 

(c) The Security Deposit may be used by Landlord, at its discretion, (i) to apply to any amount owing to Landlord hereunder then in
Default, (ii) to perform any obligation of the Tenant hereunder which is not timely performed by Tenant after the expiration of applicable notice and cure periods; or (iii) to pay the expenses of repairing any damage to the Premises caused
by Tenant, except natural wear and tear occurring from normal use of the Premises and except damage from casualty or condemnation, which exists on the day Tenant vacates the Premises, but this right shall not be construed to limit Landlord’s
right to recover additional sums from Tenant for damages to the Premises. 
 (d) If Landlord applies all or any portion of the Security
Deposit to the performance of Tenant’s obligations hereunder upon a Default by Tenant hereunder, Tenant shall, upon ten (10) days’ notice thereof, pay such sums to Landlord as were applied by Landlord and reestablish the Security
Deposit in the amount set forth in the Basic Lease Provisions. If there are no payments to be made from the Security Deposit as set out in this paragraph, or if there is any balance of the Security Deposit remaining after all payments have been
made, the Security Deposit, or such balance thereof remaining, will be refunded to the Tenant within thirty days after the expiration or earlier termination of this Lease. 

  
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 (e) Tenant hereby waives the benefit of the provisions of California Civil Code
Section 1950.7. In no event shall Tenant be entitled to apply the Security Deposit to any Rent due hereunder. In the event of an act of bankruptcy by or insolvency of Tenant, or the appointment of a receiver for Tenant or a general assignment
for the benefit of Tenant’s creditors, then the Security Deposit shall be deemed immediately assigned to Landlord. The right to retain the Security Deposit shall be in addition and not alternative to Landlord’s other remedies under this
Lease or as may be provided by law and shall not be affected by summary proceedings or other proceedings to recover possession of the Premises. Upon sale or conveyance of the Building, Landlord shall transfer or assign the Security Deposit to the
successor Landlord, and upon such transfer all liability of the transferring Landlord for the Security Deposit shall terminate. Landlord shall be entitled to commingle the Security Deposit with its other funds. 

11. Letter of Credit. In lieu of the cash deposit described in Section 10 of the Lease, Tenant may, upon signing this
Lease (or at any time thereafter to replace the cash deposit), deliver or cause to be delivered to Landlord an irrevocable and unconditional letter of credit (the “Letter of Credit”) governed by the Uniform Customs and Practice for
Documentary Credits (1993 revisions), International Chamber of Commerce Publication No. 500, as revised from time to time, in the amount of the security deposit, issued to Landlord, as beneficiary, in form and substance satisfactory to
Landlord, by a bank (an “Approved Bank”) approved by Landlord qualified to transact banking business in California with an office in either the City and County of San Francisco or the County of Santa Clara at which drafts drawn on
the Letter of Credit may be presented for payment. The full amount of the Letter of Credit shall be available to Landlord upon presentation of Landlord’s sight draft accompanied only by the Letter of Credit and Landlord’s signed statement
that Landlord is entitled to draw on the Letter of Credit pursuant to this Lease. Tenant shall maintain the Letter of Credit throughout the duration of the Term of this Lease and the right to draw thereunder shall be transferred or assigned by
Landlord to any successor Landlord under this Lease. Tenant shall pay any fees related to the issuance, amendment or transfer of the Letter of Credit, including without limitation, any transfer fees. The Letter of Credit shall also provide that it
shall be deemed automatically renewed, without amendment, for consecutive periods of one (1) year each during the term of this Lease (plus a period of thirty (30) days after the Expiration Date), unless the Approved Bank sends written
notice (“Issuer Notice”) to Landlord by any method specified in Section 33 of this Lease, not less than sixty (60) days next preceding the then expiration date of the Letter of Credit that it elects not to have such Letter
of Credit renewed. If Landlord receives an Issuer Notice, and not later than thirty (30) days prior to the expiry date of the Letter of Credit Tenant fails to furnish Landlord with a replacement Letter of Credit pursuant to the terms and
conditions of this Section 11, then Landlord shall have the right to draw the full amount of the Letter of Credit, by sight draft, and shall hold the proceeds of the Letter of Credit as a cash Security Deposit pursuant to the terms and
conditions of Section 10 of this Lease. 
 C. Use/Laws/Rules. 

12. Use of Premises. 

(a) Tenant may use and occupy the Premises for pilot manufacturing, general office purposes, research and development, shipping, receiving and
distribution (the “Permitted Use”) and for no other purpose. Notwithstanding the foregoing, the Premises shall not be used for 

  
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any illegal purpose, nor in violation of any valid regulation of any governmental body, nor in any manner to create any nuisance or trespass (including vibration, emissions or noise from pilot
manufacturing equipment that affect any area outside of the Premises), nor in any manner which will void the insurance. Further, if the Permitted Use shall result in an increase the rate of insurance on the Premises or the Building, such shall be
paid for solely by Tenant. 
 (b) Tenant shall not cause or permit the receipt, storage, use, location or handling on the Property (including
the Building and Premises) of any product, material or merchandise which is explosive, highly inflammable, or a “hazardous or toxic material,” as that term is hereafter defined, except to the extent: (i) such is reasonably required
for the Permitted Use at the Premises; (ii) Tenant provides Landlord with prior written notice of its intention to bring hazardous or toxic materials upon the Premises; (iii) Landlord approves such hazardous or toxic materials in writing
(which may be granted or withheld in Landlord’s sole discretion and which may be subject to such controls as Landlord may reasonably impose with respect thereto); and (iv) in all event Tenant’s activities with respect to such
hazardous or toxic materials must in all events be at all times in compliance with applicable laws, ordinances and regulations. “Hazardous or toxic material” shall include all materials or substances which have been determined to be
hazardous to health or the environment and are regulated or subject to all applicable laws, rules and regulations from time to time, including, without limitation hazardous waste (as defined in the Resource Conservation and Recovery Act); hazardous
substances (as defined in the Comprehensive Emergency Response, Compensation and Liability Act, as amended by the Superfund Amendments and Reauthorization Act); gasoline or any other petroleum product or by-product or other hydrocarbon derivative;
toxic substances, (as defined by the Toxic Substances Control Act); insecticides, fungicides or rodenticide, (as defined in the Federal Insecticide, Fungicide, and Rodenticide Act); mold, asbestos and radon and substances determined to be hazardous
under the Occupational Safety and Health Act or regulations promulgated thereunder. Notwithstanding the foregoing, Tenant shall not be in breach of this provision as a result of the presence in the Premises of minor amounts of hazardous or toxic
materials which are in compliance with all applicable laws, ordinances and regulations and are either customarily present in a general office use (e.g., copying machine chemicals and kitchen cleansers). 

(c) Notwithstanding subsection (b) above, Tenant shall be permitted to store and use small quantities of hazardous or toxic materials
required for Tenant’s business operations including, without limitation, adhesives, decontaminants, isopropyl alcohol, non-toxic petroleum products (such as plastic resins) and the like (collectively “Operational Substances”),
subject to the following: (i) the use and storage of all Operational Substances shall be in all events be at all times in compliance with applicable laws, ordinances and regulations; (ii) Tenant shall store amounts of Operational
Substances only in such reasonable quantities as may be necessary for its Permitted Use; and (iii) Tenant shall provide Landlord with a detailed list of all Operational Substances located with this Premises (and the approximate quantities
thereof) upon demand from Landlord. 
 (d) Without limiting in any way Tenant’s obligations under any other provision of this Lease,
Tenant and its successors and assigns shall indemnify, protect, defend (with counsel reasonably satisfactory to Landlord) and hold Landlord, its property manager, partners, officers, directors, shareholders, employees, agents, attorneys, lenders,
contractors and each of their respective successors and assigns (the “Indemnified Parties”) harmless from any and all claims, damages, liabilities, losses, costs and expenses of any nature whatsoever, known or unknown,

  
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contingent or otherwise (including, without limitation, reasonable attorneys’ fees, litigation, arbitration and administrative proceedings costs, expert and consultant fees and laboratory
costs, as well as damages arising out of the diminution in the value of the Premises or any portion thereof, damages for the loss of the Premises, damages arising from any adverse impact on the marketing of space in the Premises, and sums paid in
settlement of claims), which arise during or after the Term in whole or in part as a result of the presence or suspected presence of any hazardous or toxic materials (including Operational Substances), in, on, under, from or about the Premises due
to Tenant’s acts or omissions, on or about the Premises, unless such claims, damages, liabilities, losses, costs and expenses arise out of or are caused by the negligence or willful misconduct of any of the Indemnified Parties. 

(e) Except as set forth in the environmental reports delivered to Tenant set forth in Exhibit “G”, which collectively
describe a condition (the “Existing Condition”) which resulted in the installation of the System (as defined in Section 66 herein), to the best knowledge of Landlord: (i) no hazardous or toxic material is present in the
Premises, the Building or at the Project or the soil, surface water or groundwater thereof, (ii) no underground storage tanks are present on the Project, and (iii) no action, proceeding or claim is pending or threatened regarding the
Building or the Project concerning any hazardous or toxic material or pursuant to any applicable Legal Requirements. 
 (f) Subject to all of
the provisions of this Lease, and Landlord’s right to temporarily restrict access from time to time for health and safety purposes, Tenant shall have access to the Premises, the Building and the parking facilities 24 hours per day, 7 days per
week, 52 weeks per year. 
 (g) Under no circumstance shall Tenant be liable for, and Landlord shall indemnify, defend, protect and hold
harmless Tenant, its agents, contractors, shareholders, directors, successors, representatives, and assigns from and against, all losses, costs, claims, liabilities and damages, including without limitation, attorneys’ fees and costs, arising
out of or in connection with any hazardous or toxic material present at any time in, on or about the Building, the Project, or the soil, air, improvements, groundwater or surface water thereof, or the violation of any applicable Legal Requirements,
except to the extent that any of the foregoing actually results from hazardous or toxic material released by Tenant or brought onto the Premises, the Building or the Project by Tenant, its subtenants or their agents or employees (including
Operational Substances). 
 13. Compliance with Laws. 

(a) Tenant shall operate within the Premises and the Building in compliance with all applicable federal, state, and municipal laws, ordinances
and regulations (including, without limitation, the Americans with Disabilities Act) (collectively “Legal Requirements”) applicable to Tenant’s use or occupancy of, or business conducted in, the Premises, and shall maintain the
Premises and all portions thereof in compliance with all applicable Legal Requirements. Tenant shall not knowingly, directly or indirectly, make any use of the Premises or the Building which is prohibited by any such Legal Requirements. Landlord
makes no representation or warranty that the Permitted Use is permitted under such Legal Requirements. 

  
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 (b) Notwithstanding the foregoing in subsection (a), Tenant shall not be responsible for making
any capital improvements to the Premises except to the extent such changes are necessitated by (i) Tenant’s unique or particular manner of use or occupancy of, or business conducted in, the Premises, (ii) any alterations installed or
conditions created by Tenant or Tenant’s employees, agents, contractors, licensees, invitees, officers, directors or members, or (iii) any event of Default by Tenant. In the event that Tenant is responsible for making structural changes to
the Premises as a result any of the scenarios set forth in items (i), (ii) or (iii) above, Tenant shall (after obtaining Landlord’s approval of the plans therefor) perform such structural changes at its sole expense, or, at
Landlord’s election, Landlord may perform such structural changes at Tenant’s expense. The judgment of any court of competent jurisdiction, or the admission of Tenant in any action or proceeding involving Tenant, whether or not Landlord is
party thereto, that Tenant is in non-compliance with any Legal Requirement shall be conclusive of that fact. 
 14. Waste
Disposal. 
 (a) All normal trash and waste (i.e., waste that does not require special handling pursuant to subparagraph
(b) below) shall be disposed of through the janitorial service and paid for by Tenant as part of the Janitorial Expenses. 
 (b) Tenant
shall be responsible for the removal and disposal of any waste generated or released by Tenant which is deemed by any governmental authority having jurisdiction over the matter to be hazardous or infectious waste or waste requiring special handling,
such removal and disposal to be in accordance with any and all applicable governmental rules, regulations, codes, orders or requirements. Tenant agrees to separate and mark appropriately all waste to be removed and disposed of through the janitorial
service pursuant to (a) above and hazardous, infectious or special waste generated or released by Tenant to be removed and disposed of by Tenant pursuant to this subparagraph (b). Tenant hereby indemnifies and holds harmless Landlord from and
against any loss, claims, demands, damage or injury Landlord may suffer or sustain as a result of Tenant’s failure to comply with the provisions of this subparagraph (b). 

15. Rules and Regulations. The rules and regulations in regard to the Building, a copy of which is attached hereto as
Exhibit “F,” and all reasonable rules and regulations and modifications thereto which Landlord may hereafter from time to time adopt and promulgate after notice thereof to Tenant, for the government and management of
the Building, are hereby made a part of this Lease and shall during the Term be observed and performed by Tenant, its agents, employees and invitees. Landlord shall apply such rules and regulations in a nondiscriminatory manner. 

D. Services/Tenant Buildout. 
 16.
Services. 
 (a) The normal business hours of the Building shall be from 7:00 A. M. to 6:00 P.M. on Monday through Friday, and
at such other hours and times as determined by Landlord to be required for the majority of the occupants of the Building, exclusive of Building holidays as reasonably designated by Landlord (“Building Holidays”). Initially and until
further notice by 

  
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Landlord to Tenant, the Building Holidays shall be: New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving (and the day after Thanksgiving) and Christmas. Landlord shall
furnish the following services during the normal business hours of the Building except as noted: 
 (i) Elevator service for passenger needs
at all times, and for delivery needs during normal business hours; 
 (ii) Condenser water for Tenant’s air conditioning in amounts
reasonably adequate to cool the Premises, in accordance with the regulations of governmental authorities having jurisdiction over the Building; 

(iii) Hot and cold running water for all restrooms and lavatories and tepid water for office kitchens/pantries; 

(iv) Soap, paper towels, and toilet tissue for public restrooms; 

(v) Janitorial service Monday through Friday, in keeping with the standards generally maintained in similar office buildings in the city where
the Building is located; 
 (vi) Custodial, electrical and mechanical maintenance services in the Building; 

(vii) Electric power for lighting and outlets in amounts normally and customarily provided by Landlord to general office users of the Building
(Landlord shall furnish and Tenant shall pay for any electrical service installed as a component of the Landlord’s Work or Tenant Improvement Work in excess of such amount to the extent permitted by the Premises’ electrical capacity,
including without limitation for that electricity used and separately metered in connection with Tenant’s server room, if any); 

(viii) Replacement of Building standard lamps and ballasts as needed from time to time; 

(ix) Repairs and maintenance as described in Section 23 of this Lease; 

(x) General Building management, including supervision, inspections, recordkeeping, accounting, leasing and related management functions; 

(xi) As of the Commencement Date and throughout the Term, a shuttle service between the Building, BART and Caltrain. Such shuttle service
shall be provided in a manner reasonably determined by Landlord (and free of charge to Tenant’s employees but includable as an Operating Expense) and shall provide not less than five (5) round trips between the Building and Caltrain and
between the Building and the Civic Center BART station between the hours of 7:00 a.m. and 10:00 a.m. and five (5) such round trips (to each destination) between the hours of 4:00 p.m. and 7:00 p.m. every day, Monday through Friday. Such service
provided by Landlord shall not preclude Tenant from arranging its own separate service for Tenant’s employees at Tenant’s sole expense provided such does not interfere with the Landlord’s shuttle service to be provided above; 

  
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 (xii) 24/7 onsite security to the Building. Such security shall be provided in a manner
reasonably determined by Landlord, including a card key system at the entrance to the Building; 
 (xiii) Bike storage for Tenant’s
non-exclusive use in the garage or other location in the Building as determined by Landlord from time to time; provided, however, that Landlord shall not be responsible for any loss or damage to the bikes. Tenant acknowledges that approximately
thirty (30) bike stalls currently exist in the garage. Tenant shall be permitted to bring bikes in the Premises as a convenience to their employees who bike to the Premises; 

(xiv) Subject to subsection (b)(iii) below, use of the freight lift (the “Freight Lift”) in the Building which shall comply
with the following: (A) minimum door opening size (at the street level and lower floors) of 54 inches wide; (B) minimum lift size of 54 inches wide, 54 inches deep and 8 feet high; (C) a minimum load capacity of 1,000 pounds. 

(b) In addition to the services outlined in subsection (a) above, Landlord and Tenant agree as follows: 

(i) Tenant shall have the nonexclusive use of the dock area of the Building (the “Loading Dock”). Landlord shall provide a
power supply to the street level dock area for the charging of Tenant’s pallet jack, which pallet jack may be stored within such dock area at Tenant’s sole risk, but without any separate change for such storage. 

(ii) Tenant shall have the nonexclusive use of a portion of the lower floor freight vestibule consisting of approximately 400 square feet.

 (iii) To the extent approved by Landlord in the Working Drawings in connection with the Tenant Improvement Work or thereafter approved as
an alteration pursuant to Section 25 of this Lease, Tenant shall have the right to the nonexclusive use of the vertical shafts and risers of the Building as necessary for the operation of Tenant’s equipment and systems. 

(iv) Tenant’s use of the Freight Lift and Loading Dock shall be nonexclusive, but subject to the terms of this subsection. Tenant may
freely use the Freight Lift and Loading Dock without any need to coordinate such use with Landlord. Except for the Priority Time (defined below), Tenant’s use of the Freight Lift and Loading Dock shall be in common with all other tenants of the
Building (including delivery services to other tenants). Other tenants of the Building shall be required to coordinate use of the Freight Lift and Loading Dock through Landlord and shall be requested to provide at least 24 hours’ notice of such
required use, other than customary delivery services that will be entitled to utilize the Freight Lift and Loading Dock subject to this subsection. Landlord shall coordinate the use of the Freight Lift and Loading Dock by the other tenants through
its on-site security. Absent exigent circumstances, Landlord shall not allow other tenants of the Building to use the Freight Lift and Loading Dock between the hours of 1:00 p.m. and 4:00 p.m. Monday through Friday (the “Priority
Time”) and Tenant shall have the first right to use of the Freight Lift and Loading Dock during the Priority Time; provided, however if Tenant is not using the Freight Lift during the Priority Time, Landlord may allow the use thereof by:
(A) customary delivery services wishing to make deliveries to other tenants of the Building; or (B) other tenants of the Building if such is first coordinated by Landlord with Tenant. 

  
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 (c) Landlord shall have no obligation to provide services in excess of those provided herein. If
Tenant uses services in an amount or for a period in excess of that provided for herein, then Landlord reserves the right to charge Tenant as Additional Rent hereunder a reasonable sum as reimbursement for the direct cost of such added services, and
to charge Tenant for the cost of any additional equipment or facilities or modifications thereto which are necessary to provide the additional services and/or to discontinue providing such excess services to Tenant. 

(d) Landlord shall not be liable for any damages directly or indirectly resulting from the interruption in any of the services described above,
nor shall any such interruption entitle Tenant to any abatement of Rent or any right to terminate this Lease. Landlord shall use all reasonable efforts to furnish uninterrupted services as required above. Notwithstanding the foregoing, in the event
that any interruption or discontinuance of services provided pursuant to this Section 16 was within the reasonable control of Landlord to prevent and such interruption or discontinuance continues beyond seven (7) days after written notice
to Landlord and materially and adversely affects Tenant’s ability to conduct business in the Premises, or any portion thereof, and on account of such interruption or disturbance Tenant ceases doing business in the Premises or the applicable
portion thereof, Base Rent and Additional Rent shall thereafter abate proportionately for so long as Tenant remains unable to conduct its business in the Premises or such portion thereof. To the extent within Landlord’s reasonable control,
Landlord agrees to use reasonable efforts to restore such interrupted or discontinued service as soon as reasonably practicable. 
 (e) If
Tenant shall use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than Building standard lights in the Premises, which affect the temperature otherwise maintained by the air
conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of this Lease, Landlord shall have the right to install supplementary air conditioning units or other facilities in the Premises,
including supplementary or additional metering devices, and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by Tenant to Landlord
upon billing by Landlord. If Tenant uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to this Lease, Tenant shall pay to Landlord, upon billing, the cost of such excess consumption, the cost of the
installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install
devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, on demand, at the rates charged by the public utility company furnishing the same, including the cost of such additional
metering devices. Tenant’s use of electricity shall never exceed the capacity of the feeders to the Building or the risers or wiring installation. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for
which Landlord is obligated to supply such utilities pursuant to the terms of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use in order to
supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time reasonably establish as being Landlord’s estimate of the
actual cost thereof. 

  
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 17. Telecommunications and Data Equipment. Landlord shall have no
responsibility for providing to Tenant any telecommunications equipment, including wiring, within the Premises or for providing telecommunications service or connections from the utility to the Premises, except as required by law. Tenant shall not
alter, modify, add to or disturb any telecommunications or data wiring in the Premises or elsewhere in the Building without the Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant
shall be liable to Landlord for any damage to the telecommunications or data wiring in the Building due to the act, negligent or otherwise, of Tenant or any employee, contractor or other agent of Tenant. Tenant shall have access to the
telecommunications closets within the Building in the manner and under procedures reasonably established by Landlord. Tenant shall promptly notify Landlord of any actual or suspected failure of telecommunications or data service to the Premises. All
costs incurred by Landlord for the installation, maintenance, repair and replacement of telecommunications wiring within the Building shall be an Operating Expense unless Landlord is reimbursed for such costs by other tenants of the Building.
Landlord shall not be liable to Tenant and Tenant waives all claims against Landlord whatsoever, whether for personal injury, property damage, loss of use of the Premises, or otherwise, due to the interruption or failure of telecommunications
services to the Premises. Tenant hereby agrees to hold Landlord harmless and agrees to indemnify, protect and defend Landlord from and against any liability for any damage, loss or expense to Tenant due to any failure or interruption of
telecommunications or data service to the Premises for any reason. 
 18. Signs. As part of the Landlord’s
Work described on Exhibit “C”, a Building standard suite entry sign shall be installed on the door to the Premises or adjacent to the entry to the Premises and Landlord shall also provide Building standard directory signage
for Tenant. Otherwise, Tenant shall not paint or place any signs, placards, or other advertisements of any character upon the windows or inside walls of the Premises (except with the prior consent of Landlord, which consent may be withheld by
Landlord in its absolute discretion). Tenant shall place no signs upon the outside walls, Common Areas or the roof of the Building. 

19. Parking. No rights to specific parking spaces are granted under this Lease; however, subject to Landlord’s rights
pursuant to this Section 19, Tenant shall be entitled to use up to the total number of parking spaces set forth in the Basic Lease Provisions in the parking facilities located on the Property. All parking spaces provided to Tenant shall be
unreserved and are to be used by Tenant, its employees and invitees in common with the other tenants of the Building and their employees and invitees. Landlord reserves the right to build improvements upon, reduce the size of, relocate, reconfigure,
and/or make alterations or additions to such parking facilities at any time (including the elimination of certain spaces); provided in all instances that Tenant shall have the use of the required number of spaces provided by this Lease. The use of
the parking spaces is provided by Landlord to Tenant at the published rates charged by Landlord to third parties from time to time. Landlord’s current published rate is currently $225.00 per parking space. Such payments for parking shall be
considered Additional Rent. Tenant shall have the right to reduce the number of parking spaces by giving Landlord thirty days prior written notice in which event the number of spaces set forth in Section 11 of the Basic Lease Provisions shall
be automatically surrendered by Tenant and reduced to the number of spaces set forth in such notice. In such an event, Landlord may be free to 

  
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allocate such surrendered parking spaces to other users (including tenants under other leases). Thereafter, Tenant may again increase the number of parking spaces able to be utilized by Tenant
(up to the maximum set forth in Section 11 of the Basic Lease Provisions) by giving Landlord thirty days prior written notice. If such additional spaces are then available, Landlord shall notify Tenant of such in which event the number of
spaces set forth in Section 11 of the Basic Lease Provisions shall be automatically increased to the number of paces set forth in such notice. If such are not available at the time of such notice, then Landlord agrees to notify Tenant at such
time as such additional spaces become available. In no event shall Tenant ever have a right to parking spaces in excess of the amount set forth in Section 11 of the Basic Lease Provisions. Tenant’s continued right to use the parking passes
is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other identification
system established by Landlord, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in Default under this Lease. Landlord may delegate its responsibilities
hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. Any parking passes rented by Tenant pursuant hereto are provided to Tenant solely for use by Tenant’s
own personnel and invitees and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may
establish, at the validation rate from time to time generally applicable to visitor parking. 
 20. Storage. If Landlord
makes available to Tenant any storage space outside the Premises, anything stored therein shall be wholly at the risk of Tenant, and Landlord shall have no responsibility or liability for the items stored therein. 

21. Buildout Allowance and Tenant Finishes. 

(a) Landlord will provide to Tenant an allowance (“Tenant Improvement Allowance”) per rentable square foot contained within
the Premises as set forth in the Basic Lease Provisions to be applied to the cost of the Tenant Improvement Work described in Exhibit “C”. 

(b) The Work Letter attached hereto as Exhibit “C” and executed by Landlord and Tenant, is hereby made a part of
this Lease, and its provisions shall control in the event of a conflict with the provisions contained in this Lease. 
 22.
Force Majeure. In the event of a strike, lockout, labor trouble, civil commotion, an act of God, or any other event beyond Landlord’s control (a “force majeure event”) which results in the Landlord being unable to
timely perform its obligations hereunder to repair the Premises, provide services or complete the Landlord’s Work, so long as Landlord diligently proceeds to perform such obligations after the end of such force majeure event, Landlord shall not
be in breach hereunder, this Lease shall not terminate, and Tenant’s obligation to pay any Base Rent, additional rent, or any other charges and sums due and payable shall not be excused. 

  
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 E. Repairs/Alterations/Casualty/Condemnation. 

23. Repairs By Landlord. Tenant, by taking possession of the Premises, shall accept and shall be held to have accepted the
Premises as suitable for the use intended by Tenant under this Lease. In no event shall Tenant be entitled to compensation or any other damages or any other remedy against Landlord in the event the Premises are not deemed suitable for Tenant’s
use. Landlord shall not be required, after possession of the Premises has been delivered to Tenant, to make any repairs or improvements to the Premises, except as set forth in this Lease. Except for damage caused by casualty and condemnation (which
shall be governed by Sections 26 and 27 below), and subject to normal wear and tear, Landlord shall maintain in good repair the exterior walls and exterior windows, roof, Common Areas, foundation, structural portions and the Building’s
mechanical, electrical, plumbing, fire life safety and HVAC systems, provided such repairs are not occasioned by the acts or omissions of Tenant, Tenant’s invitees or anyone in the employ or control of Tenant. With respect to the Tenant hereby
waives the provisions of California Civil Code Sections 1932(1), 1941 and 1942 with respect to Landlord’s obligations under the Lease and the provisions of Section 431.70 of the California Code of Civil Procedure and/or any similar or
successor law regarding Tenant’s right to terminate this Lease or to make repairs and deduct the expenses of such repairs from the rent due under this Lease. 

24. Repairs By Tenant. Except as described in Section 23 above, Tenant shall, at its own cost and expense, maintain
the Premises in good repair and in a neat, clean and good condition, including making all necessary repairs and replacements. Tenant shall further, at its own cost and expense, repair or restore any damage or injury to all or any part of the
Building caused by Tenant or Tenant’s agents, employees, invitees, licensees, visitors or contractors, including but not limited to any repairs or replacements necessitated by (i) the construction or installation of improvements to the
Premises by or on behalf of Tenant, and (ii) the moving of any property into or out of the Premises. If Tenant fails to make such repairs or replacements promptly, Landlord may, at its option, upon prior reasonable notice to Tenant (except in
an emergency) make the required repairs and replacements and the costs of such repair or replacements shall be charged to Tenant as Additional Rent and shall become due and payable by Tenant with the monthly installment of Base Rent next due
hereunder. 
 25. Alterations and Improvements. Except for minor, decorative alterations which do not affect the
Building structure or systems, do not require a permit, are not visible from outside the Premises and do not cost in excess of $10,000.00 for any single project (or group of related projects), Tenant shall not make or allow to be made any
alterations, physical additions or improvements in or to the Premises without first obtaining in writing Landlord’s written consent for such alterations or additions, which consent may be granted or withheld in Landlord’s sole discretion
if the alterations will affect the Building structure or systems or will be visible from outside the Premises, but which consent shall not be unreasonably withheld if the alterations will not affect the Building structure or systems and will not be
visible from outside the Premises. Upon Landlord’s request, Tenant will deliver to Landlord plans and specifications for any proposed alterations, additions or improvements and shall reimburse Landlord for Landlord’s reasonable cost to
review such plans. Any alterations, physical additions or improvements shall become the property of Landlord upon the expiration or earlier termination of the Lease provided, however, that Landlord, at its option, may require Tenant to remove any
alterations, additions or improvements in order to restore the Premises to the 

  
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condition existing on the Commencement Date (if Landlord notified Tenant at the time of Landlord’s consent to any such alterations, additions or improvements that Landlord reserved the right
to require the removal thereof). Notwithstanding the foregoing, in no event shall Tenant be required to remove any of the Tenant Improvement Work unless otherwise required pursuant to the Work Letter. All costs of any such alterations, additions or
improvements shall be borne by Tenant. All alterations, additions or improvements shall be made in a good, workmanlike manner and in a manner that does not unreasonably disturb other tenants (i.e., any loud work must be performed during non-business
hours) and Tenant must maintain appropriate liability and builder’s risk insurance throughout the construction. Tenant does hereby indemnify and hold Landlord harmless from and against any and all claims for damages or death of persons or
damage or destruction of property arising out of or relating to the performance of any such alterations, additions or improvements made by or on behalf of Tenant (excluding any Landlord’s Work). Under no circumstances shall Landlord be required
to pay, during the Term of this Lease and any extensions or renewals thereof, any ad valorem or Property tax on such alterations, additions or improvements, Tenant hereby covenanting to pay all such taxes when they become due. In the event any
alterations, additions, improvements or repairs are to be performed by contractors or workmen other than Landlord’s contractors or workmen, any such contractors or workmen must first be approved, in writing, by Landlord (which approval will not
be unreasonably withheld). Landlord agrees to assign to Tenant and itself, for the term of this Lease, any rights Landlord may have against the contractor of the Premises with respect to any work performed by such contractor in connection with
improvements made by Landlord at the request of Tenant. The cost of the Alterations to be paid by Tenant shall include a reasonable charge for the administration, by Landlord or an agent, of the construction or installation of the Alterations, the
amount of which shall bear a reasonable relationship to the scope of the Alterations and the costs of performing the administration. 
 26.
Destruction or Damage. 
 (a) If the Building or the Premises are totally destroyed by storm, fire, earthquake, or other
casualty, or damaged to the extent that, in Landlord’s reasonable opinion, the damage cannot be restored within one hundred eighty (180) days of the date Landlord provides Tenant written notice of Landlord’s reasonable estimate of the
time necessary to restore the damage or if the Landlord’s lender requires that the insurance proceeds be applied to its loan, then either Landlord or Tenant shall have the right to terminate this Lease effective as of the date of such
destruction or damage by written notice delivered to the other on or before thirty (30) days following Landlord’s notice described in the next sentence and Rent shall be accounted for as between Landlord and Tenant as of that date.
Landlord shall provide Tenant with written notice no later than sixty (60) days following the date of such damage of the estimated time needed to restore, whether the loss is covered by Landlord’s insurance coverage and whether or not
Landlord’s lender requires the insurance proceeds be applied to its loan. Notwithstanding the foregoing, Landlord shall not have the right to terminate the Lease if: (a) the damage can be restored in less than 180 days; (b) the damage
occurs prior to the last twelve (12) months of the Term; (c) the casualty was: (i) uninsured casualty or (ii) insured but Landlord’s lender requires that the insurance proceeds be applied to its loan; and
(d) Landlord’s out of pocket costs to restore the Premises is less than five percent (5%) of the replacement cost thereof (the “Uninsured Restoration Threshold”) or (if greater than 5% of the replacement cost thereof)
Tenant agrees to pay the cost of restoration in excess of the Uninsured Restoration Threshold. 

  
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 (b) If the Premises are damaged by any such casualty or casualties but neither party is entitled
to terminate or actually terminates this Lease as provided in subparagraph (a) above, this Lease shall remain in full force and effect, Landlord shall notify Tenant in writing no later than sixty (60) days after the date of such damage
that such damage will be restored (and will include Landlord’s good faith estimate of the date the restoration will be complete), in which case Rent shall abate as to any portion of the Premises which is not usable for the period of such
untenantability, and Landlord shall promptly commence to diligently restore the Premises to substantially the same condition as before such damage occurred as soon as practicable, whereupon full Rent shall recommence. 

(c) If such damage occurs within the last twelve (12) months of the Term, and Landlord reasonably estimates that the damage cannot be
restored within sixty (60) days, either party shall have the right, upon delivery of written notice to the other party within thirty (30) days following such damage, to cancel and terminate this Lease as of the date of such damage,
provided, however, that Tenant may not elect to terminate this Lease if such damage was caused by the intentional act of Tenant, its agents, servants, employees or invitees; 

(d) Tenant agrees that Landlord’s obligation to restore, and the abatement of Rent provided herein, or Tenant’s right to terminate as
above set forth in this Section 26, shall be Tenant’s sole recourse in the event of such damage, and waives any other rights Tenant may have under any applicable Law to terminate the Lease by reason of damage to the Premises or Property.
If prior to any such election to terminate (or Tenant within ten (10) days after any such election to terminate) Tenant has elected to extend the Term pursuant to the provisions of this Lease and such election may not then according to its
terms be rescinded or terminated, then for purposes of this Section 26 the Term shall be deemed to expire on such extended date. 
 (e)
Landlord shall not be liable for any inconvenience or annoyance to Tenant, injury to the business of Tenant, loss of use of any part of the Premises by Tenant or loss of Tenant’s Property, resulting in any way from such damage or the repair
thereof. With respect to any damage which Landlord is obligated to repair or may elect to repair, Tenant waives all rights to terminate this Lease or offset any amounts against Rent pursuant to rights accorded Tenant by any law currently existing or
hereafter enacted, including without limitation, all rights pursuant to California Civil Code Sections 1932(2.), 1933(4.), 1941 and 1942 and any similar or successor laws. 

27. Eminent Domain. If the whole of the Building or Premises, or such portion thereof as will make the Building or Premises
unusable for their intended purposes, is condemned or taken by any legally constituted authority for any public use or purpose, then in either of such events, this Lease shall terminate and the Term hereby granted shall cease from that time when
possession thereof is taken by the condemning authorities, and Rent shall be accounted for as between Landlord and Tenant as of such date. If a portion of the Building or Premises is so taken, but not such amount as will make the Premises unusable
for the purposes herein leased, or if this Lease has not terminated, this Lease shall continue in full force and effect and the Rent shall be reduced prorata in proportion to the amount of the Premises so taken. Tenant shall have no right or claim
to any part of any award made to or received by Landlord for such condemnation or taking, and all awards for such condemnation or taking shall be made solely to Landlord, provided however that Tenant shall have the right to pursue any separate award
for loss of its equipment and trade fixtures and for moving 

  
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expenses and for the unamortized cost of alterations or improvements to the extend paid for by Tenant so long as such action does not reduce the award to which Landlord is entitled. Landlord and
Tenant hereby waive the provisions of California Code of Civil Procedure Section 1265.110-1265.160 to the extent inconsistent with this Lease. 

28. Damage or Theft of Personal Property. All personal property brought into the Premises shall be at the risk of the
Tenant only and Landlord shall not be liable for theft thereof or any damage thereto occasioned by any acts of co-tenants, or other occupants of the Building, or any other person, except, with respect to damage to the Premises, as may be occasioned
by the negligent or willful act of the Landlord, its employees and agents (but subject to the insurance and waiver of subrogation provisions set forth in Section 29 below). 

F. Insurance/Indemnities/Waiver/Estoppel. 

29. Insurance; Waivers. 

(a) Tenant covenants and agrees that from and after the date of delivery of the Premises from Landlord to Tenant, Tenant will carry and
maintain, at its sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided for: 

(i) Commercial General Liability (“CGL”) Insurance written on an occurrence basis, covering the Premises and all operations of the
Tenant in or about the Premises against claims for bodily injury, property damage and product liability and to include contractual liability coverage insuring Tenant’s indemnification obligations under this Lease, to be in combined single
limits of not less than $1,000,000 each occurrence for bodily injury and property damage, $1,000,000 for personal injury, and to have general aggregate limits of not less than $2,000,000 and Umbrella Liability Insurance in an amount not less than
$5,000,000 for each policy year. Tenant shall also maintain Product Liability insurance written on a claims made basis to be $1,000,000 aggregate. The certificate of insurance evidencing the CGL form of policy shall specify all endorsements required
herein. 
 (ii) Insurance covering all of the items included in Tenant’s leasehold improvements, heating, ventilating and air
conditioning equipment installed by Tenant, trade fixtures, merchandise and personal property from time to time in, on or upon the Premises, and alterations, additions or changes made by Tenant pursuant to Section 25, in an amount not less than
one hundred percent (100%) of their full replacement value from time to time during the Term, providing protection against perils included within the standard form of “Special Form” fire and casualty insurance policy. 

(iii) Workers’ Compensation and Employer’s Liability insurance affording statutory coverage and containing statutory limits with the
Employer’s Liability portion thereof to have minimum limits in accordance with Legal Requirements. 

  
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 (b) All policies of the insurance provided for in Section 29(a) above shall be in a form
reasonably acceptable to Landlord and issued by insurance companies with a rating and financial size of not less than A-VIII in the most current available “Best’s Insurance Reports”, and permitted to do business in the state in which
the Building is located. Each and every such policy: 
 (i) shall name Landlord as an additional insured (as well as any mortgagee of
Landlord and any other party reasonably designated by Landlord) with respect to the CGL insurance described in Section 29(a)(i) above; 

(ii) shall (and a certificate thereof shall be delivered to Landlord at or prior to the execution of the Lease) be delivered to each of
Landlord and any such other parties in interest within thirty (30) days after delivery of possession of the Premises to Tenant and thereafter within five (5) days after the inception (or renewal) of each new policy, and as often as any
such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent; and 

(iii) shall contain a provision that the insurer will endeavor to give to Landlord at least thirty (30) days’ notice in writing of
any cancellation or termination of the insurance policies in question (as evidenced by a certificate of insurance to such effect) 
 (iv)
shall be written as a primary policy which does not contribute to and is not in excess of coverage which Landlord may carry. 
 Tenant
agrees to give to Landlord at least thirty (30) days’ notice in writing in advance of any material change, cancellation, termination or lapse, or the effective date of any reduction in the amounts of insurance. 

(c) Any insurance provided for in Section 29(a) may be maintained by means of a policy or policies of blanket insurance, covering
additional items or locations or insureds, provided, however, that; 
 (i) Landlord and any other parties in interest from time to time
designated by Landlord to Tenant shall be named as an additional insured thereunder as its interest may appear; 
 (ii) the coverage
afforded Landlord and any such other parties in interest will not be reduced or diminished by reason of the use of such blanket policy of insurance; and 

(iii) the requirements set forth in this Section 29 are otherwise satisfied. 

(d) During the Term hereof, Landlord shall in a manner comparable to other comparable office buildings in the commercial market where the
Building is located keep in effect (i) commercial property insurance on the Building, its fixtures and equipment for the full replacement cost thereof, and rent loss insurance for a period and amount of not less than one (1) year of rent
(such commercial property insurance policy shall, at a minimum, cover the perils insured under the ISO special causes of loss form which provides “all risk” coverage, and include replacement cost coverage, but shall not cover earthquake
damage unless Landlord so elects in its sole discretion to carry such coverage), and (ii) a policy or policies of commercial general liability insurance insuring against liability arising out of the risks of death, bodily injury, property
damage and personal injury liability with respect to the Building and Property. 

  
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 (e) Notwithstanding anything to the contrary, Landlord and Tenant do hereby waive any and all
claims against one another for damage to or destruction of real or personal property to the extent such damage or destruction can be covered by “all risks” property insurance of the type described in Section 29(a)(ii) and
Section 29(d)(i) above. Each party shall also be responsible for the payment of any deductible amounts required to be paid under the applicable “all risks” fire and casualty insurance carried by the party whose property is damaged.
These waivers shall apply if the damage would have been covered by a customary “all risks” insurance policy, even if the party fails to obtain such coverage. The intent of this provision is that each party shall look solely to its
insurance with respect to property damage or destruction which can be covered by “all risks” insurance of the type described in Section 29(a)(ii) and Section 29(d)(i). Each such policy shall include a waiver of all rights of
subrogation by the insurance carrier against the other party, its agents and employees with respect to property damage covered by the applicable “all risks” fire and casualty insurance policy. 

(f) If, in the opinion of Landlord’s lender or insurance broker, the amount of insurance then required under this Lease is not adequate,
Tenant shall, within thirty (30) days following written demand by Landlord, obtain and thereafter maintain in effect such additional insurance, which shall, to the extent reasonably applicable, conform to, and be governed by, the existing
insurance provisions of this Lease, so long as such additional insurance is typically being required by landlords of comparable buildings in the area in which the Building is located. 

30. Indemnities. Subject to the provisions of Section 29(e) above, Tenant shall indemnify, defend and hold harmless Landlord
and the Indemnified Parties from and against all claims, demands, liabilities, causes of action, suits, judgments, damages, and expenses (including attorneys’ fees) and all losses and damages arising from: (1) any injury to or death of any
person or the damage to or theft, destruction, loss, or loss of use of any property or inconvenience (a “Loss”) arising from any occurrence in the Premises, the use of the Common Areas by Tenant or any assignees claiming by,
through, or under Tenant, any subtenants claiming by, through, or under Tenant, and any of their respective agents, contractors, employees, and invitees, or the installation, operation, maintenance, repair or removal of any of Tenant’s
equipment; or (2) Tenant’s failure to perform its obligations under this Lease, in each case other than a loss to the extent arising from the negligence or willful misconduct of Landlord or its agents or contractors or a breach of
Landlord’s obligations under the Lease, and even though any such claim, cause of action, or suit is based upon or alleged to be based upon the strict liability of Landlord or its agents. Landlord does hereby indemnify, defend and hold Tenant
harmless against all claims for damage to persons or property caused by the negligence or willful misconduct of Landlord, its agents or employees which occur on the Property or the Common Areas. The indemnities set forth in this Section 30
shall survive termination or expiration of this Lease and shall not terminate or be waived, diminished or affected in any manner by any abatement or apportionment of Rent under any provision of this Lease. If any proceeding is filed for which
indemnity of Landlord is required hereunder, Tenant agrees, upon request therefor, to defend Landlord in such proceeding at its sole cost utilizing counsel reasonably satisfactory to Landlord. If any proceeding is filed for which indemnity of Tenant
is required hereunder, Landlord agrees, upon request therefor, to defend Tenant in such proceeding at its sole cost utilizing counsel reasonably satisfactory to Tenant. The indemnities set forth hereinabove shall include the application to pay
reasonable expenses incurred by the indemnified party, including, without limitation, reasonable, actually incurred attorney’s fees. The indemnities contained herein do not override the waivers contained in Section 29(e) above. 

  
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 31. Acceptance and Waiver. Except to the extent caused by the negligence or
willful misconduct of Landlord, or its agents, employees or contractors or the breach of Landlord’s obligations under the Lease (but subject to the provisions of Section 29 above), Landlord shall not be liable to Tenant, its agents,
employees, guests or invitees (and, if Tenant is an entity, its officers, directors, members, managers, partners, agents, employees, guests or invitees) for any damage caused to any of them due to the Building or any part or appurtenances thereof
being improperly constructed or being or becoming out of repair or arising from the leaking of gas, water, sewer or steam pipes, or from electricity; provided, however, that this Section shall not preclude Tenant from seeking recovery from any third
party responsible for such damage or injury. 
 32. Tenant’s Estoppel. Tenant shall, from time to time, upon
not less than ten (10) business days prior written request by Landlord, execute, acknowledge and deliver to Landlord a written statement certifying that this Lease is unmodified and in full force and effect (or, if there have been
modifications, that the same is in full force and effect as modified and stating the modifications), the dates to which the Rent has been paid, that Tenant is not in Default hereunder, whether Tenant has any offsets or defenses against Landlord
under this Lease, whether or not to Tenant’s knowledge Landlord is in default hereunder (and if so, specifying the nature of the default) and any other facts relating to this Lease as may be reasonably requested by Landlord, it being intended
that any such statement delivered pursuant to this paragraph may be relied upon by a prospective purchaser of Landlord’s interest or by a mortgagee of Landlord’s interest or assignee of any security deed upon Landlord’s interest in
the Premises. 
 G. Default/Remedies/Surrender/Holding Over. 

33. Notices. Any notice which is required or permitted to be given by either party under this Lease shall be in writing and must
be given only by certified mail, return receipt requested, by hand delivery or by nationally recognized overnight courier service at the addresses set forth in Paragraph 14 of the Basic Lease Provisions. Each party shall further use reasonable
efforts to provide the other party with a courtesy copy of any notice by fax and by electronic mail. Any such notice shall be deemed given on the earlier of two business days after the date sent in accordance with one of the permitted methods
described above or the date of actual receipt thereof, provided that receipt of notice solely by fax or electronic mail shall not be deemed to be delivery of notice hereunder. The time period for responding to any such notice shall begin on the date
the notice is actually received, but refusal to accept delivery or inability to accomplish delivery because the party can no longer be found at the then current notice address, shall be deemed receipt. Either party may change its notice address by
notice to the other party in accordance with the terms of this Section 33. The initial notice addresses for each party are set forth in the Basic Lease Provisions. 

34. Abandonment of Premises. In the event that Tenant shall completely abandon or vacate the Premises during the Term of
this Lease for more than ninety (90) consecutive days (other than due to a casualty), Landlord may recapture the Premises by delivering written notice to Tenant of a date certain (not sooner than 30 days after the date of Landlord’s
notice) on which this Lease shall terminate. Tenant may void Landlord’s right to recapture by either (i) re-commencing the  

  
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occupancy of and use of at least 25% of the Premises prior to the effective date of such termination or (ii) notifying Landlord that Tenant is actively marketing less than all of the
Premises for sublease (in which event Section 47 shall apply). In the event this Lease terminates by Landlord exercising its right to recapture the Premises, such termination shall not entitle Landlord to pursue any other remedies. 

35. Default. In addition to any other events or circumstances constituting a Default pursuant to the express terms of this
Lease, the following shall constitute a “Default” hereunder by Tenant: 
 (a) if Tenant shall default in the payment
of Rent herein reserved when due and fails to cure such default within ten (10) days after receipt of written notice of the delinquent payment; 

(b) if Tenant shall be in default in performing any of the terms or provisions of this Lease other than the provisions requiring the payment of
Rent, and fails to cure such non-monetary default within thirty (30) days after written notice of such default is given to Tenant by Landlord, provided however that if such non-monetary default is of such a nature that it cannot through
the exercise of diligent and reasonable efforts be cured within thirty (30) days, then Tenant shall not be in default in such instance if Tenant promptly commences and diligently pursues the cure of such non-monetary default to completion as
soon as possible and in all events within sixty (60) days after such initial notice; or 
 (c) if Tenant is adjudicated a bankrupt; 

(d) if a receiver is appointed for Tenant’s property and such receiver is not removed within sixty (60) days after appointment
thereof; or 
 (e) if, whether voluntarily or involuntarily, Tenant takes advantage of any debtor relief proceedings under any present or
future laws; or 
 (f) if Tenant’s property (or its interest in the Premises) should be levied upon or attached and such levy or
attachment is not satisfied or dissolved within sixty (60) days after such levy or attachment; or 
 (g) if: (1) Tenant is an
individual, in the event of the death of the individual and the failure of the executor, administrator or personal representative of the estate of the deceased individual to have assigned the Lease within three (3) months after such death to an
assignee approved by Landlord; or (2) Tenant is an entity, in the event of a dissolution of such entity; 
 then, and in any of such events, Landlord,
at its option, may exercise any or all of the remedies set forth in Section 36 below. 
 36. Landlord’s
Remedies. Upon the occurrence of any Default above which is not cured by Tenant within the applicable cure period provided therein, if any, Landlord may exercise all or any of the following remedies: 

  
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 (a) terminate this Lease by giving Tenant written notice of termination, in which event this
Lease shall terminate on the date specified in such notice and all rights of Tenant under this Lease shall expire and terminate as of such date, Tenant shall remain liable for all obligations under this Lease up to the date of such termination and
Tenant shall surrender the Premises to Landlord on the date specified in such notice; and if Tenant fails to so surrender, Landlord shall have the right, by judicial process, to enter upon and take possession of the Premises and to expel and remove
Tenant and its effects without prejudice to any other remedies that Landlord may have by reason of Tenant’s Default or the termination of this Lease; 

(b) if this Lease is terminated, Landlord shall have all of the rights and remedies of a landlord provided by Civil Code § 1951.2, in
addition to any other rights and remedies Landlord may have. The damages which Landlord may recover shall include, without limitation, (i) the worth at the time of award of the unpaid rent which had been earned at the time of termination;
(ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of the award exceeds the amount of the rental loss that Tenant proves could have been reasonably avoided;
(iii) the worth at the time of award computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%) of the amount by which the unpaid rent for the balance of
the term after the time of award exceeds the amount of rental loss that Tenant proves could be reasonably avoided; (iv) all reasonable legal expenses and other related costs incurred by Landlord following Tenant’s Default; (v) all
reasonable costs incurred by Landlord in restoring the Premises to good order and condition to relet the Premises; and (vi) all reasonable costs, including without limitation, any brokerage commissions incurred by Landlord in reletting the
Premises; 
 (c) pursuant to Civil Code § 1951.4 (which remedy Landlord expressly preserves and which provides that a landlord may
continue a lease in effect after a tenant’s breach and abandonment and recover rent as it become due if such tenant has the right to sublet or assign such lease, subject to reasonable limitations), to continue this Lease in effect for so long
as Landlord does not terminate Tenant’s right to possession and Tenant may sublet or assign as permitted herein, and Landlord may enforce all rights and remedies under this Lease, including the right to recover the rental as it becomes due
under this Lease. Acts of maintenance or preservation, efforts to relet the Premises, or the appointment of a receiver upon initiative of Landlord to protect Landlord’s interest under this Lease shall not constitute a termination of
Tenant’s right to possession. 
 (d) pursue such other remedies as are available at law or in equity, including, without limitation, the
rights and remedies contained in California Code of Civil Procedure Section 1161.1 and California Civil Code 1951.2; and 
 (e) Landlord
may, without waiving or releasing Tenant from any obligations of Tenant, make payment or perform other acts required by this Lease on Tenant’s behalf and all sums so paid by Landlord and all necessary incidental costs so incurred shall be
payable to Landlord on demand and shall constitute Additional Rent under this Lease; and 
 Tenant hereby waives all rights under California Code of Civil
Procedure Sections 1174 and 1179 and California Civil Code Section 3275 providing for relief from forfeiture and any other right now or hereafter existing to redeem the Premises or reinstate this Lease after termination pursuant to this
Section 36 or by order or judgment of any court or by any legal process. 

  
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 If Landlord elects to terminate this Lease on account of any Default by Tenant, as set forth above, Landlord
shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s
interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements after a termination of this Lease, Tenant
shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

No re-entry, repossession, repairs, maintenance, changes, alterations and additions, appointment of a receiver to protect Landlord’s
interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release
Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or
reinstate this Lease. 
 37. Service of Notice. In any case where Landlord is unable to service process at the address
specified in Section 14 of the Basic Lease Provisions, except as otherwise provided by law, then such service may be made by attaching the same to the front entrance of the Premises and depositing the same in the United States mail for delivery
to Tenant as provided by applicable law. 
 38. Advertising. Landlord may advertise the Premises as being
“For Rent” at any time following a Default by Tenant which remains uncured and at any time within one (1) year prior to the expiration, cancellation or termination of this Lease for any reason and during any such periods Landlord may
exhibit the Premises to prospective tenants upon prior reasonable notice to Tenant. 
 39. Surrender of Premises.
Whenever under the terms hereof Landlord is entitled to possession of the Premises, Tenant at once shall surrender the Premises and the keys thereto to Landlord in the same condition as existed on the Commencement Date hereof, natural wear and tear,
casualty and as otherwise expressly set forth herein excepted, and Tenant shall remove all of its personal property therefrom and shall remove all improvements or alterations to the Premises which Tenant is required to remove pursuant to the terms
of this Lease. Tenant’s obligation to observe or perform these covenants shall survive the expiration or other termination of the Term of this Lease. If the last day of the Term of this Lease or any renewal falls on a Saturday, Sunday or a
legal holiday, this Lease shall expire on the business day immediately preceding. 
 40. Cleaning Premises. Upon
vacating the Premises, Tenant agrees to return the Premises to Landlord broom clean and otherwise in the same state of cleanliness as when Tenant’s possession commenced, natural wear and tear and casualty excepted. 

  
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 41. Liens. Tenant shall keep the Premises and the Building free from any
liens arising out of any work performed, materials furnished, or obligations incurred by or at the request of Tenant (excluding any Landlord’s Work). Landlord may have posted on the Premises any notices that may be provided by law or that
Landlord may deem proper for the protection of Landlord, the Premises, and the Building from those liens. If any such liens are filed, Landlord may, upon thirty (30) days’ written notice to Tenant, without waiving its rights based on such
breach by Tenant and without releasing Tenant from any obligations hereunder, pay and satisfy the same and in such event the sums so paid by Landlord shall be due and payable by Tenant immediately without notice or demand, with interest from the
date paid by Landlord through the date Tenant pays Landlord, at the interest rate otherwise payable hereunder. Notwithstanding, Tenant may contest any lien for which Tenant is responsible under this Section, provided that Tenant shall have caused
the lien to be bonded against to the satisfaction of Landlord. 
 42. Holding Over. In the event Tenant remains
in possession of the Premises after the expiration of the Term hereof, or of any renewal term, with Landlord’s written consent, Tenant shall be a tenant at will and such tenancy shall be subject to all the provisions hereof, except that the
monthly rental shall be at the higher of 150% of the monthly Base Rent payable hereunder upon such expiration of the Term hereof, or of any renewal term, or 150% of the then current fair market rental value of the Premises as the same would be
adjusted pursuant to the provisions of Section 7 hereof, which monthly rental shall increase from 150% to 200% of such monthly Base Rent (or current fair market rental value, as the case may be) if such holding over continues more than thirty
(30) days. In the event Tenant remains in possession of the Premises after the expiration of the Term hereof, or any renewal term, without Landlord’s written consent, Tenant shall be a tenant at sufferance and shall be liable for any and
all damages Landlord suffers as a result of such holdover including, without limitation, the loss of a prospective tenant for such space. There shall be no renewal of this Lease by operation of law or otherwise. Nothing in this Section shall be
construed as a consent by Landlord for any holding over by Tenant after the expiration of the Term hereof, or any renewal term. Tenant expressly waives Tenant’s rights (if any) under Sections 1941 and 1945 of the California Civil Code and
similar laws. 
 43. Attorney’s Fees. In case Landlord shall, without fault on its part, be made a party to any
litigation commenced by or against Tenant, then Tenant shall pay all costs, expenses and reasonable attorneys’ fees incurred or paid by Landlord in connection with such litigation. In the event of any action, suit or proceeding brought by
Landlord or Tenant to enforce any of the other’s covenants and agreements in this Lease, the prevailing party shall be entitled to recover from the non-prevailing party any costs, expenses and reasonable attorneys’ fees incurred in
connection with such action, suit or proceeding. 
 44. Mortgagee’s Rights. 

(a) Tenant agrees that this Lease shall be subject and subordinate (i) to any ground lease, mortgage, deed of trust or other security
interest now encumbering the Property and to all advances which may be hereafter made, to the full extent of all debts and charges secured thereby and to all renewals or extensions of any part thereof, and to any mortgage, deed of trust or other
security interest which any owner of the Property may hereafter, at any time, elect to place on the Property; (ii) to any assignment of Landlord’s interest in the leases and rents from the Building or Property which includes the Lease
which now exists or which any owner of the Property may hereafter, at any time, elect to place on the Property; and (iii) to any Uniform Commercial Code 

  
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Financing Statement covering the personal property rights of Landlord or any owner of the Property which now exists or any owner of the Property may hereafter, at any time, elect to place on the
foregoing personal property (all of the foregoing instruments set forth in (i), (ii) and (iii) above being hereafter collectively referred to as “Security Documents”). Tenant agrees upon request of the holder of any
Security Documents (“Holder”) to hereafter execute any documents in commercially reasonable form which the counsel for Landlord or Holder may reasonably deem necessary to evidence the subordination of the Lease to the Security
Documents. Within ten (10) business days after request therefor, if Tenant fails to execute any such requested documents, Landlord or Holder is hereby empowered to execute such documents in the name of Tenant evidencing such subordination, as
the act and deed of Tenant, and this authority is hereby declared to be coupled with an interest and not revocable. 
 (b) In the event of a
foreclosure pursuant to any Security Documents, Tenant shall at the election of the Landlord, thereafter remain bound pursuant to the terms of this Lease as if a new and identical Lease between the purchaser at such foreclosure
(“Purchaser”), as landlord, and Tenant, as tenant, had been entered into for the remainder of the Term hereof and Tenant shall attorn to the Purchaser upon such foreclosure sale and shall recognize such Purchaser as the Landlord
under the Lease. Such attornment shall be effective and self-operative without the execution of any further instrument on the part of any of the parties hereto. Tenant agrees, however, to execute and deliver at any time and from time to time, upon
the request of Landlord or of Holder, any instrument or certificate that may be necessary or appropriate in any such foreclosure proceeding or otherwise to evidence such attornment. 

(c) If the Holder of any Security Document or the Purchaser upon the foreclosure of any of the Security Documents shall succeed to the interest
of Landlord under the Lease, such Holder or Purchaser shall have the same remedies, by entry, action or otherwise for the non-performance of any agreement contained in the Lease, for the recovery of Rent or for any other Default hereunder that
Landlord had or would have had if any such Holder or Purchaser had not succeeded to the interest of Landlord. Any such Holder or Purchaser which succeeds to the interest of Landlord hereunder, shall not be (i) liable for any act or omission of
any prior Landlord (including Landlord) unless such act or omission is of a continuing nature; or (ii) subject to any offsets or defenses which Tenant might have against any prior Landlord (including Landlord); or (iii) bound by any Rent
which Tenant might have paid in advance to any prior Landlord (including Landlord) in excess of one month’s Rent; or (iv) bound by any amendment or modification of the Lease made without its consent. 

(d) Notwithstanding anything to the contrary set forth in this Section 44, the Holder of any Security Documents shall have the right, at
any time, to elect to make this Lease superior and prior to its Security Document. No documentation, other than written notice to Tenant, shall be required to evidence that the Lease has been made superior and prior to such Security Documents, but
Tenant hereby agrees to execute any documents reasonably requested by Landlord or Holder to acknowledge that the Lease has been made superior and prior to the Security Documents. 

  
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 (e) Notwithstanding anything to the contrary in the Lease, except with respect to any Holder and
Security Documents existing as of the Lease Date, Tenant’s agreements under this Section 44 shall be subject to the Holder of any Security Document to which this Lease shall be subordinated delivering to Tenant a non-disturbance agreement
in commercially reasonable form which provides that this Lease shall not be terminated so long as Tenant is not in default under this Lease beyond any applicable notice, cure or grace period and which recognizes all of Tenant’s rights under the
Lease. With respect to any Holder and Security Documents existing as of the Lease Date, Landlord shall use commercially reasonable efforts to obtain and deliver to Tenant a non-disturbance and attornment agreement in a form reasonably acceptable to
Landlord, Tenant and such Holder; provided, however, that Landlord shall not be in default hereunder if such agreement is not obtained. 
 H. Landlord
Entry/Assignment and Subletting. 
 45. Entering Premises. Landlord may enter the Premises at reasonable hours provided
that Landlord’s entry shall not unreasonably interrupt Tenant’s business operations and that at least twenty-four (24) hours’ prior notice is given when reasonably possible (and, if in the opinion of Landlord any emergency
exists, at any time and without notice): (a) to make repairs, perform maintenance and provide other services described in Section 22 above (no prior notice is required to provide janitorial services) which Landlord is obligated to make to
the Premises or the Building pursuant to the terms of this Lease or to the other premises within the Building pursuant to the leases of other tenants; (b) to inspect the Premises in order to confirm that Tenant is complying with all of the
terms and conditions of this Lease and with the rules and regulations hereof, (c) to remove from the Premises any articles or signs kept or exhibited therein in violation of the terms hereof; (d) to run pipes, conduits, ducts, wiring,
cabling or any other mechanical, electrical, plumbing or HVAC equipment through the areas behind the walls, below the floors or above the drop ceilings in the Premises and elsewhere in the Building; and (e) to exercise any other right or
perform any other obligation that Landlord has under this Lease. Landlord shall be allowed to take all material into and upon the Premises that may be required to make any repairs, improvements and additions, or any alterations, without in any way
being deemed or held guilty of trespass and without constituting a constructive eviction of Tenant. The Rent reserved herein shall not abate while such repairs, alterations or additions are being made and Tenant shall not be entitled to maintain a
set-off or counterclaim for damages against Landlord by reason of loss from interruption to the business of Tenant because of the prosecution of any such work. Unless any work would unreasonably interfere with Tenant’s use of the Premises if
performed during business hours, all such repairs, decorations, additions and improvements shall be done during ordinary business hours, or, if any such work is at the request of Tenant to be done during any other hours, the Tenant shall pay all
overtime and other extra costs. 
 46. [Intentionally Deleted]. 

47. Assignment and Subletting. 

(a) Except as otherwise expressly permitted by this Lease, Tenant shall not, without the prior written consent of Landlord, which shall not be
unreasonably withheld or delayed, voluntarily or involuntarily, assign or hypothecate this Lease or any interest in this Lease, sublet the Premises or any part of them, or license the use of the Premises by any party other than Tenant. Any of the
previous acts without consent shall be void and shall, at the option of Landlord, constitute a noncurable Default under this Lease. In connection with each consent requested by Tenant, Tenant 

  
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shall submit to Landlord the terms of the proposed transaction, the identity of the parties to the transaction, the proposed documentation for the transaction, and all other information
reasonably requested by Landlord concerning the proposed transaction and the parties involved. Tenant agrees that any instrument by which Tenant assigns or sublets all or any portion of the Premises shall expressly provide that the subtenant or
assignee may not further assign or sublet the assigned or sublet space without Landlord’s prior written consent as provided herein, and that the assignee or subtenant will assume and comply with all of the provisions of this Lease and that
Landlord may enforce the Lease provisions directly against such assignee or subtenant. Notwithstanding anything in this Lease to the contrary, Tenant may, without resulting in a Default under this Lease and without Landlord’s consent or the
payment of any amount to Landlord (except as set forth in subsection (h) below, assign the Lease or sublease the Premises to (i) a subsidiary, affiliate, division, corporation or entity controlling, controlled by, or under common control
with Tenant, (ii) a successor corporation or entity related to Tenant by merger, consolidation, nonbankruptcy reorganization, or government action, or (iii) a purchaser of substantially all of Tenant’s stock or all of Tenant’s
assets located in the Premises (each of which transactions referred to in the foregoing clauses (i), (ii) and (iii) being referred to herein as an “Affiliate Transfer”). An Affiliate Transfer does not in any way create in the
assignee or sublessee rights to possess or remain in the Premises beyond the termination of the Lease. In the event any Affiliate Transfer shall result in a change in Control (defined below), then Tenant agrees to provide Landlord with prompt
written notice of the occurrence thereof and (if requested by Landlord) such non-confidential information regarding the new ownership of the Tenant as may be reasonably requested by Landlord, along with any updated financial statements which Tenant
is required to submit pursuant to Section 69 hereof. “Control” shall mean direct or indirect ownership of fifty percent (50%) or more of all of the voting stock of such corporation or fifty percent (50%) or more of
all the legal and equitable interest in any other business entity. 
 (b) Without limiting other instances in which Landlord may reasonably
withhold consent to an assignment or subletting, Landlord and Tenant acknowledge that it shall be reasonable for Landlord to withhold consent in the following instances: 

(i) if at the time consent is requested or at any time prior to the granting of consent, a Default has occurred under this Lease or if Tenant
is in monetary default under this Lease or would be in monetary default under this Lease but for the pendency of any grace or cure period under Section 35, if any, except and only to the extent that such withholding of consent would not
prohibit Landlord from availing itself of the remedies described in Civil Code § 1951.4 as and when appropriate; 
 (ii) if the
proposed assignee or sublessee is a governmental agency; 
 (iii) if the proposed assignee or sublessee is an existing tenant of the
Building where Landlord has space available for lease in the Building that would meet the space requirements of such existing tenant; 

(iv) if, in Landlord’s reasonable judgment, use of the Premises by the proposed assignee or sublessee would not be comparable to the
office use by other tenants in the Building, would entail alterations that would materially lessen the value of the leasehold improvements in the Premises (unless Tenant provides adequate security to ensure that the Premises will be restored to
their prior condition pursuant to Section 39), would result in more than a reasonable number of occupants per floor, or would require substantially increased services by Landlord; 

  
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 (v) if Landlord reasonably determines that circumstances warrant a consideration of the
financial worth of a proposed assignee or sublessee, and the financial worth, in Landlord’s reasonable judgment, does not meet the credit standards applied by Landlord for other tenants under leases with comparable terms; and 

(vi) if, in Landlord’s reasonable judgment, the character, reputation, or business of the proposed assignee or sublessee is not
consistent with the quality of the other tenancies in the Building. 
 (c) If at any time during the Term, Tenant desires to assign this
Lease or to sublet all or any part of the Premises, Tenant shall notify Landlord of the terms of the proposed assignment or subletting and the space proposed to be sublet. Except in the case of an Affiliate Transfer, in the case of a proposed
subletting of the entire Premises, Landlord shall have the option, exercisable by notice given to Tenant within thirty (30) days after Tenant’s notice is given submitting terms that have been negotiated with a specific proposed sublessee,
to recapture the Premises (i.e., terminate the Lease) effective as of the date proposed for the subletting. If Landlord does not exercise this option, Tenant shall be free to sublet the Premises to the specific proposed sublessee, at the same
consideration or rental and on substantially the same terms in the notice given to Landlord, subject to obtaining Landlord’s prior consent as provided previously. 

(d) No sublessee shall have a right to further sublet without Landlord’s prior consent, which consent shall not be unreasonably withheld,
conditioned or delayed, and any assignment by a sublessee of the sublease shall be subject to Landlord’s prior consent in the same manner as if Tenant were entering into a new sublease. No sublease, once consented to by Landlord, shall be
modified without Landlord’s prior consent, which shall not be unreasonably withheld. 
 (e) In the case of an assignment (other than an
Affiliate Transfer), fifty percent (50%) of any sums or other economic consideration received by Tenant as a result of the assignment (excluding any consideration reasonably attributed to assets other than this Lease) shall be paid to Landlord
after first deducting the unamortized cost of leasehold improvements paid for by Tenant, and the cost of any real estate commissions, reasonable attorney fees, or other third party professional services paid by Tenant in connection with the
assignment. 
 (f) In the case of a subletting (other than an Affiliate Transfer), fifty percent (50%) of any sums or economic
consideration received by Tenant as a result of the subletting shall be paid to Landlord after first deducting (i) the Rent due under this Lease, prorated to reflect only rental allocable to the sublet portion of the Premises, (ii) the
cost of leasehold improvements made to the sublet portion of the Premises at Tenant’s cost, amortized over the term of this Lease, except for leasehold improvements made for the specific benefit of the sublessee, which shall be amortized over
the term of the sublease, (iii) free rental periods, construction allowances and other financial concessions. and (iii) the cost of any real estate commissions, reasonable attorney fees, or other third party professional services paid by
Tenant in connection with the subletting. 

  
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 (g) Regardless of Landlord’s consent, no subletting or assignment shall release or alter
Tenant’s obligation or primary liability to pay the rental and perform all other obligations under this Lease. The acceptance of rental by Landlord from any other person shall not be deemed a waiver by Landlord of any provision of this Lease.
Consent to one assignment or subletting shall not be deemed consent to any subsequent assignment or subletting. In the event of Default by any assignee or successor of Tenant in the performance of any of the terms of this Lease, after notice of
Default to Tenant pursuant to Section 35 and the expiration of any applicable cure period, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against the assignee or successor. Landlord may consent to
subsequent assignments or subletting of this Lease or amendments or modifications to this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining consent. This action shall not relieve Tenant of
liability under this Lease provided, however, that Tenant shall not be liable for any increase in Tenant’s obligations under this Lease because of any amendment or modification to this Lease, unless Tenant has consented to it in writing.
Further, no permitted subletting by Tenant shall be effective until there has been delivered to Landlord a counterpart of the sublease and the Tenant and such sublessee shall have entered into a commercially reasonable consent to sublease agreement
(if required by Landlord). No permitted assignment shall be effective unless and until there has been delivered to Landlord a counterpart of the assignment in which the assignee assumes all of Tenant’s obligations under this Lease arising on or
after the date of the assignment. The failure or refusal of an assignee to execute any such instrument shall not release or discharge the assignee from its liability as set forth above. 

(h) If Tenant assigns this Lease, sublets the Premises, or requests the consent of Landlord to any assignment, subletting, hypothecation, or
other action requiring Landlord’s consent under this Lease, Tenant shall pay Landlord’s reasonable attorney fees incurred in connection with the action not to exceed $2,500 for any request for consent (provided that all parties act
commercially reasonable in the negotiation of same). 
 (i) Tenant hereby waives Tenant’s rights (if any) to terminate the Lease under
Section 1995.310(b) of the California Civil Code. 
 I. Sale of Building; Limitation of Liability. 

48. Sale. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Building
and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s
obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of any Security Deposit, and Tenant shall
attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder and
that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 

  
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 49. Limitation of Liability. Landlord’s obligations and liability with
respect to this Lease shall be limited solely to Landlord’s interest in the Building (including the proceeds from the sale and rental thereof), as such interest is constituted from time to time, and neither Landlord nor any partner of Landlord,
or any officer, director, shareholder, or partner or member of any partner or member of Landlord, shall have any individual or personal liability whatsoever with respect to this Lease. 

J. Brokers/Construction/Authority. 

50. Broker Disclosure. The Landlord’s Broker identified in the Basic Lease Provisions, who is a real estate broker
licensed in the State where the Building is located, has acted as agent for Landlord in this transaction and is to be paid a commission by Landlord pursuant to a separate agreement. The Tenant’s Broker identified in the Basic Lease Provisions,
who is a real estate broker licensed in the State where the Building is located, has acted as agent for Tenant in this transaction and is to be paid a commission by Landlord pursuant to a separate agreement. Landlord represents that Landlord has
dealt with no other broker other than the broker(s) identified herein. Landlord agrees that, if any other broker makes a claim for a commission based upon the actions of Landlord, Landlord shall indemnify, defend and hold Tenant harmless from any
such claim. Tenant represents that Tenant has dealt with no broker other than the broker(s) identified herein. Tenant agrees that, if any other broker makes a claim for a commission based upon the actions of Tenant, Tenant shall indemnify, defend
and hold Landlord harmless from any such claim. 
 51. Definitions. “Landlord,” as used in this
Lease, shall include the party named in the first paragraph hereof, its assigns and successors in title to the Premises. “Tenant” shall include the party named in the first paragraph hereof and its successors, and, if this Lease
shall be validly assigned, shall also include Tenant’s assignees. Landlord and Tenant include male and female, singular and plural, corporation, partnership, limited liability company (and the officers, members, partners, employees or agents of
any such entities) or individual, as may fit the particular parties. 
 52. Construction of this Agreement. No failure
of either party to exercise any power given to it hereunder, or to insist upon strict compliance by the other of its obligations hereunder, and no custom or practice of the parties at variance with the terms hereof shall constitute a waiver of such
party’s right to demand exact compliance with the terms hereof. Time is of the essence of this Lease. The waiver by either party of any agreement, condition, or provision contained in this Lease shall not be deemed to be a waiver of any
subsequent breach of the agreement, condition, or provision or any other agreement, condition, or provision contained in the Lease, nor shall any custom or practice that may arise between the parties in the administration of the terms of this Lease
be construed to waive or to lessen the right of such party to the performance by the other in strict accordance with these terms. The subsequent acceptance of rental under this Lease by Landlord shall not be deemed to be a waiver of any preceding
breach by the other party of any agreement, condition, or provision of this Lease, other than the failure of Tenant to pay the particular accepted rental, regardless of knowledge of the preceding breach at the time of the rental acceptance. 

53. No Estate In Land. This contract shall create the relationship of landlord and tenant between Landlord and Tenant; no
estate shall pass out of Landlord; Tenant has only a right of use, not subject to levy or sale, and not assignable by Tenant except as provided in this Lease. The surrender of this Lease by Tenant, or a mutual cancellation of it, shall not work a
merger and shall, at the option of Landlord, terminate all or any existing subleases or subtenancies or operate as an assignment to Landlord of all subleases or subtenancies. 

  
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 54. Paragraph Title; Severability. The paragraph titles used herein are not
to be considered a substantive part of this Lease, but merely descriptive aids to identify the paragraph to which they refer. Use of the masculine gender includes the feminine and neuter, and vice versa, where necessary to impart contextual
continuity. If any paragraph or provision herein is held invalid by a court of competent jurisdiction, all other paragraphs or severable provisions of this Lease shall not be affected thereby, but shall remain in full force and effect. 

55. Cumulative Rights. All rights, powers and privileges conferred hereunder upon the parties hereto shall be cumulative
but not restrictive to those given by law. 
 56. Waiver of Jury Trial. IN GRAFTON PARTNERS L.P. V. SUPERIOR COURT, 36
CAL.4TH 944 (2005), THE CALIFORNIA SUPREME COURT RULED THAT CONTRACTUAL, PRE-DISPUTE JURY TRIAL WAIVERS ARE UNENFORCEABLE. THE PARTIES, HOWEVER, ANTICIPATE THAT THE CALIFORNIA LEGISLATURE MAY ENACT LEGISLATION TO PERMIT SUCH WAIVERS IN CERTAIN
CASES. IN ANTICIPATION OF SUCH LEGISLATION, LANDLORD AND TENANT HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE, AS OF THE EFFECTIVE DATE OF SUCH LEGISLATION AND TO THE EXTENT PERMITTED BY APPLICABLE REQUIREMENTS, THE RIGHT TO A TRIAL BY JURY
IN RESPECT OF ANY LITIGATION BASED HEREON, ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS LEASE OR ANY DOCUMENTS CONTEMPLATED TO BE EXECUTED IN CONNECTION HEREWITH OR ANY COURSE OF CONDUCT, COURSE OF DEALINGS, STATEMENTS (WHETHER ORAL OR WRITTEN)
OR ACTIONS OF EITHER PARTY ARISING OUT OF OR RELATED IN ANY MANNER WITH THE PREMISES (INCLUDING WITHOUT LIMITATION, ANY ACTION TO RESCIND OR CANCEL THIS LEASE OR ANY CLAIMS OR DEFENSES ASSERTING THAT THIS LEASE WAS FRAUDULENTLY INDUCED OR IS
OTHERWISE VOID OR VOIDABLE). THIS WAIVER IS A MATERIAL INDUCEMENT FOR LANDLORD TO ENTER INTO AND ACCEPT THIS LEASE. LANDLORD AND TENANT AGREE TO TAKE ALL FURTHER ACTION REQUIRED TO EFFECTUATE THEIR WAIVER UNDER SUCH LEGISLATION, INCLUDING EXECUTING
ADDITIONAL DOCUMENTS SATISFYING ALL REQUIREMENTS THEREOF. Landlord and Tenant agree and intend that this paragraph constitutes a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure
Section 631(d)(2). Each party hereby authorizes and empowers the other to file this Section 56 and this Lease with the clerk or judge of any court of competent jurisdiction as a written consent to waiver of jury trial. 

57. Entire Agreement. This Lease contains the entire agreement of the parties and no representations, inducements,
promises or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. 
 58.
Submission of Agreement. Submission of this Lease to Tenant for signature does not constitute a reservation of space or an option to acquire a right of entry. This Lease is not binding or effective until execution by and delivery to
both Landlord and Tenant. 

  
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 59. Authority; Counterparts. If Tenant executes this Lease as a corporation,
limited partnership, limited liability company or any other type of entity, Tenant does hereby represent and warrant that Tenant is a duly organized and validly existing corporation, limited partnership, limited liability company or other type of
entity, that Tenant is qualified to do business in the state where the Building is located, that Tenant has full right, power and authority to enter into this Lease, and that each person signing on behalf of Tenant is authorized to do so. Upon
Landlord’s request, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord confirming the foregoing representations and warranties. This Agreement may be signed in two or more counterparts and each of them shall be
deemed an original, but all of which, together, shall constitute one and the same document. Any party may sign this document and transmit its signature by means of facsimile or other electronic means, which signature shall be binding for all
purposes. 
 60. Guaranty. Intentionally Deleted. 

61. Joint and Several Obligations. If there is more than one Tenant, the obligations imposed on Tenant shall be joint and
several. 
 62. Name of Building. Tenant shall not, without consent of Landlord, use the name of the Building for
any purpose other than as the address of the business to be conducted by Tenant in the Premises. 
 63. Governing
Law. This Lease shall be governed by and construed pursuant to law of the State of California. The headings and titles to the paragraphs of this Lease are for convenience only and are not to be used to interpret or construe this Lease.
Wherever the term “including” or “includes” is used in this Lease it shall be construed as if followed by the phrase “without limitation.” 

64. Obligations Independent. The obligations of each party hereunder are independent and do not constitute conditions to the
effectiveness of the other party’s obligations. The nonperformance by either party of any of its obligations shall not excuse any nonperformance by the other party except to the extent that it makes such other party’s performance
impossible or impracticable. 
 65. Exhibits. The exhibits and addendum, if any, specified in the Table of Contents set
forth at the beginning of this Lease are attached to this Lease and by this reference made a part of it. 
 66. Hazardous
Substances Disclosure. 
 (a) California law requires landlords to disclose to tenants the existence of certain hazardous
substances. Accordingly, the existence of tobacco smoke and asbestos containing materials (“ACM”) must be disclosed. Although smoking is prohibited in the public areas of the Building, these areas may, from time to time, be exposed to
tobacco smoke. Further, certain areas of the Building contain ACM, but these areas are generally inaccessible to tenants, such as machinery rooms, the inside of sealed walls and above suspended ceilings. Landlord covenants to comply during the Lease
term with all local, state and federal laws and regulations requiring disclosure to tenants regarding the existence of hazardous substances within the Building. Tenant agrees not to 

  
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expose or disturb any ACM unless Landlord has given Tenant prior written consent thereto, which consent shall not be unreasonably withheld, conditioned or delayed, and Tenant complies with all
applicable legal requirements and Landlord’s written procedures for handling ACM. Tenant’s failure to comply with the immediately preceding sentence shall constitute a Default under Section 35 of the Lease. Tenant may obtain a copy of
Landlord’s written procedures for handling asbestos from the Building office. Within ten (10) days of written request therefor from Tenant to Landlord, Landlord shall make available to Tenant for inspection by Tenant, during normal
business hours, all third party prepared reports in Landlord’s possession relating to hazardous or toxic materials existing at the Project, including the reports set forth on Exhibit “G”. 

(b) Pursuant to the terms of Section 25359.7 of the California Health and Safety Code and pursuant to any other applicable Legal
Requirement or applicable law, Landlord hereby discloses to Tenant that: (i) the reports identified on Exhibit “G” (which Tenant has had access to prior to the execution of this Lease) (the “Reports”)
disclosed the possible existence of certain volatile organic compounds in soil gas samples beneath the floor slab under the Building, in the southern portion of the Building and the northeast portion of the Building; and (ii) in response to
such Reports, Landlord has entered into the California voluntary remedial action program (the “Program”) with the San Francisco Department of Public Health (“SFDPH”). Pursuant to the Program, a site mitigation plan was
prepared and a sub-slab vapor mitigation system was installed at the Building (the “System”). Landlord will maintain the System and comply with all requirements of the SFDPH relating to the Existing Condition until such time that
SFDPH approves the removal of the Systems, all at Landlord’s sole cost and expense (not as an Operating Expense). Landlord agrees to provide Tenant with copies of: (x) any air quality reports and progress reports (if any) required to be
delivered to SFDPH pursuant to the Program concurrently upon submission to SFDPH via electronic mail to the representative identified in the notice provisions in Section 33, or (y) any written notices received from SFDPH regarding the
System or the Existing Condition; provided, however, that Landlord shall not be in default of its obligations under this clause (y) if it unintentionally fails to deliver any such written notice to Tenant at the time of receipt, but
subsequently delivers such notice to Tenant upon Tenant’s request. 
 67. OFAC and Anti-Money Laundering Compliance
Certifications. 
 (a) Tenant hereby represents, certifies and warrants to Landlord as follows: (i) Tenant is not named
and is not acting, directly or indirectly, for or on behalf of any person, group, entity or nation named by any Executive Order, including without limitation Executive Order 13224, or the United States Treasury Department as a terrorist,
“Specially Designated National and Blocked Person,” or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule or regulation that is enacted, enforced or administered by the Office of Foreign Assets
Control (“OFAC”); (ii) Tenant is not engaged in this transaction, directly or indirectly, for or on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or
nation; and (iii) none of the proceeds used to pay rent have been or will be derived from a “specified unlawful activity” as defined in, and Tenant is not otherwise in violation of, the Money Laundering Control Act of 1986, as
amended, or any other applicable laws regarding money laundering activities. Furthermore, Tenant agrees to immediately notify Landlord if Tenant was, is, or in the future becomes, a “senior foreign political figure,” an immediate family
member or close associate of a senior foreign political figure,” within the meaning of Section 312 of the USA 

  
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PATRIOT Act of 2001. Notwithstanding anything in this Lease to the contrary, Tenant understands that this Lease is a continuing transaction and that the foregoing representations, certifications
and warranties are ongoing and shall be and remain true and in force on the date hereof and throughout the term of the Lease and that any breach thereof shall be a Default under the Lease (not subject to any notice or cure rights) giving rise to
Landlord remedies including but not limited to eviction, and Tenant hereby agrees to defend, indemnify and hold harmless Landlord from and against any and all claims, damages, losses, risks, liabilities, fines, penalties, forfeitures and expenses
(including without limitation costs and attorneys’ fees) arising from or related to any breach of the foregoing representations, certifications and warranties. 

(b) Landlord hereby represents, certifies and warrants to Tenant as follows: (i) Landlord is not named and is not acting, directly or
indirectly, for or on behalf of any person, group, entity or nation named by any Executive Order, including without limitation Executive Order 13224, or the United States Treasury Department as a terrorist, “Specially Designated National and
Blocked Person,” or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule or regulation that is enacted, enforced or administered OFAC; (ii) Landlord is not engaged in this transaction, directly or
indirectly, for or on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or nation; and (iii) none of the proceeds used to pay rent have been or will be derived from a
“specified unlawful activity” as defined in, and Landlord is not otherwise in violation of, the Money Laundering Control Act of 1986, as amended, or any other applicable laws regarding money laundering activities. Furthermore, Landlord
agrees to immediately notify Tenant if Landlord was, is, or in the future becomes, a “senior foreign political figure,” an immediate family member or close associate of a senior foreign political figure,” within the meaning of
Section 312 of the USA PATRIOT Act of 2001. Notwithstanding anything in this Lease to the contrary, Landlord understands that this Lease is a continuing transaction and that the foregoing representations, certifications and warranties are
ongoing and shall be and remain true and in force on the date hereof and throughout the term of the Lease and that any breach thereof shall be a Default under the Lease (not subject to any notice or cure rights) giving rise to Tenant remedies
including but not limited to termination of this Lease, and Landlord hereby agrees to defend, indemnify and hold harmless Tenant from and against any and all claims, damages, losses, risks, liabilities, fines, penalties, forfeitures and expenses
(including without limitation costs and attorneys’ fees) arising from or related to any breach of the foregoing representations, certifications and warranties. 

68. No Recording. Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be
recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 
 69. Financial Statements. Upon
Landlord’s request from time to Tenant shall deliver to Lender its most recently available financial statements, including, without limitation, an income and expense statement, balance sheet and statement of cash flow (the “Tenant
Financials”) for Tenant, signed and certified to be true, complete and correct in all material respects, by an authorized officer of Tenant; provided, however: (a) Landlord shall be entitled to request Tenant Financials no more than
once each calendar year, except that Tenant shall the Tenant Financials upon Landlord’s request in connection with any financing or sale of the Building; and (b) Landlord agrees to treat the Tenant Financials as confidential and shall not
disclose the Tenant Financials to any third party except that:  

  
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(i) the Tenant Financials may be disclosed to the following (“Permitted Recipients”): (A) Landlord’s Representatives, (B) lenders or potential lenders of the
Building or their Representatives; and (C) purchasers or potential purchasers of the Building (or any interest therein) and their Representatives; and (ii) Landlord and the Permitted Recipients may disclose the Tenant Financials in
response to any legal process or subpoena requiring production of the Tenant Financials; and (iii) Landlord and its Representatives may disclose the Tenant Financials in connection with any enforcement of this Lease in connection with a Default
by Tenant hereunder. In connection with any disclosure of the Tenant Financials to a Permitted Recipient, Landlord shall advise such Permitted Recipient of the confidential nature thereof and such Permitted Recipient shall be bound by the terms of
this Section 69. As used herein the term “Representatives” shall mean the employees, officers, directors, shareholders, members, managers, partners, investors, attorneys, accountants, financial advisors, and agents of the
person or party in question. 
 70. Disclosure Pursuant to Section 1938 of the California Civil Code. Pursuant to
the terms of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant that neither the Building, nor the Premises, has undergone inspection by a Certified Access Specialist (CASp), as such term is defined in said Section
1938. 
 71. Right of First Offer. 

(a) To the extent any portion of the First Offer Space is vacant as of the date of this Lease (“Vacant Space”), then
Tenant’s rights under this Section 71 shall not apply to the first lease of any such Vacant Space by Landlord, but rather shall apply only to any subsequent lease of such Vacant Space. 

(b) Prior to execution of a lease for all or any portion of the space on the first floor of the Building which becomes available for lease from
time to time (each, a “First Offer Space”) and so long as: (i) Tenant is not then in Default under the Lease, and (ii) the remaining Term is at least twenty-four (24) months, unless Tenant simultaneously exercises the
Renewal Option (hereinafter defined), Landlord will notify Tenant of all material terms and conditions (including the particular First Offer Space, base rent, “free” rent, Operating Expenses, term, improvement allowance, and all other
economic terms) upon which it would be willing to lease the applicable First Offer Space to Tenant. If within ten (10) business days after receipt of Landlord’s notice, Tenant agrees in writing to lease such First Offer Space upon such
terms and conditions set forth in Landlord’s notice, Landlord and Tenant will execute an amendment to the Lease adding such First Offer Space to the Premises within ten (10) business days after Landlord’s receipt of Tenant’s
notice of intent to lease upon all the same terms as this Lease, except as modified by the terms in Landlord’s notice. If Tenant does not deliver its notice of intent to lease such First Offer Space or elects not to lease such First Offer Space
within such ten (10) business day period, then this right of first offer to lease the First Offer Space specified in Landlord’s notice will lapse and be of no further effect (but the right of first offer with respect to the remainder of
the first floor of the Building shall remain in effect) and Landlord will have the right to lease such First Offer Space to any third party on the same or any other terms and conditions, whether or not such terms and conditions are more or less
favorable than those offered to Tenant; provided, however, that if Landlord does not lease the specified First Offer Space within one hundred fifty (150) days after the expiration of said ten (10) business day period or if Landlord desires
to lease such First Offer Space on terms materially 

  
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different from those described in Landlord’s original notice to Tenant (including, without limitation, economic terms that are effectively less than ninety percent (90%) of those
offered to Tenant) or if such First Offer Space after being so leased by Landlord shall again become available, then any further transaction shall be deemed a new determination by Landlord to lease such First Offer Space and the provisions of this
paragraph shall again be applicable. The right granted to Tenant under this section is personal to Tenant, and in the event of any assignment of this Lease or sublease by Tenant (other than to an Affiliate Transfer), this right of first offer to
lease such First Offer Space shall thenceforth be void and of no further force and effect. 
 72. Option to Renew. Tenant is
granted the option to extend the Term of this Lease for one (1) additional term of five (5) years (the “Renewal Option”), provided (i) Tenant is not in Default at the time of exercise or the commencement of the
Renewal Option, and (ii) Tenant gives Landlord written notice of its exercise of the Renewal Option no more than fifteen (15) months and no less than twelve (12) months prior to the expiration of the Term. The Renewal Option shall be
upon the same terms, conditions and rentals hereof, except (y) Tenant shall have no further right of renewal upon the expiration of the Renewal Option, and (z) the Base Rent during the Renewal Option will equal the Fair Market Rent (as
hereinafter defined) for the Premises as of the commencement of the renewal term. If Landlord and Tenant are unable to reach agreement as to the Fair Market Rent within thirty (30) days after Landlord’s receipt of Tenant’s notice of
exercise of the Renewal Option, then either party may demand an appraisal by giving written notice to the other party, which demand must state the name, address and qualifications of an appraiser selected by the party demanding an appraisal (the
“Notifying Party”). The Fair Market Rent shall then be determined as follows: 
 (a) Within ten (10) business days
following the Notifying Party’s appraisal demand, the other party (the “Non-Notifying Party”) shall either approve the appraiser selected by the Notifying Party or select a second properly qualified appraiser by giving written
notice of the name, address and qualifications of such other appraiser to the Notifying Party. If the Non-Notifying Party fails to select an appraiser within such ten (10) business day period, then the Notifying Party’s appraiser shall be
deemed selected by both parties and no other appraiser shall be selected. If two appraisers are selected, such two appraisers shall select a third qualified appraiser within ten (10) business days following selection of the second appraiser. If
the two appraisers fail to select a third qualified appraiser, then the third appraiser shall be appointed by the then presiding judge of the Superior Court of San Francisco County upon application by either party. 

(b) If only one appraiser is selected, then that appraiser shall notify the parties in simple letter form of its determination of the Fair
Market Rent within fifteen (15) business days following his/her selection, which appraisal shall be conclusive and binding on the parties as the Fair Market Rent. If multiple appraisers are selected, the appraisers shall meet not later than
fifteen (15) business days following the selection of the last appraiser. At such meeting, the appraisers shall attempt to determine the Fair Market Rent as of the termination date of the Lease by agreement of at least two (2) of the
appraisers. If two (2) or more of the appraisers agree on the Fair Market Rent at the initial meeting, such agreement shall be determinative and binding upon the parties and the agreeing appraisers shall, in simple letter form executed by the
agreeing appraisers, forthwith notify both Landlord and Tenant of the amount set by such agreement. If multiple appraisers are selected and two (2) appraisers are unable to agree on the Fair Market Rent, then all appraisers shall submit

  
 -43- 

 
to Landlord and Tenant an independent appraisal of the Fair Market Rent within twenty (20) business days following appointment of the final appraiser. The parties shall then determine the
Fair Market Rent by averaging the appraisals, provided that any high or low appraisal, differing from the middle appraisal by more than ten percent (10%) of the middle appraisal, shall be disregarded. 

(c) In determining Fair Market Rent, the appraisers shall take into account Tenant’s obligations to pay Additional Rent and other charges
under this Lease but shall not take into account the value of any improvements or alterations previously paid for by Tenant. All appraisers shall be members of the American Institute of Real Estate Appraisers and shall have at least five
(5) years’ experience appraising properties comparable to, and in the vicinity of, the Premises. If only one appraiser is selected, then each party shall pay one-half (1/2) of the fees of that appraiser. If three appraisers are
selected, each party shall bear the fees of the appraiser that it selected and one-half (1/2) of the fees of the third appraiser. 
 73.
Right to Cure. In the event of a Major Landlord Default (defined below) which Landlord fails to cure within thirty (30) days after written notice from Tenant specifying the nature of such default where such default could
reasonably be cured within said thirty (30) day period, or fails to commence such cure within said thirty (30) day period and thereafter continuously with due diligence prosecute such cure to completion where such default could not
reasonably be cured within said thirty (30) day period, then Tenant may cure such Major Landlord Default by taking such action and incurring such expense as is reasonably necessary to cure such Major Landlord Default, all such to be done in a
good and workmanlike manner, free from default using reputable contractors. In such an event, Tenant may demand that Landlord reimburse the actual costs and expenses incurred by Tenant to cure the Major Landlord Default as evidenced by appropriate
documentation (the “Cure Expenses”). If Landlord fails to pay the Cure Expenses, then Tenant may bring an action against Landlord to obtain payment of the Cure Expenses. Notwithstanding anything to the contrary contained herein or
under applicable law, Tenant waives any and all rights to offset the amount of any Cure Expenses against Rent thereafter coming due. In the event Tenant shall send Landlord a demand to cure a Major Tenant Default and Landlord disputes the existence
thereof and Tenant proceeds to incur any Cure Expenses, Landlord reserves it rights to claim that a Major Landlord Default did not exist in any action brought by Tenant to collect the Cure Expenses and such defense shall not be deemed to have been
waived by any inaction by Landlord. As used herein, the term “Major Landlord Default” shall mean a failure by Landlord to perform any its maintenance and repair obligations with respect to the Building and Common Areas and such
failure either: (a) poses a threat to the occupants of the Premises or to property within the Premises; or (b) materially and adversely affects Tenant’s ability to use the Premises for the Permitted Use. 

[end of Lease] 

  
 -44- 

 EXHIBIT “A” 

PROPERTY 
 THE LAND REFERRED TO
HEREIN BELOW IS SITUATED THE CITY OF SAN FRANCISCO, COUNTY OF SAN FRANCISCO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: 
 BEGINNING
at the point of intersection of the Northerly line of Mariposa Street and the Easterly line of Rhode Island Street; and running thence Easterly along the Northerly line of Mariposa Street 200 feet to the Westerly line of De Haro Street; thence at a
right angle Northerly along the Westerly line of De Haro Street 400 feet to the Southerly line of 17th (formerly Santa Clara) Street; thence at a right angle Westerly along the Southerly line of 17th Street 200 feet to the Easterly line of Rhode
Island Street; thence at a right angle Southerly along last mentioned line 400 feet to the point of beginning. 
 BEING all of Potrero Nuevo Block
No. 164 APN: Lot 1 Block 3979 
 [END OF EXHIBIT “A”] 

  
 A-1 

 EXHIBIT “B” 

PREMISES 
 [SEE ATTACHED CONSISTING
OF ONE PAGE] 
 [END OF EXHIBIT “B”] 

  
 B-1 

  
 

 

 EXHIBIT “C” 

(WORK LETTER) 
 To induce Tenant
to enter into the Lease (to which this Exhibit “C” is attached) and in consideration of the mutual covenants hereinafter contained, Landlord and Tenant agree as follows: 

1. Landlord’s Work. Landlord has no obligation to improve the Premises in any manner, except for the completion of the
Landlord’s Work (defined below). Notwithstanding anything in the Lease or this Work Letter to the contrary, Landlord shall construct, install and perform, and the Tenant Improvement Work shall not include, all of the improvements and work (the
“Landlord’s Work”) described on Exhibit “D” attached hereto and made a part hereof. The Landlord’s Work shall be performed (i) at Landlord’s sole cost and the Tenant Improvement Allowance
shall not be applied to pay for any Landlord’s Work, (ii) in a good and workmanlike manner using new materials of good quality, (iii) in accordance with all Legal Requirements, and (iv) in accordance with plans and specifications
prepared by Landlord. With respect to those items listed on Exhibit “D” as “Approval Items”, the plans and specifications therefor shall be approved by Tenant, which approval shall not be unreasonably withheld,
conditioned or delayed and which approval shall be deemed given if Tenant fails to approve or reject the same within ten (10) days of Landlord’s request for approval of same (or, in the case of resubmitted working drawings, within five
(5) days). Subject to Section 7 below, Landlord shall cause Landlord’s Work to be Substantially Completed on or before the Commencement Date and shall cause the components of Landlord’s Work to be completed by any completion
dates identified in Exhibit “D”. Landlord, at Landlord’s sole cost, shall promptly correct and repair any failure of the Landlord’s Work to be constructed in accordance with Legal Requirements, the Lease and this
Work Letter and any defects in materials or workmanship of the Landlord’s Work. Landlord and Tenant acknowledge that Landlord may be performing the Landlord’s Work at the same time as Tenant is performing the Tenant Improvement Work. In
such event, Landlord and Tenant shall coordinate the Landlord’s Work with the Tenant Improvement Work with each other and shall cooperate with each other reasonably in the scheduling, sequencing and performance of the Landlord’s Work and
the Tenant Improvement Work (and vice-a-versa). 
 2. Working Drawings. 

(a) Preparation and Delivery. Tenant shall provide to Landlord for its approval final working drawings, prepared by a design consultant
reasonably acceptable to Landlord (the “Architect”), of all Tenant Improvements Work that Tenant proposes to install in the Premises; such working drawings shall include the partition layout, ceiling plan, electrical outlets and
switches, telephone outlets, drawings for any modifications to the mechanical and plumbing systems of the Building, and detailed plans and specifications for the construction of the improvements called for under this Exhibit
“C” in accordance with all applicable laws. Landlord hereby approves of RMW as Tenant’s Architect. 
 (b) Approval
Process. Landlord shall notify Tenant whether it approves of the submitted working drawings within ten (10) days after Tenant’s submission thereof. If Landlord disapproves of such working drawings, then Landlord shall notify Tenant
thereof specifying in reasonable detail 

  
 C-1 

 
the reasons for such disapproval, in which case Tenant shall, within ten (10) days after such notice, revise such working drawings in accordance with Landlord’s objections and submit
the revised working drawings to Landlord for its review and approval. Landlord shall notify Tenant in writing whether it approves of the resubmitted working drawings within five (5) days after its receipt thereof. This process shall be repeated
until the working drawings have been finally approved by Tenant and Landlord. If Landlord fails to notify Tenant that it disapproves of the initial working drawings within ten (10) days (or, in the case of resubmitted working drawings, within
five (5) days) after the submission thereof, then Landlord shall be deemed to have approved the working drawings in question. As part of the approval process, Landlord shall inform Tenant as to which items of the Tenant Improvement Work that
Tenant shall be obligated to remove or restore at the expiration of the Lease; provided, however (except as specified in Section 16 of this Exhibit “C”), Tenant shall not be required to remove any of the Tenant
Improvement Work denoted on the detailed Space Plan attached hereto as Exhibit “H” (the “Approved Space Plan”) or any Tenant Improvement Work that represents a logical evolution thereof; provided, however, it
is acknowledged that Landlord’s approval of the Approved Space Plan should not be construed as an approval of the mechanical, electrical and plumbing plans and specifications that will be developed and approved as part of the Working Drawings
pursuant hereto. Subject to the foregoing, Landlord hereby approves the Tenant Improvement Work shown on the Approved Space Plan. To the extent the Approved Space Plan is modified after the Lease Date, then such shall be incorporated into the
working drawings to be approved by Landlord hereunder and Exhibit “H” to the Lease shall be deemed to be conformed to the final working drawings approved pursuant hereto. 

(c) Landlord’s Approval; Performance of Tenant Improvement Work. Landlord’s approval of such working drawings shall not be
unreasonably withheld, provided that (i) they comply with all laws, (ii) the improvements depicted thereon do not adversely affect (in the reasonable discretion of Landlord) the Building’s structure or materially and adversely affect
the Building’s systems, affect the exterior appearance of the Building, or affect the appearance of the common area, (iii) such working drawings are sufficiently detailed to allow construction of the improvements in a good and workmanlike
manner, and (iv) the improvements depicted thereon conform to the reasonable rules and regulations promulgated from time to time by Landlord for the construction of tenant improvements. Landlord shall not withhold its approval to the working
drawings to the extent they are consistent with the Approved Space Plan. As used herein, “Working Drawings” shall mean the final working drawings approved by Landlord, as amended from time to time by any approved changes thereto,
and “Tenant Improvement Work” shall mean all improvements to be constructed in accordance with and as indicated on the Working Drawings. Landlord’s approval of the Working Drawings shall not be a representation or warranty of
Landlord that such drawings are adequate for any use or comply with any law or otherwise correct or free of error, but shall merely be the consent of Landlord thereto. Tenant shall, at Landlord’s request, sign the Working Drawings to evidence
its review and approval thereof. After the Working Drawings have been approved, Tenant shall cause the Tenant Improvement Work to be performed in accordance with the Working Drawings. 

3. Contractors; Performance of Tenant Improvement Work. The Tenant Improvement Work shall be performed only by licensed contractors and
subcontractors: (a) approved in writing by Landlord, which approval shall not be unreasonably withheld; and (b) that have submitted an AIA Contractor’s Qualification Statement, Form A305 (the “Form A305”) to Landlord
for review and 

  
 C-2 

 
approval, which approval shall not be unreasonably withheld. Tenant has notified Landlord that Tenant would be seeking bids from BCCI, Novo, Skyline and Principal Builders and Landlord
preliminarily approve these contractors, subject to review and approval of completed Form A305 from the selected contractors. All contractors and subcontractors shall be required to procure and maintain insurance against such risks, in such amounts,
and with such companies as Landlord may reasonably require. Certificates of such insurance, with paid receipts therefor, must be received by Landlord before the Tenant Improvement Work is commenced. The Tenant Improvement Work shall be performed in
a good and workmanlike manner free of material defects, shall conform in all material respects with the Working Drawings, and shall be performed in such a manner and at such times so as not to unreasonably interfere with or delay Landlord’s
other contractors, the operation of the Building, and the occupancy thereof by other tenants. All contractors and subcontractors shall contact Landlord and schedule time periods during which they may use Building facilities in connection with the
Tenant Improvement Work (e.g., elevators, freight lifts, excess electricity, etc.). Tenant and its contractors and consultants shall have reasonable access to the Building freight lifts, loading areas, parking, restrooms, utilities
(including water, electricity and HVAC) and related facilities for the purposes of facilitating the construction of the Tenant Improvement Work at no charge to Tenant (other than parking within the Building which shall be billed at Landlord’s
customary daily rate). 
 4. Construction Contracts. 

(a) Tenant’s General Contractor. Tenant shall enter into a construction contract with a general contractor selected by Tenant and
reasonably approved by Landlord, which shall comply with the provisions of this Section 4 and provide for, among other things, (i) a one-year warranty for all defective Tenant Improvement Work; (ii) a requirement that Tenant’s
Contractor maintain general commercial liability insurance of not less than a combined single limit of $3,000,000, naming Landlord, Landlord’s property management company, Landlord’s mortgagee and Tenant as additional insureds;
(iii) a requirement that the contractor perform the Tenant Improvement Work in substantial accordance with the Working Drawings and in a good and workmanlike manner; (iv) a requirement that the contractor is responsible for daily cleanup
work and final clean up (including removal of debris); and (v) those items described in Section 4(b) (collectively, the “Approval Criteria”). Landlord shall have three (3) business days to notify Tenant whether the
proposed construction agreements satisfy the Approval Criteria (which approval shall not be unreasonably withheld). If Landlord reasonably determines that the proposed construction agreements do not satisfy the Approval Criteria, then it shall
specify in reasonable detail the reasons for such disapproval, in which case Tenant shall revise the proposed construction agreements to correct the objections and resubmit them to Landlord, following which Landlord shall have two (2) business
days to notify Tenant whether the revised construction agreements satisfy the Approval Criteria. If Landlord fails to notify Tenant that it disapproves of the construction agreements within three (3) business days after the initial construction
agreements or two (2) business days after the revised construction agreements (as the case may be) are delivered to Landlord, then the construction agreements submitted by Tenant shall be deemed to have satisfied the Approval Criteria. 

(b) All Construction Contracts. Unless otherwise agreed in writing by Landlord and Tenant, each of Tenant’s construction contracts
shall: (i) provide a schedule and sequence of construction activities (provided that Tenant shall establish its construction schedule and sequencing 

  
 C-3 

 
in such a manner (and with consultation with Landlord) such that shall be undertaken in such a manner so as not to unreasonably disturb the operation of the Building or the tenancy of the other
tenants of the Building), (ii) be in a contract form that satisfies the Approval Criteria, and (iii) be assignable following an uncured default by Tenant under the Lease to Landlord and Landlord’s mortgagee. 

5. Change Orders. Tenant may initiate changes in the Tenant Improvement Work. Each such change must receive the prior written approval
of Landlord (except for minor changes customarily made in the field), such approval not to be unreasonably withheld or delayed; however, if such requested change would adversely affect (in the reasonable discretion of Landlord) the Building’s
structure or materially and adversely affect the Building’s systems, affect the exterior appearance of the Building, or affect the appearance of the Common Area, Landlord may withhold its consent in its sole and absolute discretion. Tenant
shall, upon completion of the Tenant Improvement Work, furnish Landlord with an accurate architectural “as-built” plan of the Tenant Improvement Work as constructed, which plan shall be incorporated into this Exhibit
“C” by this reference for all purposes. If Tenant requests any changes to the Tenant Improvement Work described in the Working Drawings, then any net increased costs and any additional design costs incurred in connection therewith
as the result of any such change shall be added to the Total Construction Costs (hereinafter defined). 
 6. Definitions. As used
herein “Substantial Completion,” “Substantially Completed,” and any derivations thereof mean: (i) with respect to the Tenant Improvement Work, that such work is completed (as reasonably determined by the
Architect) substantially in accordance with the Working Drawings; and (ii) with respect to the Landlord’s Work, that such work is substantially completed in accordance with the plans and specifications for the Landlord’s Work.
Substantial Completion shall have occurred even though minor details of construction, decoration, and mechanical adjustments remain to be completed, which minor details shall be completed by Landlord as soon as reasonably practicable thereafter.

 7. Delays. 
 (a) If
Landlord shall fail to achieve Substantial Completion of the Landlord’s Work prior to November 1, 2014, and such is not the result of a Tenant Delay, then in such an event the Commencement Date shall be extended until Substantial
Completion of the Landlord’s Work has been achieved and such extension of the Commencement Date shall be Tenant’s sole remedy in such an event. 

(b) If Landlord shall fail to achieve Substantial Completion of the Landlord’s Work prior to November 1, 2014, to the extent such is
the result of a Tenant Delay, then in such an event the Commencement Date shall not be extended and such shall be Landlord’s sole remedy in such an event. 

(c) If Tenant shall fail to achieve Substantial Completion of the Tenant Improvement Work prior to November 1, 2014, and such is the
result of a Landlord Delay, then in such an event the Commencement Date shall be extended one day for each day experienced as a result of the Landlord Delay and such extension of the Commencement Date shall be Tenant’s sole remedy in such an
event. 

  
 C-4 

 (d) “Tenant Delay” shall mean actual delays to the extent resulting from:
(i) Tenant’s failure to review and approve the plans and specifications for any Approval Item within the time period set forth in Section 1 of this Work Letter; (ii) material and unreasonable interference by Tenant, or its
agents, contractors or employees, with the Substantial Completion of the Landlord Work which objectively precludes or delays the construction of the Landlord Work; or (iii) Tenant’s failure to complete any component of the Tenant
Improvement Work which is a prerequisite to the completion of any Landlord’s Work, which failure objectively precludes or delays the construction of the Landlord’s Work. In the event Landlord believes that a Tenant Delay has occurred,
Landlord shall provide Tenant with prompt written notice thereof, including a description of the circumstances causing the Tenant Delay and the number of days of delay resulting therefrom. 

(e) “Landlord Delay” shall mean actual delays to the extent resulting from: (i) Landlord’s failure to review and
approve the Working Drawings in accordance with this Work Letter; (ii) material and unreasonable interference by Landlord, or its agents, contractors or employees, with the Substantial Completion of the Tenant Improvement Work which objectively
precludes or delays the construction of the Tenant Improvement Work or (iii) Landlord’s failure to complete any component of the Landlord Work by the specific completion date therefor identified in Exhibit “D”,
which failure objectively precludes or delays the construction of the Tenant Improvement Work. In the event Tenant believes that a Landlord Delay has occurred, Tenant shall provide Landlord with prompt written notice thereof, including a description
of the circumstances causing the Landlord Delay and the number of days of delay resulting therefrom. 
 (f) For purposes of clarity, in no
event shall the Commencement Date be extended by virtue of (and Tenant shall bear the risk of): (i) any bankruptcy, insolvency, injunction, liquidation, receivership, litigation or other legal or financial inability of the part of (or
involving) the Tenant’s general contractor; or (ii) any delay in the completion of the Tenant Improvement Work by virtue of any of the circumstances described in subsection (f)(i) above. 

8. Walk-Through; Punchlist. When Tenant considers the Tenant Improvement Work in the Premises to be Substantially Completed, Tenant
will notify Landlord and within three (3) business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through of the Premises and identify any necessary touch-up work, repairs and minor
completion items that are necessary for final completion of the Tenant Improvement Work. Neither Landlord’s representative nor Tenant’s representative shall unreasonably withhold his or her agreement on punchlist items. Tenant shall use
reasonable efforts to cause the contractor performing the Tenant Improvement Work to complete all punchlist items within thirty (30) days after agreement thereon. When Landlord considers the Landlord’s Work in the to be Substantially
Completed, Landlord will notify Tenant and within three (3) business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through of the Landlord’s Work and identify any necessary touch-up
work, repairs and minor completion items that are necessary for final completion of the Landlord’s Work. Neither Landlord’s representative nor Tenant’s representative shall unreasonably withhold his or her agreement on punchlist
items. Landlord shall use reasonable efforts to cause the contractor performing the Landlord’s Work to complete all punchlist items within thirty (30) days after agreement thereon. 

  
 C-5 

 9. Excess Costs. The entire cost of performing the Tenant Improvement Work (including
design of the Tenant Improvement Work and preparation of the Working Drawings, costs of construction labor and materials, additional janitorial services, related taxes and insurance costs, general conditions, permit, engineering, the construction
supervision fee referenced in Section 10 of this Exhibit “C”, permits, telecom and data cabling and security systems), are herein collectively called the “Total Construction Costs”. The amount by which
the Total Construction Costs exceed the Tenant Improvement Allowance is referred to herein as the “Excess Costs”. All Excess Costs shall be paid by the Tenant. 

10. Tenant Improvement Allowance. Landlord shall provide to Tenant the Tenant Improvement Allowance to be applied toward the Total
Construction Costs, as adjusted for any changes to the Tenant Improvement Work. Landlord shall pay to Tenant, pro rata and pari passu with the Excess Costs to be paid by Tenant for the Tenant Improvement Work, portions of the Tenant Improvement
Allowance in monthly draws following performance of portions of the Tenant Improvement Work and the receipt by Landlord of the following items: 

(a) a written request for payment, 

(b) partial lien waivers for the portion of the Tenant Improvement Work performed for the current month, from all persons performing such
Tenant Improvement Work or supplying or fabricating materials for such Tenant Improvement Work, fully executed, acknowledged and (if required by law) in recordable form, 

(c) the Architect’s certification that the portion of the Tenant Improvement Work for which reimbursement has been requested has been
performed, on the appropriate AIA form or another form reasonably approved by Landlord, and 
 (d) in connection with the final distribution
of the Tenant Improvement Allowance, the permanent certificate of occupancy issued for the Premises or the final sign-off of the Building Department permitting occupancy of the Premises. 

Landlord shall pay the requested portion of the Tenant Improvement Allowance to Tenant within thirty (30) days following Tenant’s submission of the
above items, less, in connection with the final distribution of the Tenant Improvement Allowance, Landlord’s reasonable estimate of the cost to complete the punchlist items, which amount shall be released to Tenant upon delivery to Landlord of
evidence of the completion of the punchlist items. Notwithstanding anything to the contrary contained in this Exhibit “C”, Landlord shall not be obligated to make any disbursement of the Tenant Improvement Allowance during
the pendency of any of the following: (x) there is an unbonded lien outstanding against the Building or the Premises or Tenant’s interest therein by reason of work done, or claimed to have been done, or materials supplied or specifically
fabricated, claimed to have been supplied or specifically fabricated, for the Tenant Improvement Work, (y) the conditions to the advance of the Tenant Improvement Allowance are not satisfied, or (z) Tenant is in Default. Tenant agrees to
provide, upon request from Landlord, reasonable written evidence of payment of all Excess Costs. In addition to the Tenant Improvement Allowance, upon delivery of a test fit plan, a completed space plan and associated CAD drawings, Landlord shall
reimburse Tenant $5,720.25. 
 The Total Construction Costs shall not include and Landlord shall be solely responsible for (at Landlord’s sole cost)
the following: (a) costs incurred to remove any hazardous or toxic materials (including, without limitation, asbestos) from the Premises or the surrounding area; and (b) costs to bring the Building and the Common Areas into compliance with
applicable laws for general office use (and to the extent the Permitted Use requires compliance with an applicable law different from a general office use, the cost of such different level of compliance shall be part of the Total Construction
Costs). 

  
 C-6 

 11. Construction Management. Landlord or its affiliate or agent shall supervise the Tenant
Improvement Work and coordinate the relationship between the Tenant Improvement Work, the Building and the Building’s Systems. In consideration for Landlord’s construction supervision services, Tenant shall pay to Landlord a construction
supervision fee equal to one and one-half percent of the amount of the Tenant Improvement Allowance. 
 12. Construction
Representatives. Landlord’s and Tenant’s representatives for coordination of construction and approval of change orders will be as follows, provided that either party may change its representative upon written notice to the other: 

 

			
	 Landlord’s
		Pedro Sanchez
	 Representative:
		c/o Winthrop Management LP
			201 California Street, Suite 300
			San Francisco, CA 94111
			Telephone: 415-247-2105
			Facsimile: 415-247-2108
		
	 Tenant’s Representative:
		Michael Gandy
			Invuity, Inc.
			39 Stillman Street
			San Francisco, CA 94107
			Telephone: 415-655-2129
			Facsimile: 415-223-8607

 13. Landlord Failure to Pay or Perform. Notwithstanding anything to the contrary in the Lease or this
Work Letter, if Landlord fails to disburse any of the Tenant Improvement Allowance when required to do so hereunder or fails to diligently perform the Landlord’s Work (a “Work Letter Defaults”), then Tenant shall have the right
to pay and perform any such obligations of Landlord resulting in the Work Letter Defaults. In such an event, Tenant may offset and credit the costs incurred by Tenant in connection therewith (including, any unpaid portion of the Tenant Improvement
Allowance) plus interest against Base Rent thereafter due under this Lease; provided, however, in no event shall Tenant’s offset against Base Rent pursuant hereto exceed (in any given month) an amount equal to 25% of the monthly installment of
Base Rent due for such month. 

  
 C-7 

 14. Mezzanine. Tenant shall have the right, as part of the Tenant Improvement Work, to
demolish up to fifty percent (50%) of the mezzanine in the Premises (based on square footage), but the actual reduction in the square footage of the mezzanine as a result thereof shall not affect the square footage of the Premises as stipulated
by the parties in the Basic Lease Provisions. 
 15. Floor Allowance. To offset costs that Tenant will incur to make repairs to the
floors of the Premises, Landlord shall increase the Tenant Improvement Allowance by an additional $20,000 (the “Special Floor Allowance”). Accordingly, Landlord shall have no further obligation to Tenant related to the floor of the
Premises 
 16. Required Removal Items. Notwithstanding anything to the contrary contained in the Lease (including this Exhibit
“C”), at the end of the Term (whether by expiration or earlier termination thereof), Tenant shall (at its expense) cause the following Tenant Improvement Work to be demolished and removed from the Premises in accordance with the
terms of this Lease (the “Required Removal Items”): (a) the clean room, (b) the gowning room, (c) the environmental control room; (d) the lab rooms and (e) the partition butting up to the bulk materials
area. These Required Removal Items are all as presently depicted on Exhibit “H”, but if there shall be a change in the Approved Space Plan hereafter, the Required Removal Items shall be subject to this Section 16
regardless of the final placement thereof within the Premises. 
 17. Miscellaneous. To the extent not inconsistent with this
Exhibit “C”, the Lease shall govern the performance of the Tenant Improvement Work and Landlord’s and Tenant’s respective rights and obligations regarding the improvements installed pursuant thereto. 

[END OF EXHIBIT “C”] 

  
 C-8 

 EXHIBIT “D” 

LANDLORD’S WORK 
 Landlord
shall complete the following (“Landlord’s Work”): 
 (a) Within 30 days of Tenant’s completion of the electrical
room, as noted in the Working Drawings (to include 600 amp service), extend into the Premises the main high voltage electrical panel(s) to the Premises (480v power) from the main distribution panel in the northwest corner of the floor to a mutually
agreed upon electrical room in the Premises with capacity to accommodate Tenant’s reasonable HVAC, electrical and lighting use as defined by the Working Drawings which shall include panel distribution, a switch board, and step down transformer.

 (b) Provide a minimum of 91 tons of condenser water and install dedicated 4” supply and return condenser water lines from the
cooling tower stubbed to the Premises for Tenant’s exclusive use. 
 (c) On or before June 30, 2014, caulk and seal ceiling
penetrations and poke-throughs where indicated by Tenant. 
 (d) Provide Tenant path of travel documentation demonstrating that the Building
and Common Areas are in compliance with the Americans with Disabilities Act and accessibility codes on or before the date which is six (6) weeks after the Lease is executed by Landlord and Tenant. 

(e) Ensure that the Base Building and all Common Areas are in compliance with applicable laws. 

(f) Should Tenant’s contractor identify any suspect material that may contain asbestos in the Premises, Landlord shall test the material
and shall remove such material if such is found to contain asbestos. If any of the columns within the Premises are covered with leadbased paint, such paint shall be removed by Landlord. 

(g) Properly demise the Premises as indicated in Exhibit “B” in compliance with all Legal Requirements. *** 

(h) Provide make up air in accordance with applicable laws, which shall include a new OA fan and the installation of 2 shafts to accommodate
fresh air and exhaust make-up air. 
 (i) Ensure that the exterior windows are water and weather proof. 

(j) Install guardrails for the mezzanine and elevated space over the garage area in accordance with applicable laws and using similar
materials as to that presently utilized for the existing guardrails. 
 (k) If required by applicable laws, Landlord shall install a base
building fire panel for Tenant to connect its fire life safety system to. 

  
 D-1 

 (l) If it is determined that the two openings in the sheer wall running along column line 6 are
not in compliance with applicable law, Landlord shall fill in the openings in accordance with Landlord’s engineered specifications which shall be in compliance with all applicable law. 

 

	***	Denotes an Approval Item for purposes of Section 1 of the Work Letter 

 [END OF EXHIBIT
“D”] 

  
 D-2 

 EXHIBIT “E” 

SUBSTANTIAL COMPLETION/ACCEPTANCE LETTER 
 Date
                     
  

	Re:	Lease dated as of             ,         , by and between Landlord, and
                    , as Tenant, for             rentable square feet on the
            floor of the Building located at                     . 

Dear             : 

In accordance with the terms and conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees: 

 

	 	1.	The Commencement Date of the Term of the Lease is                     ; 

 

	 	2.	The Termination Date of the Term of the Lease is                     . 

Please acknowledge your acceptance of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement
Letter in the space provided and returning 2 fully executed counterparts to my attention. 
  

							
	Sincerely,				Agreed and Accepted:
				
	  
				Tenant:		  

	Property Manager						
					By:		  

					Name:		  

					Title:		  

					Address:		  

 [END OF EXHIBIT “E”] 

  
 E-1 

 EXHIBIT “F” 

RULES AND REGULATIONS 
 1. The
sidewalks, entry passages, corridors, halls, elevators and stairways shall not be obstructed by Tenant or used for any purpose other than that of ingress and egress. The floors, skylights and windows that reflect or admit light into any place in the
Building shall not be covered or obstructed by Tenant. The toilets, drains and other water apparatus shall not be used for any other purpose than those for which they were constructed and no rubbish or other obstructing substances shall be thrown
therein. 
 2. No advertisement, signs, pictures, placards or other notice shall be inscribed, painted or affixed on any part of the outside
or inside of the Building, except upon the doors, and of such order, size and style, and at such places, as shall be approved and designated by Landlord. Interior signs on doors will be ordered for Tenant by Landlord, the initial cost thereof to be
charged to and paid for by Landlord. 
 3. Tenant shall not do or permit to be done in the Premises, or bring or keep anything therein,
which shall in any way obstruct or unreasonably interfere with the rights of other tenants or in any way injure or unreasonably annoy them, or violate any applicable laws, codes or regulations. Tenant, its agents, employees or invitees shall
maintain order in the Premises and the Building, shall not make or permit any improper noise in the Premises or the Building or unreasonably interfere in any way with other tenants, or those having business with them. Nothing shall be thrown by
Tenant, its clerks or servants, out of the windows or doors, or down the passages or skylights of the Building. No rooms shall be occupied or used as sleeping or lodging apartments at any time. No part of the Building shall be used or in any way
appropriated for gambling, immoral or other unlawful practices, and no intoxicating liquor or liquors shall be sold in the Building. 
 4.
Tenant shall not employ any persons other than the janitors of Landlord (who will be provided with pass-keys into the offices) for the purpose of cleaning or taking charge of the Premises, except as may be specifically provided otherwise in the
Lease. 
 5. No animals, birds, bicycles or other vehicles shall be allowed in the offices, halls, corridors, freight lifts, elevators or
elsewhere in the Building (other than designated bicycle storage areas), without the approval of Landlord, which approval Landlord shall not unreasonably withhold. Approval is hereby granted for the allowance of non-dangerous, domesticated household
pets (including, without limitation, dogs and cats, but excluding without limitation, livestock and other animals not generally maintained within a residential structure) to access the Building and to be kept within a tenant’s premises in the
normal course. No animals other than aquarium fish or birds maintained in an aquarium or cage may be kept overnight in a premises without the presence of the animals owner. All other animals shall be maintained in reasonable control of the
animal’s owner at all times within the Building. Notwithstanding, Landlord reserves the right to prohibit any animal from the Building that Landlord determines presents a credible threat to personal injury or property damage or which may create
or has created any objectionable noise or odor in the Building that may interfere with any other Building occupant’s right to quiet enjoyment or Landlord’s ability to maintain good order therein. 

  
 F-1 

 6. Except as permitted pursuant to Section 25, no painting shall be done, nor shall any
alterations be made to any part of the Building or the Premises by putting up or changing any partitions, doors or windows, nor shall any connection be made in the electric wires or gas or electric fixtures, without the consent in writing on each
occasion of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. There shall be no nailing, boring or screwing into the woodwork or plastering within the Premises (other than in connection with usual and customary
decorations, pictures, artwork and wall-hangings). All glass, locks and trimmings in or upon the doors and windows of the Building shall be kept whole and, when any part thereof shall be broken by Tenant or Tenant’s agent, the same shall be
immediately replaced or repaired by Tenant (subject to Tenant’s compliance with Section 24 of the Lease) and put in order under the direction and to the satisfaction of Landlord, or its agents, and shall be kept whole and in good repair.
Tenant shall not injure, overload, or deface the Building, the woodwork or the walls of the Premises, nor carry on upon the Premises any noxious, noisy or offensive business. 

7. Landlord shall provide an adequate number of keys and access cards to Tenant, at no charge to Tenant. No additional locks or latches shall
be put upon any door and no locks shall be changed without the written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant, at the termination of their Lease, shall return to Landlord all keys to
doors in the Building. 
 8. Landlord in all cases retains the power to approve (not to be unreasonably withheld) the placement of any iron
safes or other heavy articles which could reasonable affect the structural integrity of the Building or any Building systems. 
 9. The use
of burning fluid, camphor, benzene, kerosene or anything except gas or electricity, for lighting the Premises, is prohibited. No offensive gases or liquids will be permitted. 

10. If Tenant desires blinds, coverings or drapes over the windows, they must be of such shape, color and material as may be prescribed by
Landlord, and shall be erected only with Landlord’s reasonable consent and at the expense of Tenant. No awnings shall be placed on the Building. Window covering shall be closed when the effect of sunlight would impose unnecessary loads on the
air conditioning system. 
 11. All wiring and cabling work shall be done only by contractors reasonably approved in advance by Landlord and
Landlord shall have the right to have all such work supervised by Building engineering/maintenance personnel. No antenna or cabling shall be installed on the roof or exterior walls of the Building. 

12. At Landlord’s discretion, Landlord may hire security personnel for the Building, and every person entering or leaving the Building
may be questioned by such personnel as to the visitor’s business in the Building and shall sign his or her name on a form provided by the Building for so registering such persons. Landlord shall have no liability with respect to breaches of the
Building security, if any. 

  
 F-2 

 13. Landlord shall have the right, exercisable without notice and without liability to Tenant, to
change the name or street address of the Building or the room or suite number of the Premises. 
 14. Subject to Tenant’s rights under
Section 1(c), the freight elevator shall be available for use by all tenants in the Building subject to such reasonable scheduling as Landlord in its discretion shall deem appropriate. 

15. Canvassing, peddling, soliciting and distribution of handbills or any other written materials in the Building are prohibited and each
tenant shall cooperate to prevent the same. 
 16. Each tenant shall ensure that all doors to its premises are locked and all water faucets
or apparatus and office equipment are shut off before the tenant or its employees leave such premises at night. On multiple tenancy floors, all tenants shall keep the doors to the Building corridors closed at all times except for ingress and egress.

 17. The toilets, urinals, wash bowls and other restroom facilities shall not be used for any purpose other than for which they were
constructed, no foreign substance of any kind whatsoever may be thrown therein and the expense of any breakage, stoppage or damage resulting from a violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall have
caused it. 
 18. Each tenant shall store its refuse within its Premises. No material shall be placed in the refuse boxes or receptacles if
such material is of such a nature that it may not be disposed of in the ordinary and customary manner of removal without being in violation of any law or ordinance governing such disposal. 

19. Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed for
the safety, care and cleanliness of the Building and for the preservation of good order therein. Landlord may waive any one or more of these rules and regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be
construed as a waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such rules or regulations against any or all tenants of the Building. Landlord, however, shall not apply such rules
and regulations in a discriminatory manner. Tenant shall be deemed to have read these rules and regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

[END OF EXHIBIT “F”] 

  
 F-3 

 EXHIBIT “G” 

ENVIRONMENTAL REPORTS 
  

					
	 Report Prepared By
	  	 Report Name
	  	 Report Date

			
	EBI Consulting	  	Phase I Environmental Site Assessment	  	1/12/2012
	Geosyntec	  	Environmental Site Assessment	  	8/6/2012
	Geosyntec	  	Site Mitigation Plan	  	10/12/2012
	RGA Environmental	  	Asbestos & Land Survey Report	  	4/22/2013
	Geosyntec	  	Construction Completion Report	  	5/3/2013
	Geosyntec	  	First Quarterly Progress Report	  	8/2/2013
	Geosyntec	  	Quarterly Progress Report	  	12/20/2013
	Geosyntec	  	Quarterly Progress Report	  	2/17/2014

 [END OF EXHIBIT “G”] 

  
 G-1 

 EXHIBIT “H” 

APPROVED SPACE PLAN 
 [SEE
ATTACHED CONSISTING OF ONE PAGE] 
 [END OF EXHIBIT “H”] 

  
 H-1 

  
 

 

 EXHIBIT “I” 

EXCLUDED AREA 
  

 
 [END OF EXHIBIT “I”] 

  
 I-1 

 FIRST AMENDMENT TO OFFICE LEASE AGREEMENT 

This First Amendment to Office Lease Agreement (this “First Amendment”) is made as of the 7th day of November, 2014, by and between 444 DEHARO—VEF VI, LLC, a Delaware limited liability company (“Landlord”), and INVUITY, INC., a California corporation
(“Tenant”). 
 RECITALS 
  

	 	A.	Landlord and Tenant entered into that certain Office Lease Agreement dated May 9, 2014 (the “Lease”) covering premises located on the first floor of that certain building located at 444 De Haro
Street, San Francisco, California (the “Building”), containing approximately 38,315 rentable square feet, known as Suite 110, all as more particularly set forth in the Initial Lease (the “Premises”).

  

	 	B.	Landlord and Tenant desire to amend the Lease upon the terms set forth below, and express their intention that the terms and conditions relating to modifications to the Landlord’s Work and Tenant Improvement Work
to be completed pursuant to the Lease. 

 NOW, THEREFORE, in consideration of the foregoing, the parties hereto agree as
follows: 
 The Lease is hereby amended as follows: 

1. Amendment to Tenant Improvement Allowance. Section 12 of Article I of the Lease is hereby amended to now read as follows:

  

					
	“12.		Tenant Improvement Allowance (See Section 21):		$65.00 per rentable square foot, plus the Special Floor Allowance set forth in Section 15 of Exhibit “C” and the Additional Allowances set forth in Section 18 of
Exhibit “C”.”

 2. Amendment to Exhibit “C”. Exhibit “C” is hereby amended to
add an additional Section 18 thereto providing as follows: 
 “18 Additional Allowances. Landlord hereby
agrees that the Tenant Improvement Allowance shall be increased by the following amounts (the “Additional Allowances”): 

(a) Landlord shall increase the Tenant Improvement Allowance by the sum of $41,804.00 on account of Tenant’s agreement to
extend into the Premises the main electrical service from the main distribution panel in the northwest corner of the floor per the Working Drawings. 

(b) Landlord shall increase the Tenant Improvement Allowance by the sum of $48,891.00 on account of Tenant’s agreement to
perform the following items of construction: 

 (i) installation of a minimum of dedicated 4” supply and return condenser
water lines from the cooling tower stubbed to the Premises for Tenant’s use; and 
 (ii) installation of 2 shafts to
accommodate fresh air and exhaust make-up air per the Working Drawings. 
 (c) Landlord shall increase the Tenant
Improvement Allowance by the sum of $10,204.00 on account of Tenant’s agreement to install guardrails for the mezzanine and elevated space over the garage area in accordance with applicable laws and using similar materials as to that presently
utilized for the existing guardrails. 
 (d) Landlord shall increase the Tenant Improvement Allowance by the sum of
$10,000.00 on account of Tenant’s agreement to remedy the fact that: (i) the fire sprinkler branch lines have been installed with powder-actuated shot pins and not with mechanically drilled anchors; and (ii) there are a mixture of
sprinkler heads that do not meet code and/or have paint over spray, rendering them ineffective for Tenant’s use in the mezzanine space of the Premises. 

None of the aforementioned work to be completed by Tenant as described in subsections (a)-(d) above (collectively, the
“Additional Tenant Work”) shall be a Required Removal Item for purposes of the Lease. Tenant shall complete the Additional Tenant Work otherwise in the same manner and pursuant to the terms of this Exhibit
“C”. Landlord shall pay the Additional Allowances along with the balance of the Tenant Improvement Allowance when required pursuant to the terms of this Exhibit “C”.” 

3. Replacement Exhibit D to Lease. 

(a) On account of the Additional Allowances, the Additional Tenant Work shall no longer be Landlord’s Work under the Lease and shall not
be performed by Landlord, but rather such shall be performed by Tenant as part of the Tenant Improvement Work. Notwithstanding the inclusion in Additional Tenant Work of the matters described in subsection (b)(ii) above and the replacement of
Exhibit D to the Lease pursuant Section 3(b) below, Landlord will make available to the Premises during the entire Lease Term not less than 91 tons of condenser water to the Premises and the 4” supply and return condenser water lines
from the cooling tower stubbed to the Premises shall be for Tenant’s use. Notwithstanding the foregoing, Landlord will test, adjust and rebalance the condenser water flow serving Tenant following such connection to ensure that Tenant continues
to receive not less than 91 tons of condenser water to the Premises. 
 (b) Additionally, Landlord agrees to perform certain
additional improvements to the Premises not originally set forth on Exhibit “D” to the Lease, which items are referred to as “New Landlord’s Work” on Replacement
Exhibit “D” attached to this First Amendment. All New Landlord’s Work shall become part of the Landlord’s Work for purposes of the Lease and shall be completed as such by Landlord within the timeframes set forth on
Replacement Exhibit D. 
 (c) In order to effectuate the agreements with respect to the Additional Tenant
Work and the New Landlord Work, Exhibit “D” to the Lease is hereby amended and replaced in its entirety with Replacement Exhibit “D” attached to this First Amendment. By virtue of such,
Replacement Exhibit  

  
 -2- 

 
“D” shall hereafter establish the scope of the Landlord’s Work for purposes of the Lease. All references to Exhibit “D” in the Lease shall
hereafter mean and refer to Replacement Exhibit “D” attached to this First Amendment. 
 4. Agreement
Regarding Roof Installations. Tenant desires that Landlord grant permission to the installation of duct work and fans (including necessary slab and roof penetrations associated therewith) on the roof of the Building in accordance with the
Working Drawings. All such duct work, fans and roof penetrations reflected on the Working Drawings as of the date of this First Amendment are referred to herein as the “Roof Installations”. Landlord hereby consents to the Tenant
making the Roof Installations as part of the Tenant Improvement Work subject to the following terms and conditions: 
 (a) All Roof
Installations shall be made in strict accordance with the Working Drawings and the Working Drawings shall not be modified after the date of this First Amendment as to the Roof Installations without Landlord’s express written consent, which
consent shall not be unreasonably withheld, conditioned or delayed; 
 (b) All Roof Installations shall be Required Removal Items for
purposes of the Lease and (in that regard) all roof penetrations or damage to the roof occurring as a result of the removal of the Roof Installations shall be repaired (at Tenant’s cost) in a good and workmanlike manner; 

(c) Tenant shall (at its sole cost and expense) maintain, repair and replace the Roof Installations in a good and workmanlike manner; 

(d) All modifications, repairs and replacements to the Roof Installations after their initial installation shall require Landlord’s
approval under Section 25 of the Lease, which approval shall not be unreasonably withheld, conditioned or delayed, and shall be performed in accordance with Section 25 of the Lease; 

(e) Access to installation the Roof Installations shall be coordinated through Landlord. After initial installation, Tenant shall not access
the roof of the Building for any purpose whatsoever without the consent of the Landlord (such approval not to be unreasonably withheld if such is necessary to repair, maintain, replace or remove the Roof Installations); 

(f) Landlord shall have no duty to insure the Roof Installations and shall have no liability on account of damage thereto or destruction
thereof caused by weather or any other event or circumstance which causes damage or destruction by virtue of their location on the roof of the Building; and 

(g) If Landlord is required to (or desires to) make any modifications, repairs or replacements to the roof of the Building
(“Roof Work”) and the Roof Work requires that the Roof Installations be disturbed, disconnected, removed or moved, then the following provisions shall apply: 

 

	 	(i)	Landlord shall give Tenant at least five (5) business days prior written notice of the Roof Work including a description of what affect such will have on the Roof Installations and the name of the Landlord’s
Contractor(s) who will perform the Roof Work and Roof Installation Services (except that no notice need be given in the case of an emergency). The required disturbance to, disconnection of, reconnection, removal, movement, reinstallation or
resetting of the Roof Installations as may be required to complete the Roof Work are collectively referred to herein as the “Roof Installation Services”. 

  
 -3- 

	 	(ii)	Within five (5) business days after receiving the Landlord’s notice, Tenant shall notify Landlord in writing as to whether Tenant wishes to: (A) retain its own contractor to perform the Roof Installation
Services (a “Tenant’s Contractor”) in which event Tenant’s notice shall the name of such Tenant’s Contractor; or (B) have Landlord’s Contractor perform the Roof Installation Services. If Tenant fails
to notify Landlord within such five (5) business days, Landlord shall be free to contract with a Landlord’s Contractor. Notwithstanding the foregoing, Landlord shall be free to utilize any contractor of its choosing to perform Roof
Installation Services in the event of an emergency without any required notice to Tenant. 

  

	 	(iii)	If a Landlord’s Contractor will perform the Roof Installation Services, then: (A) Landlord shall contract with the Landlord’s Contractor(s) and shall coordinate and monitor the performance of the Roof
Installation Services; (B) Landlord shall return the Roof Installations to substantially the condition which existed prior to the commencement of the Roof Work; and (C) Tenant shall be responsible to pay within ten (10) days of
presentation of an invoice therefor, the cost of all Roof Installation Services performed by Landlord’s Contractors. 

  

	 	(iv)	If a Tenant’s Contractor will perform the Roof Installation Services, then: (A) the identity of the Tenant’s Contractor must be approved by Landlord prior to Tenant contracting for or performing any such
Roof Installation Services (such approval not to be unreasonably withheld); (B) once approved, Tenant’s Contractor shall: (i) enter into a contract with Tenant for the Roof Installation Services and such shall be delivered to
Landlord; (ii) deliver to Landlord appropriate insurance certificates naming Landlord as an additional insured providing such coverages as are commercially reasonable given the scope of the Roof Installation Services; and (iii) coordinate
with the contractor performing the Roof Work in order to schedule the Roof Installation in a proper manner so as not to materially delay, interfere with or increase the cost of the Roof Work; (C) upon satisfaction of items (A) and (B),
Tenant’s Contractor shall be responsible for the performance of all Roof Installation Services in a good and workmanlike manner, including all work required to return the Roof Installations to the condition which existed prior to the
commencement of the Roof Work; (D) if Tenant’s Contractor shall fail to cooperate with Landlord or Landlord’s Contractor or shall fail to perform the Roof Installation Services in a timely manner as required to perform the Roof Work
and such is not cured by Tenant or Tenant’s Contractor within ten (10) business days, then Landlord shall be free to hire a Landlord’s Contractor to perform the Roof Installation Services and subsection (iii) above shall control;
and (E) Tenant shall pay all amounts due to Tenant’s Contractor’s on account thereof. 

  

	 	(v)	In addition to any expenses to be paid pursuant to subsection (iii) and (iv) above, Tenant shall additionally be responsible to pay within ten (10) days of presentation of an invoice: (A) therefor
the incremental increase in the cost of any Roof Work arising by virtue of Landlord’s accommodation of Tenant’s request to perform the Roof Work or Roof Installation Services outside of normal business hours; and (B) the cost of any
increase to the Roof Work caused by Tenant’s Contractor’s negligent acts or willful misconduct. 

  
 -4- 

	 	(vi)	Landlord recognizes that the Roof Installations are critical to the operation of Tenant’s business in the Premises, and, accordingly, Landlord agrees to use commercially reasonable efforts to minimize interference
with Tenant’s business operations in connection with any Roof Work, including, without limitation, coordinating timing of the Roof Work with Tenant, and, if requested by Tenant, performing the Roof Work outside of normal business hours (except
in case of an emergency). So long as Landlord is in compliance with the provisions of this Section and the Lease, Landlord shall not be liable to Tenant for any disruption to Tenant’s operations caused by the disturbance, disconnection, removal
or movement of the Roof Installations on account of any Roof Work or Roof Installation Services. Landlord shall be liable to Tenant for the cost of any damage to the Roof Installations caused by the gross negligence or willful misconduct of the
Landlord in the performance of the Roof Work, except to the extent caused by the acts or omissions of the Tenant’s Contractor. 

5. Agreement Regarding Dock Extension and Ejector Installation. 

(a) Tenant desires that Landlord grant permission to the installation of: (i) a loading dock extension as finally designed and shown on
the Working Drawings approved by Landlord (the “Dock Extension”); and (ii) an ejector pump in the garage to service a restroom within the Premises as finally designed and shown on the Working Drawings approved by Landlord (the
“Ejector Installation”). Landlord hereby consents to the Tenant making the Dock Extension and the Ejector Installation as part of the Tenant Improvement Work subject to the following terms and conditions: 

(b) The Dock Extension and Ejector Installation shall be made in strict accordance with the Working Drawings and such Working Drawings shall
not be modified without Landlord’s express written consent, which consent shall not be unreasonably withheld, conditioned or delayed; 

(c) The Dock Extension and Ejector Installation shall not be Required Removal Items for purposes of the Lease and (in that regard) shall be
left in place at the end of the Term; 
 (d) Tenant shall (at its sole cost and expense) install the Dock Extension and Ejector Installation
as part of the Tenant Improvement Work otherwise in accordance with the Lease; 
 (e) Tenant shall (at its sole cost and expense) maintain,
repair and replace the Ejector Installation in a good and workmanlike manner and 
 (f) All modifications, repairs and replacements to the
Dock Extension or Ejector Installation after their initial installation shall require Landlord’s approval under Section 25 of the Lease, which approval shall not be unreasonably withheld, conditioned or delayed, and shall be performed in
accordance with Section 25 of the Lease. 
 6. Acknowledgement Regarding Timing. In consideration of the agreements herein
regarding the Additional Tenant Work, the New Landlord Work, the Roof Installations and the Dock Extension, Landlord and Tenant hereby waive any claim for either Landlord Delay or Tenant Delay resulting from the Additional Tenant Work, the New
Landlord Work, the Roof Installations and the Dock Extension; provided, however, that Landlord’s failure to complete the New Landlord’s Work within the timeframes set forth on Attachment #1 to Replacement Exhibit D shall constitute a
Landlord Delay under the Lease. 

  
 -5- 

 7. Entire Agreement. This First Amendment and the Lease contain all of the covenants,
conditions and agreements between the parties concerning the Premises, and shall supersede all prior correspondence, agreements and understandings concerning the Premises, both oral and written. 

8. Authority. Each of Landlord and Tenant represent and warrants that the person executing this First Amendment on its behalf is
authorized and empowered to do so and to thereby bind the party on whose behalf he or she is authorized and empowered to do so and to thereby bind the party on whose behalf he or she is signing. 

9. Definitions. All capitalized terms used herein shall have the meanings set forth herein or, if not set forth herein, shall have the
meanings set forth in the Lease for said terms. 
 10. Effect of First Amendment. Except as specifically amended hereby or
inconsistent herewith, all of the terms and conditions of the Lease shall be and remain in full force and effect. 
 11. Incorporation of
Recitals. The Recitals and Sections 1-12 inclusive, are hereby incorporated into the Lease by this reference. 
 12. Lender.
Landlord represents to Tenant that it has obtained the written consent of Wells Fargo Bank, National Association to the execution of this First Amendment as required pursuant to that certain Subordination Agreement, Acknowledgement of Lease,
Assignment, Estoppel, Attornment and Non-Disturbance Agreement dated on or about the date of the Lease. 
 13. Miscellaneous. As
amended by this First Amendment, the Lease shall remain in full force and effect and is ratified by Landlord and Tenant. This First Amendment (a) may be executed in several counterparts, each of which is deemed an original but all of which
constitute one and the same instrument; (b) is governed by, and will be construed and enforced in accordance with, the laws of the State of California without giving effect to any conflict of laws rules; (c) is binding upon, and will inure
to the benefit of, the parties and their respective successors and permitted assigns; and (d) may be executed by facsimile or other electronic means and when so executed such facsimile or electronic signatures shall be deemed originals for all
purposes. 
 [SIGNATURE PAGE FOLLOWS ON NEXT PAGE] 

  
 -6- 

 IN WITNESS WHEREOF, the parties have executed this First Amendment to be effective as of the date
and year hereinabove first written. 
  

							
	LANDLORD:
	
	444 DEHARO - VEF VI, LLC,
	a Delaware limited liability company
		
	By:		 444 De Haro Member, LLC,
 a Delaware
limited liability company, its sole member

			
			By:		Value Enhancement Fund VI, L.P.,
					a Georgia limited partnership, its sole member
			
			By:		VEF Group Management, LLC,
					a Delaware limited liability company,
					its manager
				
					By:		 /s/ Joseph A. Hill

					Name:		 Joseph A. Hill

					Title:		 Secretary

	
	TENANT:
	
	INVUITY, INC., a California corporation
		
	By:		 /s/ Philip Sawyer

	Name:		 Philip Sawyer

	Title:		 CEO

 REPLACEMENT EXHIBIT “D” 

LANDLORD’S WORK 
 Landlord
shall complete the following (“Landlord’s Work”): 
 (a) On or before June 30, 2014, caulk and seal ceiling
penetrations and poke-throughs where indicated by Tenant. +++ 
 (b) Provide Tenant
path of travel documentation demonstrating that the Building and Common Areas are in compliance with the Americans with Disabilities Act and accessibility codes on or before the date which is six (6) weeks after the Lease is executed by
Landlord and Tenant. +++ 
 (c) Ensure that the Base Building and all Common Areas are
in compliance with applicable laws. 
 (d) Should Tenant’s contractor identify any suspect material that may contain asbestos in the
Premises, Landlord shall test the material and shall remove such material if such is found to contain asbestos. If any of the columns within the Premises are covered with lead-based paint, such paint shall be removed by Landlord. +++ 
 (e) Properly demise the Premises as indicated in Exhibit “B”
in compliance with all Legal Requirements. *** 
 (f) Ensure that the exterior windows are water and weather proof. 

(g) If required by applicable laws, Landlord shall install a base building fire panel for Tenant to connect its fire life safety system to. +++ 
 (h) If it is determined that the two openings in the sheer wall running along column
line 6 are not in compliance with applicable law, Landlord shall fill in the openings in accordance with Landlord’s engineered specifications which shall be in compliance with all applicable law.
+++ 
 (i) Perform the “New Landlord Work” described on Attachments #1,
#2, #3, and #4 attached to this Replacement Exhibit “D”. 
 *** Denotes an Approval Item for purposes of Section 1 of the
Work Letter 
 +++ Denotes an item of Landlord’s Work which is completed and accepted by Tenant as
of the date of this First Amendment 

  
 Attachment #1 to
Replacement Exhibit D – Page 1 

 ATTACHMENT #1 

TO 
 REPLACEMENT
EXHIBIT “D” 
 [SEE ATTACHED CONSISTING OF 1 PAGE] 

  
 Attachment #1 to
Replacement Exhibit D – Page 1 

													
	   ITEM  
	  	
                DESCRIPTION   
             
	  	 RESPONSIBILITY
	  	   COMPLETE
BY  
	  	 NOTES

	  	  	   DESIGN  
	  	   CONST.  
	  	   COST  
	  	  
							
	1	  	Shear wall infill	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant
							
	2	  	Ramp area framing and glazing	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant
							
	4	  	Two 10’X10’ holes in floor slab	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant. See Attachment #2 to Replacement Exhibit “D”
							
	5	  	Loading Dock Hoist repairs	  	L	  	L	  	L	  	12/1/2014	  	Work is in progress
							
	7	  	Mail Box Relocation	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant
							
	8	  	Repair mezzanine structural deficiencies	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant. See Attachment #3 to Replacement Exhibit “D”
							
	11	  	Fire safe slab penetrations at MPOE existing openings to garage and 2nd floor	  	L	  	L	  	L	  	Completed	  	Accepted by Tenant
							
	14	  	Hole in Slab in room 167- former dock leveler needs patching	  	N/A	  	I	  	I	  	Completed	  	Accepted by Tenant
							
	15	  	Structural column with severe crack	  	L	  	L	  	L	  	Completed	  	See Attachment #4 to Replacement Exhibit “D”
							
	17	  	Design for New 4” Condenser Taps	  	L	  	I	  	L	  	Completed	  	Accepted by Tenant

  

	KEY	Responsibility 

	I	Invuity 

	L	Landlord 

 ATTACHMENT #2 

TO 
 REPLACEMENT
EXHIBIT “D” 
 [SEE ATTACHED CONSISTING OF 2 PAGES] 

  
 Attachment #2 to
Replacement Exhibit D – Page 1 

	
	

  

	
	

  
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 ATTACHMENT #3 

TO 
 REPLACEMENT
EXHIBIT “D” 
 [SEE ATTACHED CONSISTING OF 5 PAGES] 

  
 Attachment #3 to
Replacement Exhibit D – Page 1 

	
	

  

	
	

  
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 ATTACHMENT #4 

TO 
 REPLACEMENT
EXHIBIT “D” 
 [SEE ATTACHED CONSISTING OF 1 PAGE] 

  
 Attachment #4 to
Replacement Exhibit D – Page 1

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