Document:

EX-10.12

 Exhibit 10.12 

LEASE AGREEMENT 
 THIS LEASE AGREEMENT,
made this 30 day of June 2017, by and between W. M. RICKMAN CONSTRUCTION CO., LLC (“LANDLORD”) and NEXIMMUNE, INC. (“TENANT”). 

W I T N E S S E T H: 

 

	1.	 DEMISE OF PREMISES 

Landlord hereby demises unto Tenant, and Tenant hereby leases from Landlord for the terms and upon the conditions set forth in this Lease,
approximately 22,800 square feet of space in the building located at 9119 Gaither Road, Rockville, Maryland 20850 (the “Building”), all as set forth on Exhibit A, hereto attached, said space being referred to as the “Premises”.

  

	2.	 TERM 

The term of this Lease shall be for a period five (5) years, commencing on the 1st
day of July 2017, and terminating on the 30th day of June 2022, with an option for Tenant to extend the term for an additional five (5) years on the same terms and conditions in this Lease,
provided that Tenant shall have given the Landlord written notice of Tenant’s intention to do so at least nine (9) months prior to the expiration of this Lease and that Tenant is not in default under this Lease. 

 

	3.	 RENT 

The Tenant shall pay to the Landlord an annual rental (herein called “Minimum Rent”) for the Premises as follows: 

 

									
	 Lease Year
	  	Annual
Amount	 	  	Monthly
Amount	 
	 Initial Term
	  				  			
	 July 1, 2017 thru June 30, 2018
	  	$	240,000.00	 	  	$	20,000.00	 
	 July 1, 2018 thru June 30, 2019
	  	$	371,315.00	 	  	$	30,942.92	 
	 July 1, 2019 thru June 30, 2020
	  	$	382,454.45	 	  	$	31,871.20	 
	 July 1, 2020 thru June 30, 2021
	  	$	393,928.08	 	  	$	32,827.34	 
	 July 1, 2021 thru June 30, 2022
	  	$	405,745.92	 	  	$	33,812.16	 
	 Extension Option Term
	  				  			
	 July 1, 2022 thru June 30, 2023
	  	$	417,918.30	 	  	$	34,826.53	 
	 July 1, 2023 thru June 30, 2024
	  	$	430,455.85	 	  	$	35,871.32	 
	 July 1, 2024 thru June 30, 2025
	  	$	443,369.52	 	  	$	36,947.46	 
	 July 1, 2025 thru June 30, 2026
	  	$	456,670.61	 	  	$	38,055.88	 
	 July 1, 2026 thru June 30, 2027
	  	$	470,370.73	 	  	$	39,197.56	 

 Monthly installments of Minimum Rent shall be paid, subject to adjustment as hereinafter set forth, without
deduction or set off, in advance, the first installment of which is due and payable upon signing of Lease and all subsequent installments shall be due and payable on the first day of each calendar month thereafter during the term of the Lease until
the total rent provided for herein is paid. No payment by Tenant or 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 1 of 15

 
receipt of Landlord of a lesser amount than a monthly installment of rent herein stipulated, or endorsement or statement on any check or any letter accompanying any check for payment as rent be
deemed an accord and satisfaction, and Landlord may accept such check for payment without prejudice to Landlord’s right to recover the balance of such rent or pursue any other remedy provided for in this Lease. 

 

	4.	 ADJUSTMENT OF MINIMUM RENT 

After the initial term the Minimum Rent shall be increased at the end of each lease year during the term hereby by three percent (3%) of the
rent then being paid, as shown on the rent schedule in Section 3 above. There shall be no additional pass-throughs of increases in operating expenses except for real estate taxes or as otherwise provided for herein. 

 

	5.	 REAL ESTATE TAXES 

In the event the real estate taxes levied or assessed against the land and Building on which the Premises are a part in future tax years are
greater than the real estate taxes for the Base Year, the Tenant shall pay within fifteen (15) days after submission of the bill to Tenant for the increase in real estate taxes, as additional rent, a proportionate share of such increase, which
proportionate share shall be computed at One Hundred percent (100%) of the increase in taxes, but shall exclude any fine, penalty, or interest charge for late or non-payment of taxes by Landlord. The Base Year
shall be July 1, 2017, to June 30, 2018. 
 Any reasonable expense incurred by Landlord (including counsel fees) in contesting any
tax increase shall be included as an item of taxes for the purpose of computing additional rent due Landlord. Landlord, however, shall be under no obligation to contest any tax increase. 

 

	6.	 UTILITIES 

Tenant shall be responsible for the payment of all utilities used or consumed by the Tenant in and upon the Premises. Electric and Gas shall be
separately metered. Water shall be either separately metered or an equitable allocation made between the Tenants in the Building based on the quantity of water consumed. In the event any utility service to the Premises shall be interrupted for a
period of more than two (2) days due to the negligence or willful misconduct of Landlord, its agents or servants, the Minimum Rent shall abate until such services are fully rendered. 

Landlord shall not be liable to Tenant for any damage or inconvenience caused by the cessation or interruption of any utility service, or the
elevators in the Building, occasioned by fire, accident, strike or other cause beyond Landlord’s control. 
  

	7.	 SECURITY DEPOSIT 

Tenant shall provide a security deposit in the equal to one (1) month’s rent in the amount of TWENTY THOUSAND and NO/100 DOLLARS
($20,000.00) at LEASE signing. Such deposit, to the extent not used to cover any unpaid amounts due from Tenant hereunder, shall be returned to Tenant within thirty business days of the expiration or termination of the Lease and subject to the
obligations set forth in Section 18 below. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 2 of 15

	8.	 USE OF PREMISES 

Tenant shall use the Premises only for office and laboratory purposes, and for no other purpose, except as approved by Landlord in advance, in
writing, which approval shall not be unreasonably withheld, conditioned or delayed. 
 Tenant shall not make any use of the Premises which
would disturb the quiet enjoyment of the Landlord or other tenants in the Building or prejudice or increase the fire insurance premium for the Building, and shall comply with all laws and regulations of all governmental authorities pertaining to
Tenant’s use of Premises. 
  

	9.	 WASTE REMOVAL 

Tenant shall be responsible for removal of waste generated by Tenant’s operation. This includes waste service fees levied by local
jurisdictions. 
  

	10.	 HAZARDOUS MATERIALS 

Tenant shall be permitted to store Hazardous Materials on the Premises and shall comply with all laws and regulations of all governmental
authorities pertaining to Tenant’s use of the Premises, including, without limitation, all Environmental Laws (as hereinafter defined) and laws pertaining to Hazardous Materials and Air and Water Quality. The term “Hazardous
Materials” means and includes any petroleum products and/or any hazardous toxic or other dangerous waste, substance or material defined as such in the Environmental Laws. The term “Environmental Laws” means the Comprehensive
Environmental Response, Compensation and Liability Act, any “Superfund” or “Superlien” law, or any other federal, state or local statute, law, ordinance, code, regulation, order or decree regulating, relating to, or imposing
liability or standards of conduct concerning the use or storage of Hazardous Materials. All such materials must be completely removed upon expiration of this Lease, and any de-contamination certificates
required by the Landlord or any government authority must be obtained and delivered to the Landlord. 
 Tenant shall obtain and maintain, in
full force and effect, all necessary government licenses, permits and approvals legally required for materials used in the conduct of its business. If the presence of any Hazardous Materials on the Premises caused or permitted by Tenant results in
any contamination of the Premises or any portion of the Building or Common Areas, Tenant shall promptly take all actions, at its sole expense, necessary to return the Premises to the condition existing prior to the introduction of such Hazardous
Materials, provided that all such actions shall be subject to the approval of Landlord, which approval shall not be unreasonably withheld. 

At the Commencement Date of the Lease and on January 1 of each year thereafter, Tenant shall disclose to Landlord the names and amounts of
all Hazardous Materials which are to be stored, used or disposed of on the Premises. 
 Any Hazardous Materials stored or used on the
Premises must not in any way prejudice the Landlord’s insurance or increase the fire hazards to a greater extent than necessarily incident to the business for which the Premises are leased. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 3 of 15

	11.	 LATE CHARGE 

If any installment of rent accruing herein shall not be paid within five (5) business days of due date, and other sums not paid within
fifteen (15) business days after written notice to Tenant, such installment and other sums shall be increased without affecting the Landlord’s other rights under this Lease, by a late charge of ten percent (10%) of the delinquent
installment. Anything contained herein to the contrary notwithstanding. 
  

	12.	 REPAIRS AND MAINTENANCE 

Landlord shall be responsible for all structural repairs, including repairs to the roof and load-bearing walls of the Building, for maintaining
the parking area and sidewalks, and the Common Areas (as hereinafter defined) in the Building. Landlord will repair and replace any glass breakage, provided it is not the result of the Tenant’s willful or negligent act. 

The Tenant shall be responsible for the maintenance and repair of the Premises and all fixtures, light bulbs, appliances and equipment therein,
including, but not limited to, the Heating and Air Conditioning system(s) serving Tenant’s suite. Landlord will pay for major Heating and Air Conditioning component replacement and all repairs to the Landlord installed heating and air
conditioning system(s) in excess of Five Hundred Dollars ($500.00) per occurrence per Heating and Air Conditioning unit. All major repairs and replacements will be done by Landlord. 

Tenant shall provide its own cleaning and refuse service. Tenant, at its sole expense, shall keep all Tenant fixtures and equipment in the
Premises in safe and sanitary condition and good order and repair, together with related plumbing, electrical or other utility service, whether installed by Tenant or by Landlord on Tenant’s behalf. Tenant shall pay for all damage to the
Building and any fixtures and appurtenances related thereto due to the malfunction, lack of repair, or improper installation of the Tenant’s fixtures and equipment. 
  

	13.	 COMMON AREAS 

In addition to the use of the Premises, Tenant, its employees and business invitees shall have the right to use the Common Areas in common with
Landlord and other tenants of the Building, their employees and visitors. The term “Common Areas” shall mean those portions of the Building and the land upon which the Building is erected which Landlord may from time to time designate for
Tenant’s non-exclusive use, which may include the entrance, foyer and lobby corridors, lavatories, stairwells, elevators, and parking areas. 

All Common Areas shall be subject to the exclusive control of the Landlord. The Landlord shall operate, manage, light and maintain the Common
Areas. Landlord reserves the right to change the size, area, level, location and arrangement of the Common Areas and any such change or-rearrangement shall not affect the obligations of the Landlord and Tenant
hereunder. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 4 of 15

	14.	 LANDLORD’S WORK PRIOR TO COMMENCEMENT OF TERM 

None. Tenant takes premises “as is”. 
  

	15.	 TENANT ALTERATIONS 

All alterations, improvements, or additions to the demised Premises to be made by Tenant shall be subject to the written consent of the
Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, provided such alterations and improvements do not weaken the structural integrity of the Building or detract from its dignity and/or uniformity. All alterations and
improvements and/or additions made by Tenant shall remain upon the Premises at the expiration or earlier termination of this Lease and shall become the property of the Landlord, unless Landlord shall, at the time of approval of the alteration,
provide written notice to Tenant to remove the same, in which event Tenant shall remove such alterations, improvements and/or additions, and restore the Premises to the same good order and condition in which it was at the commencement of this Lease,
reasonable wear and tear and unavoidable casualty excepted. Should Tenant fail to do so, Landlord may do so, collecting the reasonable cost and expense thereof from Tenant as additional rent. 

 

	16.	 TRADE FIXTURES 

All trade fixtures, telephone equipment, and apparatus installed by Tenant in the Premises shall remain the property of Tenant and shall be
removed at the expiration or earlier termination of this Lease and, upon such removal, Tenant shall repair any damage caused by the removal and shall promptly restore the Premises to their good order and condition. Any such trade fixture not removed
prior to such termination shall be considered abandoned property, but such abandonment shall not release Tenant of its obligation to pay for the cost of removing such trade fixtures and repairing any damage caused by the removal. 

 

	17.	 QUIET ENJOYMENT 

Landlord covenants that, upon payment of the rent herein provided and performance by the Tenant of all other covenants herein contained, Tenant
shall and may peaceably and quietly have, hold and enjoy the Premises for the term hereof and options. 
  

	18.	 SURRENDER OF PREMISES 

Upon the expiration or termination of this Lease, Tenant shall quit and surrender the Premises to the Landlord broom clean and shall remove all
of its property therefrom. If the removal of any such property shall result in damaging the premises, or leaving any holes in the floors, walls or ceiling therein, the Tenant shall make the appropriate repairs with Landlord approved building
materials prior to the expiration of this lease. The obligation of this paragraph shall survive the termination of the Lease. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 5 of 15

	19.	 INSURANCE 

Tenant covenants and agrees to maintain and carry, at all times during the term of this Lease, in companies qualified and authorized to
transact business in the State of Maryland, general liability insurance in amounts of $1,000,000.00 per occurrence, $2,000,000.00 in aggregate and $1,000,000.00 for damage to property on the Premises or arising out of the use thereof by Tenant or
its agents. 
 All policies of insurance shall provide that they may not be cancelled, except on thirty (30) days written notice to
Landlord, and all such policies shall name Landlord as an additional insured. 
 Prior to commencement, Tenant shall furnish Landlord with
satisfactory proof that the insurance herein provided for is at all times in full force and effect. 
 If either party hereto is paid any
proceeds under any policy of insurance naming such party as an insured on account of any loss, damage or liability, then such party hereby releases the other party to (and only to) the extent of the amount of such proceeds, from any and all
liability for such loss or damage, notwithstanding negligent or intentionally tortuous act or omission of the other party, its agents or employees; provided, such release shall be effective only as to a loss of damage occurring while the appropriate
policy of insurance of the releasing party provides that such release shall not impair the effectiveness of such policy or the insured’s ability to recover thereunder. Each party hereto shall use reasonable efforts to have a clause to such
effect included in its said policies, and shall promptly notify the other in writing if which clause cannot be included in any such policy. 
  

	20.	 INDEMNIFICATION 

Tenant shall indemnify and hold harmless the Landlord from, and name LANDLORD as additional insured on policy regarding, any and all liability,
damage, expense, cause of action, or claims arising out of injury to persons or to property on the Premises, except for the negligence or willful misconduct of Landlord, its agents, employees, or servants. 

 

	21.	 DAMAGE BY FIRE OR CASUALTY 

 

	 	(a)	 If the Premises are damaged by fire or other casualty, but are not thereby rendered untenantable in whole or in
part, Landlord, at its own expense, and subject to the limitations set forth in this Lease, shall cause such damage to be repaired and the Minimum Rent and Additional Rent shall not be abated. 

If, by reason of any damage or destruction, the Premises shall be rendered untenantable in whole or in part and cannot be repaired and made
tenantable within one hundred twenty (120) days after such damage: (i) Landlord, at its option and its own expense, may cause the damage to be repaired and the Minimum Rent and Additional Rent shall be abated proportionately as to the
portion of the Premises rendered untenantable while it is untenantable; or (ii) either party shall have the right, to be exercised by notice in writing delivered to the other within thirty (30) days of the occurrence of such damage or
destruction, to terminate this Lease, whereupon the Minimum Rent and Additional Rent shall be adjusted as of the date of such termination. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 6 of 15

	 	(b)	 In the event that twenty-five percent (25%) or more of the rentable floor area of the Building shall be damaged
or destroyed by fire or other cause, notwithstanding that the Premises may be unaffected by such fire or other damage, either party shall have the right, to be exercised by notice in writing delivered to the other within thirty (30) days after
such occurrence, to terminate this Lease. Upon the giving of such notice, the Minimum Rent and Additional Rent shall be adjusted as of the date of termination and this Lease shall thereupon terminate. 

 

	22.	 ASSIGNMENT AND SUBLETTING 

Tenant acknowledges that Landlord has entered into this Lease because of Tenant’s financial strength, goodwill, ability and expertise and
that accordingly, this lease is personal to Tenant. Taking this into consideration, tenant shall not assign, mortgage, sublet, pledge or encumber this Lease, in whole or in part, except with the written consent of the Landlord, which shall not be
unreasonably withheld, conditioned or delayed. Tenant agrees that, in the event of any assignment, subletting or license, Tenant shall nevertheless remain liable for the performance of all terms, covenants, and conditions of this Lease. 

In the event the Landlord consents to an assignment of the Lease, any money or consideration to be paid to Tenant for the assignment shall be
paid to the Landlord as partial consideration for the Landlord’s consent to the assignment. 
 In the event the Landlord consents to a
sublease of the Premises, or any portion thereof, Tenant shall pay to the Landlord a sum equal to (1) any money, rent or other consideration paid to the Tenant by any subtenant in excess of the pro-rata
portion of the rent for such space then being paid by Tenant to Landlord under this Lease and (2) any other profit or gain realized by the Tenant from such subletting. All sums payable hereunder by Tenant shall be paid to Landlord as additional
rent immediately upon the receipt thereof by Tenant. 
 Notwithstanding the foregoing, during the initial five (5) Years of the Lease
the Tenant shall be entitled to sublet all or portions of the Premises and/or enter into license agreements for the usage of portions of the Premises by third parties, without any further consent of Landlord and without any additional sums being
owed to Landlord as defined in this section, provided that any such third parties shall comply with the usage provisions set forth in Section 8. 
  

	23.	 SUBORDINATION AND ATTORNMENT 

This Lease shall be subject to and subordinate at all times to the lien of any mortgage and/or deeds of trust and all land leases now or
hereafter made on any portion of the Premises, and to all advances thereunder, provided the mortgagee or trustee named in said mortgage or deed of trust shall agree to recognize this Lease and agrees, in the event of foreclosure, not to disturb the
Tenant’s possession hereunder, provided Tenant is not in material default under this Lease beyond any applicable notice and cure period. This subordination shall be self-operative and no further instrument of subordination shall be required.

 If any proceedings are commenced to foreclose any mortgage or deed of trust encumbering the Premises, Tenant agrees to attorn to the
purchaser at the foreclosure sale, if requested to do so by any such purchaser, and to recognize such purchaser as the Landlord under this Lease, provided purchaser shall agree that Tenant’s rights hereunder shall not be disturbed so long as
Tenant has not committed any event of default as to which the applicable cure period has expired. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 7 of 15

	24.	 CONDEMNATION 

  

	 	(a)	 If the whole of the Premises shall be taken by any public or quasi-public authority under the power of eminent
domain, condemnation or conveyance in lieu thereof, then this Lease shall terminate as of the date on which possession of the Premises is required to be surrendered to the condemning authority and the Tenant shall have no claim against Landlord or
the condemning authority for the value of the unexpired term of this Lease. Tenant shall have the right to claim, however, the unamortized cost of any improvements or additions made to the Premises by Tenant at its cost, the value of any Tenant
fixtures and furnishings and any moving expenses. 

  

	 	(b)	 If a portion of the Premises shall be so taken or conveyed, and if such partial taking or conveyance shall
render the Premises unsuitable for the business of the Tenant, then the term of this Lease shall cease and terminate as of the date on which possession of the portion of the Premises is surrendered to the condemning authority, and Tenant shall have
no claim against Landlord or the condemning authority for the value of any unexpired term of this Lease. 

 In the event
such partial taking or conveyance is not extensive enough to render the Premises untenantable for the business of Tenant, this Lease shall continue in full force and effect, except that the Minimum Rent shall be reduced in the same proportion that
the floor area of the Premises so taken or conveyed bears to such floor area immediately prior to such taking or conveyance. 
 In the event
of such partial taking and continuation of Lease, Landlord shall promptly restore the Premises as nearly as practical to the condition comparable to that which existed prior to the condemnation. 

 

	25.	 EVENTS OF DEFAULT 

The occurrence of any of the following shall constitute an event of default here under: 

 

	 	(a)	 Failure of Tenant to pay installment of rent within five (5) days of the due date, or failure of Tenant to
pay within fifteen (15) days any other sum herein required to be paid by Tenant, provided that no such failure shall constitute an event of default unless and until Landlord has provided notice thereof, and Tenant has failed to cure such
default within three (3) business days of receipt of such written notice. 

  

	 	(b)	 Tenant’s failure to perform any other covenant or condition of this Lease within thirty (30) days of
notice thereof, unless the failure is of such a character as to require more than thirty (30) days to cure in which event Tenant’s failure to proceed diligently to cure such failure shall constitute an event of default.

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 8 of 15

	26.	 LANDLORD’S REMEDIES 

Upon the occurrence of any event of default, Landlord may, at Landlord’s sole option, exercise any or all of the following remedies,
together with any such other remedies as may be available to Landlord at law or in equity. 
  

	 	(a)	 Landlord may terminate this Lease by giving Tenant written notice of its election to do so, as of a specified
date not less than thirty (30) days after the date of the giving of such notice and this Lease shall then expire on the date so specified, and Landlord shall then be entitled to immediately regain possession of the Premises as if the date had
been originally fixed as the expiration date of the term of this Lease. Landlord may then re-enter upon the Premises, either with or without due process of law, and remove all persons therefrom, the statutory
notice to quit or any other notice to quit being hereby expressly waived by Tenant. Tenant expressly agrees that the exercise by Landlord of the right of re-entry shall not be a bar to or prejudice in any way
other legal remedies available to Landlord. In that event, Landlord shall be entitled to recover from Tenant as and for liquidated damages an amount equal to the rent and additional rent reserved in this Lease less any and all amounts received by
Landlord from the rental of the Premises to another tenant. Nothing herein contained, however, shall limit or prejudice the right of Landlord to prove for and obtain as liquidated damages, by reason of such termination, an amount equal to the
maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which such damages are to be proved, whether or not such amount may be greater, equal to, or less than the amount of the difference referred
to above, and Landlord may, in his own name, but as agent for Tenant, re-let the Premises. Any recovery by the Landlord shall be limited to the rent hereunder (plus any costs incurred in re-letting) less any rent actually paid by the new tenant. 

  

	 	(b)	 No termination of this Lease or any taking of possession of the Premises shall deprive Landlord of any of its
remedies or actions against Tenant for past or future rent, nor shall the bringing of any action for rent or breach of covenant, or the resort to any other remedy herein provided for the recovery of rent, be construed as a waiver of the right to
obtain possession of the Premises. 

  

	 	(c)	 In addition to any damages becoming due under this paragraph, Landlord shall be entitled to recover from Tenant
and Tenant shall pay to Landlord an amount equal to all expenses, including reasonable attorneys’ fees, if any, incurred by the Landlord in recovering possession of the Premises, and all reasonable costs and charges for the care of said
Premises while vacant, which damages shall be due and payable by Tenant to Landlord at such time or times as such expenses are incurred by the Landlord. 

  

	 	(d)	 In the event of a default or threatened default by Tenant of any of the terms or conditions of this Lease,
Landlord shall have the right of injunction and the right to invoke any remedy allowed by law or in equity as if no specific remedies of Landlord were set forth in this Lease. 

 

	 	(e)	 If default be made and a compromise and settlement shall be had thereupon, it shall not constitute a waiver of
any covenant herein contained, nor of the Lease itself. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 9 of 15

	27.	 RIGHTS OF LANDLORD 

Landlord reserves the following rights with respect to the Premises: 
  

	 	(a)	 During normal business hours, upon 24 hours notice, to go upon and inspect the Premises, and at Landlord’s
option, to make repairs, alterations and additions to the Premises or the Building of which the Premises are a part, provided there is no interference with Tenant’s occupancy. An Agent of the Tenant may be present for inspection, if requested
by Tenant. 

  

	 	(b)	 To display, within sixty (60) days prior to the expiration of this Lease or after notice from either party
of intention to terminate this Lease, a “For Rent” sign, and all of said signs which shall be placed upon such part of the Premises as Landlord shall determine, except on doors leading into the Premises. Prospective purchasers or tenants
authorized by Landlord may inspect the Premises during normal business hours following adequate notice to Tenant. 

  

	 	(c)	 To install, place upon, or fix to the roof and exterior walls of the Premises, equipment, signs, displays,
antennae, and any other object or structure of any kind, providing the same shall not materially impair the structural integrity of the Building or interfere with Tenant’s occupancy. 

 

	28.	 HOLDING OVER 

If Tenant holds possession of the Leased Premises after the Expiration Date or other termination of this Lease, Landlord shall, at its sole
option, have the right to treat Tenant as a tenant by the month commencing with the first day after the termination of the Lease at one hundred fifty percent (150%) the Basic Monthly Rent paid during the last month of the Term, and upon all the
other terms of this Lease, including the provisions of this paragraph. Said holdover term shall terminate upon thirty (30) days notice from one party to the other. Notwithstanding the foregoing, nothing contained herein shall be construed as a
requirement that Landlord consent to the occupancy or possession of the Leased Premises by Tenant after the termination of the Lease, and Landlord, upon said termination of this Lease, if Landlord elects to treat Tenant as a trespasser, shall be
entitled to the benefit of all public general or public laws relating to the speedy recovery of the possession of land and tenements held over by Tenant, whether now or hereafter in force and effect. If Tenant fails to surrender the Leased Premises
upon the expiration or other termination of this Lease despite demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all injury, loss, claims, expenses and liability, including without limitation, any claim made by any
succeeding tenant and reasonable attorneys’ fees, founded on or resulting from such failure by Tenant to surrender possession of the Leased Premises on the date required hereby. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 10 of 15

	29.	 WAIVER OF CLAIMS 

Except as may result from their gross negligence, Landlord and Landlord’s agents, employees, and contractors shall not be liable for, and
Tenant hereby releases all claims for, damages to persons or property sustained by Tenant (or any person claiming through Tenant) resulting from any fire, accident, occurrence or condition in or upon the Premises or Building, including but not
limited to such claims for damage resulting from (1) any defect in or failure of plumbing, heating or air-conditioning equipment, electric wiring or installation thereof, water pipes, stairs, railings or
walks; (2) any equipment or apparatus becoming out of repair; (3) the bursting, leaking or running of any tank, washstand, water closet, waste pipe, drain or any other pipe or tank, upon or about such building or premises; (4) the
backing up of any sewer pipe or downspout; (5) the escape of steam or hot water; (6) water, snow or ice being upon or coming through the roof or any other place upon or near the Building or Premises or otherwise; (7) the falling of
any fixtures, plaster or stucco; (8) broken glass; and (9) any act or omission or occupants of adjoining or contiguous property or buildings. 
  

	30.	 NOTICE 

All notices required under this Lease shall be given in writing and shall be deemed to be properly serviced if hand delivered, sent by
certified or registered United States Mail or sent by national courier service such as FedEx, UPS or DHL, as follows: 
  

					
		  	If to the Landlord:	  	W. M. Rickman Construction Co. LLC
		  		  	 15215 Shady Grove Road
 Suite 201

Rockville, Maryland 20850

			
		  	If to the Tenant:	  	NexImmune, Inc.
		  		  	 9119 Gaither Rd.
 Rockville, Maryland 20850

Attn:

 or to such other address as either may have designated from time to time by written notice to the other. The
date of service of such notices shall be the date of hand delivery or delivery as confirmed by the delivery service. 
  

	31.	 COVENANTS OF TENANT 

Tenant covenants and agrees: 
  

	 	(a)	 To give to Landlord prompt written notice of any accident, fire, or damage occurring on or to the Premises.

  

	 	(b)	 To keep the thermostat in the Premises set at a temperature sufficient to prevent freezing of water pipes,
fixtures and HVAC units. 

  

	 	(c)	 To keep the Premises clean, orderly, sanitary, and free from all objectionable odors and from insects, vermin
and other pests. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 11 of 15

	 	(d)	 To comply with the requirements of the State, Federal and County statutes, ordinances, and regulations
applicable to Tenant and its use of the Premises, and to save Landlord harmless from penalties, fines, costs, and expenses resulting from failure to do so, provided Tenant shall not be obligated to make structural repairs or alterations to so
comply. 

  

	 	(e)	 Tenant shall promptly pay all contractors, suppliers of material and persons it engages to perform work and
provide materials for construction work on the Premises so as to minimize the possibility of a lien attaching to the Premises. Should any such lien be made or filed, Tenant shall cause the same to be discharged and released of record by bond or
otherwise within ten (10) days of receipt of written request from Landlord. 

  

	 	(f)	 Tenant is responsible for the security of the Premises. 

 

	32.	 LANDLORD’S RIGHT TO ALTER SITE PLAN 

LANDLORD shall, from time to time, have the right to alter or modify the site plan of the Building and to rearrange the driveways and parking
areas, as well as the entrance and exits to the Premises. 
  

	34.	 PARKING SPACES 

LANDLORD agrees to furnish 3 1/3 unreserved parking spaces per thousand square feet of space occupied by the TENANT. 

 

	35.	 ENTIRE AGREEMENT 

This Lease contains the entire agreement of the parties. There are no oral agreements existing between them. 

 

	36.	 SUCCESSORS AND ASSIGNS 

This Lease, and the covenants and conditions herein contained shall inure to the benefit of and be binding upon the Landlord, its successors
and assigns, and shall inure to the benefit of and be binding upon the Tenant, its successors and assigns, if permitted. 
  

	37.	 BANKRUPTCY 

If Tenant shall make an assignment of its assets for the benefit of creditors, or if Tenant shall file a voluntary petition in bankruptcy, or
if any involuntary petition in bankruptcy or for receivership be instituted against the Tenant and the same be not dismissed within thirty (30) days of the filing thereof, or if Tenant shall be adjudged bankrupt, then and in any of said events,
this Lease shall immediately cease and terminate at the option of the Landlord with the same force and effect as though the date of said event was the date herein fixed for expiration of the term of this Lease. 

 

	38.	 NON-DELIVERY 

In the event the Landlord shall be unable to give possession of the Premises because construction of the Building is not complete or for any
other cause reasonably beyond the control of the Landlord, the Landlord shall not be liable to Tenant for any damage resulting from failure to give possession. 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 12 of 15

	39.	 PARTIAL INVALIDITY 

If any term, covenant, or condition of this Lease or the application thereof to any person or circumstance shall be held to be invalid and
unenforceable, the remainder of this Lease, and the application of such terms, covenants, or conditions shall be valid and enforceable to the fullest extent permitted by law. 
  

	40.	 FORCE MAJEURE 

With the exception of those provisions contained herein regarding the payment of rent, the inability of either party to perform any of the
terms, covenants or conditions of this Lease shall not be deemed a default if the same shall be due to any cause beyond the control of that party. 
  

	41.	 ESTOPPEL CERTIFICATE 

The Tenant shall from time to time, within five (5) business days after being requested to do so by the Landlord or any Mortgagee,
execute, acknowledge and deliver to the Landlord (or, at the Landlord’s request, to any existing or prospective purchaser, transferee, assignee or Mortgagee of any or all of the Premises) an instrument in recordable form, certifying
(a) that this Lease is unmodified and in full force and effect (or, if there has been any modification thereof, that it is in full force and effect as so modified, stating therein the nature of such modification); (b) as to the dates to which
the Minimum Rent and other charges arising hereunder have been paid; (c) as to the amount of any prepaid Rent or any credit due to the Tenant hereunder; (d) that the Tenant has accepted possession of the Premises, and the date on which the
Term commenced; (e) as to whether, to the best knowledge, information and belief of the signer of such certificate, the Landlord or the Tenant is then in default in performing any of its obligations hereunder (and, if so, specifying the nature
of each such default); and (f) as to any other fact or condition reasonably requested by the Landlord or such other addressee. In the event the Tenant fails or refuses to provide such a certificate, Tenant shall be liable to Landlord for any
loss or damage (including reasonable counsel fees) arising out of or in connection with such failure or refusal. 
 [signature page
follows] 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 13 of 15

 IN WITNESS WHEREOF, the parties have caused this Lease Agreement to be executed on the year
and date first written. 
  

									
	WITNESS:	 		 		 	LANDLORD:
				
		 		 		 	W. M. RICKMAN CONSTRUCTION CO. LLC
				
	 	 		 	    	 	 
		 		 		 	By: William M. Rickman
				
	WITNESS:	 		 		 	TENANT:
				
		 		 		 	NEXIMMUNE, INC
				
	 	 		 		 	 
		 		 		 	By:	 	
		 		 		 		 	

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 14 of 15

 Exhibit A 

FLOORPLAN TO BE ADDED 

  

			
	 NexImmune, Inc
 9119 Gaither Road
	  	Lease Agreement
	Rockville, Maryland	  	Page 15 of 15EX-10.13

 Exhibit 10.13 

SUBLEASE AGREEMENT 
 THIS REVISED
SUBLEASE is made and executed the 11th day of December, 2017 by and between Nexlmmune, Inc. (a Maryland corporation), (hereinafter called “Tenant”), and Modavar Pharmaceuticals LLC (a Delaware corporation) (hereinafter called
“Subtenant”). 
 W I T N E S S E T H 

WHEREAS, Tenant and W. M. Rickman Construction Co., LLC (hereinafter called “Landlord”) entered into a lease executed for 22,800 square feet,
which encompasses the entire building at 9119 Gaither Road in Gaithersburg, Maryland (hereinafter called “Master Lease”). 
 NOW THEREFORE,
Landlord and Tenant hereby covenant and agree to sublease the space to Subtenant. 
 1. Demised Space- Upon and subject to the terms covenants and
conditions hereinafter set forth, Tenant hereby subleases to Subtenant and Subtenant hereby subleases from Tenant the premises consisting of 1,658 rentable square feet, starting December 11, 2017, being the area outlined on the attached floor plan
as Exhibit “A” (hereinafter defined as “Demised Premises”). 
 2. Term- The term of this Sublease shall remain as October 1, 2017
and shall expire on March 31, 2018. 
 3. Use- The Subleasee shall use and occupy the Demised Premises in connection with its conduct of general
office usage and for no other purpose, except as otherwise provided herein. Subtenant may place its name on whichever door or doors are used for ingress and egress to the Demised Premises, provided such signs are not in conflict with the Master
Lease. 
 4. Parking- Tenant shall have the right to use parking spaces in common with others currently allocated in the Master Lease. 

5. Rental- Subtenant shall pay base monthly rent to Tenant for the Demised Premises in the sum of Six Thousand Two Hundred Seventeen and 50/100 Dollars
($6,217.50) per month for January through March, payable in advance, on or before the first day of each and every month during the term at the office of the Tenant herein designated or such other place as Tenant may designate by written notice to
the Subtenant. The rent for the month of December shall be prorated to begin on December 11, 2017 and will be in the amount of $5,803.79 and due by December 15th, 2017. 

The first installment of rent shall be due and payable upon occupancy of the premises. Notwithstanding any provision in the Master Lease, there shall be no
base rental escalations, operating expenses or additional rent of any kind. 
 6. Security Deposit- Simultaneously with the execution of this Lease,
Subtenant shall deposit with Tenant the sum of Four Thousand Nine Hundred Thirty-Five and 00/100 Dollars ($4,935.00) as a security deposit. Such security deposit shall be considered as security for the payment and performance by Subtenant of all of
Subtenant’s obligations, covenants, conditions and agreement sunder this Lease. Upon the expiration of the term hereof, Tenant shall (provided that Subtenant is not in default under the terms hereof) return and pay back such security deposit to
Subtenant, less such portion thereof as Tenant shall have appropriated to make good any default by Subtenant with respect to any of Subtenant’s aforesaid obligations, covenants, conditions or agreements. In the event of any default by Subtenant
hereunder, Tenant shall have the right, but shall not be obligated, to apply all or any portion of the security deposit to cure such default, in which event Subtenant shall be obligated to promptly deposit with Tenant the amount necessary to restore
the security deposit to its original amount. In the event of the sale or transfer of Tenant’s interest in the Building, Tenant shall have the right to transfer the security deposit to such purchaser or transferee, in which event Subtenant shall
be entitled to look to the transferee for the return of the security deposit and Tenant shall thereupon be released from liability to Subtenant for the return of such security deposit. 

 7. Hold Harmless- Subtenant agrees to indemnify, hold harmless and defend the Landlord and Tenant
from any and all liability, damages, expenses, claims, suits or judgments arising out of injury or damage to persons or property on the leased premises or arising out of the use or occupancy of said premises or of subtenant’s operations
therein. Notwithstanding the foregoing, Tenant agrees to indemnify and hold Subtenant harmless from any claims by Landlord, provided that Subtenant has paid the specified rent to Tenant and is not in default of this Sublease. 

8. Default- Tenant agrees to provide Subtenant, within five (5) business days of receiving notice of any default, and within five business
(5) days of Tenant’s non-receipt of any rental payment when due, with written notice of such default. Subtenant shall have ten (10) business days to cure such default after receipt of such
notice. 
 9. Master Lease- It is hereby understood and agreed between Tenant and Subtenant that the Leases now in existence between the Landlord and
Tenant, copies of which have been provided to Subtenant and which are attached to this Sublease as Exhibit “B,” shall be incorporated by reference in whole in this Sublease. Provided, however, that all references to Landlord in the Lease
between the Tenant and Landlord shall mean the present Owner of 9119 Gaither Road or its assigns or transferees. Tenant shall have no obligations to provide any of the services to the Subtenant which are called for in the Lease of the Tenant with
the Landlord, but such services and obligations shall be fully provided by the Landlord or by its transferees as set forth in this Sublease in the foregoing paragraphs. The rights and obligations of the Subtenant to Tenant and Landlord shall be
those obligations as set forth for the Tenant in the Lease between Tenant hereunder and landlord, attached hereto as Exhibit “B.” 
 10.
Liability Insurance- In full accordance with the Master Lease, Subtenant shall procure and maintain comprehensive general liability insurance, including contractual liability. 

11. Subletting of Premises- Tenant agrees that Subtenant shall have the right to further sublease or assign its Sublease of the Premises, provided that
such further Subtenant is approved by Tenant and Landlord, whose consent shall not be unreasonably withheld. Upon receipt of notice of Subtenant’s intention to further sublease or assign its Sublease of the demised space, Tenant shall use its
best efforts to obtain Landlord’s approval of such Sublease or Assignment. 
 12. Broker - Tenant recognizes Scheer Partners, Inc. as the sole
procuring cause in this transaction. 
 13. Miscellaneous- This constitutes the entire agreement between the parties; any additional amendment or
notification of the terms hereto shall not be effective unless made in writing and attached to the original hereof, executed by all parties. This Agreement shall be binding upon the successors, assigns and heirs of the respective parties. By its
approval of this Sublease, Landlord consents to Subtenant’s alterations to the demised space as described in this agreement. 
 IN WITNESS
WHEREOF, the parties have caused this Sublease to be duly executed as of the day and year first above written. 
  

							
	WITNESS:	 		 	SUBTENANT: Modavar Pharmaceuticals LLC
				
	 	 		 	    	 	 12/8/2017
  

		 		 		 	By:
		 		 		 	
			
	WITNESS:	 		 	TENANT: NexImmune, Inc.
				
	 	 		 		 	 
	DEBY PAN 08 DEC 2017	 		 		 	By: Alain D. Cappeluti
		 		 		 	
		 		 		 	
			
	WITNESS:	 		 	LANDLORD: W. M. Rickman Construction Co., LLC
		 		 		 	
				
		 		 		 	N/A
	 	 		 		 	 
		 		 		 	BY:
		 		 		 	01 FEB 2018

 Exhibit A 

Demising plan 
 9119 Gaither Road • - 2nd
Floor Plan 
 Gaither Road - Front of Building 
  

 
  

									
	Modavar Rent Calculation	  	 	  	 
	 Room
	  	 Sq Feet
	  	 Annual

Rate
	  	 New

Monthly
 Rent
	  	 Current

Monthly

Rent

	 227
	  	557	  	S 45.00	  	$ 2,088.75	  	$ 2,088.75
	 226
	  	253	  	$ 45.00	  	$ 948.75	  	$ 948.75
	 224/225
	  	506	  	$ 45.00	  	$ 1,897.50	  	$ 1,897.50
	 223
	  	171	  	$ 45.00	  	$ 641.25	  	
	 222
	  	171	  	$ 45.00	  	$ 641.25	  	
		  	  
	  		  	  
	  	  

	 Total
	  	1,658	  		  	$ 6,217.50	  	$ 4,935.00

 Exhibit B 

Master Lease

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00319-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00319-of-00352.parquet"}]]