Common use of Building Services Clause in Contracts

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market area: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories, and for any fixtures which would normally be found in a general office space for use of all employees therein (for example, without limitation, drinking fountains and fixtures and equipment that may be found in a kitchenette breakroom area, such as a sink, icemaker, dishwasher, and water lines to a refrigerator; collectively, the “Breakroom Fixtures”). Even though same may be located in the Premises, Landlord agrees to be responsible for the maintenance and repair of any fixtures and water lines serving the lavatories on each floor on which the Premises are located, except to the extent caused by any misuse or vandalism of Tenant, its employees, contractors or any other parties in the Premises at the invitation of Tenant. However, Tenant shall be responsible, at Tenant’s cost, for the repair and maintenance of the water line(s) and fixtures within the Premises relating to any Breakroom Fixtures; (b) customary heat and air conditioning in season during Building Service Hours; provided that . Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usageLandlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) Elevator service, provided that Landlord shall lock off elevator serviceaccess to the fourth through seventh floors of the Building so long as the same are unoccupied; (e) electricity Electricity in accordance with the terms and conditions in Section 7.02; and (f) a permanent security desk in the lobby of the Building, (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatoriesrestrooms; (b) customary heat and air conditioning (“HVAC”) in season during Building Service Hours, which HVAC shall be in good working order on the basis of a density that does not exceed the Base Building Density (Landlord shall review Tenant’s MEP drawings in accordance with Exhibit C attached hereto, when the same are submitted by Tenant as part of the Construction Documents (as defined therein), and Landlord shall notify Tenant if any such work is not compatible with the Base Building systems); provided that (c) standard janitorial service on Business Days and outside of Building Service Hours in accordance with the specifications attached hereto as Exhibit H, along with any modifications, amendments and supplements thereto as Landlord may reasonably adopt for the Building in the future from time to time; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such reasonable protective services or monitoring systems, if any, as Landlord may from time to time impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In addition, Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not and requesting service no later than 12:00 noon on 5:00 pm the prior Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the PropertyDay. As of the date hereof, Landlord’s such standard charge for after-Building Service Hours heating hours HVAC service is $75.00 per hourhour per floor. If Tenant is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase such permission shall be conditioned upon Landlord having adequate excess capacity from time to time commensurate with increases as determined in Landlord’s reasonable discretion and such connection and use shall be subject to Landlord’s actual out-of-pocket costs for providing such servicereasonable approval and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord. Access If, at Tenant’s request, Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the Building applicable service provider the cost of such services plus a reasonable administrative charge. Tenant shall have the right to install, at Tenant’s sole cost and expense and pursuant to the terms and provisions of Section 8, a supplemental cooling unit within the Premises for Tenant and its employees shall be available Tenant’s exclusive use on a twenty-four (24) hours per dayhour basis, seven connected to the Building’s condenser water loop or chilled water line (7) days per weeka “Supplemental Cooling Unit”), subject to the terms and conditions above and subject to Landlord’s approval of this Lease such Supplemental Cooling Unit and such security the installation thereof, which approval shall not be unreasonably withheld, conditioned or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsdelayed.

Building Services. 7.01. 7.01 Subject to Tenant’s express obligation herein to pay for non-Building Service Hour HVAC or excess electrical usage and the others terms of this Lease, and subject to Section 7.02 of this Lease, Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market area(“Landlord Services”) 24 hours per day, 7 days per week: (a) water for use in the Base Building lavatorieslavatories and Premises sinks (if any); (b) customary heat and air conditioning in season during Building Service Hours; provided that , although Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usageLandlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service, provided that, subject to Force Majeure, at least 1 passenger elevator servicing the Premises shall be available for the use of Tenant, in common with other occupants of the Building, 24 hours a day, 365/6 days per year; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and, (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s 's charge for afternon-Building Service Hours heating HVAC service is $75.00 56.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase change from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardstime.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) hot and cold water for use in the Base Building lavatorieslavatories and drinking purposes; (b) customary heat and air conditioning in season during Building Service Hours; provided that Hours (, although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord (Landlord’s current charge for afterhours HVAC is $60 per hour, subject to change by Landlord from time to time), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) unattended elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) subject to Section 26.10, such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus an administrative charge of ten percent (10%), the same to constitute Additional Rent hereunder.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatorieslavatories and in any kitchen/coffee room located within the Premises; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long (current charges are set forth below) and providing such prior notice as is reasonably specified by Landlord (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in of Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge. HVAC service during hours other than Building Service Hours requires at least twenty-four (24) hours prior notice to Landlord, and can be requested for either “Economizer” service, or for “fan only” service. Full HVAC service during hours other than Building Service Hours requires at least one (1) week prior notice to Landlord. There is a four (4) hour minimum for after-hours HVAC service. Landlord’s charges for such services as of the Effective Date are as follows:

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing prior notice as is set forth below (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) connection of Tenant requests same by written notice supplemental HVAC unit to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usageBuilding’s condenser water loop or chilled water line as set forth below; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in of Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) lobby attendants on a twenty-four (24) hours per day/7 days per week, 365 days per year basis; (h) access to and reasonable use of the Building’s bicycle storage room at no charge to Tenant; and (i) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge. HVAC service during hours other than Building Service Hours requires at least twenty-four (24) hours prior notice to Landlord, and can be requested for either “Economizer” service, or for “fan only” service. Full HVAC service during hours other than Building Service Hours requires at least one (1) week prior notice to Landlord. Landlord’s charges for such services as of the Effective Date are as follows: Economizer: $50.00 per hour, four hour minimum, plus a $25.00 programming fee Fan Only: $180.00 per hour, four hour minimum, plus engineering and labor costs Full HVAC: $230.00 per hour, four hour minimum, plus engineering and labor costs Tenant may connect a five (5) ton supplemental cooling unit to the Building’s condenser water loop or chilled water line, conditioned upon Landlord having adequate excess capacity from time to time, and subject to Landlord’s review and approval of the plans for construction, and use of a contractor approved in advance by Landlord, which approval will not be unreasonably withheld. Such use is subject to reasonable restrictions imposed by Landlord, and in connection therewith, Tenant shall be responsible for supplying a circulation pump properly sized for the water supply between supply and return condenser risers with enough capacity to circulate condensing water through the Building cooling tower(s) and installation of a sub-meter for electrical demand. Landlord shall charge Tenant a monthly usage fee at Landlord’s then current rates, and such monthly usage fee shall constitute Additional Rent hereunder. In addition, Tenant may use the existing three (3) ton unit already installed in the Premises server room, on all of the same terms and conditions.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) hot and cold water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although Tenant shall have (i) the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long (which is currently $100 per hour per floor with a two (2) hour minimum, subject to additional charges for supplemental HVAC units) and providing such prior notice as Tenant requests same is reasonably specified by written notice Landlord, and (ii) access to Landlord not later than 12:00 noon on supplemental air conditioning by paying Landlord’s then standard charge therefor (which is currently a tap in charge of $200.00 per ton) to connect to the Business Day preceding the day Building condenser water, plus a current monthly fee of such overtime usage$40 per ton; (c) standard janitorial service on Business Days in accordance with the cleaning specifications Cleaning Specifications attached hereto as Exhibit JH; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In the event Tenant installs any private restroom(s) and/or shower(s) in the Premises or any above standard kitchen, pantry(ies), fitness center and/or any other above standard improvements, Tenant shall be solely responsible for any and all cleaning, repairs and replacements to such restroom(s), shower(s), above-standard kitchen, pantry(ies), fitness center and/or any other above standard improvements. If any additional cleaning of the Premises above the Building standard specifications is to be done by Tenant, it shall be done at Tenant’s sole expense, in a manner reasonably satisfactory to Landlord and no one other than persons approved by Landlord shall be permitted to enter the Premises or the Building for such purpose. Tenant shall pay to Landlord the cost of removal of any of Tenant’s refuse and rubbish from the Premises and the Building (i) to the extent that the same, in any one day, unreasonably exceeds the average daily amount of refuse and rubbish usually attendant upon the use of such Premises as offices, as described and included in Landlord’s cleaning contract for the Building or recommended by Landlord’s cleaning contractor, and (ii) related to or deriving from the preparation or consumption of food or drink (other than typical office use). Bills for the same shall be rendered by Landlord to Tenant at such time as Landlord may elect and shall be due and payable as Additional Rent within ten (10) days after the time rendered. Tenant shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against infestation by vermin, rodents or roaches, whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Building for the purpose of providing such extermination services, unless such persons have been reasonably approved by Landlord.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services, which services consistent with shall be provided to Tenant as a part of “Expenses”, as that term is defined in Section 2.01 of Exhibit B attached hereto, except to the quality extent Tenant is responsible for same under Section 7.02 below or to the extent expressly excluded pursuant to the terms and conditions of operations of similar first-class suburban office buildings in the Boston/Metro West market areaExhibit B: (a) water for use in the Base Building lavatorieslavatories and for reasonable use in the Premises 24 hours per day, 7 days per week; (b) customary heat and air conditioning in season during Building Service Hours; provided that , at such temperatures and in such amounts as are standard for Comparable Buildings for normal comfort for normal office use or as required by governmental authority. Landlord shall cause the HVAC system in the Building to perform up to the standards maintained by Comparable Buildings. Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice both as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon (Landlord represents that the current rate for after-hours HVAC is $[***] per hour (and a 4 hour minimum is required on the Business Day preceding the day of Saturdays, Sundays and Holidays) and agrees that such overtime usagerate shall only increase hereafter by actual increases in utility costs); (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays, at a level of service provided by Comparable Buildings; (d) automatic Elevator service, provided that, subject to Force Majeure, at least 1 passenger elevator serviceservicing the Premises shall be available for the use of Tenant, in common with other occupants of the Building, 24 hours a day, 365/6 days per year; (e) electricity Electricity in the Premises 7 days per week, 24 hours per day subject to Tenant’s obligation to pay for above Building standard electrical usage in accordance with Section 7.02 (Landlord represents to Tenant that the terms Building can supply to the Premises an amount equal to a combined 4.5 xxxxx per usable square foot connected load for incidental use and conditions in Section 7.02lighting (exclusive of Building HVAC); and (f) reasonable access control services for the Building, 7 days per week, 24 hours per day, in a manner consistent with other first-class high-rise Buildings owned by the original Landlord or entities affiliated with Equity Office, and if original Landlord or entities affiliated with Equity Office no longer owns the Building at a level of service consistent with that of other Comparable Buildings, provided, notwithstanding the foregoing, but subject to Section 13 below, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or the Property of any person, except to the extent of the gross negligence or willful misconduct of Landlord or Landlord Related Parties; (g) window washing services, but in no event at a level of service below that provided by other first-class high-rise buildings owned by the original Landlord or entities affiliated with Equity Office, and if the original Landlord or entities affiliated with Equity Office no longer owns the Building at a level of service below that provided by Comparable Buildings; (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As ; and (g) Tenant’s proportionate share of the date hereof, LandlordBuilding’s charge for after-Building Service Hours heating service is $75.00 per hour, riser and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case chaseway system for the entire purpose of installing appropriate cabling in connection with Tenant’s use of the Premises, . The method and manner in which Tenant uses the risers and chaseways shall be subject to increase from time to time commensurate with increases to Landlord’s actual outreasonable approval. Landlord shall maintain and operate the Common Areas and Base Building in a first-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms class manner reasonably consistent with that of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsComparable Buildings.

Building Services. 7.01. 6.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) municipal water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then then-standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.026.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) standard trash removal and removal of snow, ice and debris from the sidewalks abutting the Building; and (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Article 8 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services, which services consistent with shall be provided to Tenant as a part of “Expenses”, as that term is defined in Section 2.01 of Exhibit B attached hereto, except to the quality extent Tenant is responsible for same under Section 7.02 below or to the extent expressly excluded pursuant to the terms and conditions of operations of similar first-class suburban office buildings in the Boston/Metro West market areaExhibit B: (a) water for use in the Base Building lavatorieslavatories and for reasonable use in the Premises 24 hours per day, 7 days per week; (b) customary heat and air conditioning in season during Building Service Hours; provided that , at such temperatures and in such amounts as are reasonably standard for Comparable Buildings for normal comfort for normal office use or as required by governmental authority. Landlord shall cause the HVAC system in the Building to perform in accordance with the design specifications attached hereto as Exhibit K. Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice both as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon on (Landlord agrees that the Business Day preceding the day of current rate for after-hours HVAC is $130.00 per hour and that such overtime usagerate shall only increase hereafter by actual increases in utility and labor costs); (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JI, or such other reasonably comparable specifications reasonably designated by Landlord from time to time, but in no event at a level of service below that provided by other first-class high-rise buildings owned by the original Landlord or entities affiliated with Equity Office, and if original Landlord or entities affiliated with Equity Office no longer owns the Building at a level of service below that provided by Comparable Buildings; (d) automatic Elevator service, provided that, subject to Force Majeure, at least 1 passenger elevator serviceservicing the Premises shall be available for the use of Tenant, in common with other occupants of the Building, 24 hours a day, 365/6 days per year; (e) electricity Electricity in the Premises 7 days per week, 24 hours per day subject to Tenant’s obligation to pay for above Building standard electrical usage in accordance with Section 7.02 (Landlord represents to Tenant that the terms and conditions in Section 7.02Building can supply to the Premises an amount equal to 5 xxxxx per usable square foot connected load); and (f) reasonable access control services for the Building (including, without limitation, a guard desk in the Building lobby), 7 days per week, 24 hours per day, in a manner consistent with other first-class high-rise Buildings owned by the original Landlord or entities affiliated with Equity Office, and if original Landlord or entities affiliated with Equity Office no longer owns the Building at a level of service consistent with that of other Comparable Buildings. Notwithstanding the foregoing, but subject to Section 13 below, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or the Property of any person, except to the extent of the gross negligence or willful misconduct of Landlord or Landlord Related Parties; (g) window washing services, but in no event at a level of service below that provided by other first-class high-rise buildings owned by the original Landlord or entities affiliated with Equity Office, and if the original Landlord or entities affiliated with Equity Office no longer owns the Building at a level of service below that provided by Comparable Buildings; (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As ; and (g) Tenant’s proportionate share of the date hereof, LandlordBuilding’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case riser system for the entire purpose of installing appropriate cabling in connection with Tenant’s use of the Premises, . The method and manner in which Tenant uses the risers shall be subject to increase from time to time commensurate with increases to Landlord’s actual outreasonable, nondiscriminatory approval. Landlord shall maintain and operate the Common Areas and Base Building in a first-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms class manner reasonably consistent with that of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsComparable Buildings.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season or as required by Law during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard current charge for additional HVAC service so long as Tenant requests same by written plus an administrative charge not to exceed 5% and providing such prior notice to Landlord not later than 12:00 noon on as is reasonably specified by Landlord (which may be verbal notice to a building manager), and (ii) subject to Landlord’s approval of plans and specifications as provided in Section 9.03 and Exhibit C, Tenant shall be permitted to connect any supplemental HVAC units to the Business Day preceding Building’s condenser water loop or chilled water line (if any) to the day of extent such overtime loop or line has capacity for additional connections, and Landlord shall have the right to charge Tenant for any actual costs and expenses (without markup by Landlord) in connection with any such connections and/or usage; (c) standard janitorial service on Business Days in accordance with the Landlord’s standard cleaning specifications attached hereto then in effect for the Building or at such additional times as Exhibit JTenant shall request, provided that if Tenant’s use, floor covering or other improvements require special services in excess of the standard services for the Building (and for purposes of this Lease, cleaning a kitchen or private bathroom [among other things] shall be deemed to be special services) or if Tenant’s trash requires special handling (including, without limitation, because of its size or volume or because it cannot be disposed of in the ordinary course), Tenant shall pay the additional reasonable out-of-pocket cost actually incurred by Landlord attributable to such special services or special handling, which payment shall be made monthly if the services are regularly recurring services and otherwise within thirty (30) days after receipt of an invoice therefor; (d) passenger elevator serviceservice and freight elevator service and any loading area available for Tenant’s use, and if Tenant uses such freight elevator or loading dock after Building Service Hours, Tenant shall pay Landlord’s actual cost for such use plus an administrative charge not to exceed 5%; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation use of identification cardscard keys, but in all events subject to Section 7.06 below; and (g) subject to Section 7.06 below, such other services as Landlord reasonably determines are necessary or appropriate for the Property. Tenant acknowledges that the additional costs Tenant is obligated to pay for services outside of Building Service Hours may include minimum charges incurred by Landlord to provide such service for periods longer than actually requested by Tenant. Without limiting the generality of the foregoing, by way of example only, Tenant may request freight elevator service for 1 hour beyond Building Service Hours, but if Landlord must incur a minimum charge of union labor for 4 hours in order to provide such 1 hour of requested service, Tenant shall reimburse Landlord for the minimum charge of 4 hours (plus an administration fee if applicable). Notwithstanding anything contained in this Lease to the contrary, if Baxter assumes the obligations of Landlord with respect to management of the Building in accordance with Section IV of Exhibit F, Tenant shall not be charged any administrative fees by or on account of Landlord as provided in clauses (b) and (d) of this Section 7.01. Tenant shall participate in any recycling programs adopted by Landlord. Tenant shall (i) obtain, at Tenant’s sole cost and expense, any services that are required for Tenant to operate its business in the Premises and that are not Landlord’s express responsibility under this Lease and (ii) pay, prior to delinquency, for all such services, and if Tenant fails to timely do so, Landlord may, at its option (and without any obligation to investigate the validity of the amounts due), do so and Tenant shall reimburse Landlord therefor (plus interest at the Interest Rate until paid, including after the entry of any judgment) upon demand. Landlord shall have the right to designate the service provider for any such services, subject to Section 7.06 below. If Landlord, at Tenant’s request, elects to provide any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Article 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the actual, out-of-pocket cost of providing such service plus, to the extent permitted by applicable Laws, a reasonable administrative charge not to exceed 5% of such cost. Notwithstanding anything to the contrary contained herein, (1) Tenant shall not be required to pay any charges for the following used prior to the applicable Commencement Date for each space constituting the Premises in connection with construction of the Initial Alterations: freight elevator(s), HVAC or water; and (2) Tenant shall not be required to pay any electrical charges used in connection with construction of the Initial Alterations prior to (A) with respect to Space 1, Space 3 and Space 6, the earlier of the date on which Tenant commences beneficial use of Space 1, Space 3 and Space 6, respectively, and the Space 1, Space 3 and Space 6 Commencement Date, (B) with respect to Space 2, the Space 2 Commencement Date, (C) with respect to Space 4, the Space 4 Commencement Date, and (D) with respect to Space 5, the Space 5 Commencement Date.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatoriesrestrooms; (b) customary heat and air conditioning in season during Building Service Hours; (c) standard janitorial service for the office portions of the Premises on Business Days (it being acknowledged and agreed that Tenant shall be solely responsible for all cleaning with respect to the Lab Space as provided that in Section 9.01); (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may from time to time impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In addition, Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the PropertyLandlord. As of the date hereofEffective Date, Landlord’s standard charge for after-Building Service Hours heating additional HVAC service is $75.00 64.00 per hourhour during warm weather months (generally commencing as of June 1st) and $47.00 per hour during cold weather months (generally commencing as of October 1st ). If Tenant is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase such permission shall be conditioned upon Landlord having adequate excess capacity from time to time commensurate with increases and such connection and use shall be subject to Landlord’s actual out-of-pocket costs for providing such servicereasonable approval and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord. Access Notwithstanding anything to the Building for Tenant and its employees shall contrary, Xxxxxxxx agrees that, throughout the Term of this Lease, 20 tons of condenser water will be available twenty-four (24for the 16th Floor Premises and 5 tons of condenser water will be available for the 17th Floor Premises, provided that Tenant will be responsible, at Tenant’s sole cost and expense, for the installation, operation and maintenance of any condenser water pump(s) hours per day, seven (7) days per week, subject to the terms of extent Tenant determines such pump(s) are necessary to maintain flow requirements. If, at Tenant’s request, Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease and such security or monitoring systems as Landlord may reasonably imposeLease, including, without limitation, sign-in procedures and/or presentation any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the applicable service provider the cost of identification cardssuch services plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatorieslavatories and plumbing fixtures located within the Premises as of the date of this Lease; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As , non-exclusive use of the date hereofcommon loading dock(s) of the Building, and exclusive use of the loading dock on the north side of the ground floor of the Building created by Landlord as part of Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access Work pursuant to the Building for Work Letter which Tenant and its employees shall be available twenty-four (24) can use 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building and the Premises for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the reasonable cost of providing such service.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that Hours as necessary for reasonably comfortable occupation of the Premises, although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property or as are generally available in similar class A office buildings. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with (the quality costs of operations which shall be included in Expenses, except for such costs that are separately metered or check metered for the Premises, all of similar first-class suburban office buildings in the Boston/Metro West market area: which separately metered or check metered costs shall be paid by Tenant as provided below): (a) reasonable quantities of hot and cold water for use in the Base Building lavatoriesrestrooms and reasonable quantities of cold water for use in the Premises (provided that Landlord shall deliver the Premises in the baseline condition described in Exhibit J attached hereto and with the Base Building Work substantially complete in accordance with the terms and provisions of this Lease); (b) Base Building gas and customary heat and air conditioning in season during Building Service Hours; provided that Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then at such temperatures and in such amounts that are standard charge in comparable buildings in the Greater Boston area for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagelaboratory and office space; (c) standard janitorial service for the Common Areas nightly on Business Days in accordance with (it being acknowledged and agreed that Tenant shall be solely responsible for all cleaning and janitorial services for the cleaning specifications attached hereto as Exhibit JPremises per Section 9.01 of this Lease) and the provision of a dumpster at the shared loading dock for the Building, for the non-exclusive use by Tenant and other Building occupants for disposal of ordinary trash (i.e., non-organic and non-controlled substances that do not constitute Hazardous Materials) (the “Ordinary Trash Dumpster”); (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such reasonable protective services or monitoring systems, if any, as Landlord may from time to time impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (fg) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As To the extent that any of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case foregoing utility services for the entire Premises are separately metered, Tenant shall timely pay the separate charges for such services directly to the applicable utility company. To the extent that any of the foregoing utility services for the Premises (including, without limitation, air handling units or other HVAC equipment serving the Premises) or any other equipment serving the Premises, subject whether exclusively or in common, is not metered directly by the utility company to increase the Premises, Tenant shall pay to Landlord, as Additional Rent, the costs of such utility service (without xxxx-up) by a separate charge payable by Tenant to Landlord based on evidence from the check-meters installed for the Premises or equipment serving the Premises or, for any portion of the Premises or equipment that from time to time commensurate with increases does not have operational check-meters, based on reasonable allocations prepared by Landlord’s building engineer for the space and period in question. As part of the Landlord’s performance of the Initial Tenant Work, Landlord shall install, at Landlord’s cost, check meters for the Premises for (i) gas, (ii) chilled water and hot water for HVAC service and (iii) as provided in Section 7.02, for electricity. Tenant shall pay to Landlord’s , as Additional Rent, the actual outcosts of such utility service (without xxxx-ofup) in arrears by a separate charge payable by Tenant to Landlord based on evidence from such check-pocket costs meters installed for providing such servicethe Premises. Access In lieu of billing actual utility charges in arrears pursuant to the Building foregoing, Landlord shall have the right to require that Tenant make estimated monthly payments for such utility charges payable to Landlord hereunder, in advance on the first day of each month or partial month of the Term, based on amounts estimated by Landlord from time to time for such utility charges and provided to Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per weekin writing, subject to quarterly reconciliations based on actual check-meter readings and utility rates for the terms space and period in question. As part of the Initial Tenant Work, Landlord shall provide supplemental HVAC equipment to provide redundant HVAC service for vivarium holding rooms only in accordance with the following specifications: Landlord will install a fan coil unit to provide redundant HVAC for holding rooms 1138 & 1139, and future holding rooms 1137A & 1145, in accordance with the specification therefor in Addendum 1 to the 000 Xxxxxx Xxxxxx Spec Lab & Office CD set issued June 12, 2020 (the “Vivarium Supplemental HVAC Equipment”). Landlord’s obligation to provide any HVAC equipment or services beyond the Base Building shall be limited to providing the Vivarium Supplemental HVAC Equipment, and Tenant expressly acknowledges and agrees that Tenant shall be solely responsible for any inadequacy in HVAC services for Tenant’s use. If, at Tenant’s request, Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease and such security or monitoring systems as Landlord may reasonably imposeLease, including, without limitation, signany repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the applicable service provider the cost of such services. Tenant shall have the right to use the loading dock for Building (including during Tenant’s initial move in to the Premises) on a non-discriminatory basis, subject to any reasonable rules and regulations promulgated by Landlord from time to time with respect to such use, including without limitation, any scheduling protocols. Landlord currently does not charge tenants any fee for loading dock usage; however, if in procedures the future Landlord determines that use of the loading dock outside of Building Service Hours poses a security concern for the Building and/or presentation the tenants and occupants thereof, then Landlord reserves the right to employ security detail for any after-hours use by Tenant and Tenant shall pay the actual cost for such after-hours use charged by the security vendor from time to time, plus an administrative charge in the amount of identification cardstwenty percent (20%) of such cost.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatorieslavatories and water provided to the Premises for use in the lavatories and any other plumbing facilities located in the Premises; (b) customary heat and air conditioning in season during Building Service Hours; provided Hours in accordance with the specifications attached hereto as Exhibit G (provided, however, that Landlord shall not be liable for any failure to maintain the temperature within the Premises in accordance with such specifications to the extent such failure results from Tenant’s failure to keep the window coverings in the Premises closed during periods when the Premises is exposed to direct sunlight) or otherwise as required by governmental authority, although Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long (which charge Landlord represents is, as Tenant requests same of the date of this Lease, $30.00 per hour, subject to change from time to time based solely upon Landlord’s actual costs and reasonable wear and tear) and providing such prior notice as is reasonably specified by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usageLandlord; (c) standard janitorial service on Business Days Days, including those services listed on Exhibit H attached hereto, in accordance with a manner customarily performed within the cleaning specifications attached hereto janitorial industry in office buildings of similar age, size, class and composition as Exhibit Jthe Building in the Seattle central business district, or such other reasonably comparable janitorial services designated by Landlord from time to time; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) security to the Building (which may be provided through a security system involving any one or a combination of cameras, monitoring devices or guards, sign-in or identification procedures or other comparable system); and (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided , at such temperatures and in such amounts as are standard for comparable buildings sufficient to maintain the Premises at reasonably comfortable temperatures consistent with other class "A" office buildings (provided, however, that Landlord shall not be liable for any failure to maintain such temperatures to the extent such failure results from (i) any density of occupancy within the Premises that exceeds the occupancy-density level that is customary for general office use in class "A" office buildings, (ii) any use of heat-generating equipment in concentrations or quantities in excess of the average concentrations and quantities customarily associated with general office use in class "A" office buildings, or (iii) Tenant's failure to keep the window coverings in the Premises closed during periods when the Premises are exposed to direct sunlight). Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s 's then standard charge for additional HVAC service so long and providing such prior notice as Tenant requests same is reasonably specified by written notice Landlord. As of the date hereof, Landlord's charge for after hours heating and air conditioning service is $30.00 per hour, subject to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagechange from time to time; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JEXHIBIT G, or such other reasonably comparable specifications designated by Landlord from time to time; (d) elevator Elevator service; (e) electricity Electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during all Building Service Hours; provided Hours plus air conditioning such that the temperature does not exceed 76 degrees Fahrenheit until 6:30 p.m. Monday through Thursday from June through August on Business Days, although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours set forth herein by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) snow and ice removal; (h) landscaping services; and (i) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord. As of the date hereof, Landlord’s charge for after hours heating and air conditioning service is $75.00 per hour for each full floor or partial floor for which Tenant requests same by written notice such service during winter months and $175.00 per hour for each floor or partial floor for which Tenant requests such service during summer months, subject to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagechange from time to time; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) security to control and monitor access to the Building which may be provided through a security system involving any one or a combination of cameras, monitoring devices or guards, sign-in or identification procedures or other comparable system, as determined by Landlord in its sole discretion; and (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season according to the outdoor temperature during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in of Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge (except for after-hours HVAC, which costs and charges are set forth below). HVAC service during hours other than HVAC Service Hours requires at least twenty-four (24) hours prior notice to Landlord, and can be requested for either “Economizer” service, or for “fan only” service. Full HVAC service during hours other than HVAC Service Hours requires at least one (1) week prior notice to Landlord. Landlord’s current charges for such services as of the Effective Date are as follows:

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with during the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaTerm: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord (Landlord’s current charge for afterhours HVAC is $75.00 per hour, subject to change by Landlord from time to time), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days Days, which will be conducted in accordance with the cleaning specifications attached hereto as Exhibit JLandlord’s sustainability practices; (d) unattended elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may reasonably impose, including without limitation, sign-in procedures and/or presentation of identification cards; and (g) subject to Section 26.10, such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereofIf Landlord, at Tenant’s request, provides any services which are not Landlord’s charge for after-Building Service Hours heating service is $75.00 per hourexpress obligation to provide under this Lease, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, including without limitation, sign-in procedures and/or presentation any repairs which are Tenant’s responsibility pursuant to Article 9 below, then Tenant shall pay Landlord, or such other party designated by Landlord, the cost of identification cardsproviding such service plus a reasonable administrative charge, the same to constitute Additional Rent hereunder.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that . Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord; provided, however, that Tenant requests same by written notice shall be entitled to use up to ten (10) hours of additional HVAC service beyond Building Service Hours without charge for each full calendar month of the Term. As of the date of this Lease, Landlord’s charge for after hours heating and air conditioning service is $59.00 per hour with a 2 hour minimum, subject to change from time to time (Landlord not later than 12:00 noon on agrees that any increases in such charge for after-hours HVAC service shall be limited to increases in Landlord’s actual, reasonable costs of supplying the Business Day preceding the day of such overtime usageafter-hours HVAC services); (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator Elevator service; (e) electricity Electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease Lease, and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. With respect to clause (b) above, so long as the ALC System (as defined below) is in effect and servicing the Premises and the Building, notwithstanding anything to the contrary contained in this Section 7.01, the only prior notice that shall be necessary will be for Tenant to telephone into the Building’s ALC Energy Management System (the “ALC System”) from any touch-tone telephone to request immediate service and invoices therefor will be generated by the ALC System. If Tenant requires heat or air conditioning during hours other than Business Service Hours, charges for such services will be prorated by Landlord between each requesting user-tenant (if more than one tenant in the same service zone requests additional heat or air conditioning at the same time) and the proration shall be based on the area of the Building leased to such tenants and their respective periods of use. In addition, Tenant may install, at its sole expense, supplemental heat, ventilation and air-conditioning systems and equipment, subject to Landlord’s approval in accordance with Section 9.03 of this Lease, such approval not to be unreasonably withheld or delayed. Tenant shall be responsible for the repair and maintenance of such supplemental systems, if any.

Building Services. 7.01. Landlord shall furnish Tenant 20.1 Subject to and in accordance with the following services terms of this Lease, the Landlord will (i) supply passenger elevator service to the Office Premises, with at least six (6) of such passenger elevators being subject to call for such service during Business Hours and at least three (3) of such passenger elevators being subject to call for such service during times which are not Business Hours, (ii) supply two elevators for the transmission of freight during Business Hours and at least one of such freight elevators for such use during non-Business Hours by all tenants on a first-come first-served, reserved, exclusive basis (such use during non-Business Hours by Tenant to be on a reserved, exclusive basis at the Tenant’s sole cost and expense as per the Rate Schedule) (the elevator service set forth in forgoing clauses (i)-(ii) shall be consistent with the quality First Class Standard, subject to temporary interruption for repairs, renovations or other interruptions consistent with the First Class Standard), (iii) supply use of operations of similar the Building’s loading docks on a first-class suburban office buildings come, first-served unreserved basis (such use during non-Business Hours to be on a first-come, first served reserved basis at the Tenant’s sole cost and expense as per the Rate Schedule), (iv) supply to the Office Premises during Building HVAC Hours heat as needed for the warming of such Office Premises, in accordance with the Boston/Metro West market area: specifications set forth on Exhibit 11, and the parties agree to comply with their respective obligations set forth on such Exhibit, (av) water for use supply to the Office Premises during Building HVAC Hours toilet exhaust fan service (as set forth in the Base Building lavatories; (bSection 20.8) customary heat and , air conditioning (including cooling as needed) and ventilation to such portions of the Office Premises as are served by the Building’s base-building air conditioning system in season during Building Service Hours; provided that Tenant shall have accordance with the right specifications set forth on Exhibit 11, and the parties agree to receive HVAC comply with their respective obligations set forth on such Exhibit, (vi) supply heating and ventilation service during hours for any Below Grade Premises in accordance with Requirements applicable to below grade storage space, and the Landlord will not provide air conditioning to any Below Grade Premises, and (vii) provide to the Office Premises (but not to other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice portions of the Premises, if any, and not to Landlord not later than 12:00 noon on Licensed Areas) the Business Day preceding the day of such overtime usage; (c) standard janitorial service cleaning services on Business Days in accordance with the cleaning specifications attached hereto as set forth on Exhibit J; (d) elevator service; (e) electricity 12, it being agreed that no such cleaning services are provided for areas which are used for preparing, dispensing or consumption of food or beverages, or for non-core bathrooms, and that for the following portions of the Premises the cleaning services will be limited to emptying and re-lining standard size refuse containers and vacuuming the carpeted floor areas thereof: exhibition areas, classrooms, auditoriums, trading floors, storage rooms, shipping rooms, messenger centers, mail rooms, computer and data processing rooms, reproduction, duplicating and multi-media rooms, broadcasting and telecom facilities, file rooms, infrastructure areas and areas used for other activities or equipment which are not typical office use. The Tenant agrees that it shall install window blinds or shades on all windows of the Office Premises in accordance with Building Regulations. No representation or agreement is made by the terms and conditions in Section 7.02; and (f) Landlord with respect to the adequacy or fitness of such air conditioning or ventilation to maintain temperatures that may be required for, or because of, the operation of any computer, data processing or other services as Landlord reasonably determines are necessary or appropriate for the Property. As electronic equipment of the date hereof, Landlord’s charge Tenant in excess of the specifications therefor for after-Building Service Hours heating service which the Landlord is $75.00 per hourexpressly obligated hereunder, and Landlord’s charge the Landlord assumes no responsibility, and shall have no liability for after-Building Service Hours air conditioning service is $75.00 per hourany loss or damage however sustained, in each case for connection with any such operations by the entire PremisesTenant. Unless otherwise provided in this Lease, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24x) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.“

Building Services. 7.01ADDITIONAL SERVICES: At the request of Tenant, Landlord may provide additional services such as, but not limited to, shipping/receiving services, mail services, furniture moves, moving and miscellaneous facilities services. Landlord shall furnish These services will be provided at a mutually agreed upon price and may be canceled by either party with thirty (30) days written notice. CAFETERIA: Tenant may use Landlord’s cafeteria with the following understandings: Tenant employees will use a predetermined route to access the Landlord’s cafeteria. This route will be agreed upon mutually by Tenant and Landlord. Catering is available through Landlord’s cafeteria at the published prices at the time of service. In the event Tenant requires additional services consistent with the quality and/or different methods of operations of similar first-class suburban office buildings in the Bostonbilling, it will be reviewed and mutually agreed upon by Tenant and Landlord prior to implementation. KITCHENS/Metro West market areaCOFFEE STATIONS: (a) water Tenant will be charged $10.00 per employee, consultant, or contractor per month for use in of kitchens, coffee and first aid stations located adjacent to their space. This charge will not exceed $1000.00 per month CONFERENCE ROOMS: Conference rooms within the Base Building lavatories; Premises shall be for Tenant’s exclusive use. On four (b4) customary heat and air conditioning in season occasions per calendar year during Building Service Hours; provided that the Term, Tenant shall will have the right to receive HVAC service during hours notify Landlord a minimum of four (4) months in advance that it wishes to reserve the “Silicon Valley” conference room (#1146), and such reservation will be guaranteed by Landlord unless Tenant is notified in writing by Landlord at least three (3) months prior to the reserved date that the Silicon Valley conference room will not be available for Tenant’s use. On all other than Building Service Hours occasions that Tenant reserves the Silicon Valley Conference room, such reservation will be guaranteed by paying Landlord unless Tenant is notified in writing by Landlord at least fourteen (14) days prior to the reserved date that the conference room will not be available for Tenant’s use. COPY CENTER: Tenant will have the option to use the Landlord Copy Center and withdraw supplies at Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on published prices at the Business Day preceding the day time of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to OFFICE NAME TAGS: Office name tags, if required, will be the Building for Tenant responsibility and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to at the terms expense of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsTenant.

Building Services. 7.01. A. Landlord shall agrees to furnish Tenant with to the Premises during reasonable hours (the “Building Hours”) (7:00 A.M. to 6:00 P.M. Mondays through Fridays and 8:00 A.M. to 2:00 P.M. on Saturdays), except for the following services consistent with legal “Holidays”: Memorial Day, July 4th, Labor Day, Thanksgiving, Christmas and New Year’s Day, and subject to any rules and regulations promulgated by Landlord, passenger and freight elevator service to the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market area: (a) water for use in the Base Building lavatories; (b) customary extent applicable, heat and air conditioning in season during Building Service Hours; provided that accordance with the design for such systems and as required in Landlord’s reasonable judgment for the comfortable use and occupancy of the Premises, subject to scheduling by Landlord. Notwithstanding the foregoing, Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on use the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) Premises 24 hours per day, seven (7) 7 days per week, and to provide for uninterrupted power, cooling and ventilation systems for its data room and other equipment at all times, provided that the actual cost of all building services used by Tenant outside of Building Hours shall be shall be paid for by Tenant within ten (10) days after receipt of a bxxx from Landlord for such after-hours costs. Except with respect to janitorial and day pxxxxx services, which services shall be provided by Tenant at its expense, Landlord agrees to maintain CONFIDENTIAL TREATMENT HAS BEEN REQUESTED FOR PORTIONS OF THIS EXHIBIT. THE CONFIDENTIAL PORTIONS HAVE BEEN REDACTED AND ARE DENOTED BY A TRIPLE ASTERISK (***). THE CONFIDENTIAL PORTIONS HAVE BEEN SEPARATELY FILED WITH THE SECURITIES AND EXCHANGE COMMISSION. and operate the Premises in the manner and to the standard of other first class office buildings in the Jurisdiction in which the Riverwalk Project is located and in accordance with applicable Laws, subject to the terms of this Lease Tenant’s obligations in Section 10.B. and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsArticle 13.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord, and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) if Tenant requests same is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, such permission shall be conditioned upon Landlord having adequate excess capacity from time to time and such connection and use shall be subject to Landlord’s reasonable approval and reasonable restrictions imposed by written notice Landlord, and Landlord shall have the right to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagecharge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Complex. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 8.01 Landlord shall furnish Tenant with the following services consistent with the quality cost of operations of similar first-class suburban office buildings which shall be included in the Boston/Metro West market areaExpenses: (a) at all times, hot and cold water for use in the Base Building lavatories; (b) customary heat at all times, access and air conditioning use of the Building’s condenser water system which shall provide Tenant with capacity of five (5) tons of condenser water on each floor of the Premises and an additional one hundred twenty (120) tons of condenser water to support Tenant’s data center floor and Tenant’s trading floor (all of which may be allocated per floor in season the Premises in any manner that Tenant desires), it being agreed that the costs thereof shall not be separately charged to Tenant but rather included in Expenses along with all costs of the services described in this Section 8.01; (c) at all times, ten (10) xxxxx of electrical load per rentable square foot of the Premises for general power, lighting and HVAC services in accordance with terms and conditions of Section 8.02, (d) during Building Business Service Hours, HVAC equipment capable of (1) heating a standard office layout floor in the Building to a range of 68° F to 72° F during the winter when the temperature outside is no lower than 0° F, and (2) cooling a standard office layout floor in the Building to a range of 70° F to 74° F during the summer when the temperature outside is lower than 92° F and between 72° F and 76° F during the summer when the temperature outside is 92° F, so long as Tenant complies with the Density Limit and designs and implements the Initial Alterations and any other Alterations in a manner that does not limit the operations of such equipment; provided that (A) Tenant shall have the right to receive additional HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long (currently $75.00 per hour, as adjusted from time to time) and providing such prior notice as is reasonably specified by Landlord, and (B) Tenant requests same by written notice shall be permitted to Landlord not later than 12:00 noon on connect supplemental HVAC units to the Business Day preceding Building’s condenser water loop (but only to the day extent set forth in (b) above) as part of such overtime usagethe Initial Alterations, subject to the provisions of Section 4 and Section 10, at no charge to Tenant; (ce) standard janitorial service on Business Days Days, including those services listed on Exhibit J attached hereto, in a manner customarily performed within the janitorial industry in office buildings of similar age, size, class and composition as the Building in the Boston area, or such other reasonably comparable janitorial services designated by Landlord from time to time, subject to amendment by Landlord from time to time; (f) passenger elevator service, except in cases of emergency situations or required state testing; (g) access to the loading dock and freight elevators subject to Landlord’s approval as to timing (which approval shall not be unreasonably withheld) and provided that such use is scheduled in advance and paid for by Tenant in accordance with Landlord’s then uniformly administered policies, currently $48.50 per hour (except that Landlord shall not charge Tenant for use of the cleaning specifications attached hereto as Exhibit Jloading dock or freight elevators in connection with the Initial Alterations to both the Initial Premises and the Additional Premises); (dh) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (i) access to building risers and conduits, subject to Landlord’s approval (which approval shall not be unreasonably withheld), including one (1) redundant riser to each floor for telephone and data services, provided that the installation of any equipment required in connection with Tenant’s use of such services shall be the responsibility and cost of Tenant; (j) access to the fire egress stairwell; (k) security for the Property, including a 24 hours on-site manned security desk in the lobby of the Building; (l) removal of snow and ice from the driveways and walkways of the Property; (m) commingled, single stream recycling program that allows paper, plastic, glass and metal to be recycled in any colored containers, which containers are provided for Common Areas and each desk upon Tenant’s request to Landlord; and (n) such other services as Landlord reasonably determines are necessary or appropriate for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 10 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall at all times during the Term operate and maintain the Building and all Building systems running through and not exclusively serving the Premises consistent with the standard (the “Standard”) of a Class A commercial office building in the Stamford, Connecticut central business district and shall furnish Tenant in the Premises with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaStandard unless otherwise provided herein: (a) reasonable amounts of potable hot and cold water for use in the Base Building lavatorieslavatory, toilet and ordinary cleaning purposes; (b) customary heat and air conditioning in season during Building Service Hours; provided that Hours in accordance with the specifications attached hereto as Exhibit H (HVAC Specifications), although Tenant shall have (i) the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by (which is currently $100 per hour per floor with a two (2) hour minimum, subject to additional charges for supplemental HVAC units pursuant to the terms of this Lease) and providing Landlord with at least five (5) hours prior written notice to Landlord not later than 12:00 noon on the Business Day preceding the day during Building Service Hours of such overtime usagerequest, and (ii) access to supplemental air conditioning by paying Landlord’s then standard charge therefor (which is currently a tap in charge of $200.00 per ton to connect to the Building condenser water, plus a current monthly fee of $40 per ton); (c) Building standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JI; (d) elevator serviceservice three hundred sixty-five days/twenty-four hours per day/seven days per week; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building and the Garage for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards or electronic cards; (g) not less than one (1) attendant in the Building lobby during Building Service Hours and, during all other hours, a circulating and/or monitoring patrol shall be provided; and (h) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In the event Tenant installs any private restroom(s) and/or shower(s) in the Premises or any above standard kitchen, pantry(ies), fitness center and/or any other above standard improvements, Tenant shall be solely responsible for any and all cleaning, repairs and replacements to such restroom(s), shower(s), kitchen, pantry(ies), fitness center and/or any other above standard improvements. If any additional cleaning of the Premises is to be done by Tenant, it shall be done at Tenant’s sole expense, in a manner reasonably satisfactory to Landlord and no one other than persons approved by Landlord shall be permitted to enter the Premises or the Building for such purpose. Tenant shall pay to Landlord the cost of removal of any of Tenant’s refuse and rubbish from the Premises and the Building (i) to the extent that the same, in any one day, exceeds the average daily amount of refuse and rubbish usually attendant upon the use of such Premises as offices, and (ii) related to or deriving from the preparation or consumption of food or drink (other than customary food for Tenant’s employees). Bills for the same shall be rendered by Landlord to Tenant at such time as Landlord may elect and shall be due and payable as Additional Rent within twenty (20) days after the time rendered. Tenant shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against infestation by vermin, rodents or roaches, whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Building for the purpose of providing such extermination services, unless such persons have been approved by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed). Without limiting any of Landlord’s other obligations under this Lease and so long as Landlord or an affiliate of Landlord is the fee simple owner of the Building, Landlord shall provide the following amenities during the Term at Stamford Plaza consistent with the Standard, for the benefit of all tenants at the Building (including Tenant, at no additional cost to Tenant): sundry shop, ATM machine, shared tenant conference facilities, shared access cafeteria, fitness center/health club, dry cleaning service, on-site putting green or similar activity, car wash/detailing service and shuttle service to Stamford Transportation Center. In addition, Landlord shall, upon request and subject to availability, provide Tenant with storage spaces in the Building at Landlord’s then current monthly storage space rates pursuant a separate agreement.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that , although Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as is reasonably specified by Landlord. As of the date hereof, Landlord’s charge for after hours heating and air conditioning service is $106.00 per hour, for each full floor or partial floor for which Tenant requests such service, subject to change from time to time. The minimum period of time for which Tenant may request after hours HVAC service is 4 hours; provided, however, the minimum time period shall be 2 hours if the requested after hours HVAC service is immediately adjacent to Building Service Hours (for example, if Tenant requests after hours HVAC service for Saturday commencing at 1:00 p.m. then the minimum time period shall be 1 hour but if Tenant requests after hours HVAC service for Saturday commencing at 4:00 p.m. then the minimum time period shall be 4 hours). Landlord agrees that any increases in such charge shall be limited to increases in Landlord’s actual costs of supplying the after-hours heating and air conditioning service and shall not include any increases in the administrative or labor charge. If Tenant requires heat or air conditioning during hours other than Building Service Hours, charges for such services will be prorated by Landlord between each requesting user-tenant (if more than one tenant in the same by written notice to Landlord not later than 12:00 noon on service zone requests additional heat or air conditioning at the Business Day preceding the day of such overtime usagesame time); (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit JDays; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access access to the Building for Tenant and its employees shall be available twenty-four (24) 24 hours per day, seven (7) day/7 days per week, subject to the terms of this Lease and such security protective services or monitoring systems systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent (with the quality of operations of similar first-class suburban office buildings costs thereof included in the Boston/Metro West market area: Expenses in accordance with and subject to under Exhibit B): (a) water for use in the Base Building lavatoriesrestrooms; (b) customary Building standard heat and air conditioning in season during Building Service Hours; provided that (c) Building standard janitorial service (in accordance with Exhibit B-1 attached hereto) on Business Days; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may from time to time impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In addition, Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is currently $75.00 85 per hour) and providing such prior notice as is reasonably specified by Landlord. If Tenant is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase such permission shall be conditioned upon Landlord having adequate excess capacity from time to time commensurate with increases and such connection and use shall be subject to Landlord’s actual out-of-pocket costs for providing such servicereasonable approval and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a Building standard connection fee and/or a monthly usage fee, as reasonably determined by Landlord. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per dayIf, seven (7) days per weekat Tenant’s request, subject to the terms of Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease and such security or monitoring systems as Landlord may reasonably imposeLease, including, without limitation, sign-in procedures and/or presentation any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the applicable service provider the cost of identification cardssuch services plus a reasonable administrative charge.

Building Services. 7.01. 7.01 Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatoriesand sewer service; (b) customary heat and air conditioning in season during Building Service Hours; provided that , and at all others times upon demand of Tenant, sufficient to maintain the entire Premises within a range of 72-74 degrees Fahrenheit when outdoor conditions are 91 degrees or lower Fahrenheit drybulb and 73 degrees or lower Fahrenheit wetbulb, and sufficient to minimum room temperature of 72 degrees Fahrenheit when outdoor conditions are 6 degrees or higher Fahrenheit drybulb. If Tenant uses HVAC service to the Premises at times other than Building Service Hours, Tenant shall pay Landlord, as additional rent, an hourly fee in an amount reasonably determined by Landlord to compensate Landlord for any additional maintenance, repairs, or wear and tear to the HVAC system serving the Premises caused by such after-hour usage. Such hourly fee shall initially be $40.00 per hour, which amount shall be increased annually by the annual percentage increase in the Consumer Price Index for all Urban Consumers (CPI-U) specified for All Items (1982-84=100) for Boston-Brockton-Nashua, MA-NH-ME-CT and issued by the Bureau Labor Statistics of the United States Department of Labor. Tenant shall have the right to receive control overtime HVAC service during hours other than Building Service Hours usage, and Landlord and Tenant shall cooperate in good faith to establish a mechanism by paying Landlordwhich Tenant’s then standard charge for additional overtime HVAC service so long as usage can be ascertained and recorded (and, at a minimum, Tenant requests shall maintain accurate records showing all of Tenant’s overtime HVAC usage and shall provide copies of same by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usagesemi-annually); (c) standard janitorial service on Business Days in accordance with the cleaning specifications set forth in Exhibit J attached hereto as Exhibit Jhereto; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) snow and ice removal from the streets and sidewalks serving and/or adjacent to the Property to the extent the same is not provided by the City of Boston, and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease Lease. On or before the Commencement Date, Landlord shall install at its expense an electronic card access security system at the main entrance to the Premises to allow Tenant and its authorized employees access to the Building during non-Building Service Hours. After the installation thereof, Tenant shall have the sole responsibility for operating, maintaining, repairing, and, as necessary, replacing such card access system. Except for the installation of such card access system, Landlord shall have no responsibility for providing any security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cardsservice with respect to the Property.

Building Services. 7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban office buildings in the Boston/Metro West market areaservices: (a) water for use in the Base Building lavatoriesrestrooms; (b) customary heat and air conditioning in season during Building Service Hours; (c) standard janitorial service for the office portions of the Premises on Business Days (it being acknowledged and agreed that Tenant shall be solely responsible for all cleaning with respect to the Lab Space as provided that in Section 9.01); (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any, as Landlord may from time to time impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property. In addition, Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long and providing such prior notice as Tenant requests same is reasonably specified by written notice to Landlord not later than 12:00 noon on the Business Day preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as Landlord reasonably determines are necessary or appropriate for the PropertyLandlord. As of the date hereofEffective [***]Confidential treatment has been requested Date, Landlord’s standard charge for after-Building Service Hours heating additional HVAC service is $75.00 64.00 per hourhour during warm weather months (generally commencing as of June 1st) and $47.00 per hour during cold weather months (generally commencing as of October 1st ). If Tenant is permitted to connect any supplemental HVAC units to the Building’s condenser water loop or chilled water line, and Landlord’s charge for after-Building Service Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase such permission shall be conditioned upon Landlord having adequate excess capacity from time to time commensurate with increases and such connection and use shall be subject to Landlord’s actual out-of-pocket costs for providing such servicereasonable approval and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or a monthly usage fee, as reasonably determined by Landlord. Access Notwithstanding anything to the Building for Tenant and its employees shall contrary, Landlord agrees that, throughout the Term of this Lease, 20 tons of condenser water will be available twenty-four (24for the 16th Floor Premises and 5 tons of condenser water will be available for the 17th Floor Premises, provided that Tenant will be responsible, at Tenant’s sole cost and expense, for the installation, operation and maintenance of any condenser water pump(s) hours per day, seven (7) days per week, subject to the terms of extent Tenant determines such pump(s) are necessary to maintain flow requirements. If, at Tenant’s request, Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease and such security or monitoring systems as Landlord may reasonably imposeLease, including, without limitation, sign-in procedures and/or presentation any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the applicable service provider the cost of identification cardssuch services plus a reasonable administrative charge.