Common use of Base Building Improvements Clause in Contracts

Base Building Improvements. Prior to the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall cause the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “D” (the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force and effect at the time of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing the Base Building Improvements shall not be passed through to the Tenant as an Operating Cost. Landlord shall also equip the Premises with basic fire safety and sprinkler systems and provide access to allow connection of fire and life safety devices as required by the applicable code. Landlord represents and warrants and covenants that on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered in compliance with all local, state and federal codes and laws, including the ADA. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building Improvements.

Base Building Improvements. Prior to the Commencement Date, Landlord, at Landlord’s sole cost Lessor has constructed and expense, shall cause the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps Lessee hereby accepts as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “D” (the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force and effect at the time of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing constructed the Base Building Improvements shall not be passed through consisting of a parking facility and building shell and core (collectively the "Base Building Improvements"). The building shell and core includes the following: (a) bare, trowel finished, concrete slab floors; (b) finished core area, including elevators and common area elevator lobbies, toilet rooms, electrical rooms, telephone rooms, janitorial closets, exit stairs and mechanical shafts; (c) primary heating, ventilation and air conditioning service stubbed out to the Tenant as an Operating Cost. Landlord shall also equip floor, including main supply air duct, base building digital control system (where applicable) for the HVAC and heating hot water supply mains (Lessee's HVAC improvements to the Premises shall properly and without special requirements, interface and integrate with basic the Base Building HVAC and its Direct Digital Control System. Such interface and integration, as well as the design of the HVAC system for the Premises, including the distribution thereof shall be consistent and compatible with Lessor's operating requirements and use only a proportionate share of the Building system's capacity); (d) primary fire sprinkler system in open floor plan configuration (any modification to such sprinkler system within the Premises for the Lessee shall be a part of the Lessee Improvements); (e) main electrical panels on each floor including breakers but no distribution; and (f) primary distribution for the fire safety and sprinkler systems and provide access to allow connection of fire and life safety devices as system required by applicable code for unoccupied buildings (including the primary fire sprinkler system and alarms). Any and all modifications to the Base Building Improvements mandated or otherwise required by application and/or interpretation of any federal, state, local or other applicable codegovernmental statutes, ordinances, codes, rules, regulations, controls or guidelines (collectively, "Laws") to the extent caused by Lessee's use of, and/or the construction of the Lessee Improvements (as defined in Section 1.2 below) within, the Premises shall be a part of the Lessee Improvements. Landlord represents Thereafter, Lessor shall furnish and warrants install within the Premises those improvements and covenants that items of general construction (the "Lessee Improvements") shown on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered plans and specifications diligently prepared by Lessor and Lessee and approved by Lessor and Lessee pursuant to Section 2 below, in compliance with all local, state and federal applicable codes and lawsregulations. No portion or element of the Lessee Improvements in the sole judgment of Lessor, including shall in any way be in conflict with or adversely impact the ADABuilding or any of its systems. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building ImprovementsAll Lessee Improvements shall be constructed pursuant to this Work Letter.

Base Building Improvements. Prior Lessor has constructed and Lessee hereby accepts as constructed the Base Building Improvements consisting of a parking facility and building shell and core (collectively the “Base Building Improvements”). The building shell and core includes the following: (a) bare, trowel finished, concrete slab floors; (b) finished core area, including elevators and common area elevator lobbies, toilet rooms, electrical rooms, telephone rooms, janitorial closets, exit stairs and mechanical shafts; (c) primary heating, ventilation and air conditioning service stubbed out to the Commencement Datefloor, Landlordincluding main supply air duct, base building digital control system (where applicable) for the HVAC and heating hot water supply mains (Lessee’s HVAC improvements to the Premises shall properly and without special requirements, interface and integrate with the Base Building HVAC and its Direct Digital Control System. Such interface and integration, as well as the design of the HVAC system for the Premises, including the distribution thereof shall be consistent and compatible with Lessor’s operating requirements and use only a proportionate share of the Building system’s capacity); (d) primary fire sprinkler system in open floor plan configuration (any modification to such sprinkler system for the Lessee shall be a part of the Lessee Improvements); (e) main electrical panels on each floor including breakers but no distribution; and (f) primary distribution for the fire safety system required by applicable code for unoccupied buildings (including the primary fire sprinkler system and alarms). Lessor, at LandlordLessor’s sole cost and expense, shall cause also provide Lessee with a glass door entry per Lessor’s design, dimension and specification shown on the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, drawing attached hereto as Exhibit “D” (C-5”. Modification and connection to the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) fire safety system for the Premises, as occupied, shall be a part of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force Lessee Improvements. Any and effect at the time of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing all modifications to the Base Building Improvements shall not be passed through to mandated or otherwise required by application and/or interpretation of any federal, state, local or other applicable governmental statutes, ordinances, codes, rules, regulations, controls or guidelines (collectively, “Laws”) as a result of Lessee’s use of, and/or the Tenant construction of the Lessee Improvements (as an Operating Cost. Landlord shall also equip defined in Section 1.2 below) within, the Premises with basic fire safety shall be a part of the Lessee Improvements. Thereafter, Lessee shall furnish and sprinkler systems install within the Premises those improvements and provide access to allow connection items of fire and life safety devices as required by general construction (the applicable code. Landlord represents and warrants and covenants that “Lessee Improvements”) shown on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered plans and specifications diligently prepared by Lessee and approved by Lessor and Lessee pursuant to Section 2 below, in compliance with all local, state and federal applicable codes and lawsregulations. No portion or element of the Lessee Improvements in the sole judgment of Lessor, including shall in any way be in conflict with or adversely impact the ADABuilding or any of its systems. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building ImprovementsAll Lessee Improvements shall be constructed pursuant to this Work Letter.

Base Building Improvements. Prior to the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall cause the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “D” (the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force and effect at the time of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing Lessor has constructed the Base Building Improvements shall not be passed through consisting of a parking facility and building shell and core (collectively the "Base Building Improvements"). The building shell and core includes the following: (a) bare, trowel finished, concrete slab floors; (b) finished core area, including elevators and common area elevator lobbies, toilet rooms, electrical rooms, telephone rooms, janitorial closets, exit stairs and mechanical shafts; (c) primary heating, ventilating and air conditioning service stubbed out to the Tenant floor, including main supply air duct and heating hot water supply mains, (d) primary fire sprinkler system in open floor plan configuration (any modification to such sprinkler system for the Lessee shall be a part of the Lessee Improvements); (e) main electrical panels on each floor including breakers but no distribution; and (f) primary distribution for the fire safety system required by applicable code for unoccupied buildings (including the primary fire sprinkler system and alarms). Modification and connection to the fire safety system for the Premises, as an Operating Costoccupied, shall be a part of the Lessee Improvements. Landlord Thereafter, Lessor shall also equip furnish and install within the Premises with basic fire safety those improvements and sprinkler systems and provide access to allow connection items of fire and life safety devices as required by general construction (the applicable code. Landlord represents and warrants and covenants that "Lessee Improvements") shown on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered plans and specifications prepared and approved by Lessor and Lessee pursuant to Section 2 below, in compliance with all local, state and federal applicable codes and laws, including the ADAregulations. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the All Base Building ImprovementsImprovements and Lessee Improvements shall be constructed pursuant to this Work Letter and shall be performed only by Lessor's contractor. Lessee shall have the right to approve all subcontractor bid lists and all bids received from Lessee's subcontractors. Any delay caused by such bid procedure shall be a Lessee Delay.

Base Building Improvements. Prior Tenant shall construct restrooms that comply with Applicable Laws based upon full occupancy of the Premises for the Permitted Use. • Tenant shall either expand planned restrooms or construct additional restrooms • Tenant shall construct structural reinforcing for existing un-reinforced masonry walls where new glazing is installed • Tenant shall install structural framing at two (2) levels to the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall cause the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to support the existing heat pumps as set forth in items 1 — 4 in high openings and to create new lower openings • Tenant shall remove and xxxxx the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “D” (existing glazing with new glazing infill • Tenant shall replace the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) existing presumed asbestos-containing material glazing with new similar quality fixed or double hung windows • Tenant shall replace the existing roof • Tenant shall make roof insulation and roof deck upgrades as required by Landlord • Tenant shall procure and install mechanical systems, including new supply air roof top units and VAV boxes with hot water reheat coil and loop • Such system shall include an air-cooled chiller, two (2) AHUs sized to support future lab occupancy, exhaust fans, reheat boiler, VAVs, and distribution ductwork and piping • Tenant shall install fire protection water service located within the Building • Tenant shall construct the electrical system within the Premises including all branch circuitry and panels for lighting, low voltage and outlets • Tenant shall modify the existing floor slab to establish a “flat” floor service to support a typical laboratory program • Tenant shall install stand-by power and all permitting associated with installing a pad or roof mounted generator, including electrical distribution and gas service • Tenant shall perform site work, including excavation and backfill for generator pad, conduits, foundation penetration for conduits and associated landscape work • Tenant shall perform demolition and Building preparation, which shall include removal of existing abandoned equipment, selective demolition of masonry walls as required, demolition of windows for replacement, and saw cutting the concrete slab for underground plumbing work • Tenant shall procure and install concrete, including material for slab-on-grade infill at plumbing trenches, infill of existing under-floor openings, mechanical housekeeping pads, stand-by generator pad, and slab repair (plus flooring preparation). • Tenant shall perform masonry, including repointing of masonry walls and exterior face brick, shear wall reinforcing, infill of existing high-bay windows and masonry wall reinforcing • Tenant shall procure and install structural steel and miscellaneous metals, including structural steel for support of rooftop equipment and roof reinforcement to meet Applicable Laws • Tenant shall construct thermal and moisture protections, including removal and replacement of the Building; (v) install roof system and edge flashing and flashing for new roof penetrations. Additionally, a unisex restroom on Tenant shall construct full-height gypsum wall board system around the second floor interior perimeter of the Building, in accordance with the Americans with Disabilities Actincluding metal studs, as in force insulation, and effect a vapor barrier to meet Applicable Laws and applicable energy codes. • Tenant shall perform plumbing work, including sanitary waste, domestic water and natural gas distribution • Tenant shall replace existing overhead door at the time loading area, loading dock plate and related accessories • Tenant shall construct new exterior entries and doors and new windows along the lower level of the work being performed east and west masonry walls XXXXXXX X XXXXXXXXXXXXXXX XX XXXX COMMENCEMENT DATE AND TERM EXPIRATION DATE THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of [ ], 20[ ], with reference to that certain Lease (the “Lease”) dated as of February 10, 2012, by ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation (“ADATenant”), in favor of BMR-FRESH POND RESEARCH PARK LLC, a Delaware limited liability company (“Landlord”). All capitalized terms used herein without definition shall have the location on meanings ascribed to them in the second floor of Lease. Tenant hereby confirms the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing the Base Building Improvements shall not be passed through to the Tenant as an Operating Cost. Landlord shall also equip the Premises with basic fire safety and sprinkler systems and provide access to allow connection of fire and life safety devices as required by the applicable code. Landlord represents and warrants and covenants that on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered in compliance with all local, state and federal codes and laws, including the ADA. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building Improvements.following:

Base Building Improvements. Prior Subsequent to the Commencement Lease, Tenant has requested that Landlord install an elevator in the Pod 5 Portion (as defined in the Lease) of the Premises. Landlord has agreed, using a contractor retained by Landlord pursuant to a guaranteed maximum price agreement to perform the work to install an elevator in the Pod 5 Portion of the Premises subject to the further terms and conditions set forth herein (the “Elevator Work”). The Elevator Work, in addition to the New Loading Dock and the Exterior Work, shall constitute part of the Base Building Improvements under Section 1.2.1 of Exhibit “D” attached to the Lease (the “Work Letter”). Accordingly, effective as of the Effective Date, Landlord, at Landlord’s sole cost and expense, shall cause the following work (collectively, all references to the “Base Building Improvements”” in the Lease (including the Work Letter) shall mean and refer to the New Loading Dock, the Exterior Work and the Elevator Work. Landlord and Tenant hereby agree that Landlord will construct the Base Building Improvements in substantial accordance with the Approved Base Building Plans, which the parties hereto agree to be performed to the Premises: (i) renovate all restrooms in the Buildingpermit set dated March 29, which renovation shall include new ceiling tiles2021 prepared by CI Design, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets Inc. and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, [Linden Engineering Partners LLC] and attached hereto as Exhibit “DA” (to this First Amendment, and otherwise in accordance with the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) Work Letter. For purposes of clarification, for purposes of Section 1.6.1 of the heat pumps Work Letter, Tenant hereby approves the Approved Base Building Plans as attached hereto. However, Tenant's approval of the Approved Base Building Plans (as attached hereto) does not imply Tenant's review of the same for compliance with codes, laws, or like matters; the parties agreeing that Landlord is responsible for causing the Approved Base Building Plans to comply with and the New Loading Dock, the Exterior Work and the Elevator Work to be constructed in the Building accordance with applicable codes and laws in effect as of the date of this Lease); (iv) replace the existing roof of building permit for the Building; (v) install a unisex restroom on same is obtained. Further, Tenant shall have the second floor of right to request and make revisions to the Building, Approved Base Building Plans in accordance with and subject to the Americans with Disabilities Act, as terms set forth in force and effect at the time Section 1.6.1 of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roofWork Letter. The cost of performing the Base Building Improvements shall not be passed through Prior to the Effective Date, Landlord submitted and Tenant approved the Construction Pricing Proposal attached as an Operating Cost. Landlord shall also equip the Premises with basic fire safety and sprinkler systems and provide access Exhibit “C” to allow connection of fire and life safety devices as required by the applicable code. Landlord represents and warrants and covenants that on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered in compliance with all local, state and federal codes and laws, including the ADA. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building Improvementsthis First Amendment.

Base Building Improvements. Prior to the Commencement Date, Landlord, at Landlord’s 's sole cost and expense, shall cause the following work (collectively, the “"Base Building Improvements”") to be performed to the Premises: (i) renovate all alt restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — – 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “"D” " (the “"Xxxxxx Report”"); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force and effect at the time of the work being performed (“"ADA”"), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing the Base Building Improvements shall not be passed through to the Tenant as an Operating Cost. Landlord shall also equip the Premises with basic fire safety and sprinkler systems and provide access to allow connection of fire and life safety devices as required by the applicable code. Landlord represents and warrants and covenants that on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered in compliance with all local, state and federal codes and laws, including the ADA. Landlord will coordinate, at its sole cost and expense, the structural, mechanical, electrical and plumbing plans for the Base Building Improvements.

Base Building Improvements. Prior to Landlord shall be responsible for -------------------------- constructing the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall cause the following work (collectively, the “Base Building Improvements”) to be performed to the Premises: (i) renovate all restrooms in the Building, which renovation shall include new ceiling tiles, new wall paper, new wood, louvered stall doors which run from the floor to the ceiling, new corian stall separators which shall run from floor to ceiling, new automatic faucets and new lights; (ii); complete the repairs needed to the existing heat pumps as set forth in items 1 — 4 in the report issued by Xxxxxx Mechanical, Inc., dated April 16, 2012, attached hereto as Exhibit “D” (the “Xxxxxx Report”); (iii) replace all heat pumps requiring replacement (but in no event fewer than ten percent (10%) of the heat pumps in the Building as of the date of this Lease); (iv) replace the existing roof of the Building; (v) install a unisex restroom on the second floor of the Building, in accordance with the Americans with Disabilities Act, as in force and effect at the time of the work being performed (“ADA”), in the location on the second floor of the Building as set forth on the Tenant Construction Plans; and (vi) replace two (2) cooling towers on the roof. The cost of performing the Base Building Improvements shall not be passed through to the Tenant as an Operating Cost. Landlord shall also equip the Premises with basic fire safety and sprinkler systems and provide access to allow connection of fire and life safety devices as required by the applicable code. Landlord represents and warrants and covenants that on the Commencement Date the Premises (with the exception of restrooms except the newly constructed restroom described above) shall be delivered in compliance with all local, state and federal codes and laws, including the ADA. Landlord will coordinate, at its sole cost and expense, in conformance with all applicable laws, regulations, building codes and the structuralrequirements of all permits or licenses issued with respect to such work. Subject to unavoidable delays, mechanicalor delays caused in whole or in part by Tenant or as otherwise necessitated by Tenant's construction schedule for the Tenant Improvements, electrical and plumbing plans for Lessor shall use commercially reasonable efforts to commence the Base Building Improvements contemporaneously with commencement of the Tenant Improvements. Landlord shall diligently and continuously pursue the construction of the Base Building Improvements from the date of its commencement through its completion. For purposes hereof, the term "Base Building Improvements" shall mean (i) upgrading the common area, including the restrooms, on the Fifth Floor of the South Tower of Building to meet the current Uniform Building Code, ADA, Title 24 and other applicable life-safety code requirements to the extent required by the building permit for the Tenant Improvements, (ii) installation of demising walls as delineated on Exhibit A (excluding the finish --------- of said walls on the interior of the Premises), and (iii) modification of the common area corridor walls (excluding the finish of said walls on the interior of the Premises). Notwithstanding anything to the contrary contained herein or in the Lease, the obligation of Landlord to proceed with the construction of the Base Building Improvements shall be suspended without further act of the parties during any such time as there exists default by Tenant under the Lease beyond any applicable cure periods.