Common use of Services Furnished by Landlord Clause in Contracts

Services Furnished by Landlord. (a) Landlord shall furnish services, utilities, facilities and supplies equal in quality to those customarily provided by landlords in high quality office buildings of a similar design in the greater Boston suburban area. Such services, facilities and supplies shall include the services described in subsection 5.1(b) and 5.1(c) and Section 5.2 and the following: (i) cleaning services for Building Common Areas and the Premises as described in Exhibit B, (ii) rubbish removal, (iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance of plantings in interior Common Areas, (ix) Building security, and (x) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgment. (b) Subject to the provisions of this subsection 5.1(b), Landlord shall furnish space heating and cooling as normal seasonal changes may require to provide reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business operation. However, Tenant acknowledges that because of the nature of its business it will require additional cooling, and that it is solely responsible for arranging therefor as described in Section 4.2(b). (c) Subject to the provisions of Section 3.3, Landlord shall provide electric power for lighting and office machine use under normal business operation. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specifications. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to the electric system of the Premises. (d) Landlord shall furnish, at Tenant’s expense, reasonable additional Building operation services which are usual and customary in similar office buildings in the greater Boston suburban area upon reasonable advance request of Tenant at reasonable and equitable rates from time to time established by Landlord; such charges, if any, shall be considered to be additional rent. (e) Landlord shall provide and install, at Landlord’s expense with respect to the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises and in the lobby directory of the Building to identify Tenant’s name, the name of entities affiliated with Tenant, the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in the building standard graphics and no others shall be used or permitted on the Premises,

Services Furnished by Landlord. Section 1. As long as Tenant is not in default under any provision of this Lease, Landlord shall furnish the following services to Tenant during Normal Business Hours (as hereinafter defined): (a) Landlord shall furnish services, utilities, facilities and supplies equal in quality to those customarily provided by landlords in high quality office buildings of a similar design in the greater Boston suburban area. Such services, facilities and supplies shall include the services described in subsection 5.1(b) and 5.1(c) and Section 5.2 and the following: (i) cleaning services for Building Common Areas and the Premises as described in Exhibit B, (ii) rubbish removal, (iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance of plantings in interior Common Areas, (ix) Building security, and (x) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgment.Passenger elevator service; (b) Subject Heat, ventilation and air conditioning, which heating and air conditioning systems shall be provided by systems designed to produce in accordance with the provisions performance standards set forth on Exhibit C annexed hereto and made a part hereof, (Tenant agrees to keep peripheral windows closed and at all times to cooperate with Landlord and observe all regulations which Landlord may prescribe for the proper functioning and protection of this subsection 5.1(bthe heating, ventilation and air conditioning system). For and during that portion of each lease year between October 15 and May 15, Landlord shall furnish space heating provide heat to the Premises as climatic conditions shall require, and cooling for and during the portion of each lease year between May 16 and October 14, Landlord shall provide air conditioning to the Premises as normal seasonal changes may require climatic conditions shall require. Notwithstanding anything contained in this Lease to the contrary, Landlord shall not be obligated to provide reasonably comfortable space temperature and ventilation for occupants air conditioning or any climate control system(s) of any type to any area(s) within the Premises under normal business operation. However, Tenant acknowledges that because of used as and for "computer room(s)" or the nature of its business it will require additional cooling, and that it is solely responsible for arranging therefor as described in Section 4.2(b).like; (c) Subject to the provisions of Section 3.3Water for ordinary drinking and lavatory purposes, but if Tenant uses water for any other purposes or in unusual quantities, Landlord shall provide electric power for lighting may install a water meter at Tenant's expense and office machine use under normal business operation. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specifications. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall notpay for water consumed, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to the electric system of the Premises.as shown by said meter as additional rent as bills therefor are rendered; (d) Cleaning services with respect to the office area of the Premises which cleaning services shall be as described and set forth on Exhibit D annexed hereto and made a part hereof, on days of Normal Business Hours. Tenant shall pay to Landlord the cost of removal of any of Tenant's excess rubbish. Landlord shall furnish, at Tenant’s expense, reasonable additional Building operation services not be required to clean or exterminate any areas of the Premises which are usual used for the preparation or dispensing of food or beverages or for storage, shipping or similar purposes. Section 2. For the purposes of this Lease, "Normal Business Hours" shall mean the period between 8 A.M. and customary 6 P.M. on Monday through Friday, and between 8 A.M. and 1 P.M. on Saturday, of each week, excluding legal holidays and Building holidays and other days which may be designated holidays in similar office buildings labor contracts with trades providing services to the Premises or as may be designated as legal holidays in the greater Boston suburban area upon reasonable advance request State of New Jersey. Current Building holidays are set forth on Exhibit E. Notwithstanding the foregoing, Tenant shall have access to the Premises twenty four (24) hours a day, three hundred sixty five (365) days a year. However, in the event that Tenant occupies the Premises at reasonable any time other than during Normal Business Hours, Tenant shall pay to Landlord as additional rent, within ten (10) days after demand for same, the sum of Sixty-Five and equitable rates 00/100 ($65.00) Dollars per hour for each hour during which Tenant shall so occupy the Premises, which sum shall be deemed to be the cost of providing services to the Premises for such periods. The aforesaid hourly charge of $65.00 per hour shall be subject to an appropriate increase by Landlord in the amount thereof, in the event that, and to the extent that there shall be an increase from time to time established by Landlord; such charges, if any, shall be considered to be additional rent. (e) Landlord shall provide and install, at Landlord’s expense with respect to in the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door cost of providing services to the Premises and for such periods. Except as herein otherwise provided, Landlord shall in the lobby directory of the Building no event be required to identify Tenant’s name, the name of entities affiliated with Tenant, the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in the building standard graphics and no others shall be used supply central heating or permitted on the Premises,air conditioning other than during Normal Business Hours.

Services Furnished by Landlord. (a) Landlord shall furnish servicesspace heating, utilities, facilities and supplies equal in quality to those customarily provided by landlords in high quality office buildings of a similar design in the greater Boston suburban area. Such services, facilities and supplies shall include the services described in subsection 5.1(b) and 5.1(c) and Section 5.2 and the following: (i) cleaning services for Building Common Areas and the Premises as described in Exhibit B, (ii) rubbish removal, (iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance of plantings in interior Common Areas, (ix) Building security, and (x) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgment. (b) Subject to the provisions of this subsection 5.1(b), Landlord shall furnish space heating ventilation and cooling as normal seasonal changes may require to provide reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business operation. However, Tenant acknowledges that because of the nature of its business it will require additional cooling, and that it is solely responsible for arranging therefor as described in Section 4.2(b)operations. (cb) Subject to the provisions of Section 3.3, Landlord shall provide electric power for lighting and office machine use under normal business operation. Tenant’s 's use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specificationsPremises. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to having any adverse effect on the electric system of the PremisesPremises or requiring any changes in the Building's electrical room. (dc) In the event that Landlord exercises its right to terminate this Lease with respect to any portion of the Premises under Section 6.3(d) of this Lease or Tenant does not otherwise lease 100% of the rentable area of the Building, Landlord shall furnishfurnish services, at Tenant’s expenseutilities, reasonable additional facilities and supplies to the Common Areas located within the Building operation services which are usual and customary equal in similar quality to those customarily provided by landlords in high quality office buildings of a comparable design in the greater Boston suburban area upon reasonable advance request area, including without limitation cleaning and janitorial services, the cost of Tenant at reasonable such services, utilities, facilities and equitable rates from time to time established by Landlord; such charges, if any, shall be considered supplies to be additional rent. (e) Landlord shall provide and installincluded within Operating Expenses, at Landlord’s expense with respect subject to the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises and in the lobby directory provisions of the Building to identify Tenant’s name, the name of entities affiliated with Tenant, the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in the building standard graphics and no others shall be used or permitted on the Premises,Section 3.2 above.

Services Furnished by Landlord. (a) Landlord shall furnish services, utilities, facilities and supplies equal in quality to those customarily provided by landlords in high quality office buildings of a similar design in the greater Boston suburban Route 495 area. Such services, facilities and supplies shall include the services described in subsection Subsection 5.1(b) and 5.1(c) and Section 5.2 and the following: (i) cleaning services for Building Common Areas and the Premises as described in Exhibit B, (ii) rubbish removal, (iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s 's restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance of plantings in interior Common Areas, (ix) Building security, (x) elevator service from the existing elevator, and (xxi) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s 's reasonable judgment. (b) Subject to the provisions of this subsection Subsection 5.1(b), Landlord shall furnish space heating and cooling as normal seasonal changes may require to provide reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business operation. However, Tenant acknowledges that because of if the nature operation of its business it will require in the Premises requires additional cooling, and that then it is solely responsible for arranging therefor as described Tenant’s responsibility to install and maintain the additional cooling equipment following the procedures set forth in Section 4.2(b). (c) Landlord shall furnish space heating and cooling during normal business hours of Monday through Friday from 8:00 a.m. to 6:00 p.m. except for holidays without additional cost to Tenant. Landlord shall furnish space heating and cooling beyond such times or on holidays if Tenant requests such service prior to 2:00 p.m. on the immediately preceding business day subject to Landlord’s assessment of a commercially reasonable charge for the provision of such services. (d) Subject to the provisions of Section 3.3, Landlord shall provide electric power and make available to Tenant a 400 amp electrical service for Tenant’s office lighting and office machine use under normal business operationoperations and 1,000 amp electrical service for Tenant’s lab usage. Tenant’s 's use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specificationsPremises. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to the electric system of the Premises. (de) Subject to Section 10.26 below, Landlord shall furnish, at Tenant’s 's expense, reasonable additional Building operation services which are usual and customary in similar office buildings in the greater Boston suburban general Route 495 area upon reasonable advance request of Tenant at reasonable and equitable rates from time to time established by Landlord; such charges, if any, shall be considered to be additional rent. (e) Landlord shall provide and install, at Landlord’s expense with respect to the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises and in the lobby directory of the Building to identify Tenant’s name, the name of entities affiliated with Tenant, the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in the building standard graphics and no others shall be used or permitted on the Premises,

Services Furnished by Landlord. (aA) Landlord agrees to furnish Tenant the following services provided Tenant is not in default: (1) domestic tempered running water at those points of supply provided for general use of tenants in the Building; central heat and air conditioning in season, at such times as Landlord normally furnishes those services to tenants in the Building, and at such temperatures and in such amounts as are considered by Landlord to be standard, subject to applicable governmental rules, regulations, laws and energy conservation guidelines, but such service on Saturday afternoons, Sundays and holidays shall furnish servicesbe furnished only upon the request of the Tenant received no later than 3:00 p.m. of the prior business day, utilitiesand Tenant shall bear the entire cost thereof, facilities prorated with any other tenants requesting the same service; routine maintenance, painting and supplies equal electric lighting service for all public areas and special areas of the Building in quality the manner and to those customarily provided the extent deemed by landlords in high quality office buildings Landlord to be standard, including janitor service on the basis of a five-day week; and (2) electrical facilities at standard outlets for sufficient power to operate typewriters, calculating machines and other machines of similar design in low electrical consumption; provided, however, that Tenant shall bear the greater Boston suburban area. Such servicesutility costs occasioned by electro-data processing machines, facilities photocopy machines and supplies similar machines of high electrical consumption, including additional air conditioning costs attributable thereto. (B) If Landlord shall include be unable to any extent to furnish the services described in subsection 5.1(b(A) and 5.1(c) and Section 5.2 and above, or if any cessation thereof occurs, or if any of the following: (i) cleaning services equipment or machinery should break down, or for Building Common Areas and the Premises any cause cease to function properly, such occurrences shall not render Landlord liable in any respect for damages to either person or property, not be construed as described in Exhibit Ban eviction of Tenant, (ii) rubbish removalnor work an abatement of rent, (iii) window cleaning, (iv) restroom supplies, (v) sewer and water service to the Building’s restrooms, (vi) landscape maintenance, (vii) snow removal for walks, driveways and parking areas, (viii) maintenance nor relieve Tenant from fulfillment of plantings in interior Common Areas, (ix) Building security, and (x) such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgmentany covenant or agreement herein. (bC) Subject to the provisions of this subsection 5.1(b), Landlord shall furnish space heating and cooling provide only such security for the Building as normal seasonal changes may require to provide reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business operation. HoweverLandlord deems necessary, Tenant acknowledges that which shall not include any special security measures because of the nature presence of its business it will require additional cooling, and that it is solely responsible for arranging therefor as described in Section 4.2(b). (c) Subject to the provisions of Section 3.3, Tenant or Tenant's business. Landlord shall provide electric power for lighting have no responsibility to prevent and office machine use under normal business operation. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specifications. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld liable to Tenant for losses due to theft, burglary or delayed)vandalism, make any alteration or addition for damages done by unauthorized persons gaining access to the electric system of the Premises. (dD) Landlord shall furnishfurnish Tenant, free of charge, with two keys for each corridor door entering the Premises. Additional keys will be furnished at a charge by Landlord equal to the cost plus 15% on an order signed by Tenant or Tenant’s expense's authorized representative. All such keys shall remain the property of Landlord. No additional locks shall be allowed on any door of the Premises, reasonable additional Building operation services which are usual and customary in similar office buildings in the greater Boston suburban area upon reasonable advance request of Tenant at reasonable and equitable rates from time shall not make, or permit to time established be made, any duplicate keys, except those furnished by Landlord; such charges. Upon termination of this Lease, Tenant shall surrender to Landlord all keys to the Premises, and give to Landlord the explanation of the combination of all locks for safes, safe cabinets and vault doors, if any, shall be considered to be additional rentin the Premises. (eE) Landlord shall provide and install, at Landlord’s expense with respect to the first such installation and at Tenant’s expense with respect to any subsequent installation's costs, all letters or numerals on the door to the Premises and doors in the lobby directory of the Building to identify Tenant’s name, the name of entities affiliated with Tenant, the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executivesPremises; all such letters and numerals shall be in the building Building's standard graphics graphics, and no others other shall be used or permitted on the Premises,Premises without Landlord's express approval. (F) If, upon the request of Tenant, Landlord furnishes Tenant with any additional services not described hereinabove as services normally furnished by Landlord, Tenant shall pay Landlord for such additional services at the prevailing wage and material rates in Denver, Colorado, at the time said services are performed. Charges for such additional services shall be deemed to be additional rent, and may be collected by Landlord as provided in Paragraph 5 above.

Services Furnished by Landlord. (a) Landlord shall To furnish services, utilities, facilities and supplies set forth in Exhibit C equal in quality to those customarily provided by landlords in high quality buildings in the Boston West Suburban Market subject to escalation reimbursement in accordance with Section 2.6 (except as may otherwise be expressly provided in said Exhibit C). Furthermore, for so long as Tenant or a Permitted Transferee shall be directly leasing (which shall include any permitted sublease or assignment under this Lease) the Building in its entirety, Landlord shall operate and, subject to the final sentence of this Section 4.1.1, clean the Building cafeteria, subject to the following terms and conditions: (A) Pursuant to Section 9.20 of this Lease, any such cafeteria services may be performed by or through one or more Service Providers (including, without limitation, a taxable REIT subsidiary that is affiliated with either Landlord or Landlord’s property manager and an independent cafeteria operator); (B) Landlord and Tenant shall mutually agree upon the initial selection of the cafeteria operator and any replacement cafeteria operator. If Landlord and Tenant are unable to agree upon the selection of the initial or any replacement cafeteria operator, then the decision shall be made reasonably and in good faith by Landlord so long as such operator has food offerings and pricing consistent with other comparable first class office buildings of a similar design in the greater Boston suburban areaWest Suburban Market; (C) The hours of operation and menu selections shall be subject to Tenant’s prior reasonable approval. Such servicesIf Tenant is dissatisfied with the performance of the cafeteria operator and notifies Landlord in writing of such dissatisfaction, facilities setting forth in reasonable detail the reasons for such dissatisfaction, Landlord and supplies Tenant shall meet to discuss the cafeteria operator issues and Landlord will work with the cafeteria operator to remedy such issues, to the extent practicable, within a reasonable period of time. In the event any such issues cannot be remedied, then upon not less than ninety (90) days prior written notice from Tenant to Landlord, Landlord shall dismiss such cafeteria operator, and in such event, the replacement cafeteria operator shall be selected pursuant to subsection (B) above; (D) Landlord and any Service Providers performing the cafeteria services shall each have such possession and control of the cafeteria, and such access to the cafeteria and to such other portions of the Premises (including, without limitation, loading docks and common corridors), in each case, as may be necessary for the operation of the cafeteria, which shall include the right to bring into and store in the cafeteria such supplies and other personal property as may be necessary for the operation of the cafeteria. Tenant and Landlord shall coordinate the foregoing in such manner as to minimize unreasonable interference with Tenant’s use of the Premises on the one hand and with the cafeteria operations on the other hand; (E) In the event that Tenant elects to subsidize the cafeteria prices, then Tenant shall enter into such separate agreements with Landlord and/or any Service Provider as may be necessary to implement such subsidy; (F) The cleaning and janitorial services described to be provided by Landlord in the cafeteria shall include wiping of the table top surfaces and mopping of the floors in the cafeteria seating area; (G) Any other cleaning of the cafeteria (including, without limitation, cleaning of the so called “back of house” portion of the cafeteria) not included in subsection 5.1(b(F) and 5.1(cabove shall be the responsibility of the cafeteria operator; and (H) and Section 5.2 and Tenant shall have the following: right, upon not less than ninety (90) days prior written notice to Landlord, to elect to engage its own cafeteria operator reasonably approved by Landlord to operate the cafeteria. In such case, (i) cleaning services for Building Common Areas Landlord shall be relieved of any obligation under this Lease to operate and clean the Premises as described in Exhibit Bcafeteria, (ii) rubbish removalthe cost of such service shall be excluded from Landlord’s Operating Expenses, and (iii) window cleaningTenant shall maintain the cafeteria equipment to keep the same in good operating condition and Landlord shall be relieved of any obligation to maintain the cafeteria equipment under Section 4.1.3 below. Notwithstanding the foregoing and provided that Tenant or a Permitted Transferee shall be directly leasing (which shall include any permitted sublease or assignment under this Lease) the Building in its entirety, Tenant shall have the right, upon not less than ninety (iv90) restroom suppliesdays prior written notice to Landlord, (v) sewer to engage its own janitorial service provider reasonably approved by Landlord to provide the cleaning and water service janitorial services to the Building’s restroomsPremises, (vi) landscape maintenanceprovided that such services assumed by Tenant shall be coordinated with any work being performed by or for Landlord at the Building or the Site and in such manner as to maintain harmonious labor relations and prevent any work stoppage, (vii) snow removal for walkspicketing, driveways labor disruption or dispute or disharmony and parking areas, (viii) maintenance of plantings in interior Common Areas, (ix) Building security, and (x) so as not to interfere with building or Complex operations. In such other services, utilities, facilities and supplies as may be deemed necessary in Landlord’s reasonable judgment. (b) Subject to the provisions of this subsection 5.1(b)case, Landlord shall furnish space heating and cooling as normal seasonal changes may require be relieved of any obligation under this Lease to provide reasonably comfortable space temperature cleaning and ventilation for occupants of the Premises under normal business operation. However, Tenant acknowledges that because of the nature of its business it will require additional cooling, and that it is solely responsible for arranging therefor as described in Section 4.2(b). (c) Subject to the provisions of Section 3.3, Landlord shall provide electric power for lighting and office machine use under normal business operation. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors or equipment in or otherwise serving the Premises described in such specifications. In order to ensure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without prior consent of Landlord in each instance (which consent shall not be unreasonably withheld or delayed), make any alteration or addition to the electric system of the Premises. (d) Landlord shall furnish, at Tenant’s expense, reasonable additional Building operation janitorial services which are usual and customary in similar office buildings in the greater Boston suburban area upon reasonable advance request of Tenant at reasonable and equitable rates from time to time established by Landlord; such charges, if any, shall be considered to be additional rent. (e) Landlord shall provide and install, at Landlord’s expense with respect to the first such installation and at Tenant’s expense with respect to any subsequent installation, letters or numerals on the door to the Premises and in the lobby directory of the Building and the cost of such services provided to identify Tenant’s name, the name of entities affiliated with Tenant, Premises and the Building address, and letters in the lobby directory to identify a reasonable number of names of Tenant’s executives; all such letters and numerals shall be in excluded from Landlord’s Operating Expenses. For the building standard graphics avoidance of doubt, Tenant and no others Landlord acknowledge and agree that if Tenant exercises its right to engage its own janitorial service provider pursuant to the foregoing paragraph, Landlord shall be used or permitted on relieved of any obligation under subsection (F) of this Section 4.1.1 to provide cleaning and janitorial services to the Premises,cafeteria.