Common use of Tenant Improvement Allowance Items Clause in Contracts

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs and other consultants of Tenant’s project manager (if any) , and payment of the fees incurred by, and the cost of documents and materials supplied by, by Landlord and Landlord’s consultants in connection with the preparation and Landlord’s review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter, and for the purchase of furniture, fixtures and equipment to be used in the Premises (collectively, the “Soft Costs”), provided that such Soft Costs shall not exceed 20% of the amount of the Tenant Improvement Allowance in the aggregate; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The cost of the “Coordination FeeLandlord Review Fees,” as that term is defined in Section 4.2.2.2 4.2.2.1 of this Tenant Work Letter; 2.2.1.7 Sales and use taxes; and 2.2.1.8 All other costs required to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment payment of the fees of the “Architect” and the “Engineers,” ”, as those terms are defined in Section 3.1 of this Tenant Work Letter, Letter and the costs fees of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letterits consultants; 2.2.1.2 The the payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The the cost of construction of the Tenant Improvements, including, without limitation, construction materials, contractors’ and subcontractors’ fees and general conditions, costs of construction materials and parts, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.leased equipment; 2.2.1.4 The the cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The the cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)Applicable Laws; 2.2.1.6 Sales sales and use taxestaxes and Title 24 fees; 2.2.1.7 The the “Coordination Fee,” ”, as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All all other costs costs, up to, but not exceeding Twenty Thousand Dollars ($20,000), to be reasonably expended by Landlord in connection with the construction of the Tenant ImprovementsImprovements if requested by Tenant or required by Applicable Laws or otherwise incurred by Landlord hereunder, except to the extent Landlord is required pursuant to the terms hereof to incur such costs on its own behalf.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The 2.2.1. 7 the “Landlord Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.6 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance Allowances shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” Architect and the “Engineers,” Engineers (as those such terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The payment of plan check, permit and license fees and other soft costs relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, hoists and (Tenant shall have the costs of after-hours right to use the freight elevator usage.elevators for the Building at no charge to Tenant); 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)laws; 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” Fee (as defined below); 2.2.1.8 The cost of autoclaves and glasswashes and associated equipment installed in the Premises by Tenant; provided, however, that term is defined in Section 4.2.2.2 no event shall more than $93,351 of this the Tenant Work LetterImprovement Allowance be utilized for such costs; and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord Xxxxxx in connection with the Xxxxxx’s space planning, design, permitting and construction of the Tenant Improvements.Improvements including the fees of Tenant’s construction manager. EXHIBIT B GENESIS 1900 ALAMEDA 2 [BigHat Biosciences, Inc.]

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 2.3.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 2.3.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.3.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.3.1.4 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.3.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.3.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.3.1.7 Sales and use taxes; 2.2.1.7 The 2.3.1.8 Up to $6.50 per RSF of the Premises of the Tenant Improvement Allowance (i.e., up to $272,454.00), and any amount of the Additional Improvement Allowance, may be used toward the purchase of furniture, fixtures and equipment, including demountable walls (“Coordination Fee,” as that term is defined FF&E”) (any FF&E purchased through the use of the Tenant Improvement Allowance in accordance with this Tenant Work Letter shall become property of the Landlord and remain in the Premises upon the expiration or earlier termination of the Lease); and 2.3.1.9 Costs expended by Landlord pursuant to Section 4.2.2.2 4.1.1 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s reasonable disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs and fees of Tenant’s consultants for project manager (management, plan check expeditor, and other engineers and/or consultants for lighting, HVAC, or other systems to be installed in the Expansion Premises; and the out-of-pocket costs incurred by Landlord, if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and Landlord’s review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 3.1, below, but Tenant shall only be responsible for such out-of-pockets costs of this Landlord to the extent the Tenant Work LetterImprovements consist of other than typical general office tenant improvements; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, inclusive of supplemental HVAC equipment, and including, without limitation, testing and inspection costs, after-hours charges, freight elevator costs (after Building Hours), hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 The cost of Xxxxxx’s permanently affixed security installations; 2.2.1.7 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 2.2.1.8 Costs of affixed, “built-in” furniture; 2.2.1.9 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.10 All other costs which are approved by Tenant in writing and which are to be expended by Landlord in connection with the construction of the Tenant Improvements. In no event shall the Tenant Improvement Allowance be disbursed by Landlord for any non-affixed (i.e., not “built-in”) furniture, fixtures or equipment.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All all other actual and reasonable out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only (pursuant to Landlord’s disbursement process as described below) for costs of the design and construction of the Tenant Improvements, including the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment (i) the payment of the fees of the “Architect,” and the “Engineers,” as those terms are defined in Section 3.1 of this Work Letter and all fees paid by Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred byto, and the cost of documents and materials supplied by, Landlord a project manager and Landlord’s other construction and/or design consultants in connection with the preparation design and review construction of the “Construction Drawings,” Tenant Improvements as that term is defined well as all other actual and documented out-of-pocket costs reasonably expended by Landlord or Tenant in Section 3.1 connection with the construction of this the Tenant Work LetterImprovements; 2.2.1.2 The (ii) the payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The (iii) the cost of construction of the Tenant Improvements, including, without limitation, contractors’ contractor’s fees and general conditions, costs of labor, materials, equipment, and services, testing and inspection costs, costs of utilities, trash removal, demolition, utility hook-up charges, hoist fees, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewithutilities usage; 2.2.1.5 The (iv) the cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectivelythe Applicable Laws, “Code”)all of which shall be Tenant’s responsibility, at Tenant’s sole expense; 2.2.1.6 Sales (v) sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter, gross receipts taxes, fees (including, without limitation Title 24 fees); and 2.2.1.8 All other costs to be expended by Landlord in connection with (vi) the construction purchase and installation of the Tenant ImprovementsCharging Stations.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements and fees for processing of applications for all governmental authorizations, approvals, licenses and permits relating to the construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs contractors' fees and general conditions and cost of after-hours freight elevator usage.installing standard utility services (e.g. standard HVAC controls and distribution facilities, standard electrical panels, wiring, fixtures, switches and receptacles); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Fees of space planners, design professionals, attorneys and others providing professional or extra services in connection with the construction of the Tenant Improvements; 2.2.1.8 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.9 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”):) and, except as otherwise specifically and expressly provided in this Tenant Work Letter, Landlord shall not deduct any other expenses from the Tenant Improvement Allowance. The Tenant Improvement Allowance Items shall consist of: 2.2.1.1 (i) Payment of the fees and costs of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of paid to Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation design, construction and review move into the Premises and all related design and construction costs, including the fees and costs of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterTenant’s project management consultants; 2.2.1.2 (ii) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 (iii) The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, and trash removal costs, after hours utility usage, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and conditions but excluding the costs set forth in Section 5.5 of after-hours freight elevator usage.this Tenant Work Letter; 2.2.1.4 (iv) The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)) or to comply with all applicable building codes, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 (v) The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “Code”)codes; 2.2.1.6 (vi) Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 (vii) All other costs to be approved by or expended by Landlord Tenant in connection with the construction of the Tenant Improvements, but expressly excluding any of Tenant’s Property.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord Tenant and LandlordTenant’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of the design and construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to remove wiring and cabling, costs to install wiring and cabling other than related to telecom or data uses, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs Up to be expended by Landlord in connection with the construction Three Hundred Twenty Thousand Dollars ($320,000) of the Tenant ImprovementsImprovement Allowance not otherwise used for items set forth in Section 2.2.1.4, above, may be used toward the purchase of furniture, fixtures and equipment (“FF&E”) (any FF&E purchased through the use of the Tenant Improvement Allowance in accordance with this Tenant Work Letter shall become property of the Landlord and remain in the Premises upon the expiration or earlier termination of the Lease), and for telecom and/or data wiring and cabling (provided that no more than $15,000 of such amount may be used for Such cabling purposes).

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Expansion Premises Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which payment shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of Tenant’s project manager (if any) the Expansion Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Expansion Premises is located (referred to herein as the “Building”), Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and LandlordXxxxxxxx’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Fourth Expansion Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Fourth Expansion Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Fourth Expansion Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions (but not including any other unattached furniture, laboratory equipment, or office equipment (“FF&E”), the costs of after-hours freight elevator usage.which FF&E shall not be paid for by the Tenant Improvement Allowance); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements., including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below. 4864-0699-3085.7183305.00028/7-23-24/ejs/ejs EXHIBIT B-2-

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 Tenant’s consultant, Xxxx Xxxxxx of this Tenant Work LetterCRESA Partners; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter, and the cost of computer and telecommunication cabling, reasonably incurred by Tenant, which payment for the foregoing items in this Section 2.2.1.1 shall not exceed an aggregate amount equal to $4.00 per rentable square foot of the entire Premises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, costs of installing submeters to monitor the electricity usage in the Premises pursuant to Section 6.1.2 of this Lease, testing and inspection costs, after-hours and above-standard freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith, but excluding any costs that are Landlord’s obligation pursuant to the terms of Section 1 of this Tenant Work Letter; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”), but excluding any costs that are Landlord’s obligation pursuant to the terms of Section 1 of this Tenant Work Letter; 2.2.1.6 Sales and use taxes; 2.2.1.7 The cost of the “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2.1 of this Tenant Work Letter; 2.2.1.7 Sales and use taxes; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement TI Allowance Portion shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”):) to the extent applicable and pertaining to the Tenant Improvements for the applicable Construction Premises: 2.2.1.1 Payment of the fees of the “Architect” Architect and the “Engineers,” Engineers (as those terms are defined in Section 3.1 of this Tenant Work Letter, below) relating to the costs of Tenant’s project manager (if any) design and payment construction of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Tenant Improvements for such Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterPremises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant ImprovementsImprovements for such Construction Premises; 2.2.1.3 The cost of construction of the Tenant ImprovementsImprovements for such Construction Premises, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings for such Construction Premises (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements for such Construction Premises required by any applicable laws and building codes (collectively, “Code”)Legal Requirements; 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” Fee (as that term is defined in Section 4.2.2.2 of this Tenant Work Letterbelow) for such Construction Premises; and 2.2.1.8 2.2.1.7 All other costs to be expended by Landlord in connection with the design, permitting and construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 The cost of purchasing and installing furniture, fixtures and equipment (“Tenant’s FF&E”) in the Premises, which costs shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to Three Hundred Thousand and 00/100 Dollars ($300,000.00); 2.2.1.7 Sales and use taxes; 2.2.1.7 The 2.2.1.8 Tenant’s share of the cost of the “Coordination FeeHVAC System Work,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter2.2.2, below; and 2.2.1.8 2.2.1.9 All other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s reasonable disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs and fees of Tenant’s consultants for project manager (management, plan check expeditor, and other engineers and/or consultants for lighting, HVAC, or other systems to be installed in the Premises; and the out-of-pocket costs incurred by Landlord, if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and Xxxxxxxx’s review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 3.1, below, but Tenant shall only be responsible for such out-of-pockets costs of this Landlord to the extent the Tenant Work LetterImprovements consist of other than typical general office tenant improvements; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, inclusive of supplemental HVAC equipment, and including, without limitation, testing and inspection costs, after-hours charges, freight elevator costs (after Building Hours), hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basisBase Building Upgrades), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 The cost of Xxxxxx’s permanently affixed security installations; 2.2.1.7 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 2.2.1.8 Costs of affixed, “built-in” furniture; 2.2.1.9 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.10 All other costs which are approved by Tenant in writing and which are to be expended by Landlord in connection with the construction of the Tenant Improvements. In no event shall the Tenant Improvement Allowance be disbursed by Landlord for any non-affixed (i.e. “built-in”) furniture, fixtures or equipment.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, 4864-7268-1728.5183307.00004/2-27-24/ejs/ejs EXHIBIT B-1- [Nexus on Grand][Myriad Genetics, Inc.] and the cost of documents and materials supplied by, Landlord and Landlord's consultants and Tenant and Xxxxxx’s consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, RO/DI Water Purification Systems, boilers, humidification/dehumidification systems, air compressors, vacuum systems, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees, staffing and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord The "Coordination Fee", as defined in connection with the construction of the Tenant ImprovementsSection 4.1.1, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, and project management fees (including the costs of Tenant’s project manager (if any) fee due under Section 4.1.1 for the PMA services), and payment of the fees incurred byby Tenant; 2.2.1.2 Payment of reasonable out-of-pocket costs incurred by Landlord and Landlord's consultants, and including the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter, in an aggregate amount not to exceed $20,000 (the “Cap on Landlord Costs”); 2.2.1.2 2.2.1.3 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.2.1.4 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.5 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ the fees and general conditionscosts charged by the “Contractor” (defined below) and “Tenant’s Agents” (defined below), testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.6 The cost of any changes in the Base, Shell and Core work base building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.7 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.8 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2.1.9 Subject to the Cap on Landlord Costs, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises and the PMA fee; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and./ -/// -2- [Revolution Medicines, Inc.] 2.2.1.8 All Subject to Section 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below. In no event shall the Tenant Improvement Allowance be used to pay for anything that is Landlord’s responsibility pursuant to the Lease (as amended by the Second Amendment), with the understanding that any such costs shall be borne by Landlord and shall not make a deduction from the Tenant Improvement Allowance or charge such items as Additional Rent or Operating Expenses.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment Notwithstanding anything to the contrary set forth herein, costs for the payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, shall not exceed an aggregate amount equal to $3.50 for each usable square foot of space in the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterPremises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by any applicable laws and building codes code(s) (collectively, the “Code”); 2.2.1.6 Sales and use taxes;taxes and Title 24 fees; and 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 Payment to Landlord of this a construction coordination fee equal to five percent (5%) of the Tenant Work Letter; andImprovement Allowance and any Over-Allowance Amount. 2.2.1.8 All other costs to be expended by Tenant and reasonably approved Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment Notwithstanding anything to the contrary set forth herein, costs for the payment of the fees of the “"Architect” " and the “"Engineers,” ", as those terms are defined in Section 3.1 of this Tenant Work Letter, shall not exceed an aggregate amount equal to $3.50 for each usable square foot of space in the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterPremises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs and trash removal costs, and contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes;taxes and Title 24 fees; and 2.2.1.7 The “Coordination Fee,” as that term is defined Payment to Landlord of a construction supervisor fee equal to four percent (4%) of the construction costs of the Tenant Improvements covered by the Tenant Improvement Allowance (which fee shall be inclusive of the out-of-pocket costs incurred by Landlord in Section 4.2.2.2 connection with the supervision of the Tenant Improvements, but shall not include all other amounts due to Landlord under this Tenant Work Letter; andLetter and the Lease). 2.2.1.8 All other costs to be expended by Tenant and reasonably approved Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance Allowances shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” ", and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter and the "Project Manager" (as defined in Section 4.2.2.1 below), which fees shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.50 per usable square foot of the costs of Tenant’s project manager (if any) Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.7 Sales and use taxes and Title 24 fees; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Expansion Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Expansion Work Letter (provided, however, that only an amount not to exceed Three Dollars ($3.00) per rentable square foot of the Premises may be deducted from the Tenant Work LetterImprovement Allowance to pay for such fees), the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Expansion Work Letter; 2.2.1.2 The payment of plan check, permit and license fees and other “soft” costs relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, project management fees payable to Tenant’s “Project Manager” (as defined below), contractors’ fees and general conditions, testing and inspection costs, costs of cabling, MEP fees, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Expansion Work Letter; 2.2.1.8 The costs of Tenant’s interior and exterior signs (installed pursuant to Section 24.8 of the Lease as modified); and 2.2.1.8 All other costs 2.2.1.9 The cost of movable furnishings, fixtures and equipment to be expended by Landlord installed in connection with the construction Premises, plus the cost of moving and reinstalling existing furnishings, fixtures and equipment in the Tenant ImprovementsPremises to accommodate repairs, renovations and recarpeting; provided the costs described in this clause Section 2.2.1.9 shall not exceed $70,000 in the aggregate.

Tenant Improvement Allowance Items. Except as otherwise set ---------------------------------- forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxesThe cost of Landlord's Work; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; ------------- 2.2.1.8 Sales and use taxes; and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Expansion Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing fixtures or equipment in the Expansion Premises, hoisting and trash removal costs, costs to purchase and install in the Expansion Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; and the cost of built-in and movable furniture, computer and telecommunication cabling, telephone systems, equipment (including equipment customarily considered laboratory equipment) (collectively, "FF&E") reasonably incurred by Tenant (but in no event shall the total cumulative fees and costs for all of the FF&E exceed a total amount of One Hundred Fifty Thousand and 00/100 Dollars ($150,000.00)); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers, emergency generators, and the costs of after-hours freight elevator usage.autoclaves, painting, and contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Basebase, Shell shell and Core work core of the Building ("Base Building") when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) Letter and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; 2.2.1.8 Cost of furniture, fixtures and equipment installed in the Premises; and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”):) and, except as otherwise specifically and expressly provided in this Tenant Work Letter, Landlord shall not deduct any other expenses from the Tenant Improvement Allowance. The Tenant Improvement Allowance Items shall consist of: 2.2.1.1 (i) Payment of the fees and costs of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of paid to Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation design, construction and review move into the Premises and all related design and construction costs, including the fees and costs of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterTenant’s project management consultants; 2.2.1.2 (ii) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 (iii) The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, and trash removal costs, after hours utility usage, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 (iv) The cost of any changes in the Base, Shell and Core work base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)) or to comply with Laws, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 (v) The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes codes; and (collectively, “Code”); 2.2.1.6 Sales vi) any applicable sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs (vii) the cost of furniture and fixtures installed in the Premises, not to be expended by Landlord in connection with the construction exceed two dollars ($2.00) for each rentable square foot of the Tenant ImprovementsPremises.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process, including, without limitation, Landlord's receipt of invoices for all costs and fees described herein) only for the following items and costs allowed under Exhibit B to the Original Lease (collectively, the “"Original Work Letter") (collectively the "Tenant Improvement Allowance Items”):"), including the following: 2.2.1.1 Payment of the fees of the “"Architect” ", "Construction Manager" and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 2.2.1.1. Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $5.00 per usable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 2.2.1.2. The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.2.1.3. The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.4. The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.5. The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “Code”)Codes; 2.2.1.6 2.2.1.6. Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.7. All other costs to be expended by Landlord Tenant in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the EXHIBIT B PARK PLACE AT BAY XXXXXXX ZS Pharma, Inc. fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $4.50 per usable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and & Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.7 Sales and use taxes and Title 24 fees; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " (as those terms are defined in Section 3.1 of this Tenant Work Letter), which fees shall, notwithstanding anything to the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants contrary contained in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of the Premises, and Tenant’s construction manager; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxesThe cost of connection of the Premises to the Building's energy management systems; 2.2.1.7 The “cost of any demolition work on Suite 1300 that Tenant requests Landlord perform on Tenant's behalf, in an amount agreed upon in writing by Tenant and Landlord prior to Landlord’s commencement of such work; 2.2.1.8 The cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.9 Sales and use taxes and Title 24 fees; and 2.2.1.8 All other costs 2.2.1.10 The cost of FF&E, cabling and moving costs, not to be expended by Landlord in connection with the construction exceed an aggregate amount equal to $3.00 per rentable square foot of the Tenant ImprovementsPremises.

Tenant Improvement Allowance Items. Except as otherwise set ---------------------------------- forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord Lessor only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work ----------- Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to One Dollar and Thirty Cents ($1.30) per square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord Lessor and Landlord’s Lessor's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant ----------- Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by any applicable laws and governmental regulations or building codes (collectively, “Code”)codes; 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.7 All other costs to be expended actually incurred by Landlord Lessor in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which payment shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $5.00 per rentable square foot of Tenantthe Premises (“Landlord’s project manager (if any) Drawing Contribution”), which shall be deducted from the Tenant Improvement Allowance, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the BaseBase Building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Approved Construction Drawings Documents or to comply with applicable governmental regulations or building codes (including if such changes are due to collectively, the fact that such work is prepared on an unoccupied basis“Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Landlord Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.6 of this Tenant Work Letter; and 2.2.1.8 All other costs to be approved by or expended by Landlord in connection with the construction of the Tenant Improvements. 2.2.1.9 Notwithstanding anything to the contrary in this Section 2, all costs for the Landlord Coordination Fee and fees for Tenant’s Agents (as defined in Section 4.1.2 of this Tenant Work Letter) are to be paid from the Tenant Improvement Allowance.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process, including, without limitation, Landlord's receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of (a) the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, (b) the costs fees of Tenant’s consultants for project manager management and other engineers and/or consultants for lighting, HVAC, generators, rooftop installation, audio video equipment, not to exceed Five and 00/100 Dollars (if any$5.00) and payment of per RSF, (c) the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The Letter and (d) payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 2.2.1.2 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.3 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectivelythe "Code"); but to the extent changes are required because Landlord did not deliver the applicable building to Tenant in the condition required by Section 1, “Code”)above, Landlord shall pay for such costs separate and apart from, and in addition to, the Tenant Improvement Allowance; 2.2.1.6 Sales and use taxes; 2.2.1.7 2.2.1.4 The “Coordination "Landlord Supervision Fee,” ", as that term is defined in Section 4.2.2.2 4.3.2 of this Tenant Work Letter; and. 2.2.1.8 All other costs 2.2.1.5 The payment of plan check, plan check expeditor, permit and license fees relating to be expended by Landlord in connection with the construction of the Tenant Improvements; 2.2.1.6 The cost of construction of the Tenant Improvements, inclusive of supplemental HVAC and other backup power components, and including, without limitation, testing and inspection costs, after hours freight elevator usage (and services in connection with oversize or overweight items for which Landlord’s elevator warranty requires an on-site elevator operator), hoisting and trash removal costs, and contractors’ fees and general conditions; 788288.01/WLA 375755-00007/8-9-18//ejw EXHIBIT B -1- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, Inc. 2.2.1.7 The cost of connection of the Premises to the Building’s energy management systems, and for chilled water hook-up fees, if applicable for the Premises; and 2.2.1.8 Sales and use taxes and Title 24 fees.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $1.25 per usable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants 's consultants, architects and engineers in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter and attending the design and construction meetings referred to in Section 4.2.5 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)code; 2.2.1.6 The Cabling, and 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvementstaxes and Title 24 fees.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”):): EXHIBIT B -1- XXXXXX XXXXX SCIENCE CENTER Regulus Therapeutics 2.2.1.1 Payment of (i) the fees of the “Architect” Tenant’s Project Manager, Architect and the “Engineers,” Engineers (as those such terms are defined in Section 3.1 below), provided, however, that only an amount not to exceed Ten Dollars ($10.00) per rentable square foot of this the Premises (i.e., up to Five Hundred Ninety-Two Four Hundred Eighty Dollars ($592,480.00) based on 59,248 rentable square feet of the Premises) may be deducted from the Tenant Work LetterImprovement Allowance to pay for such fees, the costs of Tenant’s project manager and (if anyii) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” Drawings (as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” Fee (as that term is defined in Section 4.2.2.2 of this Tenant Work Letterbelow); and 2.2.1.8 All other costs to be expended by Landlord in connection with the design, permitting and construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process as described below) only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of (i) the fees of the “Architect” Architect and the “Engineers,” Engineers (as those such terms are defined in Section 3.1 of this Tenant Work Letterbelow), the costs of Tenant’s project manager and (if anyii) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s Lxxxxxxx's consultants in connection with the preparation and review of the “Construction Drawings,” Drawings (as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of (i) any changes to the Construction Drawings by Landlord or Tenant, and (ii) any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “"Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “costs and expenses associated with complying with all national, state and local codes, including, but not limited to, California Energy Code, Title 24, including, without limitation, all costs associated with any lighting or HVAC retrofits required thereby; 2.2.1.8 The Coordination Fee,” Fee (as that term is defined below); 2.2.1.9 actual and documented out-of-pocket costs incurred and paid for by Tenant in Section 4.2.2.2 of this Tenant Work Letterconnection with moving into the Premises; and 2.2.1.8 2.2.1.10 All other costs to be expended by Landlord in connection with the design, permitting and construction of the Tenant Improvements. 2.2.1.11 In addition, up to thirty percent (30%) of the Tenant Improvement Allowance can be utilized by Tenant for the FF&E Work, cabling and equipment (i.e., the entire $120,000.00 FF&E Allowance plus an additional $3,316,497.00 of the remainder of the Tenant Improvement Allowance).

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's reasonable disbursement process, including, without limitation, Landlord's receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs and fees of Tenant’s 's consultants for project manager (if any) management, plan check expeditor, and other engineers and/or consultants for lighting, HVAC, or other systems to be installed in the Premises, and other items relating to the Tenant Improvements, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, inclusive of supplemental HVAC equipment, and including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basisBase Building Upgrades), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 The cost of Tenant’s permanently affixed security installations; 2.2.1.7 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 2.2.1.8 Costs of this Tenant Work Letteraffixed, "built-in" furniture; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”"TENANT IMPROVEMENT ALLOWANCE ITEMS"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $4.00 per usable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work or the Landlord Work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Drawings, Tenant Improvements or Landlord's Work required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 cost of this Tenant Work Letterthe Landlord Work; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord Landlord, Tenant and Landlord’s their respective consultants (including construction management consultant Xxxxxx Xxxxx) in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs cost of after-hours freight elevator usage.the insurance required under Section 4.2.2.4 and/or the Construction Contract (as defined below); 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; provided that no costs that Landlord is to pay at its sole cost pursuant to Section 1 of this Tenant Work Letter shall be included; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by any applicable laws and building codes (collectively, “Code”)laws; 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; 2.2.1.8 The costs and expenses associated with complying with all national, state and local codes, including California Energy Code, Title 24, including, without limitation, all costs associated with any lighting or HVAC retrofits required thereby; and 2.2.1.8 All other costs 2.2.1.9 Notwithstanding anything in the Lease or this Tenant Work Letter to be expended by the contrary, Landlord in connection with the construction shall pay, and Tenant shall have no responsibility for, and no portion of the Tenant Improvement Allowance or Space Planning Allowance shall be applied against the following costs associated with the Tenant Improvements: (i) costs to bring the portions of the Project outside of the Premises into compliance with Applicable Laws, including, without limitation, the Americans with Disabilities Act and Environmental Public and Animal Welfare Requirements; (ii) profit and overhead charges paid to Landlord other than the Landlord Supervision Fee; and (iii) costs occasioned by the presence of Hazardous Materials or Biological Materials at the Premises, the Building, or the Project prior to the commencement of construction.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursement shall be made pursuant to Landlord's disbursement process set forth below), only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of voice and data cabling for the Premises (but Landlord's contribution for such costs shall in no event exceed $3.00 per rentable square foot of the Premises); 2.2.1.5 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “"Code”"); 2.2.1.6 2.2.1.7 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “2.2.1.8 Landlord's "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.3.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which payment shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Suite 1100 Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”):): 905814.01/SD999903.14000/11-9-21//pah 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Suite 1100 Tenant Improvements; 2.2.1.3 The cost of construction of the Suite 1100 Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell Shell, and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewiththerewith (for avoidance of doubt, the Suite 1100 Tenant Improvement Allowance shall not be used by Landlord for the costs of its work, if any, under Section 7 of the Fourth Amendment); 2.2.1.5 The cost of any changes to the Construction Drawings or Suite 1100 Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Suite 1100 Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s Xxxxxxxx's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Expansion Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Expansion Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Expansion Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter;; 791223.03/WLA 186772-00003/3-7-19/gjn/gjn SCHEDULE-1 - 1 - [Edgewater Business Park] [Allogene Therapeutics, Inc.] 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 3.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 4.1 of this Tenant Work Letter, the costs of and Tenant’s 's third-party project manager (if any) manager, and payment of the commercially reasonable fees incurred by, and the cost of documents and materials supplied by, Landlord and by Landlord’s 's third party consultants in connection with the preparation and Landlord's review of the “"Construction Drawings,” " as that such term is defined in Section 3.1 4.1 of this Tenant Work LetterLetter (collectively, the "Design Fees"); provided that such Design Fees payable to the Architect and the Engineers shall not to exceed $5.00 per rentable square foot of the Premises; 2.2.1.2 3.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant ImprovementsExisting Premises Work; 2.2.1.3 3.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditionsthe cost of such work included in any Tenant Change Orders, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering contractors' fees and expenses incurred in connection therewithgeneral conditions; 2.2.1.5 3.2.1.4 The cost of any changes to the Construction Drawings or Tenant Improvements any Existing Premises Work required by applicable laws and building codes (collectively, “the "Code”)") following Landlord's approval of the Approved Working Drawings; 2.2.1.6 Sales 3.2.1.5 FF&E Costs (as hereinafter defined) incurred in accordance with Section 3.2.2 and use taxes; 2.2.1.7 The “Coordination Feeallocated by Tenant to the Tenant's FF&E payable from the Tenant Improvement Allowance pursuant to this Tenant Work Letter (regardless of where such Tenant's FF&E is physically located within the Premises), in accordance with the "TIA Allocation Notice,” " as that term is defined in Section 4.2.2.2 3.1; EXHIBIT B-1 . 3.2.1.6 The cost of the "PMA's Fee," as that term is defined in Section 5.4 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements., including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below. EXHIBIT B -2- Britannia Pointe Grand Limited Partnership [Britannia Pointe Grand Business Park] [Allogene Therapeutics, Inc.]

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant ImprovementsImprovements (and the Corridor Work (as defined in Section 2.2.3), including, without limitation, testing and inspection costs, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable building codes and all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The cost of the “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2.1 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.;

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to Six and 00/100 Dollars ($6.00) per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant ImprovementsImprovements (excluding Tenant Improvements that do not meet the definition of “normal” office improvements for accounting purposes), including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter, and the cost of any project management or construction management fee incurred by Tenant as it relates to the Tenant Improvements; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant ImprovementsImprovements or any other fees imposed by local government authorities; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “"Code”"); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “"Coordination Fee,” " as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; 2.2.1.8 The costs and expenses associated with complying with all national, state and local codes, including California Energy Code, Title 24, including, without limitation, all costs associated with any lighting or HVAC retrofits required thereby; and 2.2.1.8 2.2.1.9 All other costs to be actually expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance ItemsTENANT IMPROVEMENT ALLOWANCE ITEMS”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section SECTION 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, trash removal costs and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required requred by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)) or to comply with Code, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes chances to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 Any moving or relocation costs incurred by Tenant; 2.2.1.8 The “Coordination Fee,” cost of free-standing workstations, furniture, fixtures and equipment for the Premises; 2.2.1.9 The cost of signs installed by Tenant in accordance with the provisions of the Lease; 2.2.1.10 The cost of cable and other telecommunications lines installed as that term is defined in Section 4.2.2.2 part of this the Tenant Work LetterImprovements; and 2.2.1.8 2.2.1.11 All other costs to be of labor and materials approved by or expended by Landlord Tenant directly in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.50 per usable square foot of Tenant’s project manager (if any) the Premises, and payment of the reasonable fees incurred by, and the cost of documents and materials supplied by, by Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements2.2.1.7 Sales and use taxes and Title 24 fees.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process which shall incorporate a ten percent [10%] retainage until Tenant's Improvements have been substantially completed) only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.2.1.2 The cost of construction of the Tenant ImprovementsImprovements as set forth in the Construction Drawings as that term is defined in Section 3.1 below, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, contractors' fees and the costs of after-hours freight elevator usage.general conditions; 2.2.1.4 2.2.1.3 The cost of any changes in the Base, Shell and Core Base Building work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.4 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)law; 2.2.1.6 Sales 2.2.1.5 A portion of the costs of the tenant demising walls and use taxes; 2.2.1.7 The “Coordination Fee,” public corridor walls and materials, if any, as that term is defined in Section 4.2.2.2 of this Tenant Work Letterdesignated by Landlord; and 2.2.1.8 2.2.1.6 Costs expended by Tenant in connection with improvements in Tenant's Electronics Laboratory exceeding the Standard Improvement Package which are incurred by Tenant within one year following the date of Substantial Completion and for which disbursement is requested within such one year period. 2.2.1.7 All other costs to be approved by or expended by Landlord in connection with the construction of the Tenant Improvements., as reasonably approved by Landlord but excluding free-standing work stations, furniture, fixtures and equipment..

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”) (and shall not be used for moving or relocation expenses, furniture, fixtures , signage (other than legally required signage), data cabling or personal property): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager management fees, including those payable to Project Management Advisors, Inc. (if any) “PMA”), as provided below, and payment of the fees incurred by, and by Landlord for specialists (such as a structural engineer) if needed for the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Approved Working Drawings,” as that term is defined in Section 3.1 3.5 of this Tenant Work Letter, and Tenant’s reasonable third-party management fees; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant ImprovementsImprovements (including, without limitation, testing and inspection costs, the costs of refurbishments, building materials, piping and parts and equipment and other similar expenses and labor charges), signage required by law, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.;); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Buildings when such changes are required by the Construction Approved Working Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Approved Working Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Costs expended by Landlord pursuant to Section 4.2.2.2 4.1.1 of this Tenant Work Letter; and, below; 2.2.1.8 All other costs to be expended 2.2.1.9 Insurance premiums required by Landlord in connection with the construction of the Tenant Improvementsthis Work Letter.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only in accordance with the terms of this Work Letter for (A) the Landlord Disbursement, and thereafter (B) the following items and costs (collectively, the items under this clause (B) are called the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment ): (i) the cost of all materials and labor to complete the Tenant Improvements including, without limitation, any modification to the Base, Shell and Core when required by the Approved Working Drawings, (ii) payment of the fees and charges of the “Architect” Architect and the “Engineers,” as those terms are Engineers (defined in Section 3.1 of this Tenant Work Letter), the costs of Tenant’s project manager (if anyiii) payment for Construction Drawings and payment of the fees incurred byrelated costs, and (iv) the cost of documents obtaining any and materials supplied by, Landlord and Landlord’s consultants in connection with all permits for the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of ; (v) the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales ; and use taxes; 2.2.1.7 The “Coordination Fee,” (vi) the Landlord Supervision Fee (as that term is defined in Section 4.2.2.2 hereinafter defined). Tenant Improvement Allowance Items shall not include any personal property of this Tenant Work Letter; and 2.2.1.8 All other costs Tenant. With respect to be expended by Landlord in connection with the construction fees and charges of the Engineers, Landlord shall cause the Engineers to charge for their work an amount not to exceed the cost that comparable first-class, reputable and reliable companies would have charged Landlord if selected pursuant to competitive bidding procedures. Tenant Improvementsshall have the right, at its sole cost and expense, to obtain at least one (1) additional proposal if necessary to confirm the amounts being charged pursuant to the foregoing sentence.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process) only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work LetterLetter (including, without limitation, any space planning, test fit planning and/or pricing planning services provided prior to the costs date of Tenant’s project manager (if any) this Second Amendment), and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2 of this Tenant Work Letter; 2.2.1.7 Sales and use taxes; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant ImprovementsMoving expenses, furniture, fixtures, equipment, wiring, network cabling, security systems, audio-visual systems, signage and telecommunications systems.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”) (and shall not be used for moving or relocation expenses, furniture, fixtures, signage (other than legally required signage), data cabling or personal property): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager management fees payable to Project Management Advisors, Inc. (if any) “PMA”), as provided below, and payment of the fees incurred by, and the cost of documents and materials supplied by, by Landlord and Landlord’s consultants in connection with the preparation and any third-party review of the “Construction Approved Working Drawings,” as that term is defined in Section 3.1 3.5 of this Tenant Work Letter, and Tenant’s reasonable third-party management fees; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, Improvements (including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.refurbishments, building materials, piping and parts and equipment and other similar expenses and labor charges); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Buildings when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Approved Working Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below; 2.2.1.9 Insurance premiums required by this Work Letter.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” Architect and the “Engineers,” Engineers (as those such terms are defined in Section 3.1 of this Tenant Work Letterbelow), the costs of Tenant’s project manager (if any) and payment provided, however, that only an amount not to exceed [***] per rentable square foot of the fees incurred byBuilding (i.e., and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review [***] based on 198,880 rentable square feet of the “Construction Drawings,” as that term is defined in Section 3.1 of this Building) may be deducted from the Tenant Work LetterImprovement Allowance to pay for such fees; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, project or construction management fees (including, without limitation, for the Manager (as defined below)), contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Basebase, Shell shell and Core work core of the Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes;taxes and Title 24 fees; and 2.2.1.7 The “Coordination Fee,” Fee (as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvementsbelow).

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment payment of the fees of the “Consultant”, the “Architect” ”, and the “Engineers,” ”, as those terms are defined in Section 3.1 of this Work Letter (provided, however, that only an amount not to exceed Fourteen Dollars ($14.00) per rentable square foot of the Premises (i.e., up to Two Hundred Seventeen Thousand Three Hundred Sixty-Four Dollars ($217,364) based on 15,526 rentable square feet of the Premises) may be deducted from the Tenant Work LetterImprovement Allowance to pay for such fees), the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” ”, as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The the payment of plan check, permit and license fees relating to construction of the Tenant Improvements, and for an inspection and report by a Certified Access Inspection specialist; 2.2.1.3 The the cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The the cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The the cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)laws; 2.2.1.6 Sales sales and use taxestaxes and Title 24 fees; 2.2.1.7 The the “Coordination Fee,” ”, as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and; 2.2.1.8 All all other costs to be expended by Landlord Tenant in connection with the construction of the Tenant Improvements; and 2.2.1.9 the fees charged by Tenant’s project manager for supervising and overseeing the construction of the Tenant Improvements in an amount up to, but not exceeding, the product of (i) four percent (4%), and (ii) the sum of the Tenant Improvement Allowance, the Over-Allowance Amount (as such amount may be increased hereunder) and any other amounts expended by Tenant in connection with the design and construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”), provided that no more than twenty percent (20.0%) of the Tenant Improvement Allowance may be disbursed for “Soft Costs” (as defined below): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if anya) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan Plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 (b) The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, freight elevator usage and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.Contractor’s Fees, general conditions charges and construction management fees; 2.2.1.4 (c) The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)Drawings, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 (d) The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes City of Santa Xxxxxx Building Code (collectively, the “Building Code”); 2.2.1.6 (e) Sales and use taxestaxes and Title 24 fees; 2.2.1.7 (f) The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and; 2.2.1.8 (g) All other costs to be expended reasonably approved by Landlord in connection with the construction of the Tenant Improvements; and (h) The following costs (each a “Soft Cost” and, collectively, the “Soft Costs”): (i) Costs of purchasing and installing telecommunications and data cabling; and (ii) Architectural and engineering design fees and permitting.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work LetterSection 2.3 below, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”"TENANT IMPROVEMENT ALLOWANCE ITEMS"): 2.2.1.1 Payment payment of the fees and charges of the “Architect” and the “Engineers,” "Design Professionals" (as those terms are defined in Section 3.1 of this Tenant Work Letterbelow), the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " (as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The the payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The the cost of construction of the Tenant Improvements, Improvements as reflected in the "Approved Working Drawings" (as defined in Section 3.4 below) including, without limitation, contractors’ ' fees and general conditions, testing and inspection costs, costs of all materials, supplies, and equipment incorporated in the Tenant Improvements, the cost of the premiums for all insurance or any bonds which Tenant or its Contractor is required to procure by this Work Letter or which is deemed necessary by Tenant, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The the cost of any changes in the Base, Shell and Core work Tenant Improvements when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The the cost of any changes (if any) to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)Laws; 2.2.1.6 Sales sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 taxes related to the design and construction of this the Tenant Work LetterImprovements; and 2.2.1.8 All 2.2.1.7 all other direct costs to be expended by Landlord Tenant in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section SECTION 3.1 of this Tenant Work LetterLetter and other consultants ("ARCHITECT AND ENGINEERS FEES"), which Architect and Engineers Fees shall, notwithstanding anything to the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants contrary contained in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter, not exceed an aggregate amount equal to $6.00 per usable square foot of the Premises (the "SOFT COST CAP"); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, (i) testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours (ii) freight elevator usage., hoisting and trash removal costs, (iii) costs of cabling, conduit, wiring, and connections for voice and data lines, (iv) cost of designing, fabricating, installing and lighting (if applicable) Tenant's signs, sign structures, lettering, logos and sign panels (including, without limitation, identification on multi-tenant monuments or signs), (v) costs of millwork, installation and finishing of built-in work stations, (vi) costs of Tenant's security systems, including design and consulting fees and connection costs or costs of modifying such systems to be compatible with the Building systems, and (vii) costs of corrective work and contractors' fees and general conditions (subject to Section 6.5 below); 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Lettertaxes and Title 24 fees; and 2.2.1.8 2.2.1.7 All other costs to be expended by Landlord or at the direction of Tenant in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and by Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building (other than the Duct Work) when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.7 All other costs to be expended by Landlord Tenant in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment payment of the fees of the “Architect” and the “Engineers,” ”, as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” ”, as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The the payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The the cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 The the cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The the cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales sales and use taxestaxes and Title 24 fees; 2.2.1.7 The the “Coordination Fee,” ”, as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and; 2.2.1.8 All all other costs to be expended by Landlord in connection with the construction of the Tenant Improvements; and 2.2.1.9 provided the Tenant Improvement Allowance is not used in its entirety pursuant to the foregoing Tenant Improvement Allowance Items, then Tenant shall have the right to reimbursement of up to Thirty-Two Thousand and Eighty-Five Dollars ($32,085) (the “Furnishings Credit”) for Tenant’s move costs, trade fixtures, equipment, furniture, furnishings, telephone data equipment and installation costs thereof and other personal property of Tenant in the Premises.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which payment shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes;; and 2.2.1.7 The 2.2.1.8 the “Landlord Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.6 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 2.2.1 Payment of the fees of the “Architect/Space Planner” and the “Engineers,” as those terms are defined in Section Paragraph 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and LandlordXxxxxxxx’s consultants in connection with the preparation and review of the “Construction DrawingsDocuments,” as that term is defined in Section Paragraph 3.1 of this Tenant Work Letter, not exceed an aggregate amount equal to $10.00 per rentable square foot of the Premises; 2.2.1.2 2.2.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.2.3 The cost of construction of the Tenant Improvements, including, without limitation, demolition, testing and inspection costs, trash removal costs, parking fees, after-hours utilities usage and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.4 The cost of any changes anywhere in the Basebase building or the floor of the Building on which the Premises is located, Shell and Core work when such changes are required by the Construction Drawings Documents (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with applicable governmental regulations or building codes (collectively, the “Code”), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.5 The cost of any changes to the Construction Drawings Documents or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 2.2.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 2.2.7 The “Landlord Coordination Fee,” as that term is defined in Section 4.2.2.2 Paragraph 4.2.6 of this Tenant Work Letter; 2.2.8 The cost of cabling for the Premises; and 2.2.1.8 All other costs to be expended by Landlord in connection with 1.1.1 The cost of any furniture, fixtures and equipment for the construction Premises; 1.1.2 The cost of the Tenant Improvementsproject management; 1.1.3 The cost of special electrical power distribution; 1.1.4 The cost of telephone and security systems; and 2.2.9 Tenant’s moving costs.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the all reasonable fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, costs incurred for removal of existing furniture, fixtures or equipment in the Premises, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 2.2.1.8 The “Coordination Fee,” as that term is defined cost of computer and telecommunication cabling, telephone systems (but in no event shall the total cumulative fees and costs for the foregoing items in this Section 4.2.2.2 of this Tenant Work Letter; and2.2.1.8 exceed Twenty-Five Thousand and 00/100 Dollars ($25,000.00); 2.2.1.8 All 2.2.1.9 Subject to Section 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements., including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below. EXHIBIT B -0- Xxxxxxxxx Xxxxxx Grand Business Park [First Amendment] [KaloBios Pharmaceuticals, Inc.]

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance Allowances shall be disbursed by Landlord only for the actual documented costs of the design, permitting, construction and installation of the Tenant Improvements, including, without limitation, the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of (i) the fees of the “Architect” Architect and the “Engineers,” Engineers (as those such terms are defined in Section 3.1 of this Tenant Work Letterbelow), the costs of Tenant’s project manager provided, however, that only an amount not to exceed Six Dollars (if any$6.00) and payment per rentable square foot of the Premises (i.e., up to Three Hundred Fifty-One Thousand Seven Hundred Fifty Dollars ($351,750.00) based on 58,625 rentable square feet of the Premises) may be deducted from the Tenant Improvement Allowance to pay for such fees, and (ii)the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” Drawings (as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing testing, commissioning, and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)laws; 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “Coordination Fee,” Fee (as that term is defined in Section 4.2.2.2 of this Tenant Work Letterbelow); and 2.2.1.8 All other costs to be expended by Landlord Tenant in connection with the design, permitting and construction of the Tenant Improvements.; and

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”"TENANT IMPROVEMENT ALLOWANCE ITEMS"): 2.2.1.1 Payment of the fees of the “"Architect” and " , the “"Engineers,” " and other Tenant Consultants related to the design and construction of the space as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditionscosts of constructing any necessary demising walls, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work structural components of the Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)code; 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Lettertaxes and Title 24 fees; and 2.2.1.8 2.2.1.7 All other costs to be expended by Landlord Tenant in connection with the construction of the Tenant Improvements. In no event, however, may the Tenant Improvement Allowance be used for Tenant's personal property, trade fixtures or other chattel.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect (and any other architects retained by Tenant, or by Architect” ) and the “Engineers,” , as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees of other professional services provided to Tenant in the design and construction of the Tenant Improvements, and payment of the actual and reasonable third party fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Baseexisting Building structure, Shell and Core work capacities or systems (“Base Building”) when such changes are required by the Construction Drawings (including including, without limitation, if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” A construction supervision fee payable to Unico Properties LLC (Landlord’s property manager) equal to 4.0% of the Final Costs (as that term is defined in Section 4.2.2.2 below) of this the Tenant Work LetterImprovements; and 2.2.1.8 All Any other out-of-pocket costs to be expended by Landlord in payment of cost items included in the Final Costs (as defined in Section 4.2.1 below) as agreed by Tenant, or as a result of Tenant’s failure to perform its obligations in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.50 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 2.2.1.7 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of and Tenant’s project construction manager (if any) fee, which fees shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $5.00 per rentable square foot of the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, by Landlord and Landlord’s consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work LetterLetter and in connection with the construction of the Tenant Improvements; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work base Building structure when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 The cost of connection of the Premises to the Building's energy management systems; 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Lettertaxes and Title 24 fees; and 2.2.1.8 All other actual and reasonable costs to be expended incurred by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process) only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, together with the costs fees of Tenant’s any project manager (if any) manager, which fees shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $7.00 per rentable square foot of the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter;; EXHIBIT B-4- ONE TEHAMA[Social Finance, Inc.] 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in to the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 cost of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.Premises to the Building's energy management systems;

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $30.00 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the out-of-pocket fees incurred by, and the out-of-pocket cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilitiesservice elevator usage, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building Improvements when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 Sales and use taxesThe cost of connection of the Premises to the Building's energy management systems; 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.8 The cost of furniture, fixtures and equipment, cabling, moving costs, and any other amounts approved by Landlord, not exceed an aggregate amount equal to $20.00 per rentable square foot of the Premises; 2.2.1.9 Sales and use taxes and Title 24 fees; and 2.2.1.8 2.2.1.10 Payment of reasonable compensation to be paid to Tenant’s project management consultant in connection with project management services furnished by Tenant’s project management consultant to Tenant with respect to the design, permitting and/or construction of the Tenant Improvements; 4000-0000-0000.5 391174.00001/5-24-21//mem EXHIBIT B -5- XXXXXX XXXXX [Turning Point Therapeutics] 2.2.1.11 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance and Additional Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) management fees, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Remaining Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Remaining Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Remaining Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves and steam generators, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions, and including BMS System upgrades; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”") (and shall not be used for moving or relocation expenses, furniture, fixtures , signage (other than legally required signage), data cabling or personal property): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager management fees payable to Project Management Advisors, Inc. (if any) "PMA"), as provided below, and payment of the fees incurred by, and the cost of documents and materials supplied by, by Landlord and Landlord’s 's consultants in connection with the preparation and any third-party review of the “Construction "Approved Working Drawings,” " as that term is defined in Section 3.1 3.5 of this Tenant Work Letter, and Tenant's reasonable third-party management fees; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, Improvements (including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.refurbishments, building materials, piping and parts and equipment and other similar expenses and labor charges); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Buildings when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Approved Working Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Subject to Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All 2.2, above, all other actual out-of-pocket costs to be expended by Landlord in connection with the construction of the Tenant Improvements, including, without limitation, costs expended by Landlord pursuant to Section 4.1.1 of this Tenant Work Letter, below; 2.2.1.9 Insurance premiums required by this Work Letter.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, and the fees and costs of Tenant’s 's project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Lettermanagement consultants; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, parking charges and contractors' fees and general conditions and insurance costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.with respect thereto; 2.2.1.4 The cost of any changes in the Base, Shell and Core Base Building work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; provided that the cost of any changes to the Base Building shall not include costs incurred by Tenant to modify any changes to the Base Building, which modifications result from a material inaccuracy in the plans and specifications of the Base Building Drawings (which inaccuracy was not discernible by visible inspection as of the date of this Lease), which costs shall be reimbursed to Tenant in addition to, and separate and apart from, the Tenant Improvement Allowance and Landlord's Drawing Contribution. Costs to be paid by Landlord to Tenant pursuant to this Section 2.2.1.4 and Section 6.9 below are collectively referred to as the "Additional Allowance" and the items covered thereby are collectively referred to as the "Additional Items"; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxestaxes and Title 24 fees; 2.2.1.7 The “"Coordination Fee,” " as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; 2.2.1.8 The cost of furniture, fixtures and equipment for the Premises; 2.2.1.9 The cost of telephone and data cabling; 2.2.1.10 Moving expenses; 2.2.1.11 The cost of the Monument Sign; and 2.2.1.8 2.2.1.12 All other costs to be expended by Landlord or Tenant in connection with the construction of the Tenant Improvements. Notwithstanding anything in this Tenant Work Letter to the contrary, in no event shall in excess of Eleven Dollars ($11.00) for each rentable square foot of the Premises be disbursed from the Tenant Improvement Allowance for items 2.2.1.8, 2.2.1.9, 2.2.1.10 and 2.2.1.11, above.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements, and the cost of installing and purchasing Tenant's voice and data cabling (the Tenant Improvements Allowance Items set forth in Section 2.2.1.1, above, and in this Section 2.2.1.2, shall, collectively, be known as the "Soft Costs"); 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage., hoisting and trash removal costs, and contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales The cost of "Tenant's Signage," as that term is set forth in Section 23.2 of the Lease; provided, however, that in no event shall Landlord be required to disburse any amount for Tenant's Signage in excess of Ten Thousand and use taxesNo/100 Dollars ($10,000.00); 2.2.1.7 The “cost of the "Coordination Fee,” " as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.8 The amount of the "Tenant Roofing Allocation," as that term is defined in Section 2.5 of this Tenant Work Letter; 2.2.1.9 The cost of the Mezzanine Repairs; 2.2.1.10 The Construction Expedition Fee; 2.2.1.11 Sales and use taxes; and 2.2.1.8 2.2.1.12 All other costs required or allowed by the terms of this Tenant Work Letter to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord Lessor on a monthly basis only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, and the costs fees of TenantLessee’s project manager (if any) ), which fees shall, notwithstanding anything to the contrary contained in this EXHIBIT B -2- FIFTH AMENDMENT TO LEASE [11099 North Xxxxxx Xxxxx Road] [DermTech, Inc.] Tenant Work Letter, not exceed an aggregate amount equal to $5.00 per rentable square foot of the Expansion Premises, and payment of the actual and reasonable out-of-pocket fees incurred by, and by Lessor the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter, by third-party architects and/or engineers to the extent reasonably required given the nature of the Construction Drawings; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxesThe cost of connection of the Premises to the Building’s energy management systems; 2.2.1.7 The “Coordination PMA Fee,” as that term is defined in Section 4.2.2.2 4.2.2.1 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant ImprovementsSales and use taxes and Title 24 fees.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “"Tenant Improvement Allowance Items”"): 2.2.1.1 (a) Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work LetterLetter and other consultants (including any construction manager) retained by or on behalf of Tenant in connection with space planning and design of the Tenant Improvements (the "Tenant Retained Consultants"), the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter; provided that the portion of the Tenant Improvement Allowance paid to Tenant Retained Consultants shall not exceed an amount equal to 5% of the Tenant Improvement Allowance; 2.2.1.2 (b) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 (c) The cost of construction of the Tenant Improvements, including, without limitation, all materials and labor to complete the Tenant Improvements, contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 2.2.1.4 (d) The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 (e) The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “"Code”"); 2.2.1.6 (f) Sales and use taxestaxes and Title 24 fees; 2.2.1.7 (g) The “"Coordination Fee,” " as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; (h) The costs and expenses associated with complying with all national, state and local codes, including California Energy Code, Title 24, including, without limitation, all costs associated with any lighting or HVAC retrofits required thereby; and 2.2.1.8 (i) All other reasonable, actual and documented out-of-pocket costs to be expended by Landlord in connection with the design, permitting and construction of the Tenant Improvements, excluding (i) the costs set forth in Section 6.4 below and (ii) any supervision or management fee, profit or overhead payable to Landlord (except for the Landlord's construction supervision fee expressly provided in Section 4.2.2.2 below).

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials S\LEGAL\BPTENANTS\MV RESEARCH TENANTS\VIEWRAY Exhibit A-1 Mountain View Research Park ViewRay, Inc. SFLEGAL\MY supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxesThe cost of connection of the Premises to the Building’s energy management systems; 2.2.1.7 The cost of the “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.8 Sales and use taxes and Title 24 fees; and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord's disbursement process which shall consist of monthly disbursements to the Contractor and retainage of ten percent (10%) of the cost of the Tenant Improvements until Substantial Completion) only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 2.2.1.2 The cost of construction of the Tenant ImprovementsImprovements as set forth in the Construction Drawings as that term is defined in Section 3.1 below, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, contractors' fees and the costs of after-hours freight elevator usage.general conditions; 2.2.1.4 2.2.1.3 The cost of any changes in the Base, Shell and Core Base Building work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.4 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”)law; 2.2.1.6 Sales 2.2.1.5 A portion of the costs of the tenant demising walls and use taxes; 2.2.1.7 The “Coordination Fee,” public corridor walls and materials, if any, as that term is defined in Section 4.2.2.2 of this Tenant Work Letterdesignated by Landlord; and 2.2.1.8 2.2.1.6 All other costs to be approved by or expended by Landlord in connection with the construction of the Tenant Improvements, as reasonably approved by Landlord but excluding free-standing work stations, furniture, fixtures and equipment.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 .2.1.1 Payment of the fees of the “Architect” Architect and the “"Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” " as that term is defined in Section 3.1 of this Tenant Work Letter and other consultants ("Architect and Engineers Fees"), which Architect and Engineers Fees shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $6.00 per usable square foot of the Premises (the "Soft Cost Cap"); 2.2.1.2 .2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 .2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, (i) testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours (ii) freight elevator usage., hoisting and trash removal costs, (iii) costs of cabling, conduit, wiring, and connections for voice and data lines, (iv) cost of designing, fabricating, installing and lighting (if applicable) Tenant's signs, sign structures, lettering, logos and sign panels (including, without limitation, identification on multi-tenant monuments or signs), (v) costs of millwork, installation and finishing of built-in work stations, (vi) costs of Tenant's security systems, including design and consulting fees and connection costs or costs of modifying such systems to be compatible with the Building systems, and (vii) costs of corrective work and contractors' fees and general conditions (subject to Section 6.5 below); 2.2.1.4 .2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 .2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 .2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Lettertaxes and Title 24 fees; and 2.2.1.8 .2.1.7 The cost of delivering, installing and purchasing Tenant's communications equipment and cabling and Tenant's furniture, fixtures and equipment (collectively, "FF&E"), provided that the reimbursement for such costs does not, in the aggregate, exceed Ten and No/100 Dollars ($10.00) per usable square foot of the Premises (such portion of the Tenant Improvement Allowance shall be referred to herein as the "FF&E Allowance"). .2.1.8 All other costs to be expended by Landlord or at the direction of Tenant in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”):) and, except as otherwise specifically and expressly provided in this Tenant Work Letter, Landlord shall not deduct any other expenses from the Tenant Improvement Allowance. The Tenant Improvement Allowance Items shall consist of: 2.2.1.1 (i) Payment of the fees and costs of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 2.1 of this Tenant Work Letter, the costs of paid to Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation design, construction and review move into the Premises and all related design and construction costs, including the fees and costs of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterTenant’s project management consultant; 2.2.1.2 (ii) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 (iii) The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilitiesand trash removal and cleaning costs, trash removalcabling, parking supplemental cooling and hoistselectrical equipment, after hours utility usage, and the costs of after-hours freight elevator usage.contractors’ fees, insurance and general conditions; 2.2.1.4 (iv) The cost of any changes in the Base, Shell and Core work base Building when such changes are required by Tenant’s occupancy and as noted in the approved Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis)) or to comply with Laws, such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 (v) The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes codes; and (collectively, “Code”); 2.2.1.6 Sales vi) any applicable sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All (vii) the cost of furniture, fixtures, signage, security, racks and other costs equipment installed in the Premises, not to be expended by Landlord in connection with the construction exceed seven dollars ($7.00) for each rentable square foot of the Tenant ImprovementsPremises.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment Notwithstanding anything to the contrary set forth herein, costs for the payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, shall not exceed an aggregate amount equal to $5.00 for each usable square foot of space in the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterPremises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by any applicable laws and building codes code(s) (collectively, the “Code”); 2.2.1.6 Sales and use taxes;taxes and Title 24 fees; and 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and[Reserved]. 2.2.1.8 All other costs to be expended by Tenant and reasonably approved Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” Architect and the “Engineers,” Engineers (as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if anybelow) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” Drawings (as that term is defined in Section 3.1 of this Tenant Work Letterbelow); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws Laws and building codes (collectively, “Code”); 2.2.1.6 The installation of Tenant’s Cables in the Premises; 2.2.1.7 Sales and use taxes; 2.2.1.7 2.2.1.8 The “Coordination Fee,” Fee (as that term is defined in Section 4.2.2.2 of this Tenant Work Letterbelow); and 2.2.1.8 2.2.1.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord Landlord, only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) Letter and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The the payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The the cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The the cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The the cost of any changes to the Construction Drawings or Tenant Improvements required by Code or any other applicable laws and building codes (collectively, “Code”)laws; 2.2.1.6 Sales sales and use taxestaxes and Title 24 fees; 2.2.1.7 The the “Coordination Construction Supervision Fee,” as that term is defined in Section 4.2.2.2 of this Tenant Work Letter; and 2.2.1.8 All all other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment Notwithstanding anything to the contrary set forth herein, costs for the payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section SECTION 3.1 of this Tenant Work Letter, shall not exceed an aggregate amount equal to $3.50 for each usable square foot of space in the costs of Tenant’s project manager (if any) and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work LetterPremises; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs and trash removal costs, and contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 2.2.1.6 Sales and use taxes;taxes and Title 24 fees; and 2.2.1.7 The “Coordination Fee,” as that term is defined in Section 4.2.2.2 Payment to Landlord of this a construction supervisor fee equal to three percent (3%) of the construction costs of the Tenant Work Letter; andImprovements covered by the Tenant Improvement Allowance. 2.2.1.8 All other costs to be expended by Tenant and reasonably approved Landlord in connection with the construction of the Tenant Improvements.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “Tenant Improvement Allowance Items”): 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, which fees shall, notwithstanding anything to the costs contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $5.00 per rentable square foot of Tenant’s project manager (if any) the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.; 2.2.1.4 Costs incurred by Tenant in connection with the engagement of specialized vendors for the relocation and installation of equipment from Tenant’s photocathode facility located in Fremont, California (a floor plan of which is attached to this Tenant Work Letter as Schedule 1 and incorporated herein), as opposed to standard moving or relocation costs; 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base building structure when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, the “Code”); 2.2.1.6 Sales and use taxes2.2.1.7 The cost of connection of the Premises to the Building’s energy management systems; 2.2.1.7 2.2.1.8 The cost of any project management consultants retained by Tenant; 2.2.1.9 The cost of the “Coordination Fee,” as that term is defined in Section 4.2.2.2 4.2.2 of this Tenant Work Letter; 2.2.1.10 Sales and use taxes and Title 24 fees; and 2.2.1.8 2.2.1.11 All other reasonable, out-of-pocket costs to be actually expended by Landlord in connection with and directly related to the construction of the Tenant Improvements, provided such costs are approved by Tenant in advance, such approval not to be unreasonably withheld, conditioned or delayed.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”") (and shall not be used for moving or relocation expenses, furniture, fixtures , signage (other than legally required signage), data cabling or personal property): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager management fees payable to Project Management Advisors, Inc. (if any) "PMA"), as provided below, and payment of the fees incurred byby Landlord for specialists (such as a 784015.04/WLA 888888-00017/8-7-18/ejs/ejs EXHIBIT B -1- [Seaport Center] [Adverum Biotechnologies, and Inc.] structural engineer) if needed for the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction "Approved Working Drawings,” " as that term is defined in Section 3.1 3.5 of this Tenant Work Letter, and Tenant's reasonable third-party management fees; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant ImprovementsImprovements (including, without limitation, testing and inspection costs, the costs of refurbishments, building materials, piping and parts and equipment and other similar expenses and labor charges), signage required by law, hoisting and trash removal costs, costs to purchase and install in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and contractors’ ' fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage.); 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Buildings when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Approved Working Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Costs expended by Landlord pursuant to Section 4.2.2.2 4.1.1 of this Tenant Work Letter; and, below; 2.2.1.8 All other costs to be expended 2.2.1.9 Insurance premiums required by Landlord in connection with the construction of the Tenant Improvementsthis Work Letter.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the all reasonable fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager management fees payable to Project Management Advisors, Inc. (if any) "PMA"), as provided below, and payment of the reasonable fees incurred by, and the reasonable cost of documents and 761257.05/WLA 183305-00010/3-9-17/gjn/gjn EXHIBIT B -2- HCP LS Redwood City, LLC [Third Amendment] [Oncomed Pharmaceuticals, Inc.] materials supplied by, Landlord and Landlord’s 's consultants in connection with the preparation and third-party review of the “"Construction Drawings,” " as that term is defined in Section 3.1 3.2 of this Tenant Work Letter, which consultants are reasonably deemed necessary by Landlord to review and oversee the Tenant Improvements and whose services are not the same as the services provided by PMA (e.g., structural engineers); 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The payment for all demolition and removal of existing improvements in the Premises; 2.2.1.4 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs incurred for removal of utilitiesexisting furniture, fixtures or equipment in the Premises, hoisting and trash removalremoval costs, parking costs to purchase and hoistsinstall in the Premises equipment customarily incorporated into laboratory improvements or laboratory utility systems, including, without limitation, UPS, DI Systems, boilers, air compressors, glass/cage washers and autoclaves, painting, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 2.2.1.5 The cost of any changes in the Base, Shell and Core work Base Building when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 2.2.1.5 2.2.1.6 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “the "Code”"); 2.2.1.6 2.2.1.7 Sales and use taxes; 2.2.1.7 The “Coordination Fee,” as that term is defined in 2.2.1.8 Costs expended by Landlord pursuant to Section 4.2.2.2 4.1.1 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements, below.

Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively, collectively the “"Tenant Improvement Allowance Items”"): 2.2.1.1 Payment of the fees of the “"Architect” " and the “"Engineers,” " as those terms are defined in Section SECTION 3.1 of this Tenant Work Letter, the costs of Tenant’s project manager (if any) and payment of the third party fees reasonably incurred byby Landlord, and the cost of documents and materials supplied by, to Landlord and Landlord’s 's consultants in connection with the preparation and review of the “"Construction Drawings,” " as that term is defined in Section SECTION 3.1 of this Tenant Work Letter; 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, hoisting and trash removal, parking and hoistsremoval costs, and the costs of after-hours freight elevator usage.contractors' fees and general conditions; 2.2.1.4 The cost of any changes in the Base, Shell Base Building and/or the Building Parking Facility (including hard and Core work soft costs directly attributable to such changes) when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewithDrawings; 2.2.1.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable laws and building codes (collectively, “Code”the "CODE"); 2.2.1.6 Sales and use taxes; 2.2.1.7 The “Coordination cost of the "Landlord Supervision Fee,” " as that term is defined in Section 4.2.2.2 SECTION 4.2.2 of this Tenant Work Letter; and 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements.;