Common use of Tenant’s Lease Default Clause in Contracts

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default as described in Section 19.1 of the Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the Premises, then (i) in addition to all other rights and remedies granted to Landlord pursuant to this Lease, Landlord shall have the right to cause its contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 4 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of this Lease. EXHIBIT B -3- Artiva Biotherapeutics, Inc. SCHEDULE 1 -1- Artiva Biotherapeutics, Inc. (1) Flooring a. Reception – polished concrete (consistent with concrete floors in Suite 240) b. Hallways between private offices and workstation areas – polished concrete c. Private offices/conference rooms – new building standard carpet squares d. Workstation areas – new building standard carpet squares e. Kitchen/breakroom – building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile to right/west of entry door (for file cabinets) and carpet along walkway into data room area, private office and workstation area in the data room (2) Light Fixtures a. Reception – recessed “can” lights (6) in hard lid ceiling with (3) wall washers on main logo wall, and (3) pendant lights over reception counter and above guest seating area per Schedule 1 (the space plan) b. Existing private offices & conference rooms – existing light fixtures to remain, any damaged units to be repaired c. All other areas except Board room hallway (item 4 below) – new building standard Title 24 compliant light fixtures (3) Reception a. Build-in L-shaped reception desk with quartz countertop and wood veneer fascia to match board room cabinets plus low, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest of premises with electronic lock ready to be tied into tenant’s access control system (tenant security vendor to provide magnetic lock – GC to prep door and provide electrical for card reader) c. Side door next to reception desk – install electronic lock ready to be tied into access control system (tenant security vendor to provide lock – GC to prep door and provide electrical for card reader) d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” feature b. Recessed “can” light fixtures along hallway (5) Kitchen a. Build-in upper/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build the built-in table/seating as shown (6) Windows a. All exterior windows to have matching roller shades b. Window film on private offices to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway)

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event Event of default Default as described in Section 19.1 of the Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the Premises, then (i) in addition to all other rights and remedies granted to Landlord pursuant to this the Lease, Landlord shall have the right to cause its contractor Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 4 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of this the Lease. EXHIBIT B -3- Artiva Biotherapeutics, Inc. SCHEDULE 1 SORRENTO HIGHLANDS EXHIBIT B SORRENTO HIGHLANDS -1- Artiva Biotherapeutics[Decipher Biosciences, Inc.] Decipher BioSciences. San Diego 0000 Xxxx Xxxx. - TI Scope List May 21, 2019 Based on floor plan by FPBA dated May 2, 2019 GENERAL 1. Access to (1) existing loading and storage area. 2. Access to (2) existing exit stairs and (1) existing lobby stair. 3. Access to (2) existing elevators. 4. Access to proportionate share of emergency power as described in lease. 5. Access to campus fitness center and outdoor amenity areas. (1) Flooring a. set of existing Herculite double doors serving Tenant Reception – polished concrete (consistent with concrete floors in Suite 240) b. Hallways between private offices Area and workstation areas – polished concrete c. Private offices/conference rooms – new building standard carpet squares d. Workstation areas – new building standard carpet squares e. Kitchen/breakroom – building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile to right/west of entry door (for file cabinets) and carpet along walkway into data room area, private office and workstation area in the data room (2) Light Fixturesexisting wood double doors serving existing lab/office corridor. OFFICE AREAS a. Reception – recessed “can” lights (61) in hard lid ceiling with open office area, (1) reception area, (13) private offices, (3) wall washers on main logo wallmedium conference rooms, (2) large conference rooms (this mcludes (1) existing), (1) printer/copier alcove, (1) IT work room, (1) server room, (1) office storage room, (1) break room storage room, (1) phone/wellness room, (1) break area. (1) finished expansion open office area. 2. Open office area (excluding finished expansion open office area) and break room will include floating ceiling grid feature consisting of standard 2x4 ceiling grid, axiom trim and reuse of existing linear lighting fixtures. 3. Finished expansion open office area will be open to structure with HVAC, carpet, base and linear lighting fixtures to match existing. 4. Full height storefront glazing with full length header above and bi-directional swing doors at separation between break area and open office area. 5. Conference rooms to feature solid doors, large aluminum framed sidelites with butt glazing and frosted film, full height walls, (1) floor core per conference room for power and tel-data (location to be coordinated with tenant furniture plan). Conference room furnishings and equipment by Tenant. 6. Open office areas for workstations (workstation count TBD by Tenant) with floor poke-throughs for power/tel-data to workstations (locations to be coordinated with tenant furniture plan). Final power connection to workstations, IT cabling, and (3) pendant lights over reception counter furniture including file cabinets and above guest seating area per Schedule 1 (the space plan) b. Existing private offices & conference rooms – existing light fixtures to remain, any damaged units to be repaired c. All other areas except Board room hallway (item 4 below) – new building standard Title 24 compliant light fixtures (3) Reception a. Build-in L-shaped reception desk with quartz countertop and wood veneer fascia to match board room cabinets plus low, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest of premises with electronic lock ready to be tied into tenant’s access control system (tenant security vendor to provide magnetic lock – GC to prep door and provide electrical for card reader) c. Side door next to reception desk – install electronic lock ready to be tied into access control system (tenant security vendor to provide lock – GC to prep door and provide electrical for card reader) d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” feature b. Recessed “can” light fixtures along hallway (5) Kitchen a. Build-in upper/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build the built-in table/seating as shown (6) Windows a. All exterior windows to have matching roller shades b. Window film on private offices to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway)shelving by Tenant.

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default by Tenant as described in Section 19.1 of the Lease, or a default by Tenant under this Tenant Work LetterLetter Agreement, has occurred at any time on or before the Substantial Completion of the PremisesLeasehold Improvements, and such default remains uncured after the applicable notice and cure periods under the Lease, then (ia) in addition to all other rights and remedies granted to Landlord pursuant to this the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance, and/or Landlord may cause its contractor the Selected Contractor to cease the construction of the Premises Tenant Improvements (in which case, case Tenant shall be responsible for any delay in the Substantial Completion of the Premises Tenant Improvements caused by such work stoppage as set forth in Section 4 of this Tenant Work Letterand such delay shall not be a Landlord Delay), and (iib) all other obligations of Landlord under the terms of this Tenant Work Letter Agreement shall be forgiven until such time as such default is cured pursuant to the terms of this the Lease. EXHIBIT B -3- Artiva Biotherapeuticsto The Building and Base Building components shall be constructed in compliance with all applicable laws and building codes for normal office use, Inc. SCHEDULE 1 -1- Artiva Biotherapeuticsincluding Title 24 and ADA. The Building and Project common areas shall be landscaped in a manner consistent and similar to the Project. The Building, Inc. (1) Flooring a. Reception – polished concrete (consistent with concrete floors in Suite 240) b. Hallways between private offices and workstation areas – polished concrete c. Private offices/conference rooms – new building standard carpet squares d. Workstation areas – new building standard carpet squares e. Kitchen/breakroom – building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile to right/west of entry door (for file cabinets) and carpet along walkway into data room area, private office and workstation area in the data room (2) Light Fixtures a. Reception – recessed “can” lights (6) in hard lid ceiling with (3) wall washers on main logo including all structural wall, floor and (3) pendant lights over reception counter roof support systems, shall be constructed with sound structural integrity, including insulation, and above guest seating area per Schedule 1 (all Building systems shall be maintained in good operating order. Landlord, at its expense, shall deliver the space plan) b. Existing private offices & conference rooms – existing light fixtures Building and Premises to remain, any damaged units Tenant in a shell condition which shall include the following: • Building lobbies to be repaired c. All other areas except Board room hallway (item 4 below) – new building standard Title 24 compliant light fixtures (3) Reception a. Build-in L-shaped reception desk completed with quartz countertop and wood veneer fascia to match board room cabinets plus lowall flooring finishes, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest of premises finishes, ceiling treatments and lighting. • Men’s and women’s public restrooms to have hot and cold water and completed with electronic lock ready toilets, urinals, sinks, countertops, including necessary hardware, lighting and all wall, flooring and ceiling finishes, and required exhaust. • Chilled drinking fountain at the Core. • All finishes for elevator cabs. • Elevator lobby in unfinished shell condition. Finishes to be tied into tenant’s access control system (tenant security vendor designed and installed by Tenant and in accordance with Schedule 2 to provide magnetic lock – GC to prep door Exhibit “C”. • Ventilation shafts and provide electrical for card reader) c. Side door next to reception desk – install electronic lock ready painted fire stairwells. Shafts and stairwells to be tied into access control system (tenant security vendor to provide lock – GC to prep door drywall enclosed per code requirements. • Electrical and provide telephone/communication rooms with main feeder ducts and service from the electrical for card reader) d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” feature b. Recessed “can” light fixtures along hallway (5) Kitchen a. Build-in upperand telephone/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build the built-in table/seating as shown (6) Windows a. All exterior windows to have matching roller shades b. Window film on private offices to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway)communication providers.

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default as described in Section 19.1 17 of the this Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the PremisesTenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord pursuant to this Lease, Landlord shall have the right to cause its contractor Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises Tenant Improvements caused by such work stoppage as set forth in Section 4 6 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of this Lease. EXHIBIT B -3- Artiva Biotherapeutics, Inc. SCHEDULE 1 -1- Artiva BiotherapeuticsTO EXHIBIT C HAMILTON LANDING BASE, Inc. (1) Flooring a. Reception – polished concrete (consistent with concrete floors in Suite 240) b. Hallways between private offices SHELL AND XXXX XXRK HAMILTON LANDING BASE, SHELL AND XXXX XXRK Summary of work provided by Landlord as part of Summary of work to be constructed as part of Tenant Base, Shell and workstation areas – polished concrete c. Private offices/conference rooms – new building standard carpet squares d. Workstation areas – new building standard carpet squares e. Kitchen/breakroom – building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile to right/west of entry door (for file cabinets) and carpet along walkway into data room area, private office and workstation area Core Work as set forth in the data roombase Improvements and paid from Allowance. Building construction documents 1. EXTERIOR ENCLOSURE: 1. EXTERIOR ENCLOSURE: Complete construction to provide a weatherproof Additional doors, skylights, or revisions to Core and enclosure including roof, exterior walls, exterior Shell Standards and Specifications. doors and windows (2) Light Fixtures a. Reception – recessed “can” lights (6) some operable). Insulation provided as required to meet California Energy Code All Tenant required exterior enclosure items to be by same manufacturer and of same quality, finish, Exterior enclosure to include new painted window color, etc. as standard established in hard lid ceiling with (3) wall washers on main logo Core and Shell wall, entry and (3) pendant lights over reception counter exit doors, new roof, repaired and above guest seating area per Schedule 1 (the space plan)Specifications. repainted exterior walls, new gutters and drains, mechanical louvers, curbs and waterproofing b. 2. ACCESS FLOORING SYSTEM AND HVAC DISTRIBUTION: 2. ACCESS FLOORING SYSTEM AND HVAC DISTRIBUTION: Existing private offices & conference rooms – existing light fixtures to remain, any damaged units ground floor slab to be repaired c. All cleaned and sealed, Cutting, additional support or other areas except Board room hallway revision to column footings, columns and raised mechanical Access Floor as required for special Tenant pressurized access floor system installed above slab partitions, Tenant designed structures with the space, providing for HVAC distribution and grills/louvers in FF&E, mechanical, electrical, plumbing or standard configuration. Floor diffusers are provided technology distribution, floor finishes, or other at one diffuser per 100 sq. ft. of floor space. Tenant related items. Access Floor/HVAC Distribution including Floor air diffusers, controls, plenum stops, volume grilles/louvers under Access Floor system. This dampers or other equipment devices or special work covers the Main Group, secondary HVAC construction in addition to the quantity supplied as distribution, air volume boxes with reheat and HVAC part of Core & Shell and additional HVAC controls control for the premises (item 4 below) – new building excluding special zone due to Tenant space configuration. control requirements). Floor finish is standard Title 24 compliant light fixtures (3) Reception a. Build-cementicious access floor as specified in L-shaped reception desk with quartz countertop and wood veneer fascia Floor finishes: Carpet Tile, Vinyl Tile or other Construction Documents. approved finish. Tenant selected finishes to match board room cabinets plus low, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest of premises with electronic lock ready allow Access Floor to be tied into tenant’s access control system (tenant security vendor accessible as required to provide magnetic lock – GC maintain building systems. 3. MEZZANINE/LEVEL TWO: 3. MEZZANINE/LEVEL TWO: Columns, beams, joists and decking for selected area Modifications to prep door and provide electrical for card reader) c. Side door next mezzanine plan as approved by of mezzanine to reception desk – install electronic lock ready comply with one of the Mezzanine Landlord including any additional engineering Plan Options. Mezzanine floor loads to be tied into access control system designed required by Tenant to accommodate special loads or to 50 lbs./square foot plus code required partition configurations, modifications to guardrails or loads. Forty-two (tenant security vendor 42) inch high wall including mechanical distribution necessitated due to provide lock – GC to prep door special drywall on Atrium side with a painted cap. configuration of Tenant Improvements or loads in excess of the specified performance of the Access Floor. Dropped ceilings and provide electrical for card reader)or other ceiling elements or acoustic elements as desired underside of Mezzanine and in closed offices. d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” feature b. Recessed “can” light fixtures along hallway (5) Kitchen a. Build-in upper/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build the built-in table/seating as shown (6) Windows a. All exterior windows to have matching roller shades b. Window film on private offices to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway). ROOF STRUCTURE: 4.

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default as described in Section 19.1 of the Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the Premises, in each case, beyond any applicable notice and cure period expressly set forth in the Lease or this Tenant Work Letter, then (i) in addition to all other rights and remedies granted to Landlord pursuant to this the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause its contractor Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 4 5 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of this the Lease. EXHIBIT B -3- Artiva Biotherapeutics-69- HCP, Inc. SCHEDULE 1 -1- Artiva BiotherapeuticsINC. [4930 Director’s Place] [Sorrento Therapeutics, Inc. ] Except as modified by the bullets below, Landlord shall construct the warm shell reflected in the construction documents prepared by Delawie Architecture and submitted to the City of San Diego for permitting, which Landlord has previously made available for Tenant’s review.  Lobby & Lobby stair with all associated finishes, plumbing fixtures and infrastructure, HVAC, electrical, and fire life safety systems.  Core Restrooms with all associated finishes, plumbing, HVAC, electrical, and fire life safety systems.  Training Room/Conference area depicted in the Delawie plans shall be deleted. Tenant may use the Tenant Improvement Allowance to design and construct its own improvements in this area.  Elevator: (2) traction elevators, both finished for passenger use: (1) Flooring a. Reception – polished concrete elevator is sized for service and (consistent with concrete floors in Suite 240) b. Hallways between private offices and workstation areas – polished concrete c. Private offices/conference rooms – new building standard carpet squares d. Workstation areas – new building standard carpet squares e. Kitchen/breakroom – building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile 1) sized for passengers.  Plumbing to right/west of entry door (for file cabinets) and carpet along walkway into data room areainclude central heating hot water, private office and workstation area in the data room (2) Light Fixtures a. Reception – recessed “can” lights (6) in hard lid ceiling with (3) wall washers on main logo wallcold water, and (3) pendant lights over reception counter sanitary systems with piping main distribution. Additionally, lab waste lines, vents & sample ports in 4 column stacks Tenant to provide branch connection points for future tenant connections.  Mechanical/HVAC: Base building rooftop package units shall be installed with ducting systems stubbed to each floor. Capacity sized for office/lab load typical for San Diego life science R&D facilities. All tenant space VAV’s and above guest seating area per Schedule 1 (the space plan) b. Existing private offices & conference rooms – existing light fixtures to remain, any damaged units other TI equipment to be repaired c. All other areas except Board room hallway provided by tenant.  Electrical to include main building Switchgear (item 4 below4000A 480V) – new building standard Title 24 compliant light fixtures (3) Reception a. Build-in L-shaped reception desk with quartz countertop for distribution to all floors and wood veneer fascia to match board room cabinets plus low, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest of premises with electronic lock ready to be tied into tenant’s access control system (tenant security vendor to provide magnetic lock – GC to prep door and provide electrical for card reader) c. Side door next to reception desk – install electronic lock ready to be tied into access control system (tenant security vendor to provide lock – GC to prep door and provide electrical for card reader) d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” feature b. Recessed “can” light fixtures along hallway (5) Kitchen a. Build-in upper/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build the built-in table/seating as shown (6) Windows a. All exterior windows mechanical support. Distribution to have matching roller shadesseparate house SDGE meter and provisions for multiple SDGE meters for tenant use; Distribution boards shall be located at the main electrical room for the tenant and house system. Provisions for future generator connectivity shall be provided.  Completion of fitness center and cafeteria buildings. -70- HCP, INC. [4930 Director’s Place] [Sorrento Therapeutics, Inc.] b. Window film on private offices 1. Building is without water leaks. 2. Access to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway)elevators or temporary freight elevator. 3. Access to temporary power. 4. Access to the Premises.

Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default as described in Section 19.1 of the Lease, Lease or a default by Tenant under this Tenant Work Letter, has occurred if any default by Tenant under the Lease or this Tenant Work Letter (including, without limitation, any failure by Tenant to fund any portion of the Over-Allowance Amount) occurs at any time on or before the Substantial Completion of the PremisesTenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord pursuant to this the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may, without any liability whatsoever, cause its contractor to cease the cessation of construction of the Premises Tenant Improvements (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 4 of this Tenant Work LetterImprovements and any costs occasioned thereby), and (ii) all other obligations of Landlord under the terms of the Lease and this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of this the Lease. EXHIBIT B -3- Artiva Biotherapeutics• Cherry doors — 3’x8’8” corridor and interior. 20 minute label, Inc. SCHEDULE 1 -1- Artiva Biotherapeutics, Inc. (1) Flooring a. Reception – polished concrete (consistent with concrete floors in Suite 240) b. Hallways between private offices and workstation areas – polished concrete c. Private offices/conference rooms – new stained to match building standard sample • Timely frames — browntone • Interior doors — Schlage D-50; Rxxxxx 626 finish • Hinges — 626 finish • Entrance locks — Schlage mortise set w/deadbolt and lever hardware • Dxxx ceiling grid white 2x4 • Axxxxxxxx 2x4 “second look” • 2x4 parabolic 3 lamp lights • Watt Stopper wall sensors and ceiling sensor • Dxxx Exxxxxx Suprema paint • Designweave carpet squares d. Workstation areas – new • Bxxxx rubber carpet base • Mannington VCT • Cabinets and countertops — Home Depot • Elkay stainless steel sink • Delta single handled faucet • Home Depot garbage disposal To: Re: Office Lease dated ____________, 2007 between MS LPC MALIBU PROPERTY HOLDINGS, LLC, a Delaware limited liability company (“Landlord”), and IXIA, a California corporation (“Tenant”) concerning the entire rentable area (the “Building F Premises”) of the office building standard carpet squares e. Kitchen/breakroom – located at 20000 Xxxx Xxxxxx Xxxx, Xxxxxxxxx, Xxxxxxxxxx (“Building F”), Suite 100 and Suite 105 on the first floor (the “Building A Premises”) of the office building standard luxury vinyl plank f. IT/storage – building standard luxury vinyl tile g. Data room – building standard luxury vinyl tile to right/west of entry door located at 20000 Xxxx Xxxxxx Xxxx, Xxxxxxxxx, Xxxxxxxxxx (for file cabinets“Building A”) and carpet along walkway into data room areaSuite 101 on the first floor (the “Building C Premises”) of the office building located at 20000 Xxxx Xxxxxx Xxxx, private office and workstation area Xxxxxxxxx, Xxxxxxxxxx (“Building C”). Gentlemen: In accordance with the Office Lease (the “Lease”), we wish to advise you and/or confirm as follows: 1. The Lease Term shall commence on or has commenced on for a term of years, ending on . 2. Rent commenced to accrue on , in the data roomamount of per rentable square foot. (2) Light Fixtures a. Reception – recessed “can” lights (6) in hard lid ceiling 3. If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with (3) wall washers on main logo wallthe exception of the final billing, and (3) pendant lights over reception counter and above guest seating area per Schedule 1 (shall be for the space plan) b. Existing private offices & conference rooms – existing light fixtures to remain, any damaged units to be repaired c. All other areas except Board room hallway (item 4 below) – new building standard Title 24 compliant light fixtures (3) Reception a. Build-in L-shaped reception desk with quartz countertop and wood veneer fascia to match board room cabinets plus low, wall length credenza behind reception desk ($15k allowance) b. Matching double herculite doors leading from reception into rest full amount of premises with electronic lock ready to be tied into tenant’s access control system (tenant security vendor to provide magnetic lock – GC to prep door and provide electrical the monthly installment as provided for card reader) c. Side door next to reception desk – install electronic lock ready to be tied into access control system (tenant security vendor to provide lock – GC to prep door and provide electrical for card reader) d. Relocate existing electrical panel into non-descript area that is not noticeable (4) Hallway in front of board room a. Consistent ceiling system – new consistent hard lid matching reception, OK to leave in the “channel” featureLease. b. Recessed “can” light fixtures along hallway4. Your rent checks should be made payable to at . (5) Kitchen. The exact number of rentable square feet within the Premises is . a. Build-in upper/lower cabinets with quartz countertop b. Dishwasher c. Double sink with garbage disposal d. Plumbing for water filter, coffee maker, ice maker e. Outlets for appliances f. No freestanding island or wall seating required, do not build 6. Tenant’s Share as adjusted based upon the built-in table/seating as shown (6) Windows a. All exterior windows to have matching roller shades b. Window film on private offices to be removed selectively (wait for specific removal instructions from Tenant once tenant improvements are underway)exact number of rentable square feet within the Premises is .