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EXHIBIT 10.5
XXXXXXXX PROPERTIES MANAGEMENT, INC.
STANDARD FORM
COMMERCIAL LEASE
In consideration of the covenants herein contained, Xxxxxxxx Properties
Management, Inc., hereinafter called LESSOR, does hereby lease to ANTIGENICS,
L.L.C. (A DE L.L.C.), 000 XXXXX XXXXXX, XXXXX 0000, XXX XXXX, XX 00000
hereinafter called LESSEE, the following described premises, hereinafter called
the leased premises: APPROXIMATELY 30,225 SQUARE FEET AT 00-X XXXXXXXX XXX,
XXXXXX, XX 00000 TO HAVE AND HOLD the leased premises for a term of FIVE (5)
YEARS commencing at noon on AUGUST 15, 1998 and ending at noon on AUGUST 14,
2003 unless sooner terminated as herein provided. LESSOR and LESSEE now covenant
and agree that the following terms and conditions shall govern this lease during
the term hereof and for such further time as LESSEE shall hold the leased
premises.
1. RENT. LESSEE shall pay to LESSOR base rent at the rate of FOUR
HUNDRED TWELVE THOUSAND TWO HUNDRED TEN 412,210 U.S. dollars per year, drawn on
a U.S. bank, payable in advance in monthly installments of $34,350.83 on the
first day in each calendar month in advance, the first monthly payment to be
made upon LESSEE's execution of this lease, including payment in advance of
appropriate fractions of a monthly payment for any portion of a month at the
commencement or end of said lease term. All payments shall be made to LESSOR or
agent at 000 Xxxx Xxxxxxxx Xxxx, Xxxxxx, Xxxxxxxxxxxxx 00000, or at such other
place as LESSOR shall from time to time in writing designate. If the "Cost of
Living" has increased as shown by the Consumer Price Index (Boston,
Massachusetts, all items, all urban consumers), U.S. Bureau of Labor Statistics,
the amount of base rent due during each calendar year of this lease and any
extensions thereof shall be annually adjusted in proportion to any increase in
the Index. All such adjustments shall take place with the rent due on January 1
of each year during the lease term. The base month from which to determine the
amount of each increase in the Index shall be January 1998, which figure shall
be compared with the figure for November 1998, and each November thereafter to
determine the percentage increase (if any) in the base rent to be paid during
the following calendar year. In the event that the Consumer Price Index as
presently computed is discontinued as a measure of "Cost of Living" changes, any
adjustment shall then be made on the basis of a comparable index then in general
use.
2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit in
the amount of SIXTY FIVE THOUSAND (65,000.00) U.S. dollars upon the execution of
this lease by LESSEE, which shall be held as security for LESSEE's performance
as herein provided and refunded to LESSEE without interest at the end of this
lease, subject to LESSEE's satisfactory compliance with the conditions hereof.
LESSEE may not apply the security deposit to payment of the last month's rent.
In the event of any default or breach of this lease by LESSEE, LESSOR may
immediately apply the security deposit first to any unamortized improvements
completed for LESSEE's occupancy, then to offset any outstanding invoice or
other payment due to LESSOR, with the balance applied to outstanding rent. If
all or any portion of the security deposit is applied to cure a default or
breach during the term of the lease, LESSEE shall be responsible for restoring
said deposit forthwith, and failure to do so shall be considered a substantial
default under the lease. LESSEE's failure to remit the full security deposit or
any portion thereof when due shall also constitute a substantial lease default.
Until such time as LESSEE pays the security deposit and first month's rent,
LESSOR may declare this lease null and void for failure of consideration.
3. USE OF PREMISES. LESSEE shall use the leased premises only for the
purpose of OFFICE, PROCESSING, MANUFACTURING AND RELATED RESEARCH AND
DEVELOPMENT ACTIVITIES
4. ADDITIONAL RENT. LESSEE shall pay to LESSOR as additional rent a
proportionate share (based on square footage leased by LESSEE as compared with
the total leaseable footage of the building of which the leased premises are a
part) of any increase in the real estate taxes levied against the land and
building of which the leased premises are a part (hereinafter called the
building), whether such increase is caused by an increase in the tax rate, or
the assessment on the property, or a change in the method of determining real
estate taxes. LESSEE shall make payment within thirty (30) days of written
notice from LESSOR that such increased taxes are payable and any additional rent
shall be prorated should the lease terminate before the end of any tax year. The
base from which to determine the amount of any increase in taxes shall be the
rate and the assessment in effect as of July 1, 1997.
5. UTILITIES.LESSEE shall provide equipment per LESSOR's building
standard specifications to heat the leased premises in season and to cool all
office areas between May 1 and November 1. LESSEE shall pay all charges for
utilities used on the leased premises, including electricity, gas, oil, water
and sewer. LESSEE shall pay the utility provider or LESSOR, as applicable, for
all such utility charges as determined by separate meters serving the leased
premises. LESSEE shall also pay LESSOR a proportionate share of any other fees
and charges relating in any way to utility use at the building. No plumbing,
construction or electrical work of any type shall be done without LESSOR's prior
written approval and LESSEE obtaining the appropriate municipal permit.
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6. COMPLIANCE WITH LAWS. LESSEE acknowledges that no trade,
occupation, activity or work shall be conducted in the leased premises or use
made thereof which may be unlawful, improper, noisy, offensive, or contrary to
any applicable statute, regulation, ordinance or bylaw. LESSEE shall keep all
employees working in the leased premises covered by Worker's Compensation
Insurance and shall obtain any licenses and permits necessary for LESSEE's
occupancy. LESSEE shall be responsible for causing the leased premises and any
alternations by LESSEE which are allowed hereunder to be in full compliance with
any applicable statute, regulation, ordinance or bylaw.
7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of
the leased premises, or of the property of which they are a part, be
substantially damaged by fire or other casualty, or be taken by eminent domain,
LESSOR may elect to terminate this lease. When such fire, casualty or taking
renders the leased premises substantially unsuitable for their intended use, a
just and proportionate abatement of rent shall be made, and LESSEE may elect to
terminate this lease if: (a) LESSOR fails to give written notice within thirty
(30) days of intention to restore the leased premises or (b) LESSOR fails to
restore the leased premises to a condition substantially suitable for their
intended use within ninety (90) days of said fire, casualty or taking. LESSOR
reserves all rights for damages or injury to the leased premises for any taking
by eminent domain, except for damage to LESSEE's property or equipment.
8. FIRE INSURANCE. LESSEE shall not permit any use of the leased
premises which will adversely affect or make voidable any insurance on the
property of which the leased premises are a part, or on the contents of said
property, or which shall be contrary to any law or regulation from time to time
established by the Insurance Services Office (or successor), local Fire
Department, LESSOR's insurer, or any similar body. LESSEE shall on demand
reimburse LESSOR and all other tenants all extra insurance premiums caused by
LESSEE's use of the leased premises. LESSEE shall not vacate the leased premises
or permit same to be unoccupied other than during LESSEE's customary
non-business days or hours.
9. MAINTENANCE OF PREMISES. LESSOR will be responsible for all
structural maintenance of the leased premises and for the normal daytime
maintenance of all space heating and cooling equipment, sprinklers, doors,
locks, plumbing and electric wiring, but specifically excluding damage caused by
the careless, malicious, willful, or negligent acts of LESSEE or others,
chemical, water or corrosion damage from any source, and maintenance of any non
"building standard" leasehold improvements. LESSEE agrees to maintain at its
expense all other aspects of the leased premises in the same condition as they
are at the commencement of the term or as they may be put in during the term of
this lease, normal wear and tear and damage by fire or other casualty only
expected, and whenever necessary, to replace light bulbs, plate glass and other
glass therein, acknowledging that the leased premises are now in good order and
the light bulbs and glass whole. LESSEE will properly control or vent all
solvents degreasers, smoke, odors , etc. and shall not cause the area
surrounding the leased premises to be in anything other than a neat and clean
condition, depositing all waste in appropriate receptacles. LESSEE shall be
solely responsible for any damage to plumbing equipment sanitary lines or any
other portion of the building which results from the discharge or use of any
acid or corrosive substance by LESSEE. LESSEE shall not permit the leased
premises to be overloaded, damaged, stripped or defaced, nor suffer any waste,
and will not keep animals within the leased premises If the leased premises
include any wooden mezzanine type space, the floor capacity of such space is
suitable only for office use, light storage or assembly work. LESSEE will
protect any carpet with plastic or masonite chair pads under any rolling chairs.
Unless heat is provided at LESSOR's expense, LESSEE shall maintain sufficient
heat to prevent freezing of pipes or other damage. Any increase in air
conditioning equipment or electrical capacity or any installation or maintenance
of equipment which is necessitated by some specific aspect of LESSEE's use of
the leased premises shall be LESSEE's sole responsibility at LESSEE's expense
and subject to LESSOR's prior written consent. All maintenance provided by
LESSOR shall be during LESSOR's normal business hours.
10. ALTERATIONS. LESSEE shall not make structural alterations or
additions of any kind to the leased premises, but may make nonstructural
alterations provided LESSOR consents thereto in writing. All such allowed
alterations shall be at LESSEE's expense and shall conform with LESSOR's
construction specifications. If LESSOR or LESSOR's agent provides any services
or maintenance for LESSEE in connection with such alterations or otherwise under
this lease, any just invoice will be promptly paid. LESSEE shall not permit any
mechanics' liens, or similar liens, to remain upon the leased premises in
connection with work of any character performed or claimed to have been
performed at the direction of LESSEE and shall cause any such lien to be
released or removed forthwith without cost to LESSOR. Any alterations or
additions shall become part of the leased premises and the property of LESSOR.
Any alterations completed by LESSOR or LESSEE shall be LESSOR's "building
standard" unless noted otherwise. LESSOR shall have the right at any time to
change the arrangement of parking areas stairs walkways or other common areas of
the building, PROVIDED SUCH CHANGES DO NOT MATERIALLY INTERFERE WITH LESSEE'S
INTENDED USE.
11. ASSIGNMENT OR SUBLEASING. LESSEE shall not assign this lease or
sublet or allow any other firm or individual to occupy the whole or any part of
the leased premises without LESSOR's prior written consent. * Notwithstanding
such assignment or subleasing, LESSEE shall remain liable to LESSOR for the
payment of all rent and for the full performance of the covenants and conditions
of this lease. LESSEE shall pay LESSOR promptly for legal and administrative
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expenses incurred by LESSOR in connection with any consent requested hereunder
by LESSEE. *WHICH SHALL NOT BE UNREASONABLY WITHHELD.
12. SUBORDINATION. This lease shall be subject and subordinate to any
and all mortgages and other instruments in the nature of a mortgage, now or at
any time hereafter, and LESSEE shall, when requested, promptly execute and
deliver such written instruments as shall be necessary to show the subordination
of this lease to said mortgages or other such instruments in the nature of a
mortgage.
13. LESSOR'S ACCESS. LESSOR or agents of LESSOR may at any reasonable
time enter to view the leased premises, to make repairs and alterations as
LESSOR should elect to do for the leased premises, the common areas or any other
portions of the building, to make repairs which LESSEE is required but has
failed to do and to show the leased premises to others.
14. SNOW REMOVAL. The plowing of snow from all roadways and
unobstructed parking areas shall be at the sole expense of LESSOR. The control
of snow and ice on all walkways, steps and loading areas serving the leased
premises and all other areas not readily accessible to plows shall be the sole
responsibility of LESSEE. Notwithstanding the foregoing, however, LESSEE shall
hold LESSOR and OWNER harmless from any and all claims by LESSEE's agents,
representatives, employees, callers or invitees for damage or personal injury
resulting in et way from snow or ice on any area serving the leased premises.
15. ACCESS AND PARKING. LESSEE shall have the right without
additional charge to use parking facilities provided for the leased premises in
common with others entitled to the use thereof. Said parking areas plus any
stairs, corridors, walkways, elevators or other common areas (hereinafter
collectively called the common areas) shall in all cases be considered a part of
the leased premises when they are used by LESSEE or LESSEE's employees, agents,
callers or invitees. LESSEE will not obstruct in any manner any portion of the
building or the walkways or approaches to the building, and will conform to all
rules and regulations now or hereafter made by LESSOR for parking, and for the
care, use, or alteration of the building, its facilities and approaches. LESSEE
further warrants that LESSEE will not permit any employee or visitor to violate
this or any other covenant or obligation of LESSEE. No unattended parking will
be permitted between 7:00 PM and 7:00 AM without LESSOR's prior written approval
and from December 1 through March 31 annually, such parking shall be permitted
only in those areas specifically designated for assigned overnight parking.
Unregistered or disabled vehicles, or storage trailers of any type, may not be
parked at any time. LESSOR may tow, at LESSEE's sole risk and expense, any
misparked vehicle belonging to LESSEE or LESSEE's agents, employees, invitees or
callers, at any time. LESSOR shall not be responsible for providing any security
services for the leased premises.
16. LIABILITY. LESSEE shall be solely responsible as between LESSOR
and LESSEE for deaths or personal injuries to all persons whomsoever occurring
in or on the leased premises (including any common areas that are considered
part of the leased premises hereunder) from whatever cause arising, and damage
to property to whomsoever belonging arising out of the use, control, condition
or occupation of the leased premises by LESSEE; and LESSEE agrees to indemnify
and save harmless LESSOR and OWNERS from any and all liability, including but
not limited to costs, expenses, damages, causes of action, claims, judgments and
attorney's fees caused by or in any way growing out of any matters aforesaid,
except for death, personal injuries or property damage directly resulting from
the sole negligence of LESSOR.
17. INSURANCE. LESSEE will secure and carry at its own expense a
commercial general liability policy insuring LESSEE, LESSOR and OWNER against
any claims based on bodily injury (including death) or property damage arising
out of the condition of the leased premises (including any common areas that are
considered part of the leased premises hereunder) or their use by LESSEE such
policy to insure LESSEE, LESSOR and OWNER against any claim up to One Million
(1,000,000) Dollars in the case of any one accident involving bodily injury
(including death), and up to One Million (1,000,000) Dollars against any claim
for damage to property. LESSOR and OWNER shall be included in each such policy
as additional insureds using ISO FORM CG 20 26 11 85 or some other form approved
by LESSOR. LESSEE will file with LESSOR prior to occupancy certificates and any
applicable riders or endorsements showing that such insurance is in force, and
thereafter will file renewal certificates prior to the expiration of any such
policies. All such insurance certificates shall provide that such policies shall
not be cancelled without at least ten (10) days prior written notice to each
insured. In the event LESSEE shall fail to provide or maintain such insurance at
any time during the term of this lease, then LESSOR may elect to contract for
such insurance at LESSEE's expense.
18. SIGNS. LESSOR authorizes and LESSEE at LESSEE's expense agrees to
erect promptly upon commencement of this lease, signage for the leased premises
in accordance with LESSOR's building standards for style, size, location, etc.
LESSEE shall obtain the prior written consent of LESSOR before erecting any sign
on the leased premises, which consent shall include approval as to size,
wording, design and location. LESSOR may remove and dispose of any sign not
approved, depicted or displayed in conformance with this lease.
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19. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE
has dealt with no broker or third person with respect to this lease, and LESSEE
agrees to indemnify LESSOR against any brokerage claims arising by virtue of
this lease. LESSOR warrants and represents to LESSEE that LESSOR has employed no
exclusive broker or agent in connection with the letting of the leased premises.
20. DEFAULT AND ACCELERATION OF RENT. In the event that: (a) any
assignment for the benefit of the creditors, trust mortgage, receivership or
other insolvency shall be made or instituted with respect to LESSEE or LESSEE's
property; (b) LESSEE shall default in the observance or performance of any
LESSEE's covenants, agreements or obligations hereunder, other than substantial
monetary payments as provided below, and such default shall not be corrected
within ten (10) days after written notice thereof; or (c) LESSEE vacates the
leased premises, then LESSOR shall have the right thereafter while such default
continues and without demand or further notice, to re-enter and take possession
of the leased premises, to declare the term of this lease ended, and to remove
LESSEE's effects, without being guilty of any manner of trespass, and without
prejudice to any remedies which might be otherwise used for arrears of rent or
other default or breach of the lease. If LESSEE shall default in the payment of
the security deposit, rent, taxes, substantial invoice from LESSOR or LESSOR's
agent for goods and/or services or other sum herein specified, and such default
shall continue for ten (10) days after written notice thereof, and, because both
parties agree that nonpayment of said sums when due is a substantial breach of
the lease, and, because the payment of rent in monthly installments is for the
sole benefit and convenience of LESSEE, then in addition to the foregoing
remedies the entire balance of rent which is due hereunder shall become
immediately due and payable as liquidated damages. LESSOR without being under
any obligation to do so and without thereby waiving any default, may remedy same
for the account and at the expense of LESSEE. If LESSOR pays or incurs any
obligations for the payment of money in connection therewith, such sums paid or
obligations incurred plus interest and costs, shall be paid to LESSOR by LESSEE
as additional rent. Any sums received by LESSOR from or on behalf of LESSEE at
any time shall be applied first to any unamortized improvements completed for
LESSEE's occupancy, then to offset any outstanding invoice or other payment due
to LESSOR, with the balance applied to outstanding rent. LESSEE agrees to pay
reasonable attorney's fees and/or administrative costs incurred by LESSOR in
enforcing any or all obligations of LESSEE under this lease at any time. LESSEE
shall pay LESSOR interest at the rate of eighteen (18) percent per annum on any
payment from LESSEE to LESSOR which is past due.
21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased
premises or to the occupancy thereof shall be deemed duly served when left at
the leased premises addressed to LESSEE, or served by constable, or sent to the
leased premises by certified mail, return receipt requested, postage prepaid,
addressed to LESSEE. Any notice from LESSEE to LESSOR relating to the leased
premises or to the occupancy thereof shall be deemed duly served when served by
constable, or delivered to LESSOR by certified mail, return receipt requested,
postage prepaid, addressed to LESSOR at 000 Xxxx Xxxxxxxx Xxxx, Xxxxxx, XX 00000
or at LESSOR's last designated address. No oral notice or representation shall
have any force or effect. Time is of the essence in the service of any notice.
22. OCCUPANCY. In the event that LESSEE takes possession of said
leased premises prior to the start of the lease term, LESSEE will perform and
observe all of LESSEE's covenants from the date upon which LESSEE takes
possession except the obligation for the payment of extra rent for any period of
less than one month. LESSEE shall not remove LESSEE's goods or property from the
leased premises other than in the ordinary and usual course of business, without
having first paid and satisfied LESSOR for all rent which may become due during
the entire term of this lease. In the event that LESSEE continues to occupy or
control all or any part of the leased premises after the agreed termination of
this lease without the written permission of LESSOR, then LESSEE shall be liable
to LESSOR for any and all loss, damages or expenses incurred by LESSOR, and all
other terms of this lease shall continue to apply except that rent shall be due
in fully monthly installments at a rate of one hundred fifty (150) percent of
that which would otherwise be due under this lease, it being understood between
the parties that such extended occupancy is as a tenant at sufferance and is
solely for the benefit and convenience of LESSEE and as such has greater rental
value. LESSEE's control or occupancy of all or any part of the leased premises
beyond noon on the last day of any monthly rental period shall constitute
LESSEE's occupancy for an entire month and increased rent as provided in this
section shall be due and payable immediately in advance. LESSOR's acceptance of
any payments from LESSEE during such extended occupancy shall not alter LESSEE's
status as a tenant at sufferance.
23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution
against fire and agrees to provide and maintain approved, labeled fire
extinguishers, emergency lighting equipment, and exit signs and complete any
other modifications within the leased premises as required or recommended by the
Insurance Services Office (or successor organization), OSHA, the local Fire
Department, or any similar body.
24. OUTSIDE AREA. Any goods, equipment, or things of any type or
description held or stored in any common area without LESSOR's prior written
consents shall be deemed, abandoned and may be removed by LESSOR at LESSEE's
expense without notice. LESSEE shall maintain a building standard size dumpster
in a location approved by LESSOR, which dumpster shall be provided and serviced
at LESSEE's expense by whichever disposal firm may from time to time be
designated by LESSOR. Alternatively, if a shared dumpster or compactor is
provided by LESSOR, LESSEE shall pay its proportionate share of any costs
associated therewith.
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25. ENVIRONMENT. LESSEE will so conduct and operate the leased
premises as not to interfere in any with the use and enjoyment of other portions
of the same or neighboring buildings by others by reason of odors, smoke,
exhaust, smells, noise, pets, accumulation or garbage or trash, vermin or other
pests, or otherwise, and will at its expense employ a professional pest control
service if necessary. LESSEE agrees to maintain efficient and effective devices
for preventing damage to heating equipment from solvents, degreasers, cutting
oils, propellants, etc. which may be present at the lease premises. No hazardous
materials or wastes shall be stored, disposed of, or allowed to remain at the
leased premises at any time, and LESSEE shall be solely responsible for any and
all corrosion or other damage associated with the use, storage and/or disposal
of same by LESSEE.
26. RESPONSIBILITY. Neither, LESSOR nor OWNER shall be held liable to
anyone for loss or damage caused in any way by the use, leakage, seepage or
escape of water from any source, or for the cessation of any service rendered
customarily to said premises or buildings, or agreed to by the terms of this
lease, due to any accident, the making of repairs, alterations or improvements,
labor difficulties, weather conditions, mechanical breakdown, trouble or
scarcity in obtaining fuel, electricity, service or supplies from the sources
from which they are usually obtained for said building, or any cause beyond
LESSOR's immediate control.
27. SURRENDER. LESSEE shall at the termination of this lease remove
all of LESSEE's goods and effects from the leased premises. LESSEE shall deliver
to LESSOR the leased premises and all keys and locks thereto, all fixtures and
equipment connected therewith, and all alterations, additions and improvements
made to or upon the leased premises, whether completed by LESSEE, LESSOR or
others, including but not limited to any offices, partitions, window blinds,
floor coverings (including computer floors), plumbing and plumbing fixtures, air
conditioning equipment and ductwork of any type, exhaust fans or heaters, water
coolers, burglar alarms, telephone wiring, telephone equipment, air or gas
distribution piping, compressors, overhead cranes, hoists, trolleys or
conveyors, counters, shelving or signs attached to walls or floors, all
electrical work, including but not limited to lighting fixtures of any type,
wiring, conduit, EMT, transformers, distribution panels, bus ducts, raceways,
outlets and disconnects, and furnishings or equipment which have been bolted,
welded, nailed, screwed, glued or otherwise attached to any wall, floor,
ceiling, roof, pavement or ground, or which have been directly wired to any
portion of the electrical system or which have been plumbed to the water supply,
drainage or venting systems serving the leased premises. LESSEE shall deliver
the leased premises sanitized from any chemicals or other contaminants, and
broom clean and in the same condition as they were at the commencement of this
lease or any prior lease between the parties of the leased premises, or as they
were modified during said term with LESSOR's written consent, reasonable wear
and tear and damage by fire or other casualty only excepted. In the event of
LESSEE's failure to remove any of LESSEE's property from the leased premises
upon termination of the lease, LESSOR is hereby authorized, without liability to
LESSEE for loss or damage thereto, and at the sole risk of LESSEE, to remove and
store any such property at LESSEE'S expense, or to retain same under LESSOR's
control, or to sell at public or private sale without notice, any or all of the
property not so removed and to apply the net proceeds of such sale to the
payment of any sum due hereunder, or to destroy such abandoned property. I no
case shall the leased premises be deemed surrendered to LESSOR until the
termination date provided herein or such other date as may be specified in a
written agreement between the parties, notwithstanding the delivery of any keys
to LESSOR.
28. GENERAL. (a) The invalidity or unenforceability of any provision
of this lease shall not affect or render invalid or unenforceable any other
provision hereof (b) The obligations of this lease shall run with the land, and
this lease shall be binding upon and inure to the benefit of the parties hereto
and their respective successors and assigns, except that LESSOR and OWNER shall
be liable only for obligations occurring while lessor, owner, or master lessee
of the premises. (c) Any action or proceeding arising out of the subject matter
of this lease shall be brought by LESSEE within one year after the cause of
action has occurred and only in a court of the Commonwealth of Massachusetts.
(d) If LESSOR is acting under or as agent for any trust or corporation, the
obligations of LESSOR shall be binding upon the trust or corporation, but not
upon any trustee, officer, director, shareholder, or beneficiary of the trust or
corporation individually. (e) If LESSOR is not the owner (OWNER) of the lease
premises, LESSOR represents that said OWNER has agreed to be bound by the terms
of this lease unless LESSEE is in default hereof. (f) This lease is made and
delivered in the Commonwealth of Massachusetts, and shall be interpreted,
construed and enforced in accordance with the laws thereof. (g) This lease was
the result of negotiations between the parties of equal bargaining strength, and
when executed by both parties shall constitute the entire agreement between the
parties, superseding all prior oral and written agreements. (h) Notwithstanding
any other statements herein, LESSOR makes no warranty, express or implied,
concerning the suitability of the leased premises for LESSOR's intended use. (i)
LESSEE agrees that if LESSOR does not deliver possession of the leased premises
as herein provided for any reason, LESSOR shall not be liable for any damages to
LESSEE for such failure, but LESSOR agrees to use reasonable efforts to deliver
possession to LESSEE at the earliest possible date. A proportionate abatement of
rent, excluding the cost of any amortized improvements to the leased premises,
for such time as LESSEE may be deprived of possession of the leased premises,
except where a delay in delivery is caused in any way by LESSEE, shall be
LESSEE's sole remedy. (j) Neither the submission of this lease form, nor the
prospective acceptance of the security deposit and/or rent shall constitute a
reservation of or option for the leased premises, or an offer to lease, it being
expressly understood and agreed that this lease shall not bind either party in
any manner whatsoever until it has been executed by both parties. (k) LESSEE
shall not be entitled to exercise any option contained herein if LESSEE is at
that time in default of any terms or conditions hereof. ((l) Except as otherwise
provided herein, LESSOR, OWNER and LESSEE shall not be liable for any special,
incidental, indirect or consequential damages, including but not limited to lost
profits or loss of
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business, arising out of or in any manner connected with performance or
nonperformance under this lease, even if any party has knowledge of the
possibility of such damages. (m) The headings in this lease are for convenience
only and shall not be considered part of the terms hereof. (n) No endorsement by
LESSEE on any check shall bind LESSOR in any way. (o) LESSOR and LESSEE hereby
waive any and all rights to a jury trial in any proceeding in any way arising
out of this lease.
29. [THIS PARAGRAPH SHALL NOT APPLY]
30. WAIVERS, ETC. No consent or waiver, express or implied, by
LESSOR, to or of any breach of any covenant, condition or duty of LESSEE shall
be construed as a consent or waiver to or of any other breach of the same or any
other covenant, condition or duty. If LESSEE is several persons, several
corporations or partnerships, LESSEE's obligations are joint or partnership and
also several. Unless repugnant to the context, "LESSOR" and `LESSEE" mean the
person or persons, natural or corporate, named above as LESSOR and LESSEE
respectively, and their respective heirs, executors, administrators, successors
and assigns.
31. AUTOMATIC FIVE-YEAR EXTENSIONS. This lease, including all terms,
conditions, escalations, etc. shall be automatically extended for additional
successive periods of five (5) years each unless LESSOR or LESSEE shall serve
written notice, either party to the other, of either party's desire not to so
extend the lease. The time for serving such written notice shall be not more
than twelve (12) months or less than six (6) months prior to the expiration of
the then current lease period. Time is of the essence.
32. ADDITIONAL PROVISIONS. (Continued on attached rider(s) if
necessary.)
- See Attached Rider.
IN WITNESS WHEREOF, LESSOR AND LESSEE have hereunto set their hands
and common seals and intend to be legally bound hereby this 29th day of May,
1998.
LESSOR: XXXXXXXX PROPERTIES MANAGEMENT, INC. LESSEE: ANTIGENICS, L.L.C.
By: /s/ X.X. Xxxxxxxx By: /s/ Xxxx Xxxxx
------------------------------ ----------------------------
XXXX XXXXX
6
7
XXXXXXXX PROPERTIES MANAGEMENT, INC.
STANDARD FORM
RIDER TO LEASE
The following additional provisions are incorporated into and made a part of the
attached lease:
A. The attached lease and the additional provisions of this Rider are
subject to LESSEE and LESSOR reaching mutual agreement on a plan for
construction and on the amount of modifications to be funded by
LESSOR and amortized and paid for by LESSEE over the term of the
lease. LESSEE shall use its best efforts to deliver to Lessor a plan
within two weeks after full execution of the lease.
X. XXXXXX, at LESSOR's cost, shall construct standard office space
according to said plan before or about the time LESSEE takes
possession of the leased premises. Said space shall be air
conditioned, carpeted and completed with painted drywall partitions,
acoustical tile ceilings, recessed lighting, chrome pendent fire
protection sprinklers, and 110V convenience electrical wall outlets
at regular intervals.
X. XXXXXX, if requested to do so by LESSEE and at LESSEE's sole expense,
shall make modifications necessitated by LESSEE's use of the leased
premises according to said plan. These alterations shall be
considered "nonbuilding standard" for maintenance purposes pursuant
to Section 9 of the lease. At LESSEE's request, the charges for
certain modifications agreed to in advance and completed by LESSOR or
Lessor's agents may be incorporated into the lease by separate
amendment to be attached hereto. The cost shall be amortized into the
rent, based on a level payment structure, over a 60 month period
using a 10.5% annual interest rate, and shall be paid monthly by
LESSEE together with the monthly rental payment.
D If LESSOR should make any modifications and amortize the cost thereof
under the preceding paragraph, then LESSEE shall provide LESSOR with
an additional security deposit equal to two (2) payments of the
monthly amortized cost.
E. * The leased premises consists of approximately 20,797 square feet of
ground level space and approximately 9,428 square feet of mezzanine
level office space.
F. * With reference to Section 25 above, no hazardous materials or
hazardous wastes shall be used, processed, stored, or disposed of in
any manner or form within the leased premises or any extension
thereof in violation of any applicable local, state, or federal law,
rule or regulation. LESSEE shall be solely responsible for and shall
indemnify and hold LESSOR harmless from any and all liability, damage
or personal injury associated with any use, processing, storage, or
disposal of such materials.
G. * As of the termination date of this lease, LESSEE, at LESSEE's sole
expense, shall return the leased premises free from any and all
hazardous materials, hazardous wastes, biological, radiological,
chemical or other contamination or any other materials that are in
any way harmful to anyone, and shall be solely responsible for
remedying any and all damage, removing any and all contamination, and
properly disposing of any hazardous materials, hazardous wastes and
contamination. In addition, LESSEE, at LESSEE's sole expense, shall
engage an independent and accredited industrial hygiene consultant to
certify that as of the termination date of this lease, the entire
leased premises and any extension thereof utilized in any way by
LESSEE is free from any biological, radiological, chemical or other
contamination and is in no way damaged as a result of LESSEE's use of
the premises. Said certification shall also specify that the premises
are then fully suitable for unrestricted, unconditional future use
and occupation by others. Time is of the essence.
H. * The maximum cumulative Cost of Living increase during the initial
term of the lease (only) shall not exceed an average of 7% per
calendar year.
I. * LESSEE shall have the right to assign this lease or sublet the
leased premises to an affiliated corporation, namely a corporation in
which LESSEE owns at least a 50 percent interest, a corporation which
owns at least a 50 percent interest in LESSEE, a corporation which is
under common control with LESSEE, a corporation with which LESSEE
merges, or a corporation which is formed as a result of a merger or
consolidation involving LESSEE, without further consent from LESSOR,
provided LESSEE serves LESSOR with prior written notice to that
effect. The provisions of Section 11 shall govern said assignment in
all other respects.
J. * LESSEE acknowledges and agrees that the leased premises may not be
substantially completed as of the commencement date of the lease.
Notwithstanding this delay in delivery of possession, LESSEE's
obligation to pay monthly rent shall commence as of the commencement
date of the lease without any abatement.
7
8
K. * In the event that LESSOR is unable to obtain a building permit for
the modifications at the leased premises for the purposes set forth
in Section 3 above, LESSOR shall have the right, at its sole expense,
to appeal any such decision. If LESSOR declines to prosecute said
appeal or if any such decision is upheld after all applicable appeals
have been exhausted, then LESSEE may cancel this lease by serving
LESSOR with 30 days prior written notice to that effect, and neither
party shall have any further obligation to the other. Cancellation of
the lease shall be LESSEE's exclusive remedy for any failure by
LESSOR to obtain a building permit or otherwise in connection with
this paragraph.
X. XXXXXX will use reasonable efforts to substantially complete, except
for punch list items, the modifications to the leased premises
described in Paragraph B above eight (8) weeks following full
execution of this lease, payment in full of the first month's rent
and security deposits under Section 2 and Paragraph D above, approval
of all final plans and specifications and, if applicable, full
execution of the lease amendment referred to in Paragraph C above.
LESSOR: XXXXXXXX PROPERTIES MANAGEMENT, INC. LESSEE: ANTIGENICS, L.L.C.
By: /s/ X.X. Xxxxxxxx By: /s/ Xxxx Xxxxx
------------------------------------- ---------------------------
Xxxx Xxxxx
Date: 5/29/98
-----------------------------------
8
9
XXXXXXXX PROPERTY MANAGEMENT, INC.
STANDARD FORM
AMENDMENT TO LEASE #1
In connection with a lease currently in effect between the parties at
00-X Xxxxxxxx Xxx, Xxxxxx, Xxxxxxxxxxxxx, executed on May 29, 1998 and
terminating August 14, 2003 and in consideration of the mutual benefits to be
derived herefrom, Xxxxxxxx Properties Management, Inc., LESSOR, and Antigenics,
L.L.C. LESSEE, hereby agree to amend said lease as follows:
1. Notwithstanding the provisions of Section 27 of the lease, LESSOR hereby
authorizes LESSEE to remove (1) certain fixtures, equipment and other
personal property supplied and installed by LESSEE, including without
limitation all those items set forth in Exhibit A attached hereto, and
(2) such additional fixtures, equipment and other personal property that
are hereafter supplied and installed by LESSEE, if LESSEE has
satisfactorily complied with all other conditions of this lease and
completes said removal on a timely basis prior to the end of the lease
term. In the event LESSEE removes any key components of a building
system as provided in this amendment, LESSEE shall remove the entire
system including without limitation associated piping, conduit,
ductwork, and wiring, except as otherwise excluded in Section 2 below.
Time is of the essence.
2. Notwithstanding the preceding paragraph and Exhibit A, LESSEE shall
specifically not disturb or remove any of the following items: all
components of the electrical and natural gas systems, except LESSEE may
remove one 500 kW standby generator and replace it with a fully
operational 100 kW standby generator; all underground, sanitary and
potable water plumbing and anything else below the surface of the
concrete floor or the exterior ground; all bathroom fixtures; the 4"
water meter, all backflow preventers; and all fire suppression,
detection or annunciation system(s), except LESSEE may remove fire
extinguishers supplied and installed by LESSEE.
3. In consideration of LESSOR's consent to removal of the foregoing items,
the parties agree that the rent shall be increased as provided for below
during the initial term of the lease and any extension terms.
4. The parties acknowledge and agree that a rent credit was incorporated
into the annual base rent in Section 1 of the lease in consideration of
LESSOR not being required to complete, at a cost incorporated into the
base rent, certain building standard modifications that LESSOR would
typically do. LESSEE acknowledges and agrees that this rent credit was a
just and sufficient amount, and LESSEE waives any and all claims that it
may now have or may ever have arising in any way out of the amount of
said credit.
All other terms, conditions and covenants of the present lease shall
continue to apply, except that adjusted base rent shall be increased $30,000.00
annually, from a total of $412,210.00 to a new annual total of $442,210.00 or
$36,850.83 per month. Annual base rent for purposes of computing any future
escalations thereon shall be $442,210.00. This amendment
9
10
shall be effective August 15, 1998 and shall continue through the balance of the
lease and any extensions thereof unless further modified by with amendment(s).
In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common
seals this 10th day of December, 1998.
LESSOR: XXXXXXXX PROPERTIES LESSEE: ANTIGENICS, L.L.C.
MANAGEMENT, INC.
By: /s/ Xxxxxxx Xxxxxxxx By: /s/ Xxxx Xxxxx
-------------------------------- -------------------------------
Executive Vice President Xxxx Xxxxx
10
11
EXHIBIT A
ANTIGENICS REMOVABLE EQUIPMENT LIST
STRUCTURAL STEEL (Structural steel is defined as the structural steel holding
and supporting the non-building standard air handling equipment. It does not
include the steel that is part of the structural integrity of the building.)
DOORS AND HARDWARE
Security Hardware
Electromagnetic Locks
Quarantine Doors (qty =4)
ACOUSTICAL CALLINGS
Clean Room
Washable Metal Face
ACCESSORIES
Pass-thrus
Fire Extinguisher Cabinets
Bumper & Corner Guards
Window Treatments
Lockers
Darkroom Door
CASEWORK
Cabinets, counters, tables, fume hoods, plumbing fixtures, except as
otherwise excluded in Amendment to Lease #1, shelving, eyewashes,
BSC*
COLD ROOMS (incl. Evap and condensers)
PLUMBING SYSTEM
Major Equipment
S.S. Sinks in Gown Degown
11
12
Potable Water Heater (qty = 1 of 2 only)
Gas-Fired nonpotable Water Heater (qty = 1)
pH Neutralization System(above ground components only)
Eye & Shower Washes
Mixing Valves for Tempered water
Quenches
Non Potable System**
Tempered Water System**
Acid Waste System** (above ground components only)
PROCESS SYSTEM**
Major Equipment
See attached equipment list
See attached instrument list
RODI Water System**
WFI System**
Clean Steam System**
Compressed Air System**
Chilled Water (to Plate Chillers) System**
Chilled water (to other than Plate Chiller) System**
Vacuum System**
Plant Steam System**
Medical Gas (N2, 02, C02) System**
Instrumental & Controls System**
HVAC SYSTEM
Major Equipment
12
13
Air Handling Units (qty=3)
Exhaust and Supply Fans (qty =28)
Hot Water Rehost Calls (qty = 43)
Expansion Tank
Electric Humidifiers (qty =6)
Atomizing Humidifiers (qty = 2)
Hot Water Boilers (qty =2)
Hot Water Pumps (qty = 2)
Electric Unit Heaters (qty =2)
Hot Water Unit Heaters(qty = 8)
See attached instrument list
HEPA Filters
Dampers (fire, smoke, control)
Registers, Grills, & Diffusers
Air Compressor for Atomizing Humidifier
DDC Control Panel for BMS
Air Distribution System**
Hot Water System**
Building Management System**
MISCELLANEOUS SYSTEMS
Telephone/ Data System**
Environmental Data Acquilation system**
Security System**
* All equipment listed in the attached Equipment List and Instrument
list shall be considered appended to this list.
13
14
** All piping, ductwork, and miscellaneous components installed in the
system which are not specifically identified, shall be considered part of the
system.
14
15
Antigenics LLC
00 Xxxxxxxx Xxx
Xxxxxx, XX
Lease Rider Schedule
October 1998
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 6' 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR
------------------------------------------------------------------------------------------------------------------------------------
BSC 4' 1 Nuaire NU 425-600 Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC 4' 1 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Cyro Safe 1 Cyro Safe SBA2
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Sorvall RT7
------------------------------------------------------------------------------------------------------------------------------------
10 Liter Bio-Reactor 1 X. Xxxxx Biostat B Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
3 Stacked Incubator (115v) 1 Belco 7728-09005 Yes
------------------------------------------------------------------------------------------------------------------------------------
Shelves 4 Belco 7728-40035 Yes
------------------------------------------------------------------------------------------------------------------------------------
9 Deck Roller Apparatus 1 Belco 7630-06509 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerated Incubator -ldoor-3 1 Belco 7728-01005 Yes
------------------------------------------------------------------------------------------------------------------------------------
Microscope 1 l Olympus CK2
------------------------------------------------------------------------------------------------------------------------------------
1 Inverted Microscope 1 Olympus CH3ORF 100
------------------------------------------------------------------------------------------------------------------------------------
Water Bath 1 Precision 180
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Sorvall RC5C Plus
------------------------------------------------------------------------------------------------------------------------------------
B5C-6' 1 Nuaire NU 425-600 Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC-4' 2 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Xxxxxxx GPR 349702
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Xxxxxxx Avanti J-20
------------------------------------------------------------------------------------------------------------------------------------
15
16
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 1 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
Microscope Inverted 1 Nikon TMS TMS 212168
------------------------------------------------------------------------------------------------------------------------------------
Microscope Inverted 1 Nikon TMS TMS 212168
------------------------------------------------------------------------------------------------------------------------------------
Microscope 1 Olympus CH3ORF100
------------------------------------------------------------------------------------------------------------------------------------
Water Bath - Recirculating 1 VWR 1112
------------------------------------------------------------------------------------------------------------------------------------
Water Bath 1 Precision 180
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubators - 2' - C02 1 Forma Scient. 3250 Yes
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubators 2' C02 1 Nuaire NU-2700 Yes
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubators - 2' - C02 1 Forma Scient. 3250 Yes
------------------------------------------------------------------------------------------------------------------------------------
9 Deck Roller Apparatus 1 Belco 7630-06509 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerated Incubator -1door-3' 1 Belco 7728-01005 Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC -6' 1 Xxxxx XX-600 Yes
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 6' 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Xxxxxxx Avanti J-20
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Xxxxxxx Xxxxxx #6 366802
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator 4 degree 1 VWR R421G
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 1 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
Cold Box 1 Lab. Research Products, CHR-47
------------------------------------------------------------------------------------------------------------------------------------
Elect. Power Supply 2 VWR 135
------------------------------------------------------------------------------------------------------------------------------------
Elect. Workstations 2 BioRad Mini Transbiot I Mini
Pro 2
------------------------------------------------------------------------------------------------------------------------------------
UV Spectrophotometer 1 Xxxxxxx DU 640
------------------------------------------------------------------------------------------------------------------------------------
Milliflex- 100 Pump 2 Xxxxxx Mallow 302 S/RL
------------------------------------------------------------------------------------------------------------------------------------
Bio Cad 1 PE Biosystems 700 E
------------------------------------------------------------------------------------------------------------------------------------
Analytical HPLC 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
16
17
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Mass Spec 1 PE Biosystems Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC - 4' 1 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (VENTILATED) 4 Lab Products 59005 Yes
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (VENTILATED) 3 Lab Products 59005 Yes
------------------------------------------------------------------------------------------------------------------------------------
Polycarb Hi Temp Rat Cages 200 @ 10/lot Allentown PC1O198HT Yes
------------------------------------------------------------------------------------------------------------------------------------
Rat Wire Lids 200 @ 10/lot Allentown WRL 1O19RMB Yes
------------------------------------------------------------------------------------------------------------------------------------
3 x 5 Hanging Card Holders 500 Allentown HH35MB Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC- 4' 1 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (VENTILATED) 2 Lab Products 59006 Yes
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (VENTILATED) 2 Lab Products 59006 Yes
------------------------------------------------------------------------------------------------------------------------------------
Polycarb Hi/Temp Mouse 200 @ 00/xxx Xxxxxxxxx XX0000XX
------------------------------------------------------------------------------------------------------------------------------------
Mouse Wire Bar Lid 200 @ 00/xxx Xxxxxxxxx XXXX00000XX
------------------------------------------------------------------------------------------------------------------------------------
XXX-0 0 Xxxxx XX-000 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 Frigidare FPES19TP
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Beckman GPR 349702
------------------------------------------------------------------------------------------------------------------------------------
Microscope 1 Olympus CH3O
------------------------------------------------------------------------------------------------------------------------------------
Drug Cabinet 1 Standard Standard Yes
------------------------------------------------------------------------------------------------------------------------------------
Freezer - 20 1 VWR U202OG
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (NV) (MOUSE) 2 Allentown IPC7115URT30 (98 Mice Yes
each)
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (nv) (G-Pig)* 2 Allentown IPC1019SURT30 (30 Yes
G-pig each)
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (nv) (G-pig)* 8 Allentown IPCIO198URT3O (30 Yes
G-pig each)
------------------------------------------------------------------------------------------------------------------------------------
Change-over cages 100 Allentown PC 1098 RTG (high Yes
temp)
------------------------------------------------------------------------------------------------------------------------------------
Wire Racks 11 Yes
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 3 Xxxxxx EL-21V-85 Ultra Low
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 3 Xxxxxx EL-21V-85 Ultra Low
------------------------------------------------------------------------------------------------------------------------------------
17
18
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 3 Xxxxxx EL-21V-85 Ultra Low
------------------------------------------------------------------------------------------------------------------------------------
____ Room Box/Freezer 1
------------------------------------------------------------------------------------------------------------------------------------
Wire Racks 4
------------------------------------------------------------------------------------------------------------------------------------
Cold Room Box 1
------------------------------------------------------------------------------------------------------------------------------------
Wire Racks 4
------------------------------------------------------------------------------------------------------------------------------------
Xxxxxxxxxx 0 XX Xxxxxxx 000-00 S# 2065 Yes
------------------------------------------------------------------------------------------------------------------------------------
Autoclave GMP 1 Getinge Yes
------------------------------------------------------------------------------------------------------------------------------------
Glasswasher 2 Lancer Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC -6' 2 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 6' 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Beckman BK362114
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Sorvall RC5C Plus
------------------------------------------------------------------------------------------------------------------------------------
Ultra Centrifuge 1 Sorvall DISC 90
------------------------------------------------------------------------------------------------------------------------------------
Fac Scan Machine 1 Becton Xxxxxxxxx Fac Scan
------------------------------------------------------------------------------------------------------------------------------------
Cold Box 1 Lab Research Products, CHR 147
Inc.
------------------------------------------------------------------------------------------------------------------------------------
HPLC 1 ?
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 Whirlpool E+20+K
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 1 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Freezer-20 1 Xxxxxx
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator 4 degree 1 VWR R421 G
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubator 1 Forma Scient. 3250
------------------------------------------------------------------------------------------------------------------------------------
Water Bath 1 Precision 180
------------------------------------------------------------------------------------------------------------------------------------
Shaker 1 New Brunswick Innova 4000
------------------------------------------------------------------------------------------------------------------------------------
Elect. Power Supply 1 Pharmacia ECPS-3000/150
------------------------------------------------------------------------------------------------------------------------------------
Elect. Workstations 1 BioRaD N/A
------------------------------------------------------------------------------------------------------------------------------------
Trilux Benchtop Radioactivity 1 EG & G Wallac 1450 MicroBeta Trilux
------------------------------------------------------------------------------------------------------------------------------------
18
19
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Elisa Plate Washer 1 Biorad ?
------------------------------------------------------------------------------------------------------------------------------------
Elisa Plate Reader 1 Biorad Benchmark
------------------------------------------------------------------------------------------------------------------------------------
Tabletop Centrifuge (Refrigerated) 1 Savant ?
------------------------------------------------------------------------------------------------------------------------------------
Microcentrifuge 1 Eppendorf ?
------------------------------------------------------------------------------------------------------------------------------------
Computer for Trilux 1
------------------------------------------------------------------------------------------------------------------------------------
Microscope 1 Zeiss 40967 9799521531
------------------------------------------------------------------------------------------------------------------------------------
BSC -6' 2 Nuaire Yes
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 4' 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Sorvall RC5C Plus
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Beckman Avanti J-20
------------------------------------------------------------------------------------------------------------------------------------
Ultra Centrifuge 1 Sorvall Disc 90
------------------------------------------------------------------------------------------------------------------------------------
Ultra Centrifuge 1 Beckman LE 80K
------------------------------------------------------------------------------------------------------------------------------------
Cold Box 1 Lab. Research Inc. CHR-47
------------------------------------------------------------------------------------------------------------------------------------
Freezer -80 1 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 Magic Chef RB-212P
------------------------------------------------------------------------------------------------------------------------------------
Microscopes 1 Meiji
------------------------------------------------------------------------------------------------------------------------------------
Microscopes 1 Olympus
------------------------------------------------------------------------------------------------------------------------------------
UV Spectrophotometer 1 1 Beckman DU 640
------------------------------------------------------------------------------------------------------------------------------------
Milliflex - 100 Pump 2 Xxxxxx Xxxxxx 101U/R
------------------------------------------------------------------------------------------------------------------------------------
Milliflex - 100 Pump 1 Master Flex 7523-20
------------------------------------------------------------------------------------------------------------------------------------
Milliflex - 100 Pump 1 Master Flex 7523-20
------------------------------------------------------------------------------------------------------------------------------------
HPLC 1 BIOSEPRA 700504 PROSYS
------------------------------------------------------------------------------------------------------------------------------------
Cold Plate for BSC 2 Polar Tap, Inc. PT-MED PROTOTYPE
------------------------------------------------------------------------------------------------------------------------------------
Elect. Power Supply 4 BioRad 200
------------------------------------------------------------------------------------------------------------------------------------
Elect. Workstations 4 BioRad Mini Transblott Mini
Pro 2
------------------------------------------------------------------------------------------------------------------------------------
Fluorescent UV Plate Reader 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
BSC - 6' 1 Nuaire Yes
------------------------------------------------------------------------------------------------------------------------------------
19
20
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Pass Thru Autoclave nGMP 1 Consolidated SR-24EMCB Yes
------------------------------------------------------------------------------------------------------------------------------------
Autoclave GMP - 1 door 1 Getinge GE6915AR-1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Glasswasher 1 Lancer 1400SS PRO Yes
------------------------------------------------------------------------------------------------------------------------------------
Depyrogenation Oven 1 Xxxxxxxxx L34HW2 Yes
------------------------------------------------------------------------------------------------------------------------------------
Canopy Hood with Curtain 1 ? ? Yes
------------------------------------------------------------------------------------------------------------------------------------
Top Loading Balance 1 VWR PB302
------------------------------------------------------------------------------------------------------------------------------------
BSC - 4' 1 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Ultra Centrifuge 1 Beckman LE-80K
------------------------------------------------------------------------------------------------------------------------------------
10 Liter Bio-Reactor 1 X. Xxxxx Biostat B
------------------------------------------------------------------------------------------------------------------------------------
50 Liter Bio-Reactor 1 X. Xxxxx Biostat D Yes
------------------------------------------------------------------------------------------------------------------------------------
Inverted Microscopes 1 Olympus CK2
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
Cyro Safe 1 Cyro Safe SBA2
------------------------------------------------------------------------------------------------------------------------------------
9 Deck Roller Apparatus 1 Belco 7630-06509
------------------------------------------------------------------------------------------------------------------------------------
Refrigerated Incubator -ldoor-3' 1 Belco 7728-01005
------------------------------------------------------------------------------------------------------------------------------------
Water Bath 1 Precision 180
------------------------------------------------------------------------------------------------------------------------------------
Sonicator 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Table Top Centrifuge 1 Beckman ?
------------------------------------------------------------------------------------------------------------------------------------
10 Liter Bioreactor Vessel & Probes 1 Xxxxx ? Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC - 4' (EXHAUSTED) 1 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 4' 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrig/Freezer 1 VWR 415G Yes
------------------------------------------------------------------------------------------------------------------------------------
Lucite Box Hoods 3 Yes
------------------------------------------------------------------------------------------------------------------------------------
Halogen Lights 3 VWR Yes
------------------------------------------------------------------------------------------------------------------------------------
Bottle Washer 1 Hoplab 1021 Yes
------------------------------------------------------------------------------------------------------------------------------------
Rack Washer 1 Basil RW4600 Yes
------------------------------------------------------------------------------------------------------------------------------------
Cage Wash Racks 1 Allentown CWRO8 Yes
------------------------------------------------------------------------------------------------------------------------------------
20
21
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
Autoclave nGMP 1 Consolidated SR-24 DMCV Yes
------------------------------------------------------------------------------------------------------------------------------------
Autologous Mouse Racks 2 Allentown IPC7115URT98 (98 Mice Yes
each)
------------------------------------------------------------------------------------------------------------------------------------
Toxicology G-pig Racks 3 Allentown IPCIO198URT30 (30 Yes
G-pig each)
------------------------------------------------------------------------------------------------------------------------------------
ID Mouse 1 Lab Products 59006 Yes
------------------------------------------------------------------------------------------------------------------------------------
Wire Racks 4 Metro Yes
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (nv)(MOUSE)* 2 Allentown IPC7115URT98 (98 Mice Yes
each)
------------------------------------------------------------------------------------------------------------------------------------
Animal Racks (nv) (MOUSE)* 3 Allentown IPC7115URT98 (98 Mice Yes
each)
------------------------------------------------------------------------------------------------------------------------------------
Change over Cages 180 @ 00/Xxx Xxxxxxxxx XX0000XXX Yes
------------------------------------------------------------------------------------------------------------------------------------
Change over Cages 220 @ 00/Xxx Xxxxxxxxx XX0000XXX Yes
------------------------------------------------------------------------------------------------------------------------------------
XXX-0 0 Xxxxx XX-000 Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC -6 2 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Fume Hood - 6'* 1 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator 4 degree 1 VWR R421G
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 1 Xxxxxx EL21V-85
------------------------------------------------------------------------------------------------------------------------------------
Freezer-20 1 VWR U2O2OG
------------------------------------------------------------------------------------------------------------------------------------
Elect. Power Supply 2 BioRad ?
------------------------------------------------------------------------------------------------------------------------------------
Elect. Workstations 2 BioRad ?
------------------------------------------------------------------------------------------------------------------------------------
Digital Camera 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
UV Spectrophotometer 1 Beckman DU640
------------------------------------------------------------------------------------------------------------------------------------
Total Organic Computer 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Milliflex - 100 Pump 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
LAL 5000 & Computer 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubactor 2 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Stacked Incubactor 2 ? ?
------------------------------------------------------------------------------------------------------------------------------------
SMA Viable Particle Counter tpump 1 VAI SMA-CC-2
------------------------------------------------------------------------------------------------------------------------------------
21
22
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
SMA Viable Particle Counter 1 VAI SMA-CC-1
------------------------------------------------------------------------------------------------------------------------------------
Extra SMA counters 3 VAI ?
------------------------------------------------------------------------------------------------------------------------------------
Viable Particle Counter 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Particle Counter 1 Met One ?
------------------------------------------------------------------------------------------------------------------------------------
Sensor 2 Pump (Bioburden) 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
HPLC 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Microscope 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
IR 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
GC 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
BSC -6' 10 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
BSC -4' 2 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 5 Beckman Avanti J-20
------------------------------------------------------------------------------------------------------------------------------------
Ultra Centrifuge 5 Beckman LE-80K
------------------------------------------------------------------------------------------------------------------------------------
Microscopes 10 Olympus CH30
------------------------------------------------------------------------------------------------------------------------------------
Freezer-80 1 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Freezer -80 2 Xxxxxx EL-21V-85
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 3 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
Cold Plate 10 Polar Tap Inc. PT-MED PROTOTYPE
------------------------------------------------------------------------------------------------------------------------------------
Blenders 10 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Homogenizers 8 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Homogenizers 2 ? ?
------------------------------------------------------------------------------------------------------------------------------------
SMA Viable Particle Counter 1 pump.
------------------------------------------------------------------------------------------------------------------------------------
2 counters 1 VAI SMA-CC-2
------------------------------------------------------------------------------------------------------------------------------------
Extra SMA counters 2 VAI ?
------------------------------------------------------------------------------------------------------------------------------------
Electrophoresis Work Station 10 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Electrophoresis Power Supply 5 Labcono (VWR) 27366-000
------------------------------------------------------------------------------------------------------------------------------------
Shaker Tables 4 VWR ?
------------------------------------------------------------------------------------------------------------------------------------
22
23
------------------------------------------------------------------------------------------------------------------------------------
Attached to
Equipment Quantity Manufacturer Model Building
------------------------------------------------------------------------------------------------------------------------------------
DU Spectrometer 2 Beckman DU
------------------------------------------------------------------------------------------------------------------------------------
DU Spectrometer 1 Beckman DU
------------------------------------------------------------------------------------------------------------------------------------
Top Loading Balance 10 VWR 11302-062
------------------------------------------------------------------------------------------------------------------------------------
pH Meters 4 VWR 00 000-000
------------------------------------------------------------------------------------------------------------------------------------
Stir Plates 10 VWR 33020-230
------------------------------------------------------------------------------------------------------------------------------------
Pass Thru Autoclave GMP 1 Getinge GE6915AR-2 Yes
------------------------------------------------------------------------------------------------------------------------------------
Depyrogenation Ovens 2 Xxxxxxxxx L34HV72 Yes
------------------------------------------------------------------------------------------------------------------------------------
Refrigerator/Freezer 1 VWR R415G
------------------------------------------------------------------------------------------------------------------------------------
Laminar Flow Hood 4' 1 ? ? Yes
------------------------------------------------------------------------------------------------------------------------------------
Laminar Flow Hood 6' 1 Xxxxx EG6320 Yes
------------------------------------------------------------------------------------------------------------------------------------
Cold Box 5' 1 ? ?
------------------------------------------------------------------------------------------------------------------------------------
Biosafety Cabinet 6 4 Xxxxx XX 400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Biosafety Cabinet 4 4 Xxxxx XX-400 Yes
------------------------------------------------------------------------------------------------------------------------------------
Centrifuge 1 Beckman Avanti J-20
------------------------------------------------------------------------------------------------------------------------------------
Canopy Hood with Curtain 1 ? ? Yes
------------------------------------------------------------------------------------------------------------------------------------
Note: Attached to Building as defined by the Xxxxxxxx/Antigenics lease for
Commerce way dated August 15, 1998 section 27.
23
