Common use of Standard Tenant Services Clause in Contracts

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, assuming an office occupancy density no greater than one (1) person for any 125 rentable square feet of space, from 7:00 A.M. to 6:00 8:00 P.M. Monday through Friday, and on Saturdays and Sundays from 9:00 A.M. to 1:00 2:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays generally recognized in Comparable Buildings (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 The Premises shall be separately sub-metered for electricity by Landlord, and Tenant shall pay the cost of such electricity to Landlord, as Additional Rent (but not as an Operating Expense), equal to the rates charged by the public utility company furnishing such electricity. The cost of any such meters and of the installation, maintenance, and repair thereof shall be paid for by Landlord. Landlord shall provide adequate electrical wiring and facilities and electricity for connection to Tenant’s lighting fixtures and incidental use equipment, provided that (i) the connected electrical load of Tenant’s convenience electrical outlets does not exceed an average of five (5) ▇▇▇▇▇ per rentable square foot of the Premises on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) volts or two hundred twenty (220) volts, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one and one-half (1.5) ▇▇▇▇▇ per rentable square foot of the Premises on a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal one hundred twenty (120) volts or two hundred seventy-seven (277) volts or low voltage, which electrical usage shall be subject to applicable laws and regulations, including Title 24. Tenant may use additional capacity, if available, provided Tenant pays the cost of all transformers and panels as a result thereof. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises and Landlord shall provide, as part of Direct Expenses, lamps, starters and ballasts for Building standard lighting fixtures within the Premises. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the Building electrical systems. 6.1.3 Landlord shall provide city water, gas, kitchen and sewer from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas and Premises. 6.1.4 Landlord shall provide customary weekday janitorial services to the Premises and the Outdoor Terraces, except the date of observation of the Holidays in accordance with the specifications set forth in Exhibit P. Tenant shall pay to Landlord, as Additional Rent (but not as an Operating Expense), its actual, third party costs for such janitorial service to the extent such costs could be included in Direct Expenses had there been no Base Year. Subject to Landlord’s reasonable approval, Tenant shall be permitted to hire day porters to provide supplemental services to the Premises. In connection with Landlord’s janitorial staff, Landlord shall comply with Tenant’s reasonable security and confidentiality requirements. 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one (1) elevator available at all other times. 6.1.6 Landlord shall provide use of the Building loading dock for deliveries to Tenant. All deliveries require one (1) business days’ prior written notice to Landlord (which notice may be given by telephone), and drivers of delivery vehicles must present identification and paperwork in accordance with Landlord’s requirements; provided, however, the following delivery vehicles are pre-approved by Landlord and shall not require any such prior notice: (i) FedEx; (ii) UPS; and (iii) United States Postal Service. Tenant acknowledges that armored car ingress and egress to and from such loading areas shall have priority over other vehicles using and waiting to use the loading dock. 6.1.7 Subject to Landlord’s rules, regulations, and restrictions and the terms of this Lease, Landlord shall permit Tenant to utilize the existing and future Building risers, raceways, shafts and conduit to the extent (i) there is available space in the Building risers, raceways, shafts and/or conduit for Tenant’s use, which availability shall be determined by Landlord in Landlord’s reasonable discretion, and (ii) Tenant’s requirements are consistent with the requirements of a typical user for the Permitted Use; provided Tenant shall be entitled to not less than Tenant’s Share of such space for use by all tenants in the Building except Bank of America. Tenant shall be entitled to use of such Building risers, raceways, shafts and/or conduit free of charge. Tenant may only use vendors reasonably approved by Landlord to provide services to Tenant through the use of the Building risers, raceways, shafts and conduit. Tenant shall have the right, at no charge, to cross connect to any fiber located at the Property; provided Tenant shall be solely responsible for the cost of such wiring, including installation and maintenance. 6.1.8 Landlord shall provide reasonable access-control services for the Building and in the Building parking facility in a manner materially consistent with the services provided by Landlord as of the date of this Lease. Without limiting the foregoing, Landlord shall provide (a) on-site security personnel on a 24/7 basis, (b) monitoring of the Building perimeter and

Standard Tenant Services. Landlord (or Landlord’s property manager) shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use and electricity at levels consistent with normal general office use, as more specifically set forth on Schedule 3 to Exhibit B, attached heretoreasonably determined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes and for any business office type kitchens in the Building's life safety systemsPremises and the Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekand the Common Areas, except on the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other first- class buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, except on Holidays, and shall have one elevator available at all other times, except on . 6.1.6 Landlord shall provide nonexclusive service elevator use subject to scheduling by Landlord. 6.1.7 Landlord shall provide commercially reasonable access control services for the HolidaysBuilding. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Subject to the terms and conditions contained herein, Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 9.2.1. Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and condenser water to facilitate the production of air conditioning ("collectively, “HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "during Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Standard Operating Hours." 6.1.2 9.2.2. Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 sufficient to Exhibit B, attached hereto. Tenant shall pay directly provide electrical current to the utility company pursuant Premises for Project-standard ordinary and customary office uses and excluding electrical power required for electric data processing equipment, computer rooms, special lighting in excess of Building standard lighting, or any other item of electrical equipment which (individually) consumes more than 1.8 kilowatts at rated capacity in which requires a voltage other than 120 volts single phase. In addition to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesforegoing, Landlord shall replace lamps, starters starters, and ballasts for Building Project-standard lighting fixtures within the PremisesPremises upon Tenant’s request; the expense of which will be an Operating Expense. In addition, Tenant shall bear the cost of replacement of replace lamps, starters starters, and ballasts for non-Building Project-standard lighting fixtures within the PremisesPremises at Tenant’s sole expense. Landlord shall also provide electrical service in connection with Common Area needs, such as lighting. 6.1.4 9.2.3. Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 9.2.4. Landlord shall provide five day per week ordinary and customary, basic janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Building. Landlord shall not be required to provide janitorial services to above-Project-standard improvements installed in the Premises including but not limited to metallic trim, wood floor covering, glass panels, interior windows, kitchen/dining areas, executive washrooms, or shower facilities. Any janitorial services required by Tenant and provided by Landlord in excess of such ordinary and customary, basic janitorial services shall be separately paid for by Tenant, as Additional Rent, within ten days of written demand. 6.1.6 9.2.5. Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 9.2.6. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical mechanical, and plumbing systems. Notwithstanding the foregoing, Tenant shall be responsible for all installation and recurring costs associated with utilities services at the Premises.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "during normal “Building Hours"” (as defined in the Rules and Regulations set forth in Exhibit B, attached hereto), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ ▇▇. Day, Columbus Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as nationally recognized holidays (collectively, the "Business Hours“Holidays”), and provided further that HVAC shall be provided on Saturdays upon Tenant request only." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment, for lighting during normal Business Hours (except Holidays) and power reasonably suitable for normal the Permitted Use, taking into account Tenant’s usage of personal computers and other office machines to the extent such usage is consistent with the usage employed by general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly users in the Building and at buildings located in the submarket in which the Building is located that are comparable to the utility company pursuant to the utility company's separate metersBuilding in class, the cost of all electricity age and size; provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity further that Tenant’s electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building building standard lighting fixtures within the Premises, which shall be replaced/installed only by Landlord. Landlord shall replace building standard light bulbs/tubes (but not starters or ballasts) at no charge to Tenant. 6.1.4 6.1.3 Landlord shall provide untreated city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide building standard janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectPremises. 6.1.6 6.1.5 Subject to emergencies, Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have at least one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord and subject to charge for after-hours usage. 6.1.7 Subject to the provisions of this Lease and such reasonable access control as Landlord may from time to time determine (with which Tenant and its employees shall comply), Tenant shall have access to the Building and the Premises twenty-four (24) hours per day, seven (7) days per week; provided, however, notwithstanding the foregoing, neither Landlord nor any of the “Landlord Parties,” as that term is defined in Section 10.1, below, shall in any case be liable for personal injury, property damage or otherwise for any error with regard to the admission to or exclusion from the Building or Project of any person. Tenant acknowledges and agrees that any access control provided after Building Hours is at a level consistent with reducing uninvited persons, vandalism, and graffiti, and is not intended to assure personal safety or to prevent losses from theft. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday Monday, through Friday, during the period from 7:00 a m to 6:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m., except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays as designated by Landlord (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company's meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlershandlers if not charged to and paid by Tenant as part of Utilities Costs), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within ten (10) days after demand and as additional rent under this Lease (and not as part of the Operating Expenses or Utilities Coats). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating ExpensesExpenses or Utilities Costs (as determined by Landlord), Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city city-water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant . 6.1.7 Landlord shall cooperate fully with Landlord at all times and abide provide nonexclusive freight elevator service subject to scheduling by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises so as to maintain temperatures within the Premises within the range of temperatures that are consistent with the design capacity of the HVAC system installed by Landlord as part of the Base, Shell and Core (as defined in Exhibit B attached hereto) as specified in Exhibit F attached to this lease, subject to extraordinary hot or cold weather periods, unusual heat loads caused by Tenant's use of the Premises, any use of the Premises not in accordance with Section 5.1.1 above, ▇▇▇▇▇-outs and/or other Force Majeure events, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 7:00 a.m. to 6:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. p.m. (collectively, the "Building Business Hours"), except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "'Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord Landlord, as part of the Base. Shell and Core, shall provide adequate electrical wiring -wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord, which facilities and power shall include [***] the Building with [***] transformers and distribution panels to Exhibit Bprovide approximately [***] ▇▇▇▇▇ per usable square foot of the Premises for connected electrical load exclusive, attached heretohowever, of electricity for lighting. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption consumption) and including shall pay to Landlord, as part of Building Utilities Costs (and pursuant to Landlord's submeters to measure the same, for the cost of electricity to operate the HVAC air handlershandlers pertaining to those portions of the Premises that do not consist of an entire floor in the Building (i.e., for multi-tenant floors), which electricity . Tenant shall be separately metered pay such cost (including the cost of such meters or submeters) within thirty (30) days after demand and as described aboveadditional rent under this Lease (and not as part of the Building Operating Expenses or Building Utilities Costs). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Building Operating ExpensesExpenses or Building Utilities Costs (as determined by Landlord), Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services, all in accordance with the janitorial specifications attached hereto as Exhibit G (which specifications are subject to change provided that the overall level of the janitorial and window washing services in a manner provided by Landlord is otherwise consistent with Comparable Buildings other comparable first-class office buildings in the vicinity of the ProjectCentral San Diego County area. 6.1.6 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times. 6.1.7 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord; provided, except on however, that during Tenant's initial move into the HolidaysPremises. Landlord shall [***] Confidential portions of this document have been redacted and filed separately with the Commission. provide Tenant shall cooperate fully with Landlord at all exclusive freight service (subject, however, to Tenant scheduling such exclusive use times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemswith Landlord).

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Termand utilities. 6.1.1 Subject to limitations imposed reasonable change implemented by Landlord and all governmental rules, regulations and regulationsand guidelines applicable thereto, Landlord shall provide heating and air all conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises ("HVAC") from 7:00 A.M. to 6:00 P.M. Monday through FridayFriday from 8:00 a.m. to 7:00 p.m., and on Saturdays Saturday from 9:00 A.M. 8:00 a.m. to 1:00 P.M. p.m. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or and nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours."" Landlord shall make available HVAC at other times at Tenant's expense, provided that such HVAC usage will be separately metered and billed to Tenant at the hourly rate charged by Landlord for after hours HVAC usage. Tenant shall install, operate and maintain, at its expense, such additions or modifications to HVAC Equipment as may be reasonably determined by Landlord to be necessary in order to maintain building HVAC standards or to correct temperature imbalance resulting from Tenant's installation and operation of lights, machines, computer or electronic data processing equipment or other special equipment or facilities placing a greater burden on HVAC Equipment than would general office use. 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Building standard electrical power to the Premises shall be sufficient for operation under normal business conditions of building standard office lighting (approximately 3 ▇▇▇▇▇ per square foot of Usable Area) and receptacles (approximately 1 watt per square foot of Usable Area), Tenant shall not install or use or permit installation or use in the Premises of any electronic data processing equipment, special lighting in excess of building standard office lighting, or any other item of electrical equipment which singly consumes more than 0.25 kilowatts per hour at rated capacity or requires a voltage other than 120 volts single phase without Landlord's prior written consent. In no event shall Tenant's use of electric current ever exceed the capacity of the Building standard feeders, risers or wiring to the Building or Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services customarily furnished in Comparable Buildings during Building Standard Hours except on all days Building Holidays (unless otherwise stated below) during ), including the Lease Term.following: 6.1.1 8.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable theretothereto and subject to the terms and conditions of Section 8.3 and Section 8.4 below, Landlord shall provide heating and air conditioning to the Premises ("“HVAC") when necessary for normal comfort for normal office ”), during Building Standard Hours except on Building Holidays. Landlord shall use commercially reasonable efforts in its operation and maintenance of HVAC Building Systems to allow Tenant’s distribution systems in the Premises following completion of Tenant Improvements to meet or exceed all requirements set forth in the Ventilation for Acceptable Indoor Air Quality, from 7:00 A.M. to 6:00 P.M. Monday through Fridaythe American Society of Heating, Refrigerating, and on Saturdays Air-condition Engineers, Inc. (“ASHRAE”) Standards, including, but not limited to, ASHRAE Standard 55-2017 (Thermal Environmental Conditions for Human Occupancy) and ASHRAE Standard 62.1-2019 (Ventilation for Acceptable Indoor Air Quality), and all associated addenda published from 9:00 A.M. time to 1:00 P.M. (collectivelytime by ASHRAE applicable to the aforementioned standards. If at any time during the Term the American Society of Heating, Refrigerating and Air-Conditioning Engineers ceases to exist, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant parties agree to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hourssubstitute equivalent industry standards." 6.1.2 8.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are, as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises installed by Tenant following delivery of the applicable portion of the Premises. 6.1.4 8.1.3 Landlord shall provide city hot and cold water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 8.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Building Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 8.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hourstwenty-four (24) hours per day, shall have one elevator available at all other timesseven (7) days per week, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection every day of the HVACyear. 8.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord and subject to Building rules and regulations. 8.1.7 Window washing service customary in Comparable Buildings, electricalbut at a minimum, mechanical exterior window washing once a year and plumbing systemsinternal window washing once a year.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five twenty-four (524) hours per day, seven (7) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Notwithstanding anything set forth in this Lease to the contrary, electricity is separately metered (or sub-metered) at the Premises and shall be paid directly by Tenant to the applicable utility provider. If electricity is separately sub-metered (as opposed to separately metered), then Tenant shall pay to Landlord the cost of such utilities based on such sub-meter, including reimbursement for any penalties for usage or other surcharges imposed by any utility company. Within thirty (30) days after receipt of Landlord’s statement of apportionment or statement setting forth the charges payable by Tenant, Tenant shall pay to Landlord, as rent, the cost of such electrical services so apportioned or so provided by Landlord. Notwithstanding anything to the contrary set forth herein, to the extent the Premises generates electricity demand on a shared resource (e.g. electricity for the central plant), the cost of such electricity shall be allocated to Tenant on a pro rata basis or other reasonable basis consistent with commercial reasonable property management practices. 6.1.3 Landlord shall not provide janitorial services for the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the Premises, all in compliance with applicable laws. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with First Class Life Sciences Projects. 6.1.4 Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall have access to the Building, the Premises and the common areas of the Building, other than common areas requiring access with a Building engineer, twenty-four (24) hours per day, seven (7) days per week, every day of the year. 6.1.5 Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by Landlord as of the date of this Lease. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or Project of any person. Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall have access to the Building twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access to and use of the freight elevator, loading dock, mailroom and other limited-access areas of the Building during the normal operating hours of such portions of the Building. 6.1.6 Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) in the Premises; provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System is compatible with Landlord’s security system and the Building systems and equipment, and to the extent that Tenant’s Security System is not compatible with Landlord’s security system and the Building systems and equipment, Tenant shall not be entitled to install or operate the Tenant’s Security System. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the installation, monitoring, operation and removal of Tenant’s Security System. Tenant’s Security System shall be installed by Tenant as part of the Tenant Improvements or in accordance with terms of Article 8 of this Lease. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable change implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the Friday immediately following Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or Veterans Daynationally recognized holidays (collectively, the “Holidays”). The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 Landlord shall provide reasonably sufficient electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment), provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of two and one-half (2.5) ▇▇▇▇▇ per rentable square foot of the Premises during the Building Hours, calculated on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one and one-half (1.5) ▇▇▇▇▇ per rentable square foot of the Premises during the Building Hours, calculated on Schedule 3 to Exhibit Ba monthly basis, attached heretoand the electricity so furnished for Tenant’s lighting will be at a nominal one hundred twenty (120) volts. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timesubmetered loads. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water (including hot water for the lavatory only) from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall reasonably cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s reasonable discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Building standard ceiling mounted lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 equipment, provided that Tenant’s consumption of electricity does not exceed 1 kilowatt/hour per usable square foot of the Premises per month, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”). Tenant hereby acknowledges and agrees that Tenant shall be charged Landlord’s standard rate for any heating, ventilation and/or air conditioning provided to the Premises outside of Building Hours; provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business HoursLandlord’s current standard rate is $30.00/hour per zone." 6.1.2 Landlord shall provide commercially reasonable adequate electrical wiring and facilities and power for normal general office use and electricity at levels consistent with normal general office use, as more specifically set forth on Schedule 3 to Exhibit B, attached heretoreasonably determined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. To the extent reasonably determined by Landlord to be practicable, all such electricity (including, without limitation, electricity in order to power the heating, ventilation and air conditioning system serving the Premises), shall be separately metered or submetered at Landlord’s expense and Tenant shall make payment directly to the entity providing such electricity to the Premises if such separate meters are installed. If, however, separate meters are not installed and the Premises are submetered or are jointly metered, then Landlord shall determine and Tenant shall pay the amount reasonably determined by Landlord to be Tenant’s equitable share of the monthly charge for such electricity, as Additional Rent. If electricity is separately metered to the Premises, Landlord shall have the right to require Tenant to provide Landlord with copies of the electricity bills within ten (10) days after Landlord’s written request. In addition, Tenant authorizes Landlord to obtain copies of the electricity bills directly from the electricity provider, and Tenant authorizes the electricity provider to provide the electricity bills and related usage information directly to Landlord without Tenant’s consent. Within ten (10) days after Landlord’s request, Tenant shall execute and deliver to Landlord an agreement provided by Landlord authorizing the electricity provider to provide to Landlord the electricity bills and other information relating to Tenant’s energy usage at the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory lavatory, kitchenette (if applicable) and toilet purposes, purposes in the Common Areas and for the Building's life safety systemsPremises (if applicable). 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except on the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, except on Holidays, and shall have one elevator available at all other times, except on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 The Premises will be separately metered or submetered for electricity. At all times, Landlord shall provide electric current as required for Building standard lighting and office machines and adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 equipment, provided that Tenant will not use electricity in excess of the capacity of the Building, which electrical usage shall be subject to Exhibit BApplicable Laws and regulations, attached heretoincluding Title 24. Notwithstanding any provision to the contrary contained in this Lease, Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building)). Tenant shall pay such cost (including the cost of such meters or submeters) within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, Landlord shall replace lampsincluding, starters but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. In the event that Tenant desires to upgrade or add onto the existing electrical wiring and ballasts for Building standard lighting fixtures within facilities in the Premises, then subject to Landlord’s consent, not to be unreasonably withheld, Tenant shall have the right, at its sole cost and expense, and as an Alteration in accordance with Article 8 of this Lease, to perform such upgrades or additions (including, without limitation, the cost of all permits, approvals, and any other electrical transformers, circuit breakers, or other electrical facilities, which shall be required to be installed or upgraded in any other portion of the Project in connection with such upgrades or additions). In addition, Engineering plans shall include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submetered loads. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises conforming to such janitorial specifications as Landlord shall adopt from time to time consistent with Institutional Owner Practices and shall provide window washing services conforming to such specifications as Landlord shall adopt from time to time in a manner and with such frequency as is consistent with Institutional Owner Practices at the Comparable Buildings (but in the vicinity of the Projectno event less than twice per year). 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall cause one (1) passenger elevator to be “padded” and otherwise prepared and ready for freight service and shall make the same reasonably available to Tenant on a nonexclusive basis, subject to scheduling by Landlord. 6.1.7 Landlord shall cause roving security patrols to serve the Project. 6.1.8 Landlord shall provide access control services and related systems and equipment for the Building on a twenty-four (24) hour per day, seven (7) days per week basis, in a manner consistent with Institutional Ownership Practices. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems, provided Tenant has been given notice of such regulations and requirements.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 (a) Subject to limitations imposed by all governmental rules, regulations regulations, orders and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); . If Tenant desires HVAC service outside the hours set forth above (“Overtime Periods”), Tenant shall deliver notice to the Building office requesting such services at least 24 hours prior to the time Tenant requests such services to be provided. If Landlord furnishes HVAC service during Overtime Periods, howeverTenant shall pay to Landlord the then established Building rates for such service during Overtime Periods in the Building upon demand thereof, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hourswhich amount is currently $50.00 per hour per floor." 6.1.2 (b) Landlord shall provide adequate electrical wiring redistribute or furnish electricity to or for the use of Tenant in the Premises for the operation of Tenant’s ordinary and facilities customary lighting and power office equipment in the Premises reasonably necessary for normal typical general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoand in compliance with applicable codes. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 (c) Landlord shall provide city potable water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 (d) Landlord shall provide janitorial services to the Premises five (5) days per weekweek in a manner consistent with other comparable buildings in the vicinity of the Building, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. Tenant shall pay to Landlord, as Additional Rent, the reasonable costs incurred by Landlord in removing from the Building any of Tenant’s refuse and rubbish to the extent exceeding the amount of refuse and rubbish usually generated by a tenant that uses the Premises for ordinary office purposes. Tenant, at Tenant’s expense, shall exterminate the portions of the Premises that Tenant uses for the storage, preparation, service or consumption of food against infestation by insects and vermin regularly and, in addition, whenever there is evidence of infestation. Tenant shall engage persons to perform such exterminating that are approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. Tenant shall cause such persons to perform such exterminating in a manner that is reasonably satisfactory to Landlord. Tenant shall comply with any refuse disposal program (including, without limitation, any waste recycling program) that Landlord imposes reasonably after having given Tenant reasonable advance notice of the effectiveness thereof or that is required by applicable Laws. 6.1.6 (e) Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building HoursHours only (excluding Holidays and subject to Force Majeure), but shall have one elevator available at all other timestimes for nonexclusive non-attended automatic passenger elevator service, except on and if the Holidays. Tenant Building includes an escalator, Landlord also shall cooperate fully with provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. (f) Landlord shall provide, at all times and abide no cost to Tenant, nonexclusive freight elevator service subject to scheduling by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, as determined by Landlord, from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date dates of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are, as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. Tenant acknowledges that, pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant thereto (collectively, together with any future law or regulation regarding disclosure of energy efficiency data with respect to the Project, “Energy Disclosure Requirements”), Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building (“Tenant Energy Use Disclosure”). Tenant shall cooperate with Landlord with respect to any Tenant Energy Use Disclosure. Without limiting the generality of the foregoing, Tenant shall, within ten (I 0) days following request from Landlord, disclose to Landlord all information requested by Landlord in connection with such Tenant Energy Use Disclosure, including, but not limited to, the amount of power or other utilities consumed within the Premises for which the meters for such utilities are in Tenant’s name, the number of employees working within the Premises, the operating hours for Tenant’s business in the Premises, and the type and number of equipment operated by Tenant in the Premises. Tenant acknowledges that this information shall be provided on a non-confidential basis and may be provided by Landlord to the applicable utility providers, the California Energy Commission (and other governmental entities having jurisdiction with respect to the Energy Disclosure Requirements), and any third parties to whom Landlord is legally required to make any Tenant Energy Use Disclosure. Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Tenant agrees that none of the “Landlord Parties,” as that term is defined in Section 10.1, below, shall be liable for, and Tenant hereby releases the Landlord Parties from, any and all loss, cost, damage, expense and liability relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. In addition, Tenant represents to Landlord that any and all information provided by Tenant to Landlord pursuant to this paragraph shall be, to the best of Tenant’s knowledge, true and correct in all material respects, Tenant acknowledges that Landlord shall rely on such information, and Tenant shall indemnify, defend and hold harmless the Landlord Parties from and against all claims, demands, liabilities, damages, losses, costs and expenses, including, without limitation, reasonable attorneys’ fees, incurred in connection with or arising from any breach of the foregoing representation and/or Tenant’s failure to timely provide any information requested by Landlord pursuant to this paragraph. The terms of this paragraph shall survive the expiration or earlier termination of this Lease.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, as determined by Landlord, from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date dates of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide provide, seven (7) days per week, twenty-four (24) hours per day, adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are, as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide provide, seven (7) days per week, twenty-four (24) hours per day, city water from the regular Building outlets for drinking, lavatory and toilet purposespurposes in the Building Common Areas, and for normal office use within the Building's life safety systemsPremises. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. Tenant acknowledges that Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building (“Tenant Energy Use Disclosure”). Tenant shall cooperate with Landlord with respect to any Tenant Energy Use Disclosure. Without limiting the generality of the foregoing, Tenant shall, within ten (10) business days following request from Landlord, disclose to Landlord all information requested by Landlord in connection with such Tenant Energy Use Disclosure, including, but not limited to, the amount of power or other utilities consumed within the Premises for which the meters for such utilities are in Tenant’s name, the number of employees working within the Premises, the operating hours for Tenant’s business in the Premises, and the type and number of equipment operated by Tenant in the Premises. Tenant acknowledges that this information shall be provided on a non-confidential basis and may be provided by Landlord to the applicable utility providers, the California Energy Commission (and other governmental entities having jurisdiction), and any third parties to whom Landlord is required to make any Tenant Energy Use Disclosure. Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Tenant agrees that none of the “Landlord Parties,” as that term is defined in Section 10.1, below, shall be liable for, and Tenant hereby releases the Landlord Parties from, any and all loss, cost, damage, expense and liability relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. In addition, Tenant represents to Landlord that any and all information provided by Tenant to Landlord pursuant to this paragraph shall be, to Tenant’s actual knowledge, true and correct in all material respects, Tenant acknowledges that Landlord shall rely on such information, and Tenant shall indemnify, defend and hold harmless the Landlord Parties from and against all claims, demands, liabilities, damages, losses, costs and expenses, including, without limitation, reasonable attorneys’ fees, incurred in connection with or arising from any breach of the foregoing representation and/or Tenant’s failure to timely provide any information requested by Landlord pursuant to this paragraph. The terms of this paragraph shall survive the expiration or earlier termination of this Lease.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s reasonable discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 reasonably determined by Landlord, but not less than 5 ▇▇▇▇▇ per rentable square foot. Notwithstanding any provision to Exhibit Bthe contrary contained in this Lease, attached hereto. Tenant shall pay directly to Landlord per the utility company pursuant to the utility company's separate meterssubmeters, the cost of all electricity services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (submetered as described aboveabove (or otherwise equitably allocated and directly charged by Landlord to Tenant). Tenant shall pay such cost without ▇▇▇▇-up (including the cost of such submeters to the extent installed by Landlord) within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity public utility provider for electricity from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures installed by or on behalf of Tenant within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposespurposes in the Building Common Areas. 6.1.5 Tenant shall be required to contract directly with Landlord’s reasonably designated janitorial services provider to perform janitorial services and other cleaning to the Premises, including interior window washing, in a manner and on a cleaning schedule consistent with Landlord’s reasonable janitorial specifications for the Building's life safety systems. , and Tenant shall pay the cost of such contract directly to such janitorial services provider. Landlord shall have the right, from time to time upon at least thirty (30) days’ prior notice to Tenant, to reasonably change its designated janitorial services provider for the Building, in which event Tenant shall terminate its contract with Landlord’s previously designated janitorial services provider and enter into a contract with Landlord’s newly designated janitorial services provider. Landlord shall have the right to inspect the Premises for purposes of confirming that Tenant is cleaning the Premises as required by this Section 6.1.5, and to require Tenant to provide additional cleaning, if necessary. In the event Tenant shall fail to provide any of the services described in this Section 6.1.5 within five (5) business days after notice from Landlord, which notice shall not be required in the event of an emergency, then Landlord shall have the right to provide such services and any charge or cost incurred by Landlord in connection therewith shall be deemed Additional Rent due and payable by Tenant upon receipt by Tenant of a written statement of cost from Landlord. Failure of Tenant to comply with any one or more of the foregoing provisions shall be deemed to be a default under this Lease, subject to the applicable notice and cure period in Section 19.1. Landlord shall provide janitorial services to the Premises five (5) days per weekCommon Areas, except the date of observation of the Holidays, in and about the Premises and which services shall include exterior window washing services in a manner consistent with other Comparable Buildings Buildings, the costs of which shall be included in the vicinity of the ProjectOperating Expenses. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 Subject to the other terms of this Lease, Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings comparable first-class mid rise institutionally owned office buildings in the vicinity of the ProjectBuilding (the “Comparable Buildings”). 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment, attached hereto. Tenant shall pay directly to provided that (i) the utility company pursuant to connected electrical load of the utility company's separate metersincidental use equipment does not exceed an average of six (6) ▇▇▇▇▇ per usable square foot of the Premises, and (ii) the cost connected electrical load of all electricity provided to and/or consumed in Tenant’s lighting fixtures does not exceed an average of two (2) ▇▇▇▇▇ per usable square foot of the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)Premises, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, Hours and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use , pursuant to the HVAC service levels set forth in the Premises EXHIBIT "G" attached hereto, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 6:00 A.M. to 7:00 P.M. and on Saturdays Saturday during the period from 9:00 8:00 A.M. to 1:00 12:00 P.M. (collectively, the "Building HoursBUILDING HOURS"), except for the date dates of observation of New Year's Day, Memorial Presidents Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, and Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays that are not nationally recognized as of the date of this Lease (collectively, the "HolidaysHOLIDAYS"); provided, however. Notwithstanding the foregoing, Landlord acknowledges thatshall change the Building Hours as requested by Tenant from time to time (but not more than two (2) times per calendar year) so long as (i) the total Building Hours for the weekly period (i.e., pursuant to Monday through Sunday) do not exceed sixty-nine (69) hours, (ii) Tenant leases the entire Building, (iii) any such Building Hours so designated by Tenant for any day must be consecutive hours, and (iv) Tenant shall be responsible for any additional reasonable costs incurred by Landlord as a result of such change in hours requested by Tenant (which costs shall be payable as Additional Rent within thirty (30) days after Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoreceipt of invoice therefor). Tenant shall pay directly be entitled to the utility company pursuant to the utility company's separate metersinstall, the cost of all electricity provided to and/or consumed in as an initial Tenant Improvement or as an Alteration, dedicated heating, ventilation and air conditioning units ("PACKAGE UNITS") within or serving the Premises at Tenant's sole cost and expense (including normal but not window units). The plans and excess consumption specifications for any Package Units shall, as indicated in Article 8 below and including the cost of electricity to operate the HVAC air handlersTenant Work Letter (as applicable), which be subject to Landlord's reasonable approval and the electricity required to power such Package Units shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures included within the Premises. In addition, allotment set forth in Section 6.1.2 below and such electricity and any other utilities used by such Package Units shall be payable by Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent accordance with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.PEREGRINE SYSTEMS CORPORATE CENTER [Peregrine Systems]

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Landlord shall provide reasonably sufficient electrical capacity to the Premises such that Tenant shall be capable of obtaining (i) connected electrical load for incidental use equipment in an amount not greater than an average of six (6) ▇▇▇▇▇ per usable square foot of the Premises, calculated on a monthly basis (exclusive of any power delivered to the Building HVAC system), and (ii) connected electrical load for Tenant’s lighting fixtures in an amount not greater than an average of one (1) watt per usable square foot of the Premises, calculated on a monthly basis. The amount of electricity that would be used by the foregoing electrical loads during normal Building Hours is referred to as the “Building Standard Usage”. Landlord shall have the right to separately meter the electricity used by Tenant in the Premises, and to the extent such usage exceeds the Building Standard Usage, Tenant shall be responsible to pay directly (and not as a part of Operating Expenses) for such excess usage at Landlord’s actual cost of providing the same. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures (which may be LED lighting fixtures) within the Premises. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, kitchen, lavatory and toilet purposes in the Building Common Areas and the Premises. 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger and freight elevator service, and shall have one passenger and one freight elevator available at all other times, including on the Holidays, except only in the event of emergency and, with regard to the freight elevator, except in connection with any required maintenance or repair. Landlord shall cause the passenger and freight elevators to include a card key security system that is capable of restricting access to Premises to Tenant only, and, if Tenant’s Premises security system is compatible with the Project system, Tenant shall have the right to coordinate with Landlord so that Tenant’s employees may use a single card key for access into the Project parking structure, elevators and Premises. 6.1.5 Landlord shall provide access control services and personnel at the Project commensurate with other Comparable Buildings. As of the date hereof, such services will be provided in accordance with the specifications attached hereto as Exhibit L. Tenant acknowledges that such specifications are subject to change during the Lease Term, provided that at all times such access control services will be provided in a manner consistent with Comparable Buildings. Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) in the Premises as part of Tenant’s initial construction pursuant to the terms of the Tenant Work Letter or afterward pursuant to the terms of Article 8, below; provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System does not interfere with Landlord’s security system and the Building systems and equipment in place as of the date of installation of Tenant’s Security System and to the extent that Tenant’s Security System unreasonably interferes with Landlord’s security system and the Building systems and equipment, Tenant shall not be entitled to install or operate it. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with Comparable Buildings. As of the date hereof, janitorial services will be provided in accordance with the specifications attached hereto as Exhibit M. Tenant acknowledges that such janitorial specifications are subject to change during the Lease Term, provided that at all times janitorial services will be provided in a manner consistent with Comparable Buildings. Landlord shall have the exterior windows of the Building cleaned no less than two (2) times per year. 6.1.7 Tenant may use its pro rata share of risers, raceways, shafts and conduit based on amount of space leased in the Building subject to Landlord’s reasonable rules, regulations, and restrictions and the terms of this Lease. 6.1.8 Tenant shall have the right to use the loading dock serving the Building and may use such loading dock during hours permitted by applicable law. Such use shall be subject to reasonable scheduling and Tenant’s compliance with Landlord’s reasonable rules and regulations with respect thereto, including Tenant’s payment of Landlord’s standard charge for use after normal Building Hours. Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or ▇▇▇▇▇▇▇▇’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 12:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of two (2) ▇▇▇▇▇ per usable square foot of the Premises, calculated during Building Hours, on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth on Schedule 3 equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one (1) watt per usable square foot of the Premises, calculated during Building Hours, upon a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant shall pay directly Subject to the utility company pursuant foregoing limitations regarding the electrical wiring and facilities to the utility company's separate meters, the cost of all electricity be provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesby Landlord, Landlord shall replace lamps, starters and ballasts only provide electricity for Building standard Tenant’s lighting fixtures within during the PremisesBuilding Hours, excluding Holidays. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekMonday through Friday, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall provide access control service at the Building at least materially consistent with such service provided at buildings comparable to and in the vicinity of the Building. Although Landlord agrees to provide such access control service, notwithstanding anything to the contrary contained in this Lease, neither Landlord nor the “Landlord Parties,” as that term is defined in Section 10.1 of this Lease, shall be liable for, and Landlord and the Landlord Parties are hereby released from any responsibility for any damage either to person or property sustained by Tenant incurred in connection with or arising from any acts or omissions of any access control personnel. Subject to the terms of this Lease (including the Tenant Work Letter or Article 8 hereof, as the case may be), Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) in the Premises. Tenant may coordinate Tenant’s Security System to provide that the Building’s system and Tenant’s Security System will operate on the same type of key card, so that Tenant’s employees are able to use a single card for both systems, but shall not otherwise integrate Tenant’s Security System with the Building systems. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the installation, monitoring, operation and removal of Tenant’s Security System. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. on Saturday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of five (5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of five (5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on Schedule 3 a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal one hundred twenty (120) volts, which electrical usage by Tenant shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submetered loads. Notwithstanding any provision to the contrary contained in this Lease, Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity electricity, gas, water and sewer services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity electricity, gas, water and sewer services shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within ten (10) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. P.M (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of ***▇▇▇▇▇ per usable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal ***volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding ***amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of ***watt per usable square foot of the Premises during Building Hours, calculated on Schedule 3 a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal ***volts, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant Notwithstanding the foregoing, Landlord shall pay directly to the utility company pursuant to the utility company's separate meters, bear the cost of the equipment capable of providing up to ***▇▇▇▇▇ connected load, per usable square foot of the Premises to the ***of the Premises, provided that Tenant shall bear the expense of (A) horizontally distributing such electricity to the Premises, including costs related to transformers and disconnect switches necessitated by Tenant’s electrical requirements in excess of that provided in items (i) and (ii), above, and (B) any electrical usage by Tenant to the extent such usage exceeds the wattage available to Tenant under items (i) and (ii), above. Notwithstanding anything contained herein to the contrary, Tenant hereby acknowledges and agrees that Tenant shall be obligated to separately meter and to pay for all electricity utilized by any heat pumps, computer rooms, supplemental HVAC systems, rooftop equipment, and other nonstandard office equipment as designated by Landlord in Landlord’s reasonable discretion. Subject to the foregoing limitations regarding the electrical wiring and facilities to be provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesby Landlord, Landlord shall replace lamps, starters and ballasts only provide electricity for Building standard Tenant’s lighting fixtures within during the PremisesBuilding Hours, excluding Holidays. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays from 9:00 7:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided. 6.1.2 Landlord shall, howeverat Landlord’s expense, Landlord acknowledges that, pursuant provide adequate Building standard electrical wiring and facilities for connection to Tenant's requirements’s lighting fixtures and incidental use equipment, in no event shall Holidays include ▇provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of two (2) ▇▇▇▇▇ ▇per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one (1) watt per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to applicable laws and regulations. Additional electrical capacity is available (up to a combined total of six (6) ▇▇▇▇▇ ▇▇▇▇ Dayper rentable square foot of the Premises for Tenant’s server room, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring laboratories, and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. associated cooling) provided that Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, bear the cost of all electricity provided additional wiring, electrical panels and other items required to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity supply such additional electrical capacity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall provide access control service consistent with such service in other Comparable Buildings. Although Landlord agrees to provide such access control service, notwithstanding anything to the contrary contained in this Lease, neither Landlord nor the “Landlord Parties,” as that term is defined in Section 10.1 of this Lease, shall be liable for, and Landlord and the Landlord Parties are hereby released from any responsibility for any damage either to person or property sustained by Tenant incurred in connection with or arising from any acts or omissions of any access control personnel. Subject to the terms of this Lease (including the Article 8 hereof), Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) in the Premises. Tenant may coordinate Tenant’s Security System to provide that the Building’s system and Tenant’s Security System will operate on the same type of key card, so that Tenant’s employees are able to use a single card for both systems, but shall not otherwise integrate Tenant’s Security System with the Building systems. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the installation, monitoring, operation and removal of Tenant’s Security System. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. Landlord shall, at its sole cost and expense, cause the Building’s HVAC system, fire suppression systems and all other mechanical systems to be in proper working condition consistent with other Class A building standards as of the Lease Commencement Date.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 7.4.1 Subject to limitations imposed reasonable changes implemented by Landlord, and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays during the period from 9:00 A.M. 8:00 a.m. to 1:00 P.M. (collectively, the "Building Hours")5:30 p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays as designated by Landlord (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 7.4.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use and for Building standard lighting as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)determined by Landlord. Landlord may shall designate the electricity utility provider from time to time. 6.1.3 7.4.3 As part of Operating ExpensesExpenses or Utilities Costs (as determined by Landlord), Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within on or about the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures installed by Tenant within the Premises. 6.1.4 7.4.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 7.4.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectProperty. 6.1.6 7.4.6 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide shall provide prompt and immediate repair services to prevent any disruption in use by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsBuilding tenants.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 7:30 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 12:00 P.M. on Saturday (collectively, the "Building Hours"), except for the date of observation of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Subject to the other terms of this Lease, Landlord shall provide adequate electrical wiring and facilities andfacilities and power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord. Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to Exhibit Baccommodate such nonlinear electrical loads, attached heretoincluding, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submertered loads. Notwithstanding any provision to the contrary contained in this Lease, Tenant shall pay directly to the utility company pursuant to the utility company's separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company's meters), the cost of all electricity electricity, gas, water and sewer services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity electricity, gas, water and sewer services shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within ten (10) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times. Landlord shall provide nonexclusive freight, except on the Holidayselevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 On a twenty-four (24) hour, seven (7)-day a week basis, Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 equipment to Exhibit B, attached hereto. Tenant shall pay directly bring electricity to the utility company pursuant to the utility company's separate metersPremises for lighting, the cost of all electricity provided to and/or consumed in the Premises (including convenience outlets and for other normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timeoffice use. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the PremisesPremises with new, unused fixtures that are in good working order. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises, except as provided in the Work Letter. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposespurposes on a twenty-four (24) hour, and for the Building's life safety systemsseven (7) day a week basis. 6.1.5 Landlord shall provide janitorial services to in accordance with the Premises specifications of Exhibit H attached hereto. Such service shall occur, after normal business hours, five (5) days per week, except consistent with other first class office buildings in the date of observation vicinity of the HolidaysProject, in and about the Premises and Premises. Landlord shall provide window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have . At least one elevator shall be available at all other times, except on including the Holidays. 6.1.7 Landlord shall provide on-site access control equipment, personnel, procedures and systems consistent with other first class office buildings in the vicinity of the Project. 6.1.8 Subject to Landlord’s rules, regulations, and restrictions and the terms of this Lease, Landlord shall permit Tenant to utilize the existing Building risers, raceways, shafts and conduit to the extent (i) there is available space in the Building risers, raceways, shafts and/or conduit for Tenant’s use, which availability shall be determined by Landlord in Landlord’s sole and absolute discretion, and (ii) Tenant’s requirements are consistent with the requirements of a typical general office user. Tenant may only use vendors approved by Landlord, which approval shall not be unreasonably withheld, to provide services to Tenant through the use of the Building risers, raceways, shafts and conduit. 6.1.9 Landlord shall provide on-site security guards and closed circuit surveillance cameras, including but not limited to: an on-site security officer located at the front desk of the Building during normal business hours and roving security guard(s) to patrol the outside of the Building and the Project, as provided in the CC&Rs, with not less than one on-duty security guard to be provided for the Project on a 24-hour, 7-day a week basis. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the security, life safety, HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Termand utilities. 6.1.1 Subject to limitations imposed reasonable change implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises (“HVAC”) from 7:00 A.M. to 6:00 P.M. Monday through FridayFriday from 7:30 a.m. to 6 p.m., and on Saturdays Saturday from 9:00 A.M. a.m. to 1:00 P.M. p.m. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or and nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 Landlord shall provide provided adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within ten (10) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except on the Holidays. 6.1.7 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, Friday and on Saturdays from 9:00 A.M. to 1:00 P.M. on Saturdays. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and electric power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord. Notwithstanding any provision to Exhibit Bthe contrary contained in this Lease, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company's meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Except as provided below, Landlord shall provide provide, to the Demised Premises (or portions thereof, as noted below), the following services on all days (unless otherwise stated below) during the Lease Term.: 6.1.1 5.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Demised Premises from Monday through Friday, during the period from 7:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays Saturday during the period from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Presidents Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided. 5.1.2 Notwithstanding anything to the contrary contained herein, howeverTenant shall be solely responsible for and shall promptly pay all charges for HVAC operations, gas, electricity or any other utility that is separately metered to the Demised Premises at the rates charged by supplying utility companies and/or Landlord. Should Landlord acknowledges thatelect to supply any or all of such utilities, pursuant Tenant agrees to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Daypurchase and pay for the same Additional Rent as is reasonably apportioned by Landlord. The daily time periods identified hereinabove rate to be charged by Landlord to Tenant shall not exceed the rate charged to Landlord by any supplying utility. Tenant shall, as Additional Rent, reimburse Landlord within fifteen (15) days of billing for any utility costs supplied by Landlord to the Demised Premises which are sometimes referred charged to Landlord by local utility companies. This charge will increase or decrease with current charges being levied against Landlord, the Demised Premises or the Buildings by the local utility company, and will be due as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoAdditional Rent. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided maintenance and repair of separate meters to and/or consumed in the Premises (including normal Demised Premises. Notwithstanding anything herein, if Tenant shares such separate meter with another tenant or other tenants of the Southern Building, and excess consumption and including such other tenant(s) fails to pay utility charges shared under the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesseparate meter with Tenant, Landlord shall replace lamps, starters and ballasts be responsible for Building standard lighting fixtures within the Premisespayment of such charges to avoid the interruption of such utilities. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Demised Premises. 6.1.4 5.1.3 Landlord shall shall, as an Operating Expense, provide city water from the regular Building outlets for normal office drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 5.1.4 Landlord shall shall, as an Operating Expense, provide janitorial services service to the Southern Building and Project Common Areas and the Demised Premises five (5) days per week, week except the date of observation of the Holidays, in and about the Premises and exterior window washing services in a manner consistent with other Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the HolidaysProperties. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemssystems (collectively, “Building Systems and Equipment”). As more particularly provided in Section 9.1 below, Landlord shall maintain the Building Systems and Equipment (including, but not limited to, the HVAC system) as an Operating Expense.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. AM to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Landlord shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment) for lighting and power suitable for the Permitted Use as reasonably determined by Landlord, provided that Tenant’s electrical usage shall be subject to applicable laws and regulations. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas. 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Landlord shall not charge for the use of any freight elevator service. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 6.1.7 Tenant may, at its own expense and subject to Landlord’s approval in its reasonable discretion, install its own security system (“Tenant’s Security System”) in the Premises; provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System is compatible with Landlord’s security system and the Building systems, and to the extent that Tenant’s Security System is not compatible with Landlord’s security system and the Building systems, Tenant shall not be entitled to install or operate the Tenant’s Security System. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System. 6.1.8 The company or companies Landlord Selects to provide services to the Building shall provide such services on a continuous and uninterrupted basis, competitively priced against other suppliers in the market, comparable in quality to suppliers of services provided by landlords of comparable buildings in the vicinity of the Building.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, as determined by Landlord, from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date dates of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are, as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, All such electrical wiring and facilities shall be provided by Landlord in compliance with Applicable Laws. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems, provided such regulations and requirements are customarily imposed in Comparable Buildings. Tenant acknowledges that, pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant thereto (collectively, together with any future law or regulation regarding disclosure of energy efficiency data with respect to the Project, “Energy Disclosure Requirements”), Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building (“Tenant Energy Use Disclosure”). Tenant shall cooperate with Landlord with respect to any Tenant Energy Use Disclosure. Without limiting the generality of the foregoing, Tenant shall, within ten (10) days following request from Landlord, disclose to Landlord all information requested by Landlord to the extent required by such Energy Disclosure Requirements for Landlord to comply with such Tenant Energy Use Disclosure, including, but not limited to, the amount of power or other utilities consumed within the Premises for which the meters for such utilities are in Tenant’s name, the number of employees working within the Premises, the operating hours for Tenant’s business in the Premises, and the type and number of equipment operated by Tenant in the Premises. Tenant acknowledges that this information shall be provided on a non-confidential basis and may be provided by Landlord to the applicable utility providers, the California Energy Commission (and other governmental entities having jurisdiction with respect to the Energy Disclosure Requirements), and any third parties to whom Landlord is required to make any Tenant Energy Use Disclosure. Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Tenant agrees that none of the “Landlord Parties,” as that term is defined in Section 10.1, below, shall be liable for, and Tenant hereby releases the Landlord Parties from, any and all loss, cost, damage, expense and liability relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. The terms of this paragraph shall survive the expiration or earlier termination of this Lease.

Standard Tenant Services. Subject to the terms and conditions contained herein, Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 9.2.1. Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "during Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Standard Operating Hours." 6.1.2 9.2.2. Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of four (4) ▇▇▇▇▇ per usable square foot of the Premises during Standard Building Operating Hours, calculated on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one (1) watt per usable square foot of the Premises during Standard Building Operating Hours, calculated on Schedule 3 a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to Exhibit B, attached heretoapplicable laws and regulations. Tenant shall pay directly Subject to the utility company pursuant foregoing limitations regarding the electrical wiring and facilities to the utility company's separate meters, the cost of all electricity be provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesby Landlord, Landlord shall replace lamps, starters and ballasts only provide electricity for Building standard Tenant’s lighting fixtures within during the PremisesBuilding Standard Operating Hours. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 9.2.3. Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the Building Common Areas and for the Building's life safety systemsPremises. 6.1.5 9.2.4. Landlord shall provide five day per week ordinary and customary, basic janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Building. Landlord shall not be required to provide janitorial services to above-Project-standard improvements installed in the Premises including but not limited to metallic trim, wood floor covering, glass panels, interior windows, kitchen/dining areas, executive washrooms, or shower facilities. Any janitorial services required by Tenant and provided by Landlord in excess of such ordinary and customary, basic janitorial services shall be separately paid for by Tenant, as Additional Rent, within ten days of written demand. 6.1.6 9.2.5. Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Standard Operating Hours, shall have one elevator available at all other times, except including on the Holidaysholidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Standard Operating Hours only. 9.2.6. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical mechanical, and plumbing systems. Notwithstanding the foregoing, Tenant shall be responsible for all installation and recurring costs associated with utilities services at the Premises.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "Building HoursBUILDING HOURS"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "HolidaysHOLIDAYS"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Building standard ceiling mounted lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 equipment, provided that Tenant's consumption of electricity does not exceed 1 kilowatt/hour per usable square foot of the Premises per month, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal watts of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement ▇▇ ▇eplacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall provide city water from the regular Building outlets for drinking, except on lavatory and toilet purposes in the HolidaysPremises. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating electrical power to the Premises, which electrical usage shall be subject to applicable laws and air conditioning ("HVAC") when necessary for normal comfort for normal office use regulations, including Title 24. Notwithstanding any provision to the contrary contained in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Fridaythis Lease, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, Landlord the cost of all electricity services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)Premises, which electricity shall be separately metered submetered (as described aboveor otherwise equitably allocated and directly charged by Landlord to Tenant). Landlord may designate the electricity utility provider from time to time. 6.1.3 As Tenant shall pay such cost within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Tenant's use of electricity shall never exceed the capacity of the feeders to the Project or the risers or wiring installation; provided that Tenant may, Landlord as an Alteration or part of the Tenant Improvements, but subject to Landlord's approval, which shall replace lampsnot be unreasonably withheld, starters and ballasts for Building standard lighting fixtures within delayed or conditioned, expand or increase the Premises. In addition, Tenant shall bear capacity of the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within feeders to the Premises. 6.1.4 6.1.2 Landlord shall provide city water from stubbed to the regular Building outlets Premises. 6.1.3 Tenant shall contract directly with a licensed and reputable janitorial provider for drinking, lavatory janitorial services and toilet purposesother cleaning in the Premises, and Tenant shall pay the cost of such contract directly to the janitorial services provider; in no event will Tenant be required to retain a union-affiliated janitorial contractor The janitorial specifications for such contractor shall be reasonably consistent with those specifications that would be utilized by a reasonably prudent landlord of Comparable Buildings. Landlord shall have the Building's life safety systemsright upon reasonable prior notice to Tenant to inspect the Premises for purposes of confirming that Tenant is cleaning the Premises as required by this Section 6.1.3, and to require Tenant to provide additional cleaning, if necessary in order to comply with the immediately preceding sentence. In the event Tenant shall fail to provide any of the services described in this Section 6.1.3 within ten (10) business days after notice from Landlord, which notice shall not be required in the event of an emergency, Landlord shall have the right to provide such services and any charge or cost incurred by Landlord in connection therewith shall be deemed Additional Rent due and payable by Tenant upon receipt by Tenant of a written statement of cost from Landlord. 6.1.5 Landlord 6.1.4 Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall provide janitorial services have access to the Premises five Building twenty-four (524) hours per day, seven (7) days per week, except the date of observation every day of the Holidaysyear. Subject to the terms of this Lease, in Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) for the Building and/or retain its own security personnel at the Building, provided that Tenant shall provide Landlord and about Landlord's personnel with means (i.e., key cards, etc.) to access the Premises Building on an unrestricted basis (but subject to the terms of, and window washing services in a manner consistent with Comparable Buildings in except as set forth in, Article 27, below). Tenant's Security Systems shall by subject to Landlord's prior review and approval (not to be unreasonably withheld), and the vicinity installation of Tenant’s Security System shall be performed pursuant to Article 8 of this Lease, below, or as part of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the HolidaysTenant Improvements. Tenant shall cooperate fully with Landlord be solely responsible, at all times Tenant’s sole cost and abide by all regulations and requirements that Landlord may reasonably prescribe expense, for the proper functioning installation, monitoring, operation and protection any removal of Tenant’s Security System. 6.1.5 Tenant will have the exclusive right to use all of the HVACexisting Building risers, electricalraceways, mechanical shafts and plumbing systemsconduit available for the use in the Building.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day andand other and other New York Stock Exchange holidays, at Landlord's discretion, other locally or nationally recognized holidays excluding Good Friday (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoreasonably determined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings Class A Office Building Standards. Without limiting the foregoing, the cleaning services to be provided by Landlord shall be in accordance with the vicinity specifications attached hereto as Exhibit H. Notwithstanding the foregoing, Tenant may elect to provide such janitorial services for the Premises, at its sole cost and expense, upon thirty (30) days prior written notice to Landlord, in which event Tenant shall only be obligated to pay Tenant’s Share of janitorial expenses relating to the Projectcommon areas, expressly excluding any janitorial expenses relating to the premises of any other tenant at the Building. 6.1.5 Landlord shall provide nonexclusive automatic passenger elevator service at all times. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger nonexclusive freight elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide subject to scheduling by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("including, without limitation, all associated equipment, boilers, connections and/or facilities, “HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, as determined by Landlord, from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, Friday and on Saturdays from 9:00 A.M. to 1:00 P.M. on Saturday (collectively, the "“Building Hours"”), except for the date dates of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Thanksgiving Memorial Day, Thanksgiving Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, . HVAC shall be provided in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as accordance with the "Business Hourscapacity and specifications of the system existing in the Building on the Effective Date." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are, as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-non- Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays. 6.1.5 With respect to the Building Common Areas, Landlord shall provide refuse and trash collection and janitorial services. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term in a first-class manner, unless otherwise stated below) during . Unless otherwise provided below, Landlord shall manage the Lease TermBuildings and such services shall be supplied in a first-class manner consistent with other Comparable Buildings. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord (which, with respect to such changes Landlord may desire to implement for Building B only, Tenant shall have the right to reasonably approve same in advance of their implementation) and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort HVAC for normal office use in the Premises from 7:00 A.M. during the Business Hours (as defined below) so as to maintain temperatures within the Premises within the range of temperatures that are consistent with the design capacity of the HVAC system installed by Landlord as part of the Base, Shell and Core as specified in EXHIBIT L attached to this Lease, subject to extraordinary hot or cold weather periods, unusual heat loads caused by Tenant's use of the Premises, any use of the Premises for other than general office use, ▇▇▇▇▇-outs and/or other Force Majeure events. As used herein, the "BUSINESS HOURS" shall mean 8:00 a.m. to 6:00 P.M. p.m. Monday through Friday, and on Saturdays from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m. on Saturday, except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "HolidaysHOLIDAYS"); provided, however, Landlord acknowledges that, pursuant that with respect to Tenant's requirements, use of HVAC in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit Building B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts change the Business Hours for Building standard lighting fixtures B, only, to any other hours requested by Tenant so long as (i) Landlord is reasonably able to make such change, (ii) Tenant gives Landlord at least thirty (30) days' advance written notice of such requested change, (iii) Tenant's request does not exceed fifty-five (55) hours per week, (iv) Landlord shall not be obligated to cause the Building's HVAC system to maintain the temperatures within the Premises. In additionranges set forth hereinabove during any such hours which are not the original Business Hours specified hereinabove, unless Tenant shall bear the cost of replacement of lamps, starters and ballasts is compensating Landlord for non-Building standard lighting fixtures Business Hours usage pursuant to Section 6.2 below and then only with respect to the areas within the Premises. 6.1.4 Premises for which Tenant is so compensating Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposessuch non-Business Hours usage (but subject to any start-up period of time for such areas to reach a stabilized temperature range), and (v) Tenant pays for any increased cost of providing HVAC during any such changed hours as compared to the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services cost which would reasonably have been incurred in providing such HVAC during the original Business Hours prior to such change (for example, in the summer, if HVAC is only provided to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in during a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service Holiday weekday for 10 consecutive hours, it is anticipated that the cost to provide such HVAC during the Building Hours, shall have one elevator available at all other times, except 10-hour period from 8:00 a.m. to 6:00 p.m. on such day will be substantially less expensive than providing HVAC during the 10-hour period from 10:00 a.m. to 8:00 p.m. on the Holidays. Tenant shall cooperate fully with Landlord at all times same day due to, for example, higher rates and abide by all regulations and requirements that Landlord may reasonably prescribe for warmer temperatures in effect during the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemslatter 10-hour period).

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the Friday immediately following Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or Veterans Daynationally recognized holidays (collectively, the “Holidays”). The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office in amounts at least equal to five (5) ▇▇▇▇▇ per rentable square foot during the Building Hours on a monthly basis (for connection to Tenant’s lighting fixtures and incidental use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoequipment and for Building Systems serving the Premises). Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and purposes (including hot water for the Building's life safety systemslavatory only). 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises Common Areas, and exterior window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall reasonably cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject , subject to any limitations imposed by all governmental rules, regulations and guidelines applicable thereto, : 8.1.1 Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation observance of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Independence Day, Labor Day, Memorial Day, Thanksgiving Day, the day immediately following Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other State of California or Veterans Day. The daily time periods identified hereinabove nationally recognized legal holidays which are sometimes referred to as observed by other comparable buildings in the "Business Hoursarea of Emeryville, California (collectively, the “Holidays”)." 6.1.2 8.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 cause to Exhibit B, attached hereto. be furnished to Tenant shall pay directly electricity up to the utility company pursuant to Wattage Allowance for lighting and the utility company's separate meters, the cost operation of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)electrically-powered office equipment. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-non­ Building standard lighting fixtures within the Premises. 6.1.4 8.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory lavatory, toilet and toilet purposesbreak room purposes in the common areas of the Building and in Tenant’s break room, and for the Building's life safety systemsif any. 6.1.5 8.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date dates of observation observance of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Building. Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays. . 8.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 8.1.6 Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation, and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "during normal “Building Hours"” (as defined in the Rules and Regulations set forth in Exhibit B, attached hereto), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"). Tenant, upon such advance notice as is reasonably required by Landlord, shall have the right to receive HVAC service during hours other than normal Building Hours; provided, however, provided Tenant shall pay Landlord acknowledges that, pursuant the standard charge for the additional service as reasonably determined by Landlord from time to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hourstime." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment, for lighting and power reasonably suitable for normal the Permitted Use, taking into account Tenant’s usage of personal computers and other office machines to the extent such usage is consistent with the usage employed by general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly users in the Building and at buildings located in the submarket in which the Building is located that are comparable to the utility company pursuant to the utility company's separate metersBuilding in class, the cost of all electricity age and size; provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity further that Tenant’s electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises, which shall be replaced/installed only by Landlord. Landlord shall replace Building standard light bulbs/tubes (but not starters or ballasts) at no charge to Tenant. 6.1.4 6.1.3 Landlord shall provide untreated city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide Building standard janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectPremises. 6.1.6 6.1.5 Subject to emergencies, Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have at least one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord and subject to charge for after-hours usage. 6.1.7 Subject to the provisions of this Lease and such reasonable access control as Landlord may from time to time reasonably determine (with which Tenant and its employees shall comply), Tenant shall have access to the Building and the Premises twenty-four (24) hours per day, seven (7) days per week; provided, however, notwithstanding the foregoing, neither Landlord nor any of the “Landlord Parties,” as that term is defined in Section 10.1, below, shall in any case be liable for personal injury, property damage or otherwise for any error with regard to the admission to or exclusion from the Building or Project of any person. Tenant acknowledges and agrees that any access control provided after Building Hours is not intended to assure personal safety or to prevent losses from theft. Tenant shall reasonably cooperate fully with Landlord at all times and abide by all non-discriminatory regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services specified below and on Exhibit F attached hereto, on all days (unless otherwise stated belowbelow or in Exhibit F) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided. Landlord shall provide HVAC to the Premises outside of Building Hours at Tenant’s request as set forth in Exhibit F. Tenant shall cooperate fully with Landlord at all times and abide by all reasonable regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, howeverelectrical, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hoursmechanical and plumbing systems." 6.1.2 Landlord shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and incidental use equipment) for lighting and power suitable for normal general office use the Permitted Use as more specifically set forth on Schedule 3 to Exhibit Breasonably determined by Landlord, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility companyprovided that Tenant's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays. , except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with other Class "A" office buildings located in the vicinity of the Project. 6.1.7 Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall cooperate fully with Landlord at all times have access to the Building, the Premises and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection common areas of the HVACBuilding, electricalother than common areas requiring access with a Building engineer, mechanical twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access to and plumbing systemsuse of the parking garage, freight elevator, loading dock, mailroom and other limited-access areas of the Building during the normal operating hours of such portions of the Building. Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or ▇▇▇▇▇▇▇▇’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service.

Standard Tenant Services. Landlord shall provide the following ------------------------ services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject Tenant has access to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide the heating and air conditioning ("HVAC") when necessary controls that operate the HVAC equipment serving the Premises. Utility charges incurred while operating such HVAC equipment are separately metered to the Premises and are paid by Tenant. Tenant is permitted to operate the HVAC equipment serving the Premises whenever it desires. Landlord shall insure that the HVAC units for normal comfort the Premises shall be capable of maintaining a constant temperature of 70 degrees in Tenant's computer server room, 24 hours per day, seven days per week. Landlord shall cause the Building's HVAC system and the indoor air quality of the Common Areas of the Building and Premises to meet the standards set forth in Ventilation for normal Acceptable Indoor Air Quality Standard 62-1989, promulgated by the American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE), for the entire Term and for any periods during which Tenant occupies the Premises before the Lease Commencement Date. Landlord shall comply with the requirements of the Ventilation Rate Procedure, the Indoor Air Quality Procedure, and the maintenance requirements, recommendations, and guidelines contained in Standard 62-1989. Landlord shall further comply with any current or future laws, ordinances, rules, and regulations concerning office building indoor air quality, promulgated by any government authority having jurisdiction over the Building or persons occupying or working in the Building. Standard 62-1989, along with all applicable laws, 13 ordinances, rules, and regulations, are referred to collectively as the "Indoor Air Quality Standard." If the indoor air quality of the common areas of the Premises or Building does not meet the Indoor Air Quality Standard, this condition shall be referred to as "Sick-Building Syndrome," and, in addition to any other obligations or liability of Landlord and rights and remedies of Tenant, Tenant shall have the right to terminate this Lease if such condition is not remedied by Landlord within thirty (30) days following written notice of such condition from Tenant. 6.1.2 Landlord shall provide electrical current to the Premises of at least six (6) ▇▇▇▇▇ per usable square foot for Tenant's office use and lighting. Ordinary office use shall include, but shall not be limited to, the operation of office equipment, typewriters, word processors, personal computers, telephones, facsimile machines and photocopy machines. Electrical service is separately metered to the Premises. Tenant shall separately pay to the applicable utility provider the cost of all electricity consumed within the Premises, and such cost shall not be considered an "Operating Expense." Electricity for Tenant's lighting and other power purposes shall be at a nominal one hundred and twenty (120), plus a ▇▇▇ -▇▇▇ volt connection/outlet (NEMA 6-15) located in Tenant's computer server room. No electrical circuit for the supply of power for lighting or for general outlets within the Premises shall require a current capacity exceeding twenty (20) amperes. Landlord shall replace lamps, starters, and ballasts for Building standard lighting fixtures within the Premises on Tenant's request. The cost of such replacement shall be included in Operating Expenses. Tenant shall replace lamps, starters, and ballasts for non-Building standard lighting fixtures within the Premises at Tenant's expense. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas. 6.1.4 Landlord shall provide janitorial services to the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours")restrooms in the Common Areas serving the Premises, except for the date of observation of the Holidays (New YearYears' Day, ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇, ▇▇. Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, discretion other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding, but no less than 4 times per year. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended exclusive automatic passenger elevator service, with the elevator in service (subject to normal maintenance and repair) during the Building Hours and during non-Building Hours, . Landlord shall have one provide nonexclusive freight elevator available at all other times, except on the Holidaysservice subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVACHV AC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "“Holidays"”); provided, however. In connection with construction of the “Tenant Improvements,” as that term is defined in the Work Letter, Landlord acknowledges thatshall install an override timer system in the Premises which will enable Tenant to obtain HVAC service for the Premises twenty-four hours per day, 7 days per week, subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto. Costs associated with HVAC service to the Premises during other than Building Hours shall be paid by Tenant pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hoursterms of Section 6.2 below." 6.1.2 Subject to limitations imposed by governmental rules, regulations, and/or guidelines applicable thereto, Landlord shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment) for lighting and power suitable for normal general office use the Permitted Use as more specifically set forth on Schedule 3 to Exhibit Bdetermined by Landlord, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity that Tenant’s electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in Buildings. Notwithstanding the vicinity foregoing to the contrary, during such portion of the ProjectLease Term as Tenant utilizes all or any portion of the Premises for Lab Use, in no event shall Landlord be responsible for providing janitorial services to the Lab Premises, and Tenant, at Tenant’s sole cost and expense, shall provide the same. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except including on the Holidays, except in the event of emergency. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 .1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays recognized by landlords of the Comparable Buildings (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 .1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule equipment, provided that (i) the demand electrical load of the incidental use equipment does not exceed an average of 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost watt▇ ▇▇▇ usable square foot of all electricity provided to and/or consumed in the Premises during the Building Hours on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (including normal 120) volts and excess consumption no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and including (ii) the cost demand electrical load of Tenant's fluorescent lighting fixtures does not exceed an average of 1.5 watt▇ ▇▇▇ usable square foot of the Premises during the Building Hours on a monthly basis, and the electricity to operate the HVAC air handlers)so furnished for Tenant's lighting will be at a nominal one hundred twenty (120) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate Engineering plans shall include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the electricity utility provider from time to time. 6.1.3 As part number of Operating Expenses, Landlord shall replace lamps, starters watt▇ ▇▇ unmetered and ballasts for Building standard lighting fixtures within the Premisessubmetered loads. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the PremisesPremises to the extent such cost exceeds the cost of replacing the same components in Building standard fixtures. 6.1.4 .1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 .1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner and with a frequency consistent with Comparable Buildings in the vicinity those of the ProjectComparable Buildings. 6.1.6 .1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. .1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. .1.7 Tenant may, at its own expense, install its own security system ("Tenant's Security System") in the Premises pursuant to the terms of Article 8, below; provided, however, that Tenant shall coordinate the installation and operation of Tenant's Security System with Landlord to assure that Tenant's Security does not interfere with Landlord's security system in place as of the Lease Commencement Date and the Building systems and equipment and to the extent that Tenant's Security System unreasonably interferes with Landlord's security system and the Building systems and equipment, Tenant shall not be entitled to install or operate it. Tenant shall be solely responsible, at Tenant's sole cost and expense, for the monitoring, operation and removal of Tenant's Security System. .1.8 Notwithstanding anything to the contrary in this Lease, Landlord agrees that Landlord shall maintain and operate the Building in a condition and repair materially consistent with that undertaken by landlords of the Comparable Buildings. Tenant shall cooperate fully reasonably with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion’s discretion upon not less than six (6) months notice from Landlord to Tenant, not more than two (2) other subsequently adopted locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power normal and customary office equipment, provided that (i) the connected electrical load of for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises does not exceed an average of six (including normal 6) ▇▇▇▇▇ per usable square foot of the Premises, and excess consumption and including (ii) the cost connected electrical load of electricity to operate Tenant’s lighting fixtures does not exceed an average of two (2) ▇▇▇▇▇ per usable square foot of the HVAC air handlers)Premises, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the Building Common Areas and for the Building's life safety systemstypical office kitchen and break room and ancillary service area sinks and ice maker. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings Buildings, and, at a minimum as provided in the vicinity of the Projectjanitorial services specifications described on Exhibit M attached hereto. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, Hours and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall provide security to the Building in accordance with the specifications set forth at Exhibit H hereto. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. P.M Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided. As of the date of this Lease, howeverthe prevailing rates for HVAC service outside of Building Hours is $75.00 per hour, Landlord acknowledges thatper suite (subject to change from time to time in Landlord’s sole discretion), pursuant to Tenant's requirements, which service shall be for at least two (2) hours and thereafter is provided in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hoursone (1) hour increments." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord. Notwithstanding any provision to Exhibit Bthe contrary contained in this Lease, attached hereto. Tenant shall pay directly to the utility company Landlord pursuant to the utility company's separate meterselectrical submeters, the cost of all electricity services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (submetered as described aboveabove (or otherwise equitably allocated and directly charged by Landlord to Tenant). Tenant shall pay such electricity cost within ten (10) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five Common Areas of the Building (5) days per weekbut not to the Premises), except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other first class buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment, attached hereto. Tenant shall pay directly to provided that (i) the utility company pursuant to connected electrical load of the utility company's separate meters, the cost incidental use equipment does not exceed an average of all electricity provided to and/or consumed in six and one-half (6.5) ▇▇▇▇▇ per usable square foot of the Premises during Building Hours calculated on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (including normal 120) volts and excess consumption no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and including (ii) the cost connected electrical load of Tenant’s lighting fixtures does not exceed an average of one (1) watt per usable square foot of the Premises during Building Hours calculated on a monthly basis, and the electricity to operate the HVAC air handlers)so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. If electricity furnished to the Premises exceeds Building standard consumption, such excess consumption shall be measured by a separate meter or submeter installed and maintained at Tenant’s expense in which case Tenant shall make payments for such excess electricity to Landlord in addition to Tenant’s Share of Direct Expenses. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsCommon Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except for the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable first class buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the HolidaysBuilding. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord Subject to the terms and provisions of this Lease, Tenant shall provide be allowed to use the following services Premises on all days a twenty-four (unless otherwise stated below24) during the Lease Termhour per day, seven (7) day per week basis. 6.1.1 5.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating (a) heating, ventilating and air conditioning ("HVAC") when necessary for normal [*] = CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY BRACKETS, HAS BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO RULE 24B-2 OF THE SECURITIES EXCHANGE ACT OF 1934, AS AMENDED. 16 comfort for normal office use in the Premises and for cooling required by customary reasonable office computer systems, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays during the period from 9:00 A.M. 8:00 a.m. to 1:00 P.M. 12:00 p.m. (collectively, the "Building HoursBUILDING HOURS"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other nationally and locally or nationally recognized holidays as designated by Landlord (collectively, the "HolidaysHOLIDAYS"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate (b) electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to such wiring, facilities and power are specified in the Approved Working Drawings (as defined in Exhibit B, B attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises ); (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide c) city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide ; (d) janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises Premises; and window washing (e) nonexclusive automatic elevator service. Tenant shall pay Landlord, within fifteen (15) days after invoice, charges for replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services in that may be required by Tenant, including, without limitation, locksmithing, additional janitorial services, and additional repairs and maintenance, provided that Tenant shall pay to Landlord, within fifteen (15) days after billing, the actual costs incurred by Landlord to provide such additional services plus a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 reasonable administration fee. Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on services described in this Section 5.1.1 from the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for Rent Commencement Date through the proper functioning and protection remainder of the HVACTerm, electrical, mechanical and plumbing systemsunless otherwise stated herein.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated slated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, as determined by Landlord, from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date dates of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 connection to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within and incidental use equipment that are. as reasonably determined by Landlord, customarily furnished in Comparable Buildings for the Permitted Use of the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, . electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services as part of the Operating Expenses on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable theretoLaws, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays during the period from 9:00 A.M. 7:00 a.m. to 1:00 P.M. (collectively, the "Building Hours")6:00 p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically twenty-four (24) hours per day, seven (7) days per week, consistent with the Consumption Standard set forth on Schedule 3 to Exhibit B, attached heretoin Section 6.2 below. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating ExpensesUpon request, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises, the cost of which shall be included in Operating Expenses. In addition, Tenant shall bear the cost of replacement of all lamps, starters starters, and ballasts for non-Building standard lighting fixtures within the PremisesPremises (collectively, the “Non-Building Standard Lights”). 6.1.4 6.1.3 Landlord (or Landlord’s property manager) shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systemstwenty-four (24) hours per day, seven (7) days per week. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and exterior window washing services in a manner consistent with Comparable Buildings in for the vicinity of the ProjectBuilding two (2) times per year. 6.1.5 Landlord shall provide nonexclusive automatic passenger elevator service twenty-four (24) hours per day, seven (7) days per week. 6.1.6 Landlord shall provide nonexclusivenonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall furnish to Tenant’s employees and agents access to the Project, the Premises and the Parking Areas on a seven (7) day per week, twenty-four (24) hour per day basis, subject to compliance with such security measures as shall from time to time be in effect for the Project, Building and/or the Parking Areas, Landlord maintenance activities and subject to the Rules and Regulations attached hereto as Exhibit “E” and such other reasonable, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times discriminatory rules and abide regulations from time to time established by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 10.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 Monday through Friday, during the period from 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays Saturday during the period from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours")P.M., except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays applied as such to all tenants of the Project (collectively, the "“Holidays"”); provided. Tenant shall be entitled to install, howeveras an Alteration, dedicated heating, ventilation and air conditioning units (“Package Units”) within the Premises at Tenant’s sole cost and expense. The plans and specifications for any Package Units and accompanying meters shall, as indicated in Article 6 above and Exhibit C (as applicable), be subject to Warner Center III\Health Net\JS\December 22, 2003 Landlord’s reasonable approval. If Tenant elects to install Package Units within the Premises, Tenant shall also install, at Tenant’s sole cost and expense, separate meters in order to measure the amount of electricity furnished to such units and Tenant shall be responsible for Landlord’s actual cost of supplying electricity to such units as reflected by such meters, which amounts shall be payable on a monthly basis as Additional Rent. Tenant shall be solely responsible for maintenance and repair of the Package Units and such units shall be considered to be a fixture within the Premises and shall remain upon the Premises upon the expiration or earlier termination of the Lease Term or any applicable Option Term. 10.1.2 Landlord acknowledges thatshall provide adequate electrical wiring, pursuant power and facilities for connection to Tenant's requirements’s lighting fixtures and incidental uses, in no event shall Holidays include ▇provided that (i) the monthly connected electrical load of the incidental use equipment does not exceed an average of five (5.0) ▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Dayper usable square foot of the Premises, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as and (ii) the "Business Hours." 6.1.2 Landlord shall provide adequate monthly connected electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost load of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard Tenant’s lighting fixtures within does not exceed an average of two and one-half (2 1/2) watt per usable square foot of the Premises. In addition, Tenant shall bear the initial cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Tenant shall also bear the cost of replacement of non-standard lamps, starters and ballasts for lighting fixtures within the Premises; however, the cost of replacement of Building-standard lamps, starters and ballasts for lighting fixtures within the Premises shall be included in Operating Expenses. 6.1.4 10.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposespurposes and shall supply condensor water for Tenant’s use in connection with its Package Units, and for if any, to the Building's life safety systemsextent available. 6.1.5 10.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, Monday through Friday except the date of observation of the Holidays, in and about the Premises in accordance with the minimum specifications set forth as Exhibit H attached hereto and window washing services in made a manner consistent with Comparable Buildings in the vicinity of the Projectpart hereof by this reference. 6.1.6 10.1.5 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service. 10.1.6 Landlord shall provide nonexclusive freight elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide subject to reasonable scheduling by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable theretoLaw, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises during Building Hours; provided, however, at any time that the Office Space Leasing Requirement is satisfied, in lieu of provided HVAC only during Building Hours, Tenant may use HVAC or other building systems for up to fifty-three (53) hours per week, and if Tenant uses such HVAC or other building systems in excess of fifty-three (53) hours per week, then the incremental cost of operating the dedicated HVAC system(s) and/or building systems due to the excess wear and tear beyond that which would be customary for premises used for normal general office uses along with the incremental cost of maintaining, repairing and replacing all or any portion of the dedicated HVAC system(s) and/or building systems resulting from 7:00 such excess wear and tear, as reasonably determined by Landlord, shall be paid by Tenant within thirty (30) days after written demand from Landlord as Additional Rental. Tenant shall pay for the cost of any modifications that are necessary to the Base Building as a result of Tenant’s occupancy density of more than 1 person per 125 rentable square feet of the Premises. The Building Hours shall be from 8:00 A.M. to 6:00 P.M. Monday through Friday, Friday and on Saturdays from 9:00 A.M. to 1:00 12:00 P.M. on Saturdays (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Veterans Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or and nationally recognized holidays observed by landlords of Comparable Buildings or observed by unions providing services to the Project (collectively, the "“Holidays"”); providedprovided that at any time that the Office Space Leasing Requirement is satisfied, however, Tenant may determine the Holidays. 6.1.2 Landlord acknowledges that, pursuant shall furnish electricity to each floor of the Premises for the operation of Tenant's requirements, in no event shall Holidays include ▇’s electrical systems as follows: (i) for plug load at a demand load of not less than 4.25 ▇▇▇▇▇ ▇per usable square foot per floor of the Premises (the foregoing demand load requirement shall exclude electrical wiring and facilities for connection to Tenant’s lighting fixtures); and (ii) for the operation of Tenant’s lighting at a demand load of not less than 0.75 ▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as per usable square foot per floor of the "Business HoursPremises." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. 6.1.3 Tenant shall be responsible to pay directly to the utility company pursuant to the utility company's separate metersdirectly, and not as a part of Operating Expenses, for the cost of all electricity provided to and/or consumed in the Premises (not including normal and excess consumption and electricity associated with the Building HVAC system). Such payments shall be made directly to the applicable utility, or if Tenant is not able to contract directly with such utility, Tenant shall reimburse Landlord for all costs (without ▇▇▇▇-up) of electricity consumed in the Premises (not including electricity associated with the Building HVAC system) based on a separate submeter (the “Submetering Equipment”) installed with respect to the Premises by Landlord as part of the Landlord Work (as defined in the Work Letter) (the cost of electricity such installation to operate the HVAC air handlers), which electricity shall be separately metered (as described abovepaid by Landlord). Tenant may audit Landlord’s readings of the Submetering Equipment and Landlord may designate shall deliver reasonably detailed invoices to Tenant reflecting Landlord’s reading of the Submetering Equipment and resulting electricity utility provider from time to timecosts. 6.1.3 6.1.4 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises; however, Tenant may elect to do such work itself at a later date, in which case such expenses shall be excluded from Operating Expenses. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.5 Landlord shall not provide janitorial services for the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the Premises. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with the Comparable Buildings. Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with the Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 Landlord shall provide nonexclusivenonexclusive (provided such use shall be exclusive, subject to Landlord’s reasonable use requirements, at any time that the Office Space Leasing Requirement is satisfied), non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times. Tenant shall provide such reasonable protection as Landlord may require during any period that Tenant is using a passenger elevator as a freight elevator. 6.1.7 Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by landlords of the Comparable Buildings. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or Project of any person except on to the Holidaysextent caused by the gross negligence or willful misconduct of Landlord in connection with the selection of the vendor hired by Landlord to provide such access control services or in connection with the individuals that Landlord or Landlord’s access control vendor allows in the Building (other than the first (1st) floor lobby). 6.1.8 Landlord shall provide tepid and cold water at points of supply. 6.1.9 Landlord shall provide gas at points of supply. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems; provided, that, such regulations and requirements shall not require Tenant to reduce its occupancy density for the Premises.

Standard Tenant Services. Landlord shall shall, consistent with office buildings of similar class, size, age and quality as the Building located in the vicinity of the Building, provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇M▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus President's Day, Independence Day, Memorial Day, Labor Day, Thanksgiving Day, the day after Thanksgiving Day, Christmas Day and, at Landlord's reasonable discretion, other locally or Veterans Day. The daily time periods identified hereinabove nationally recognized holidays which are sometimes referred observed by other buildings comparable to as and in the vicinity of the Building (collectively, the "Business HoursHolidays")." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment, attached hereto. Tenant shall pay directly to provided that (i) the utility company pursuant to connected electrical load of the utility company's separate meters, the cost incidental use equipment does not exceed an average of all electricity provided to and/or consumed in three (3) w▇▇▇▇ per usable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (including normal 120) volts and excess consumption no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and including (ii) the cost connected electrical load of Tenant's lighting fixtures does not exceed an average of three-fourths (¾) of a watt per usable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity to operate the HVAC air handlers)so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electricity electrical usage shall be separately metered (as described above)subject to Applicable Laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the Building Common Areas and for any restrooms and kitchen areas on the Building's life safety systemsfloor in which the Premises is located. 6.1.5 6.1.4 Landlord shall provide customary weekday janitorial services to the Premises five (5) days per weekMonday through Friday, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except {3925-00031/01363433;7} -21- SHORES CENTERSoleno Therapeutics, Inc. including on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.6 Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by Landlord as of the date of this Lease. Notwithstanding the foregoing, Landlord shall in no case be liable for any error with regard to the admission to or exclusion from the Building or Project of any person. Subject to Applicable Laws, Force Majeure and the other provisions of this Lease, and except in the event of an emergency, Tenant shall have access to the Building, the Premises and the Common Areas of the Building, other than common areas requiring access with a Building engineer or other Building personnel, twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access to and use of the service elevator, loading dock, mailroom and other limited-access areas of the Building during the normal operating hours of such portions of the Building. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. 1:00pm (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment, attached hereto. Tenant shall pay directly to provided that (i) the utility company pursuant to connected electrical load of the utility company's separate metersincidental use equipment does not exceed an average of six (6) ▇▇▇▇▇ per usable square foot of the Premises, and (ii) the cost connected electrical load of all electricity provided to and/or consumed in Tenant’s lighting fixtures does not exceed an average of two (2) ▇▇▇▇▇ per usable square foot of the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)Premises, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, Hours and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall shall, as its cost but as part of Direct Expenses, provide the following services and utilities twenty-four (24) hours per day on all days (every day during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises (“HVAC”) from 7:00 A.M. to 6:00 P.M. Monday through FridayFriday from at least 7:00 a.m. to 7:00 p.m., and on Saturdays Saturday from 9:00 A.M. at least 8:00 a.m. to 1:00 P.M. (collectively, the "Building Hours")2:00 p.m., except for the date of observation of New Year's Daynationally or locally recognized holidays, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at in Landlord's discretion, other locally or nationally recognized holidays ’s sole discretion (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” 6.1.2 Landlord shall at all times provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and other equipment) for lighting and power suitable for normal general office the Permitted Use. Landlord shall also provide (i) city water for use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in connection with any plumbing fixtures now or hereafter installed in the Premises and the Building in accordance with this Lease, (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide ii) janitorial services to the Premises five (5) days per week, week except the date of observation of the Holidays, in and about the Premises Premises, and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended (iii) nonexclusive automatic passenger elevator service at all times. If Tenant uses electricity, water or heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, within thirty (30) days of billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, within thirty (30) days of demand, including the cost of such additional metering devices. Landlord may increase the hours or days during which air conditioning, heating and ventilation are provided to the Premises and the Building Hours, shall have one elevator available at all other times, except on to accommodate the Holidays. Tenant shall cooperate fully with Landlord at all times and abide usage by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection tenants occupying two-thirds or more of the HVAC, electrical, mechanical and plumbing systemsrentable square feet of the Building or to conform to practices of other buildings in the area comparable to the Building.

Standard Tenant Services. Landlord Subject to the terms and provisions of this Lease, Tenant shall provide be allowed to use the following services Premises on all days a twenty-four (unless otherwise stated below24) during the Lease Termhour per day, seven (7) day per week basis. 6.1.1 5.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating (a) heating, ventilating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises and for cooling required by customary reasonable office computer systems, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays during the period from 9:00 A.M. 8:00 a.m. to 1:00 P.M. 12:00 p.m. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other nationally and locally or nationally recognized holidays as designated by Landlord (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate (b) electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to such wiring, facilities and power are specified in the Approved Working Drawings (as defined in Exhibit B, B attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises ); (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide c) city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide ; (d) janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises Premises; and window washing (e) nonexclusive automatic elevator service. Tenant shall pay Landlord, within fifteen (15) days after invoice, charges for replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services in that may be required by Tenant, including, without limitation, locksmithing, additional janitorial services, and additional repairs and maintenance, provided that Tenant shall pay to Landlord, within fifteen (15) days after billing, the actual costs incurred by Landlord to provide such additional services plus a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 reasonable administration fee. Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on services described in this Section 5.1.1 from the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for Rent Commencement Date through the proper functioning and protection remainder of the HVACTerm, electrical, mechanical and plumbing systemsunless otherwise stated herein.

Standard Tenant Services. Landlord shall maintain and operate the Building in a manner consistent with the Comparable Buildings, and shall keep the Building Structure and Building Systems in condition and repair consistent with the Comparable Buildings. Notwithstanding the foregoing, Tenant shall pay for all utilities (including without limitation, electricity, gas and water) attributable to its use of the entire Premises. Such utility use shall include electricity, water, and gas use for lighting, incidental use and "HVAC," as that term is defined below. All such utility payments shall be excluded from Operating Expenses and shall be paid directly by Tenant prior to the date on which the same are due to the utility provider. Landlord shall, to the extent reasonably practicable and at Landlord's cost (subject to reimbursement from the Tenant Improvement Allowance pursuant to Section 2.2.1 of the Tenant Work Letter for the meter relating to Tenant's work spaces only, as opposed to the house, irrigation and project meters), separately meter the Premises, and shall otherwise equitably determine Tenant's use of such utilities. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when ), at Tenant's cost and expense. Tenant hereby designates to Landlord the following number and timing of hours Tenant desires HVAC for each weekday and each weekend day (the "TENANT DESIGNATED HVAC HOURS"), and Landlord shall provide HVAC necessary for normal comfort for normal office use in during the Premises from 7:00 A.M. to 6:00 P.M. Tenant Designated HVAC Hours: (i) twenty-four (24) hours per day Monday through FridaySaturday, and (ii) 8:00 A.M. - 5:00 P.M. on Saturdays from 9:00 A.M. Sundays. Subject to 1:00 P.M. the foregoing, Tenant may change the Tenant Designated HVAC Hours upon not less than seventy-two (collectively72) hours Notice (the "HVAC NOTICE") to Landlord; provided however, that Landlord shall cooperate with Tenant to establish a system by which Tenant change, on a short term basis, the "Building Hours"), except for hours during which the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, howeverHVAC is operating. Following written request by Tenant from time to time but not more frequently than once each month, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to provide Tenant with a statement reasonably indicating the HVAC utilized by Tenant for its Premises as reflected by the "Business Hoursmeter." 6.1.2 Landlord shall provide at Landlord's cost (subject to reimbursement from the Tenant Improvement Allowance pursuant to Section 2.2.1 of the Tenant Work Letter), as part of the Base Building, reasonably adequate electrical wiring and facilities and power utility services for normal general Tenant's intended office use and occupancy of the Premises, including mechanical, electrical, plumbing and gas, all as more specifically set forth on Schedule 3 to Exhibit B, in the Base Building definition attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timeTenant Work Letter. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systems. 6.1.5 Landlord 6.1.4 Tenant shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with the Comparable Buildings in the vicinity of the Project. 6.1.6 Buildings; provided, however, that at Tenant's reasonable request, Landlord shall provide nonexclusivesuch janitorial services to the Premises at Tenant's sole cost and expense. 6.1.5 Landlord shall provide exclusive, non-attended automatic passenger elevator service during for all elevators in the Building on a twenty-four hour a day, seven days a week basis (such hours to be the "BUILDING HOURS"), subject to closures for routine maintenance or repair, ; provided, however, Landlord shall use reasonable efforts to schedule the timing of such routine maintenance or repair, and shall otherwise use commercially reasonable efforts to minimize any interference with Tenant's Permitted Use and enjoyment of the Premises. 6.1.6 Landlord shall, to the extent the Premises includes a freight elevator, provide exclusive freight elevator service during all Business Hours, subject to closures for routine maintenance or repair; provided, however, Landlord shall have one elevator available at all other timesuse reasonable efforts to schedule the timing of such routine maintenance or repair, except on and shall otherwise use commercially reasonable efforts to minimize any interference with Tenant's Permitted Use and enjoyment of the HolidaysPremises. Tenant shall cooperate fully with Landlord at all times and abide by all reasonable and customary regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems, provided that the same do not materially adversely interfere with Tenant's permitted use of the Premises.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 7:00 a.m. to 6:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays as designated by Landlord (collectively, the "“Holidays"’”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlershandlers if not charged to and paid by Tenant as part of Utilities Costs), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within ten (10) days after demand and as additional rent under this Lease (and not as part of the Operating Expenses or Utilities Costs). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating ExpensesExpenses or Utilities Costs (as determined by Landlord), Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall shall, in a manner consistent with the janitorial standards generally employed by landlords of comparable first-class office buildings in the Central San Diego County area, provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant . 6.1.7 Landlord shall cooperate fully with Landlord at all times and abide provide nonexclusive freight elevator service subject to scheduling by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsLandlord.

Standard Tenant Services. Landlord shall provide the following services specified below and on Exhibit F attached hereto, on all days (unless otherwise stated belowbelow or in Exhibit F) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Landlord shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment) for lighting and power suitable for the Permitted Use as determined by Landlord, provided that Tenant’s electrical usage shall be subject to applicable laws and regulations. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas. 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 6.1.7 Subject to the provisions of Articles 11 (Damage and Destruction) and 13 (Condemnation) hereof and except for damage caused by any act or omission of Tenant or Tenant’s employees, agents, contractors or invitees, Landlord, as part of Operating Expenses, shall maintain the Common Areas in good order, condition and repair and shall keep the foundation, (including slabs and slab repairs, crack filling and joint repairs), roof, building systems, structural supports and exterior walls, windows and doors of the improvements on the Project in good order, condition and repair. Landlord shall not be obligated to maintain or repair interior windows, doors or plate glass. Tenant shall promptly report in writing to Landlord any defective condition known to it which Landlord under the terms of this Lease is required to maintain or repair.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises (which amounts shall be materially consistent with the amounts being provided by landlords of Comparable Buildings) from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s reasonable discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Landlord shall provide reasonably sufficient electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment), provided that (i) the connected electrical load of the normal and customary office equipment does not exceed an average of two and one-half (2.5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours, calculated on a monthly basis, and the electricity so furnished for normal and customary office equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such normal and customary office equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one and one-half (1.5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours, calculated on a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal one hundred twenty (120) volts. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submetered loads. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall have the right, at Landlord’s cost, to install devices to separately meter (or sub-meter) Tenant’s use of electricity in the Premises, in which event Tenant shall pay such electricity costs directly to Landlord, within thirty (30) days after demand, at the rates charged by the public utility company furnishing the same, and Operating Expenses shall not include the cost of electricity used in other tenant-occupied spaces in the Building. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, kitchen, lavatory and toilet purposes in the Building Common Areas and the Premises. 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to reasonable scheduling by Landlord. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 6.1.7 Landlord shall provide reasonable access-control personnel, systems, and services for the Building and the Building’s parking facility twenty-four (24) hours per day, seven (7) days per week, in a manner reasonably consistent with landlords of Comparable Buildings. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or Project of any person. 6.1.8 Subject to Landlord’s reasonable rules, regulations, and restrictions and the terms of this Lease, including, without limitation, the terms of Section 29.32 of this Lease, below, Landlord shall permit Tenant to utilize the existing Building risers, raceways, shafts and conduit to the extent (i) there is available space in the Building risers, raceways, shafts and/or conduit for Tenant’s use, which availability shall be determined by Landlord in Landlord’s sole and absolute discretion, and (ii) Tenant’s requirements are consistent with the requirements of a typical general office user. To the extent that Tenant’s use of the Building risers, raceways, shafts and/or conduit exceeds Tenant’s pro-rata share of such areas, then Tenant shall pay as Additional Rent Landlord’s standard fee for the use of such Building risers, raceways, shafts and/or conduit. Tenant may only use vendors reasonably approved by Landlord to provide services to Tenant through the use of the Building risers, raceways, shafts and conduit. Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or Landlord’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Fridayduring normal "BUILDING HOURS" (as defined in the Rules and Regulations set forth in EXHIBIT B, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"attached hereto), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "HolidaysHOLIDAYS"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event and provided further that HVAC shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hoursbe provided on Saturdays upon Tenant request only." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and incidental use equipment, for lighting and power reasonably suitable for normal the Permitted Use, taking into account Tenant's usage of personal computers and other office machines to the extent such usage is consistent with the usage employed by general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly users in the Building and at buildings located in the submarket in which the Building is located that are comparable to the utility company pursuant to the utility companyBuilding in class, age and size; provided further that Tenant's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard Standard lighting fixtures within the Premises, which shall be replaced/installed only by Landlord. Landlord shall replace Building Standard light bulbs/tubes (but not starters or ballasts) at no charge to Tenant. 6.1.4 6.1.3 Landlord shall provide untreated city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide Building standard janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectPremises. 6.1.6 6.1.5 Subject to emergencies, Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have at least one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord and subject to charge for after-hours usage. 6.1.7 Subject to the provisions of this Lease and such reasonable access control as Landlord may from time to time determine (with which Tenant and its employees shall comply), Tenant shall have access to the Building and the Premises twenty-four (24) hours per day, seven (7) days per week; provided, however, notwithstanding the foregoing, neither Landlord nor any of the "Landlord Parties," as that term is defined in Section 10.1, below, shall in any case be liable for personal injury, property damage or otherwise for any error with regard to the admission to or exclusion from the Building or Project of any person. Tenant acknowledges and agrees that any access control provided after Building Hours is at a level consistent with reducing uninvited persons, vandalism, and graffiti, and is not intended to assure personal safety or to prevent losses from theft. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (during the lease term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8 A.M. to 6 P.M. and on Saturdays Saturday during the period from 9:00 9 A.M. to 1:00 P.M. (collectively, the "Building Hours")1 P.M., except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, and Christmas Day and, at Landlord's discretion, and other locally or nationally holidays generally recognized holidays by Comparable Buildings (collectively, the "Holidays"“HOLIDAYS”). The HVAC equipment in the Building (the “BUILDING HVAC SYSTEM”) is designed to perform substantially in accordance with the HVAC specifications attached to this Lease as EXHIBIT H (the “HVAC SPECIFICATIONS”). Landlord shall maintain and repair the Building HVAC System in a manner reasonably calculated to conform to the HVAC Specifications; provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include Landlord be liable to Tenant for any failure of the Building HVAC System to conform to the HVAC Specifications due to (i) any normal wear and tear or obsolescence of the Building HVAC System, or (ii) Tenant’s particular use of the Premises, or Tenant’s actions or omissions which causes such non-conformance (including, without limitation Tenant’s use of heat-generating machines, equipment or lighting which is not standard for the Building, and/or use of the Premises by greater than the typical amount of persons commonly using comparable space in the Building). Tenant shall have the right, at Tenant’s sole expense and in accordance with plans and specifications therefor approved in writing by Landlord, to install, maintain and replace a private HVAC system or systems (the “TENANT HVAC SYSTEM”) separate from the Building HVAC System, in Tenant’s computer rooms, user rooms and other areas contained wholly within the Premises, provided that (1) such Tenant HVAC System does not interfere with the operation, maintenance, or replacement of the Building HVAC System and (ii) Landlord’s contractor (or a contractor approved by Landlord in writing), shall install the Tenant HVAC System. Landlord shall also cause the Building HVAC System and indoor air quality of the Common Areas within the Building and the Premises to meet, for the entire Lease Term and the Pre-Occupancy Period, the standards (the “AIR QUALITY STANDARDS”) which are the lesser of (i) those standards set forth in Standard 62-1989 (“VENTILATION FOR ACCEPTABLE INDOOR AIR QUALITY”), including both the requirements of the Ventilation Rate Procedure and Indoor Air Quality Procedure and the maintenance requirements, recommendations and guidelines contained therein, promulgated by the American Society of Heating, Refrigerating and Air Conditioning Engineers (“ASHRAE”), and any laws, ordinances, rules or regulations now in effect or hereafter promulgated by any governmental authority having jurisdiction over the Building or persons occupying or working in the Building relating to office building indoor air quality, or (ii) the level of indoor air quality maintained in the buildings located at 2020 and 2040 Century Park East, 1900 and 1901 Avenue of the Stars, 1875 and 1925 Century Park East, and ▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day▇▇▇▇▇▇, Columbus Day all in Los Angeles, California (the “COMPARABLE SYSTEMS BUILDINGS”). In the event the indoor air quality of the Premises or Veterans Day. The daily time periods identified hereinabove are sometimes the Building Common Areas does not meet the Air Quality Standards, such condition shall be referred to as the "Business Hoursa “SICK BUILDING."” 6.1.2 Landlord shall at all times provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and other equipment) for lighting and power suitable for normal general office the use of the Premises up to seven (7) ▇▇▇▇▇ per rentable square foot demand load on a continuous annualized basis (the “AVAILABLE ELECTRICITY”). Such electrical usage, to the extent the same exceeds four and one half (4.5) ▇▇▇▇▇ per rentable square foot of the Premises demand load on a continuous, annualized basis shall be known as more specifically set forth on Schedule 3 to Exhibit B“EXCESS CONSUMPTION.” The amount of Excess Consumption used within the Premises shall be verifiable by meters or submeters, attached heretoinstalled at Tenant’s sole cost and expense upon Landlord’s veri reasonable expectation of Excess Consumption. Landlord shall charge Tenant for its Excess Consumption at Landlord’s actual average cost per kilowatt-hour therefor. Tenant shall pay directly to the utility company pursuant to the utility company's separate metersLandlord, as Additional Rent, the cost of all electricity provided its Excess Consumption within ten (10) days of billing. The cost of the Excess Consumption shall not be charged to and/or consumed in the Premises (including normal and excess consumption and including Operating Expenses. Landlord shall bear the cost of electricity to operate making the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate Available Electricity available at the electricity utility provider from time to time. 6.1.3 As part bus riser on each floor of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In additionTenant shall bear the cost of horizontally distributing the Available Electricity to the Premises, including costs related to transformers and disconnect switches necessitated by Tenant’s Excess Consumption. Tenant shall bear the cost of replacement of lamps, nonstandard lamps and/or starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, a week except the date days of observation of the Holidays, in and about the Premises substantially in accordance with the cleaning specifications attached hereto as EXHIBIT I (the “CLEANING SPECIFICATIONS”) and shall provide exterior window washing services not less than two (2) times per year and interior window washing services no less than one (1) time per year. Landlord shall provide janitorial services in a manner reasonably calculated to conform to the Cleaning Specifications; provided, however, Landlord shall have the right to change the Cleaning Specifications from time to time so long as the janitorial services and window washing services of the Building remain consistent with that of Comparable Buildings. Notwithstanding the foregoing, Tenant reserves the right to provide, at its own cost and expense, its own Janitorial service to any part of the premises designated in writing to Landlord as a high-security area, as determined by Tenant (“SECURITY AREA”). 6.1.5 Except as otherwise provided in the “Passenger Elevator Specifications,” as that term is defined below, Landlord shall provide nonexclusive automatic passenger elevator service. At least four (4) passenger elevators serving the Premises shall be operational during normal business hours (subject to normal servicing and repair) and at least one (1) passenger elevator shall be operational at all other times. The passenger elevators located in the Building (collectively, the “PASSENGER ELEVATORS”) are designed to substantially comply with the passenger elevator specifications dated as of August 16, 1993, prepared for Landlord by ▇▇▇▇▇, ▇▇▇▇▇ & Associates, Inc. (the “PASSENGER ELEVATOR SPECIFICATIONS”). Landlord shall maintain and repair the Passenger Elevators in a manner reasonably calculated to conform to the Passenger Elevator Specifications; provided, however, in no event shall Landlord be liable to Tenant for any failure of the Passenger Elevators to conform to the Passenger Elevator Specifications due to any normal wear and tear or obsolescence of the Passenger Elevators. 6.1.6 Landlord shall provide, at no charge, nonexclusive freight elevator service during the normal business hours, subject to reasonable AND nondiscriminatory scheduling by Landlord. Tenant shall also be entitled to non-exclusive use of the freight elevator service, at no charge, at all times other than normal business hours, subject to reasonable and nondiscriminatory scheduling by Landlord. 6.1.7 Landlord shall provide, twenty-four (24) hours per day, seven (7) days per week, throughout the Lease Term, including the periods of occupancy by Tenant prior to the Lease Commencement Date, security for the Building, and the On-site Parking Area, including all pedestrian and vehicular entries thereto in a manner consistent with the security personnel and equipment maintained at Comparable Buildings (“LANDLORD’S SECURITY”). Landlord’s Security shall provide Tenant, upon Tenant’s request and subject to availability, on weekdays after normal Building hours, with an escort to the vehicles of Tenant’s employees located in the vicinity On-site Parking Area through the use of Landlord’s Security personnel. Tenant may, at its own expense, install its own security system (“TENANT’S SECURITY”) in the Premises and common stairwells of the Project. 6.1.6 Building (which Tenant’s Security shall not include any armed security personnel); provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security with Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidaysto assure that Tenant’s Security is compatible with Landlord’s Security. Tenant shall cooperate fully with be solely responsible for the monitoring and operation of Tenant’s Security system. Tenant shall have the right to refuse admission of persons to the Premises, except for Landlord’s representatives in the event of an emergency or pursuant to Landlord’s entry fights set forth in this Lease. 6.1.8 Landlord shall provide, maintain, and repair during the Lease Term the currently existing telephone and telecommunications systems and equipment from the minimum point of entry of the Building through the Building telephone risers to the Building telephone closets located on each floor of the Building containing the Premises, as set forth in Section 1. I of the Tenant Work Letter (the “TELECOMMUNICATIONS SYSTEM”). Tenant shall have access at all times and abide (accompanied, except in the case of an emergency, by all regulations and requirements that a representative of Landlord may to the extent such representative is reasonably prescribe for available) to the proper functioning and protection Building telephone closets on the floors of the HVACBuilding containing the Premises. Landlord shall notify Tenant, electricalexcept in case of emergency, mechanical and plumbing systemsprior to any work requiring access to any Building telephone closets located on floors containing the Premises. Landlord shall allow Tenant to observe any work performed by Landlord in such telephone closets.

Standard Tenant Services. Landlord shall shall, as its cost but as part of ------------------------ Direct Expenses, provide the following services and utilities twenty-four (24) hours per day on all days (every day during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises ("HVAC") from Monday through Friday from 7:00 A.M. a.m. to 6:00 P.M. Monday through Friday7:00 p.m., and on Saturdays Saturday from 9:00 A.M. 8:00 a.m. to 1:00 P.M. (collectively, the "Building Hours")2:00 p.m., except for the date of observation of New Year's Daynationally or locally recognized holidays, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at in Landlord's discretion, other locally or nationally recognized holidays sole discretion (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall at all times provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and other equipment) for lighting and power suitable for normal general office the Permitted Use. Landlord shall also provide (i) city water for use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in connection with any plumbing fixtures now or hereafter installed in the Premises and the Building in accordance with this Lease, (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide ii) janitorial services to the Premises five (5) days per week, week except the date of observation of the Holidays, in and about the Premises Premises, and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended (iii) nonexclusive automatic passenger elevator service at all times. If Tenant uses electricity, water or heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, within thirty (30) days of billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, within thirty (30) days of demand, including the cost of such additional metering devices. Landlord may increase the hours or days during which air conditioning, heating and ventilation are provided to the Premises and the Building Hours, shall have one elevator available at all other times, except on to accommodate the Holidays. Tenant shall cooperate fully with Landlord at all times and abide usage by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection tenants occupying two-thirds or more of the HVAC, electrical, mechanical and plumbing systemsrentable square feet of the Building or to conform to practices of other buildings in the area comparable to the Building.

Standard Tenant Services. As part of the Landlord Work, Landlord, Landlord shall provide cause utility connections to be brought to the following services on Building and utilities to be separately submetered. Tenant shall be responsible for establishing account with all days (unless otherwise stated below) during the Lease Termutility providers and directly paying for all utilities. 6.1.1 Subject Tenant shall contract directly with the applicable utility provider for the provision of electricity services to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the such utility company pursuant to the utility company's separate meters, provider the cost of all electricity services provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)Premises, which electricity shall be separately metered submetered (as described aboveor otherwise equitably allocated and directly charged by Landlord to Tenant). Landlord may designate Tenant’s use of electricity shall never exceed the electricity utility provider from time capacity of the feeders to time. 6.1.3 As the Project or the risers or wiring installation; provided that Tenant may, as an Alteration or part of Operating Expensesthe Tenant Improvements, Landlord but subject to Landlord’s approval, which shall replace lampsnot be unreasonably withheld, starters and ballasts for Building standard lighting fixtures within delayed or conditioned, expand or increase the capacity of the feeders to the Premises. In addition, Tenant 35654\12546889.9 06907\011\8493037.v6 6.1.2 Landlord shall bear the cost of replacement of lamps, starters and ballasts provide connections for non-Building standard lighting fixtures within city water stubbed to the Premises. 6.1.4 6.1.3 Tenant shall contract directly with a licensed and reputable janitorial provider for janitorial services and other cleaning in the Premises, and Tenant shall pay the cost of such contract directly to the janitorial services provider; in no event will Tenant be required to retain a union-affiliated janitorial contractor. The janitorial specifications for such contractor shall be reasonably consistent with those specifications that would be utilized by a reasonably prudent landlord of Comparable Buildings. Landlord shall provide city water from have the regular Building outlets right upon reasonable prior notice to Tenant to inspect the Premises for drinking, lavatory and toilet purposespurposes of confirming that Tenant is cleaning the Premises as required by this Section 6.1.3, and for to require Tenant to provide additional cleaning, if necessary in order to comply with the Building's life safety systemsimmediately preceding sentence. In the event Tenant shall fail to provide any of the services described in this Section 6.1.3 within ten (10) business days after notice from Landlord, which notice shall not be required in the event of an emergency, Landlord shall have the right to provide such services and any charge or cost incurred by Landlord in connection therewith shall be deemed Additional Rent due and payable by Tenant upon receipt by Tenant of a written statement of cost from Landlord. 6.1.5 Landlord 6.1.4 Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall provide janitorial services have access to the Premises five Building twenty-four (524) hours per day, seven (7) days per week, except the date of observation every day of the Holidaysyear. Subject to the terms of this Lease, in Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) for the Building and/or retain its own security personnel at the Building, provided that Tenant shall provide Landlord and about Landlord’s personnel with means (i.e., key cards, etc.) to access the Premises Building on an unrestricted basis (but subject to the terms of, and window washing services in a manner consistent with Comparable Buildings in except as set forth in, Article 27, below). Tenant’s Security Systems shall by subject to Landlord’s prior review and approval (not to be unreasonably withheld), and the vicinity installation of Tenant’s Security System shall be performed pursuant to Article 8 of this Lease, below, or as part of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the HolidaysTenant Improvements. Tenant shall cooperate fully with Landlord be solely responsible, at all times Tenant’s sole cost and abide by all regulations and requirements that Landlord may reasonably prescribe expense, for the proper functioning installation, monitoring, operation and protection any removal of Tenant’s Security System. 6.1.5 Tenant will have the exclusive right to use all of the HVACexisting Building risers, electricalraceways, mechanical shafts and plumbing systemsconduit available for the use in the Building.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to reasonable change implemented by Landlord and any limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided. Except when and where Tenant’s right of access is specifically excluded in this Lease, howeverTenant shall have the right of access to the Premises, Landlord acknowledges thatthe Building, pursuant to Tenant's requirementsand the Project parking facility twenty-four (24) hours per day, seven (7) days per week during the “Lease Term,” as that term is defined in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ DaySection 2.1, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hoursbelow." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth reasonably determined by Landlord. Commencing on Schedule 3 to Exhibit Bthe Lease Commencement Date, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate (i) the HVAC equipment servicing the server room and sound room, on a twenty-four (24) hour a day, seven (7) day a week basis, and (ii) the HVAC air handlershandlers serving the remainder of the Premises, if not charged to and paid by Tenant as part of Utilities Costs), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In additionNotwithstanding the foregoing, Tenant shall nevertheless bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. 6.1.7 Landlord shall cause one (1) passenger elevator to be “padded” and otherwise prepared and ready for freight service and shall make the same reasonably available to Tenant on a nonexclusive basis, subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 7:30 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 12:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day Day, or Veterans Day. The daily time periods identified hereinabove are sometimes referred to Day be included as the "Business HoursHolidays." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of five (5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant's lighting fixtures does not exceed an average of one and one-half (11/2) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on Schedule 3 a monthly basis, and the electricity so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Tenant shall be provided access to the lighting controls for each floor of the Building within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposespurposes in the Building Common Areas. ▇▇▇▇▇▇ REALTY 571981.06/WLA ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ K4064-066/6-8-04/pjr/pjr -18-[STMicroelectronics, and for the Building's life safety systems.Inc.] 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and exterior window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Subject to Landlord's reasonable maintenance and repair requirements for the Building elevators, Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services specified below and on Exhibit F attached hereto, on all days (unless otherwise stated belowbelow or in Exhibit F) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Landlord shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment) for lighting and power suitable for the Permitted Use as reasonably determined by Landlord, provided that Tenant’s electrical usage shall be subject to applicable laws and regulations. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, office kitchen, lavatory and toilet purposes in the Building Common Areas. 811311.04/WLA 378421-00002/2-14-20/mem/mem -18- ▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ [Akero Therapeutics, Inc.] 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to reasonable scheduling by Landlord. 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 6.1.7 Subject to Landlord’s rules, regulations, and restrictions and the terms of this Lease, Landlord shall permit Tenant to utilize its reasonable share of available existing Building risers, raceways, shafts and conduit to make connections to the Premises, subject to Landlord’s commercially reasonable standard fees for such use. Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or Landlord’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service.

Standard Tenant Services. Landlord shall provide the following services as part of the Operating Expenses on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable theretoLaws, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises Premises, in a temperature range of 70°F to 76°F, with relative humidity within the guidelines established by the American Society of Heating and Air Conditioning Engineers (“ASHRAE”), from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 7:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically twenty-four (24) hours per day, seven (7) days per week, consistent with the Consumption Standard set forth on Schedule 3 to Exhibit Bin Section 6.2 below. Tenant, attached hereto. Tenant at Tenant’s sole cost and expense, shall pay directly to the utility company pursuant to the utility company's separate meters, the cost perform replacement of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, and starters and ballasts for Building standard lighting fixtures within the Premises; provided, however, Landlord shall perform replacement of ballasts and Tenant shall reimburse Landlord for such cost within thirty (30) days following Landlord’s delivery to Tenant of an invoice therefor. 6.1.3 Landlord (or Landlord’s property manager) shall provide city water from the regular Building connections and any other connections the Tenant is making use of in the Premises as of the date of this Lease and Landlord has heretofor approved, for drinking, lavatory and toilet purposes. In additionSubject to the terms of Article 8 of this Lease, Tenant shall bear have the cost of replacement of lamps, starters and ballasts right to add to or access the water systems for non-the Building standard lighting fixtures within and/or provide supplemental water systems in order to service the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises in a quantity and manner consistent with Comparable Buildings, five (5) days per week, except the date of observation of the Holidays, in and about the Premises Premises, in accordance with the janitorial specifications attached hereto as Exhibit “F”, and exterior window washing for the Building three (3) times per year; however, Landlord may reduce such exterior window washing services to two (2) times per year at any time after the date the original Tenant who executed this Lease (the “Original Tenant”) and/or a Qualified Transferee fails to satisfy the Minimum Occupancy Threshold (as such terms are defined in Section 22.9 below). Landlord, at Tenant’s sole cost and expense, shall require a manner consistent with Comparable Buildings in Background Check (defined below) reasonably acceptable Tenant of any janitorial personnel that Landlord causes to enter the vicinity Premises to provide janitorial services under the Lease. As used herein, “Background Check” means a background check that (i) does not require the provision of any identifying information other than (a) photo identification or other reasonable evidence of the Projectperson’s name, (b) the name of the person’s employer, (c) fingerprints, and (d) such other information as Tenant may be required to obtain by FDIC regulations or other applicable law; and (ii) does not preclude entry for any reason other than discovery that the person (a) has been convicted of a felony involving dishonesty or breach of trust, or (b) is a party identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, ▇▇▇▇://▇▇▇. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all ▇▇▇▇▇.▇▇▇/ofac/tllsdn.pdf or any replacement website or other timesreplacement official publication of such list, except on the Holidaysas required by FDIC regulations or other applicable law. Tenant shall cooperate fully with reimburse Landlord for the cost of providing such Background Checks within thirty (30) days following Landlord’s delivery to Tenant of an invoice therefor. Notwithstanding the foregoing, if Landlord’s janitorial contractor does not have available personnel that have completed a Landlord requested Background Check (e.g., if one (1) or more janitorial contractor personnel that have completed a Background Check call out sick or are otherwise unavailable), Landlord shall not be in default of this paragraph and Tenant may receive diminished or no janitorial service until such time as personnel that have completed Background Checks are available. Tenant shall have the right, upon at least sixty (60) days’ notice to Landlord at any time during the Lease Term or any Option Term, to provide its own janitorial service to the Premises by independently contracting with a janitorial service provider approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed by Landlord. Such janitorial service provider shall in all times events utilize “green” cleaning procedures comparable to those used by Landlord or its janitorial service provider and abide maintain harmonious labor relations with other contractors and service providers working in, on or about the Real Property. If Tenant elects, at any time, and from time to time, to provide its own janitorial service to the Premises during the Lease Term or any Option Term, the Base Rent payable by all regulations Tenant from and requirements that after the date on which Tenant commences providing its own janitorial service shall each be reduced by an amount equal to the actual savings realized by Landlord may reasonably prescribe for through the proper functioning and protection termination of the HVACjanitorial service to the Premises. Within sixty (60) days after Tenant commences providing its own janitorial service, electricalLandlord shall reasonably calculate the actual savings realized by Landlord as a result of Tenant providing its own janitorial service. Landlord shall notify Tenant of such calculation as soon as possible after Tenant commences providing its own janitorial services. Tenant shall have the right to review Landlord’s calculation and supporting documents of such savings in janitorial costs. Tenant shall have the right, mechanical on sixty (60) days’ notice to Landlord, to discontinue providing its own janitorial, and plumbing systemsto have Landlord once again provide such service as provided herein. Landlord acknowledges and agrees that as of the execution of this Lease, Tenant is currently providing its own janitorial, and Landlord hereby approves the provider of the same.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by the TCC's of this Lease and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 6:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "Building Hours"), except for the date of observation of New Year's Day, ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the Friday immediately following Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include 692500.09/WLA371593-00023/6-13-12/ao/ao -▇▇▇- ▇▇▇ ▇▇▇▇▇▇ ▇[▇▇▇▇▇▇ DayRealty, Columbus Day or Veterans DayL.P.][Concur Technologies, Inc.] "Holidays"). The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, office kitchen, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises five (5) days per week in a manner consistent with Comparable Buildings, and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Subject to applicable laws and the other provisions of this Lease (including, without limitation, the Rules and Regulations and the normal operation of the Building during the "Building Hours" identified in Section 6.1.1, below), and except on in the Holidaysevent of an emergency, Tenant shall have access to the Common Areas of the Building, the Premises, and the Common Areas of the Project parking facility, twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access to and use of the freight elevator, loading dock, mailroom and other limited-access areas of the Building during the normal operating hours of such portions of the Building. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable change implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s reasonable discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "“Business Hours."” Any HVAC usage after Building Hours may be provided by Landlord after Tenant arranges for same with Landlord’s property manager. After Building Hours usage of HVAC shall be paid for by Tenant at the current rate of $75.00 per hour or portion thereof and such rate is subject to change by Landlord from time to time. 6.1.2 As part of Operating Expenses, Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. The cost of all utilities for such service shall be included in Operating Expenses for which Tenant shall pay directly Tenant Share of Operating Expenses, subject to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timeSection 6.2. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Subject to the terms and conditions contained herein, Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 9.2.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "during Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Standard Operating Hours." 6.1.2 9.2.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of four (4) ▇▇▇▇▇ per usable square foot of the Premises during Standard Building Operating Hours, calculated on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one (1) watt per usable square foot of the Premises during Standard Building Operating Hours, calculated on Schedule 3 a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to Exhibit B, attached heretoapplicable laws and regulations. Tenant shall pay directly Subject to the utility company pursuant foregoing limitations regarding the electrical wiring and facilities to the utility company's separate meters, the cost of all electricity be provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesby Landlord, Landlord shall replace lamps, starters and ballasts only provide electricity for Building standard Tenant’s lighting fixtures within during the PremisesBuilding Standard Operating Hours. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 9.2.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the Building Common Areas and for the Building's life safety systemsPremises. 6.1.5 9.2.4 Landlord shall provide five day per week ordinary and customary, basic janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Building. Landlord shall not be required to provide janitorial services to above-Project-standard improvements installed in the Premises including but not limited to metallic trim, wood floor covering, glass panels, interior windows, kitchen/dining areas, executive washrooms, or shower facilities. Any janitorial services required by Tenant and provided by Landlord in excess of such ordinary and customary, basic janitorial services shall be separately paid for by Tenant, as Additional Rent, within ten days of written demand. 6.1.6 9.2.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Standard Operating Hours, shall have one elevator available at all other times, except including on the Holidaysholidays, and shall provide nonexclusive, non attended automatic passenger escalator service during Building Standard Operating Hours only. 9.2.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical mechanical, and plumbing systems. Notwithstanding the foregoing, Tenant shall be responsible for all installation and recurring costs associated with utilities services at the Premises.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 (a) Subject to limitations imposed by all governmental rules, regulations regulations, orders and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays days recognized by unions as holidays (collectively, the "“Holidays"”); . If Tenant desires HVAC service outside the hours set forth above (“Overtime Periods”), Tenant shall deliver notice to the Building office requesting such services at least 24 hours prior to the time Tenant requests such services to be provided. If Landlord furnishes HVAC service during Overtime Periods, however, Tenant shall pay to Landlord acknowledges that, pursuant to Tenant's requirements, the then established Building rates for such service during Overtime Periods in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business HoursBuilding upon demand thereof." 6.1.2 (b) Landlord shall provide adequate electrical wiring redistribute or furnish electricity to or for the use of Tenant in the Premises for the operation of Tenant’s ordinary and facilities customary lighting and power office equipment in the Premises reasonably necessary for normal typical general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoand in compliance with applicable codes. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 (c) Landlord shall install and maintain a meter or meters, at Landlord’s expense, to measure Tenant’s consumption of electricity. Tenant shall pay the public utility company directly for its consumption of electricity. (d) Landlord shall provide city potable water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 (e) Landlord shall provide janitorial services to the Premises five (5) days per weekweek in a manner consistent with other comparable buildings in the vicinity of the Building, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. Tenant shall pay to Landlord, as additional rent, the reasonable costs incurred by Landlord in removing from the Building any of Tenant’s refuse and rubbish to the extent exceeding the amount of refuse and rubbish usually generated by a tenant that uses the Premises for ordinary office purposes. Tenant, at Tenant’s expense, shall exterminate the portions of the Premises that Tenant uses for the storage, preparation, service or consumption of food against infestation by insects and vermin regularly and, in addition, whenever there is evidence of infestation. Tenant shall engage persons to perform such exterminating that are approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. Tenant shall cause such persons to perform such exterminating in a manner that is reasonably satisfactory to Landlord. Tenant shall comply with any refuse disposal program (including, without limitation, any waste recycling program) that Landlord imposes reasonably after having given Tenant reasonable advance notice of the effectiveness thereof or that is required by applicable Laws. 6.1.6 (f) Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building HoursHours only (excluding Holidays and subject to Force Majeure), but shall have one elevator available at all other timestimes for nonexclusive non-attended automatic passenger elevator service, except on and if the HolidaysBuilding include an escalator, Landlord also shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. (g) Landlord shall provide nonexclusive freight elevator service and access to the loading dock subject to scheduling by Landlord, which use shall be at Landlord’s cost during Building Hours. Tenant shall cooperate fully with Landlord pay to Landlord, as additional rent, an amount calculated at all times and abide by all regulations and requirements the hourly rates that Landlord may reasonably prescribe charges from time to time for freight elevator service during Overtime Periods, within ten (10) days after Landlord’s giving to Tenant an invoice therefore. (h) Except when and where Tenant’s right of access is specifically excluded as the proper functioning result of (i) an emergency, (ii) a requirement by any applicable Law, (iii) a specific provision set forth in this Lease, (iv) Force Majeure, or (v) an event of casualty or condemnation, Tenant shall have the right of ingress and protection egress to the Premises twenty-four (24) hours per day, seven (7) days per week, every day of the HVAC, electrical, mechanical and plumbing systemsyear.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 The Premises will be separately metered or submetered for electricity. Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 equipment, provided that Tenant will not use electricity in excess of the capacity of the Building, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). To the extent directly payable by Tenant to Landlord (as opposed to being directly payable to the applicable utility provider), Tenant shall pay such cost (including the cost of such meters or submeters) within twenty (20) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, Landlord shall replace lampsincluding, starters but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. In the event that Tenant desires to upgrade or add onto the existing electrical wiring and ballasts for Building standard lighting fixtures within facilities in the Premises, then subject to Landlord’s consent, not to be unreasonably withheld, Tenant shall have the right, at its sole cost and expense, and as an Alteration in accordance with Article 8 of this Lease, to perform such upgrades or additions (including, without limitation, the cost of all permits, approvals, and any other electrical transformers, circuit breakers, or other electrical facilities, which shall be required to be installed or upgraded in any other portion of the Project in connection with such upgrades or additions). In addition, Engineering plans shall include a calculation of Tenant’s fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submetered loads. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. 6.1.6 Landlord shall maintain a commercially reasonable security contract pursuant to which roving security patrols are to serve the Project. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 7:00 p.m., and on Saturdays Saturday during the period from 9:00 A.M. 8:00 a.m. to 1:00 P.M. (collectivelyp.m., provided that HVAC during such Saturday hours will be supplied only in the "Building Hours")event Tenant notifies Landlord’s building manager by 3:00 p.m. on Friday that such HVAC service is required. Notwithstanding the foregoing, except for HVAC service will not be supplied on the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day (and the Friday following Thanksgiving Day), Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use use, and electricity at levels consistent with normal general office use, as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timedetermined by Landlord. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding; provided that the janitorial services provided by Landlord shall not include any clean rooms within the Premises which Tenant notifies Landlord in writing should be excluded from the janitorial service. 6.1.5 Landlord shall provide nonexclusive automatic passenger elevator service, if the Building has an elevator, at all times. 6.1.6 Landlord shall provide nonexclusivewindow washing services for the exterior surface of the Building’s perimeter windows only, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidaysintervals which Landlord deems reasonable. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe be responsible for the proper functioning and protection cleaning of all other glass surfaces within the Premises. 6.1.7 Landlord shall provide a conference room located in the building located at ▇▇▇▇ ▇▇ ▇▇▇▇▇▇▇ Drive (“1600 Building”) for use by tenants of the HVACproject of which the Building is a part on a first come, electrical, mechanical and plumbing systemsfirst served basis subject to prior scheduling with the Building manager; provided that this service may be discontinued at any time if in Landlord’s reasonable business judgment it determines that such service is no longer desirable or in the event Landlord ceases to own the 1600 Building.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use , pursuant to the HVAC service levels set forth in the Premises EXHIBIT "G" attached hereto, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 6:00 A.M. to 7:00 P.M. and on Saturdays Saturday during the period from 9:00 8:00 A.M. to 1:00 12:00 P.M. (collectively, the "Building HoursBUILDING HOURS"), except for the date dates of observation of New Year's Day, Memorial Presidents Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, and Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays that are not nationally recognized as of the date of this Lease (collectively, the "HolidaysHOLIDAYS"); provided, however. Notwithstanding the foregoing, Landlord acknowledges thatshall change the Building Hours as requested by Tenant from time to time (but not more than two (2) times per calendar year) so long as (i) the total Building Hours for the weekly period (i.e., Monday through Sunday) do not exceed sixty-nine (69) hours, (ii) Tenant leases the entire Building, (iii) any such Building Hours so designated by Tenant for any day must be consecutive hours, and (iv) Tenant shall be responsible for any additional reasonable costs incurred by Landlord as a result of such change in hours requested by Tenant (which costs shall be payable as Additional Rent within thirty (30) days after Tenant's receipt of invoice therefor). Tenant shall be entitled to install, as an initial Tenant Improvement or as an Alteration, dedicated heating, ventilation and air conditioning units ("PACKAGE UNITS") within or serving the Premises at Tenant's sole cost and expense (but not window units). The plans and specifications for any Package Units shall, as indicated in Article 8 below and the Tenant Work Letter (as applicable), be subject to Landlord's reasonable approval and the electricity required to power such Package Units shall be included within the allotment set forth in Section 6.1.2 below and such electricity and any other utilities used by such Package Units shall be payable by Tenant in accordance with Section 6.2 below. Tenant shall be solely responsible for maintenance and repair of the Package Units and such units shall be considered to be a fixture within the Premises and shall remain upon the Premises upon the expiration or earlier termination of Lease Term unless Landlord requires Tenant to remove such items upon expiration or earlier termination of this Lease pursuant to Tenant's requirementsthe provisions of Section 8.5 below. Notwithstanding the foregoing, in no event shall Holidays include Tenant may remove any "▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day " or Veterans Day. The daily similar type HVAC units from the Premises at any time periods identified hereinabove are sometimes referred prior to as expiration or earlier termination of the "Business Hours." 6.1.2 Landlord shall provide adequate electrical Lease Term provided that Tenant removes all associated wiring and facilities cabling, repairs any damage resulting from such removal and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly restores the Premises to the utility company pursuant condition prior to the utility company's separate meters, the cost placement of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlerssuch unit(s), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to timereasonable wear and tear excepted. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services as part of the Operating Expenses on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable theretoLaws, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises Premises, in a temperature range of 70°F to 76°F, with relative humidity within the guidelines established by the American Society of Heating and Air Conditioning Engineers (“ASHRAE”), from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays during the period from 9:00 A.M. 8:00 a.m. to 1:00 P.M. (collectively, the "Building Hours")6:00 p.m., except for the date of observation of New Year's ’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically twenty-four (24) hours per day, seven (7) days per week, consistent with the Consumption Standard set forth on Schedule 3 to Exhibit Bin Section 6.2 below. Tenant, attached hereto. Tenant at Tenant’s sole cost and expense, shall pay directly to the utility company pursuant to the utility company's separate meters, the cost perform replacement of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, and starters and ballasts for Building standard lighting fixtures within the Premises. In addition; provided, however, Landlord shall perform replacement of ballasts and Tenant shall bear the reimburse Landlord for such cost within thirty (30) days following Landlord’s delivery to Tenant of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premisesan invoice therefor. 6.1.4 6.1.3 Landlord (or Landlord’s property manager) shall provide city water from the regular Building outlets connections and any other connections the Tenant is making use of in the Premises as of the date of this Lease and Landlord has heretofor approved, for drinking, lavatory and toilet purposes. Subject to the terms of Article 8 of this Lease, and Tenant shall have the right to add to or access the water systems for the Building's life safety systemsBuilding and/or provide supplemental water systems in order to service the Premises. 6.1.5 6.1.4 At Tenant’s option, Landlord shall provide janitorial services to the Premises in a quantity and manner consistent with Comparable Buildings, five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services Premises, in a manner consistent accordance with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.janitorial

Standard Tenant Services. Landlord shall provide the following services on all days during Building Hours (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC") when necessary ”), for normal comfort for normal office use in the Premises on generally accepted business days from 7:00 A.M. 7 a.m. to 6:00 P.M. Monday through Friday6 p.m., and on Saturdays from 9:00 A.M. 8 a.m. to 1:00 P.M. pm (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion’s discretion with at least three (3) business days’ prior notice to Tenant, other locally state-wide or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"); provided”) and at other times for an additional charge to be fixed by Landlord. Notwithstanding Building Hours, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity be permitted to operate the HVAC air handlers)system serving the Premises 24 hours a day, which electricity 7 days a week, 365 days a year without incurring overtime charges. 6.1.2 An empty service conduit, sized as required for the Premises, shall be separately metered (as described above)stubbed to locations within each floor of the Premises from Landlord’s switchgear, with a capacity in the Premises of up to 1276 amps at 277 volts. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In additionTenant’s Work, Tenant shall (a) install feeder wire from each assigned meter socket/breaker, (b) furnish distribution panels, breakers, wires and receptacles based on its service needs, (c) install a step-down transformer or transformers as needed to provide 120 volt service for its standard office machines in the Premises, and (d) arrange for service start-up and installation of utility meters directly with the electric utility company. Tenant shall also bear the cost of replacement of lamps, starters and ballasts for non-Building standard Standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for normal drinking, lavatory and toilet purposespurposes in the Building Common Areas and break rooms. 6.1.4 Tenant shall arrange and pay for (a) its own janitorial service to the Premises to the standards typically maintained in first-class office space in ▇▇▇▇▇▇▇▇▇/West Las Vegas, and for (b) removal or recycling of shredded paper generated in the Building's life safety systemsPremises. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Tenant shall be allowed to use the Premises on a twenty-four (24) hour seven (7) day per week basis. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, and taking into account the fact that the Premises have been improved with electronic monitoring systems which program themselves rather than customary thermostats, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary to the Premises in accordance with that required for normal comfort comfort, given the location of the Building in Phoenix, Arizona, for normal office use in and delivered to the Premises Comparable Buildings from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. 12:00 Noon (collectively, the "Building HoursBUILDING HOURS"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day, Mart▇▇ ▇▇▇▇▇▇ ▇▇▇▇, ▇▇. ▇▇▇, President's Day and, at Landlord's discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "HolidaysHOLIDAYS"); provided, however. In the event that the Approved Working Drawings do not reflect HVAC zoning controls or if Tenant desires to add or revise HVAC zoning controls within the Premises during the Lease Term as an Alteration, Landlord acknowledges that, pursuant hereby approves the concept of HVAC zoning controls subject to Tenant's requirements, its plan approval requirements and other requirements relating to Alterations as set forth in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business HoursArticle 8 of this Lease." 6.1.2 Landlord shall provide adequate electrical wiring and facilities electricity for lighting and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises Premises, provided that (including normal i) the connected electrical load of the incidental use equipment does not exceed an average of five (5) watt▇ ▇▇▇ rentable square foot of the Premises, and excess consumption the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) volts and including no electrical circuit for the cost supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant's lighting fixtures does not exceed an average of one (1) watt per usable square foot of the Premises, and the electricity to operate the HVAC air handlers)so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Landlord shall be responsible, as an Operating Expense for the ordinary, typical and routine replacement of lamps, starts and ballasts for Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water twenty-four (24) hours a day, seven (7) days a week, from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsCommon Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekand Common Areas serving the Premises, Monday through Friday, except Holidays. Such janitorial services shall be provided in a manner consistent with that provided comparable first-class office buildings in the date of observation vicinity of the Holidays, in and about the Premises and Project. Landlord shall provide window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Building, but in no event less than two (2) times per year. Tenant shall have the right to contract for additional janitorial service, at Tenant's sole cost and expense. Landlord shall provide landscaping maintenance for the Project in a manner consistent with that provided comparable first-class office buildings in the vicinity of the Project. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger passenger/freight elevator service, with all elevators in service (subject to normal maintenance and repair) during the Building Hours, and shall have one elevator available at all other times, except including on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations regulations, procedures and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the office areas of the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office HVAC in the lab use as more specifically set forth on Schedule 3 to Exhibit Bareas of the Premises twenty-four (24) hours a day, attached heretoseven (7) days a week. Tenant shall pay cooperate fully with Landlord at all times and abide by all reasonable regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 6.1.2 Electricity is separately metered (or sub-metered) at the Premises and shall be paid directly by Tenant to the applicable utility company pursuant provider. If electricity is separately sub-metered (as opposed to separately metered), then Tenant shall pay to Landlord the cost of such utilities based on such sub-meter, including an administrative charge for Landlord’s supervision and reimbursement for any penalties for usage or other surcharges imposed by any utility company's separate meters. Within twenty (20) days after receipt of Landlord’s statement of apportionment or statement setting forth the charges payable by Tenant, Tenant shall pay to Landlord, as Additional Rent, the cost of all electricity such electrical services so apportioned or so provided by Landlord. Notwithstanding anything to and/or consumed in the contrary set forth herein, to the extent the Premises generates electricity demand on a shared resource (including normal and excess consumption and including e.g. electricity for the central plant), the cost of electricity to operate the HVAC air handlers), which such electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time allocated to timeTenant on a pro rata basis or other reasonable basis consistent with commercial reasonable property management practices. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts not provide janitorial services for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost be solely responsible for performing all janitorial services and other cleaning of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory all in compliance with applicable laws. The janitorial and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to cleaning of the Premises five (5) days per week, except the date of observation of the Holidays, in and about shall be adequate to maintain the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the HolidaysFirst Class Life Sciences Projects. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises (based on an occupancy density equal to the lesser of Tenant's actual occupancy density or an occupancy density of six (6) persons per each 1,000 rentable square feet of the Premises) from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 2:00 P.M. on Saturday (collectively, the "Building Hours"), except for the date of observation of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth determined by Landlord. Landlord represents that there are submeters already installed in each Phase on Schedule 3 the sixth (6th) floor and the seventh (7th) floor of the Building to Exhibit B, attached heretomeasure all of the electrical usage in the Premises. Tenant shall pay for the costs (as reasonably determined by Landlord based on submeter readings of Tenant's electrical usage in the Premises) of such electrical power directly to the utility company pursuant to the utility company's separate meters, Landlord. Tenant shall pay the cost of all electricity provided to and/or consumed in electrical services within thirty (30) days after demand accompanied by reasonable supporting documentation with respect thereto and as Additional Rent under this Lease (and not as part of the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveOperating Expenses). Landlord may shall designate the electricity public utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall not provide janitorial services to for the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the Premises, all in compliance with Applicable Laws. The janitorial and cleaning of the Premises five (5) days per week, except the date of observation of the Holidays, in and about shall be adequate to maintain the Premises and window washing services in a reasonable manner reasonably consistent with Comparable Buildings Buildings. Without Landlord's prior consent, Tenant shall not use (and upon notice from Landlord shall cease using) janitorial service providers who would, in Landlord's reasonable and good faith judgment, disturb labor harmony with the vicinity of workforce or trades engaged in performing other work, labor or services in or about the ProjectBuilding or the Common Areas. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Once Tenant occupies any entire floor of the Premises, except on the Holidaysthen at Tenant's written request Landlord shall lock off such floor so that access to such floor shall thereafter require a key card. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all business days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when reasonably necessary for normal comfort for normal office use in the Premises from 7:00 8 A.M. to 6:00 8 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. 9A.M. to 1:00 1 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of two (2) ▇▇▇▇▇ per usable square foot of the Premises, excluding specific rated 120v equipment such as copiers, scanners, etc., calculated during Building Hours, on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, attached hereto. Tenant shall pay directly to and (ii) the utility company pursuant to connected electrical load of Tenant's lighting fixtures does not exceed an average of one (1) watt per usable square foot of the utility company's separate metersPremises, excluding 125% of the cost of all electricity provided to and/or consumed in the Premises code required, Load Continuous Load (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers“LCL”), calculated during Building Hours, upon a monthly basis, and the electricity so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the Premises and for the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekMonday through Friday after Building Hours, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. After hours HVAC will be chargeable to Tenant at a rate of $100.00 per hour.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 6:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 2:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment, attached hereto. Tenant shall pay directly to provided that (i) the utility company pursuant to connected electrical load of the utility company's separate meters, the cost incidental use equipment does not exceed an average of all electricity provided to and/or consumed in three (3) ▇▇▇▇▇ per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (including normal 120) volts and excess consumption no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and including (ii) the cost connected electrical load of Tenant's lighting fixtures does not exceed an average of one (1) watt per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity to operate the HVAC air handlers)so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except for weekends and the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have at least one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall provide access control service consistent with such service in Comparable Buildings. Although Landlord agrees to provide such access control service, notwithstanding anything to the contrary contained in this Lease, neither Landlord nor the "Landlord Parties," as that term is defined in Section 10.1 of this Lease, shall be liable for, and Landlord and the Landlord Parties are hereby released from any responsibility for any damage either to person or property sustained by Tenant incurred in connection with or arising from any acts or omissions of any access control personnel; provided, however, that Landlord shall remain liable for personal injury and/or property damage to the extent directly caused by the negligence or willful misconduct of Landlord's access control personnel (but in any event Landlord shall not be liable hereunder for the acts or omissions of any third parties at the Project). Subject to the terms of this Lease (including the Article 8 hereof), Tenant may, at its own expense, install its own security system ("Tenant's Security System") in the Premises. Tenant may coordinate Tenant's Security System to provide that the Building's system and Tenant's Security System will operate on the same type of key card, so that Tenant's employees are able to use a single card for both systems, but shall not otherwise integrate Tenant's Security System with the Building systems. Tenant shall be solely responsible, at Tenant's sole cost and expense, for the installation, monitoring, operation and removal of Tenant's Security System. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall, subject to Tenant's repair ------------------------ obligations set forth in this Lease, operate the Building and Real Property, and the common areas thereof, in a manner at least comparable to the manner of operation of other comparable low-rise, suburban office buildings of similar age and quality as the Building in Conejo Valley ("COMPARABLE BUILDINGS"). In connection with the foregoing, and consistent with the services provided in the Comparable Buildings, Landlord agrees to furnish or cause to be furnished to the Premises the following services and utilities subject to the conditions and in accordance with standards set forth below: 6.1.1 Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rulesheat, regulations and guidelines applicable thereto, Landlord shall provide heating ventilation and air conditioning ("HVAC") services to the Premises when necessary reasonably required for the comfortable occupancy of the Premises for normal comfort for normal general office use in the Premises use, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays Saturday from 9:00 A.M. a.m. to 1:00 P.M. (collectivelyp.m., the "Building Hours")subject to any governmental requirements or standards relating to, among other things, energy conservation and except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or nationally recognized holidays as established from time to time (collectively, the "HolidaysHOLIDAYS"); provided. The hours set forth in this Section 6.1.1 are sometimes hereinafter referred to as "BUSINESS HOURS." Notwithstanding the foregoing to the contrary, howeverduring construction of the initial Tenant Improvements, Tenant shall install separate 24-hour supplemental HVAC units for Tenant's data center to be constructed by Tenant in the Premises as described in the Tenant Work Letter ("DATA CENTER"), which shall provide 24-hour HVAC to the Data Center and shall be located in the Premises or, subject to Landlord's approval, on the roof of the Building (collectively, "SUPPLEMENTAL HVAC UNITS"). Upon request, Landlord acknowledges thatshall make available to the remainder of the Premises which is other than the Data Center HVAC services at times other than Business Hours at a charge to Tenant equal to Landlord's "actual cost" of such services (which "actual cost" shall not include any profit to Landlord but may include reasonable overhead, pursuant administration or depreciation charges) which is currently Fifty Dollars ($50.00) per hour, as the same may increase from time to Tenant's requirementstime, but in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Daysuch rate increase in excess of Landlord's actual cost of providing such after-hours HVAC services. Upon request, Columbus Day or Veterans DayLandlord shall provide Tenant with documentation to support Landlord's after-hours HVAC charges to Tenant. The daily time periods identified hereinabove are sometimes referred expenses for such after-hours HVAC services shall be billed to Tenant monthly, as the "Business Hoursadditional rent, and shall be payable by Tenant to Landlord within thirty (30) days of receipt." 6.1.2 Landlord shall provide make available to the Premises twenty-four (24) hours a day, seven (7) days a week, electrical current adequate electrical wiring and facilities and power for normal general office use as more specifically in the Premises. Tenant's use of electric current (including electric current for Tenant's Supplemental HVAC Units) shall not exceed the capacity of the feeders to or risers of the Building, it being acknowledged by the parties that the current design specifications for the Supplemental HVAC Units set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises Final Space Plan (as defined in the Tenant Work Letter) does not exceed the existing capacity of such feeders or risers. Electricity for the Premises, including normal and excess consumption and including the cost of electricity to operate the for Tenant's Supplemental HVAC air handlers)Units, which electricity shall be separately metered (as described above). Landlord may designate pursuant to electrical meter(s) installed during construction of the electricity utility provider from time initial Tenant Improvements pursuant to timethe Tenant Work Letter. 6.1.3 As part of Operating ExpensesUpon request, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises, the cost of which shall be included in Operating Expenses. In addition, Tenant shall bear pay for the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide make available to the Premises twenty-four (24) hours a day, seven (7) days a week, city water from the regular Building outlets for drinking, lavatory and toilet purposes, and purposes for the Building's life safety systemsgeneral office use. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent accordance with the Specifications attached hereto as Exhibit E and at least comparable to that provided in Comparable Buildings in the vicinity of the Project--------- Buildings. 6.1.6 Landlord shall provide nonexclusive, non-attended nonexclusive automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services and utilities on all days (during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") HVAC when necessary for normal comfort for normal office use in the Premises (and in compliance with the HVAC specifications described in Section 6.1.9 below), from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 7 a.m. to 7 p.m., and on Saturdays Saturday during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")2:00 p.m., except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, and other locally or state and nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Dayholidays. The daily time periods identified hereinabove are arc sometimes hereinafter referred to as the "Business Hours" and the holidays identified hereinabove are sometimes hereinafter referred to as the "Holidays." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 (but in any event sufficient to Exhibit Baccommodate a maximum connected electrical load capacity for Tenant's lighting fixtures and incidental use equipment of seven (7) ▇▇▇▇▇ per usable square foot of the Premises) twenty-four (24) hours per day, attached heretoseven (7) days per week. Tenant shall pay directly to be responsible for excess electrical consumption above the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed Consumption Standard set forth in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)Section 6.2 below. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets connections and any other connections the Tenant is making use of in the Premises as of the date of this Lease and Landlord has heretofor approved, for drinking, lavatory and toilet purposes. Subject to the terms of Article 8 of this Lease, and Tenant shall have the right to add to or access the water systems for the Building's life safety systemsBuilding and/or provide supplemental water systems in order to service the Premises. 6.1.5 6.1.4 During the Lease Term, Landlord shall provide janitorial services to the Premises in a quantity and manner consistent with Comparable Buildings, five (5) days per week, except the date of observation of the Holidays, in and about the Premises and in accordance with the specifications attached hereto as Exhibit E. Landlord shall provide exterior window washing services for the exterior windows of the Building at least three (3) times per year; however, Landlord may reduce such exterior window washing services to two (2) times per year at any time after the date the Original Tenant and/or a Qualified Transferee fails to satisfy the Minimum Occupancy Threshold. Tenant shall have the right, upon at least sixty (60) days' notice to Landlord at any time during the Lease Term or any Option Term, to provide its own janitorial 804296.08/LAH4321-047/10-7-08/nng/law -▇▇- ▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇[▇▇▇▇▇ ▇▇▇▇ Lease] service to the Premises by independently contracting with a janitorial service provider approved by Landlord, which approval shall not be unreasonably withheld or delayed by Landlord, Such janitorial service provider shall in all events utilize "green" cleaning procedures comparable to those used by Landlord or its janitorial service provider and maintain harmonious labor relations with other contractors and service providers working in, on or about the Real Property, If Tenant elects to provide its own janitorial service to the Premises during the Lease Term or any Option Term, the Base Rent payable by Tenant from and after the date on which Tenant commences providing its own janitorial service, and Tenant's Annual Direct Expense Allowance for purposes of calculating Tenant's Share of Direct Expenses from and after such date, shall each be reduced by an amount equal to the actual savings realized by Landlord through the termination of the janitorial service to the Premises, Within sixty (60) days after Tenant commences providing its own janitorial service, Landlord shall reasonably calculate the actual savings realized by Landlord as a result of Tenant providing its own janitorial service. Landlord shall notify Tenant of such calculation as soon as possible after Tenant commences providing its own janitorial services. Tenant shall have the right to review Landlord's calculation of such savings in janitorial costs. 6.1.5 Landlord shall provide nonexclusive automatic passenger elevator service, with at least two (2) elevator cabs in service for each elevator bank at all times. 6.1.6 Landlord shall provide nonexclusive freight elevator service as part of Operating Expenses, subject to reasonable scheduling by Landlord. 6.1.7 Landlord shall provide twenty-four (24) hours per day, seven (7) days per week, reasonable security and supervision of the Building and common areas, in a manner consistent with Comparable Buildings Buildings. On or prior to the Extended Term Commencement Date, Landlord shall, at its expense (which may included in Operating Expenses but shall be treated as a capital expenditure and amortized over its useful life), install security cameras on the mezzanine level of the Building Parking Area. In addition, upon request by Tenant, security personnel for the Building shall escort Tenant's employees to their vehicles in the vicinity of Building Parking Area between the Project. 6.1.6 Landlord shall provide nonexclusivehours of8:00 p.m. (or 6:30 p.m. if it is dark outside at such hour) and 6:00 a.m., non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other timesMonday through Friday, except on the for Holidays. Tenant shall cooperate fully have the right to install its own security system, subject to the terms of Article 8 of this Lease or the Tenant Work Letter, as the case may be, and/or have its own security personnel in the Premises, provided that the same does not interfere with the operation of the Building security system. 6.1.8 Landlord at all times shall operate and abide by all regulations maintain the Building and requirements that the common areas and provide services in a first-class manner and condition in accordance with the standards of maintenance and operation as are customary for other Comparable Buildings. Tenant shall be entitled to access to the Premises and the Parking Areas 24 hours per day, 365 days per year (after-hours access shall be subject to reasonable security procedures). 6.1.9 During the Lease Term and any Option Term, Landlord may reasonably prescribe shall provide during the Business Hours HVAC services for the proper functioning Premises in compliance with the HVAC Specifications attached hereto as Exhibit F. Without limiting the provisions of Section 6.2 of this Lease, including Tenant's obligation to pay Landlord for the cost of additional equipment and protection facilities, and costs of wear and tear on existing equipment, required as a result of Tenant's 804296.08/LAH4321-047/10-7-08/nng/law -▇▇- ▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇[▇▇▇▇▇ ▇▇▇▇ Lease] use of machines, equipment and lighting which are described therein, any costs of purchasing and installing additional equipment or fixtures in the Building to the extent necessary to provide HVAC to the Premises in compliance with the HVAC specifications on Exhibit F shall be borne solely by Landlord. All operating costs associated with providing such services, including the costs of repair, maintenance and operation of all equipment in the Building, shall be included as part of the HVACDirect Expenses and shall be subject to the provisions of Article 4 of this Lease (and the amount of such operating costs incurred during (i) the calendar year 2002 shall be included in Tenant's Annual Direct Expense Allowance applicable to the Initial Period, electrical, mechanical and plumbing systems(ii) the calendar year 2012 shall be included in Tenant's Annual Direct Expense Allowance applicable to the Extended Term).

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) in the Premises when necessary for normal comfort for normal office use in the Premises and normal occupancy density as determined by Landlord, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8 A.M. to 6 P.M. and on Saturdays Saturday during the period from 9:00 9 A.M. to 1:00 P.M. (collectively, the "Building Hours")1 P.M., except for the date of observation of national and state holidays (including, without limitation, New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Thanksgiving Memorial Day, Thanksgiving Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays Day) (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord; provided, however, Landlord confirms that it shall furnish to Exhibit Bthe Premises 24 hours per day, attached hereto7 days per week (except for emergencies and periodic repairs), subject to the terms of this Lease, an average of four (4) ▇▇▇▇▇ of 120 volts electric current (connected load) per rentable square foot of the Premises (exclusive of electric current for building standard HVAC) and one (1) watt of 277 volts electric current per rentable square foot of the Premises for lighting. Tenant shall pay directly be entitled to draw additional electric power, up to Tenant’s pro rata share (based on the ratio of the rentable square footage of the Premises to the utility company pursuant to rentable square footage of the utility company's separate metersBuilding) of the Building’s electrical capacity, so long as Tenant provides, at Tenant’s sole cost and expense, the cost of all electricity provided to and/or consumed in the Premises (including normal transformers, panel boards, electric circuits, breakers and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)power meters for such additional electrical load. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of “above Building standard” lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide reasonable amounts of city water from (both cold and tepid) to the regular Building outlets core on the floor of the Building on which the Premises are located for drinking, lavatory and toilet purposes, and . Tenant shall be responsible for the Building's life safety systemscosts of all distribution of water from the Building core on the floor to any new drinking fountains or new lavatory facilities not presently located in the space, or otherwise provided in the Premises. 6.1.5 Landlord 6.1.4 Landlord, as an Operating Expense, shall provide janitorial services to the Premises five (5) days per weekMonday through Friday, commencing after 6:00 P.M., except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with the Comparable Buildings Buildings. Landlord may impose a reasonable charge on Tenant for providing any additional or unusual janitorial or cleaning services to Tenant or the Premises which are required because of the nature or hours of Tenant’s business operations, Tenant’s non-Building standard Tenant Improvements (as such term is defined in the vicinity Tenant Work Letter attached hereto as Exhibit “E”), and/or the security procedures imposed on the janitorial contractor providing such services for the Premises, provided that Tenant receives advance notice of such unusual cleaning (except in cases of emergency). 6.1.5 Subject to the other provisions of this Lease, Tenant shall have (a) the right to access the Premises, Building, and Project and subterranean parking facility twenty-four (24) hours per day, seven (7) days per week, 365 days per year; and (b) elevator service to the Premises floor(s) twenty-four (24) hours per day, seven (7) days per week, in each case as may be controlled by an access card or similar security access device, and subject, however, to Landlord’s right to control access to the Project. 6.1.6 , the Building, the subterranean parking facility or the Premises in the case of emergencies or to impose reasonable security measures in response to security concerns involving the Project or any portion thereof. Landlord shall provide nonexclusive, non-attended automatic passenger exclusive freight elevator service during the Building Hourshours of operation set forth in Section 6.1.1 above at no charge to Tenant. Landlord shall provide or cause to be provided access control, security and supervision substantially consistent with the Comparable Buildings. Although Landlord agrees to arrange for such access control and security, neither Landlord nor any Landlord Parties (as defined in Section 10.1 hereof) shall have one elevator available at all other timesbe liable for, and Landlord and the Landlord Parties are hereby released from, any responsibility for any damage either to person or property sustained by Tenant or any of its employees, invitees or contractors, incurred in connection with or arising from any acts or omissions of Landlord’s security contractor, except on to the Holidaysextent caused by the negligence or willful misconduct of Landlord or any Landlord Party or Landlord’s default under this Lease. Tenant shall cooperate fully have the right to install, at Tenant’s expense, a separate security access control system (which may be a card-key security system) in the Premises, so long as such security system is compatible with Landlord at all times the Building’s card-key access control system which controls access to the parking areas, Building entry and abide elevator access. The security system installed by all regulations and requirements that Landlord may reasonably prescribe for Tenant in the proper functioning and protection Premises shall be subject to Landlord’s prior written approval of the HVACtype of system and its installation, electrical, mechanical and plumbing systemswhich approval Landlord will not unreasonably withhold so long as such system meets the foregoing compatibility requirement.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical conduit and related wiring and facilities for connection to Tenant’s lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load does not exceed the capacity of the feeders to the Building or the risers and within the Building, and the connected electrical load for normal general office use as more specifically each floor does not exceed the capacity of the wiring for each such floor, and (ii) the connected electrical load of Tenant’s lighting fixtures does not exceed an average of one and one-half (1 1/2) ▇▇▇▇▇ per usable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to applicable laws and regulations, including Title 24. Landlord, at Landlord’s sole cost and expense, shall separately meter (or sub-meter) the electrical usage for the floors of the Building upon which no part of the Premises is located (the “Non-Tenant Floors”), which shall include the Building lobby and the Building Common Areas. Notwithstanding anything set forth on Schedule 3 in this Lease to Exhibit Bthe contrary, attached hereto. Tenant shall pay directly for all electrical service attributable to its use of the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)Premises, which electricity use shall be separately metered deemed to be the difference between (as described above)a) the use indicated by the main electrical meter for the entire Building, and (b) the sum of the uses indicated by the meters (or sub-meters) for the Non-Tenant Floors, and Tenant shall pay an administrative fee equal to four percent (4%) of Tenant electrical usage in order to reimburse Landlord for the costs incurred in connection with reading such electrical meter. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes in the kitchen areas and for bathrooms located in the Building's life safety systemsPremises and the Building Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusiveservices, non-attended automatic passenger elevator service during the Building Hourspursuant to Exhibit K, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.attached hereto; provided,

Standard Tenant Services. Landlord shall provide the following ------------------------ services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 9:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays which are observed by other Comparable Buildings (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of three (3) ▇▇▇▇▇ per usable square foot of the Premises, and the electricity so furnished for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit Bequipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, attached hereto. Tenant shall pay directly to and (ii) the utility company pursuant to connected electrical load of Tenant's lighting fixtures does not exceed an average of one (1) watt per usable square foot of the utility companyPremises, and the electricity so furnished for Tenant's separate meters, the cost of all electricity provided to and/or consumed in the Premises lighting will be at a nominal two hundred seventy-seven (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers)277) volts, which electricity electrical usage shall be separately metered (as described above)subject to applicable laws and regulations, including Title 24. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding (provided that Landlord shall have no responsibility for compliance with the "Floor Maintenance Covenant," as that term is defined in Article 7 below, with respect to the Premises). 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. Friday (collectively, the "“Building Hours"”), except for the date of observation of New Year's Day, Memorial ’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities wiring, facilities, and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretodetermined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except on weekends and on the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the Project.Building. 621575.04/WLA ▇▇▇▇▇-▇▇▇/▇▇-▇-▇▇/▇▇/▇▇ -▇▇- ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ [BrightSource Energy, Inc.] 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord (or Landlord's property manager) shall provide the following services on all days (unless otherwise stated below) during the Lease TermTerm as part of Direct Expenses. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 6:00 A.M. to 6:00 7:00 P.M. Monday through Friday, and on Saturdays from 9:00 7:00 A.M. to 1:00 4:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use use, as more specifically set forth on Schedule 3 reasonably determined by Landlord, provided Tenant acknowledges that it shall be required to Exhibit B, attached hereto. Tenant shall separately contract for and pay directly for the electricity service supplied to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including as such electrical usage is measured by an E-mon D-mon or other submetering system to be installed by Landlord prior to the cost of electricity to operate Early Access Date, the HVAC air handlers), which electricity shall be separately metered (as described above"Submeter System"). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. Landlord shall provide copies of the actual Submeter System readings and supporting calculations on a monthly basis at the same time and in the same manner as other statements delivered to Tenant by Landlord pursuant to this Lease. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, purposes and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, any business office type kitchens in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the ProjectCommon Areas. 6.1.6 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, except on Holidays, and shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide to the Premises heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in such portions of the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 8:00 A.M. to 1:00 P.M. P.M., (collectively, the "Building Hours"), except for the date of observation of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of two and one-half (2.5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on a monthly basis, and the electricity so furnished for normal general office incidental use as more specifically set forth equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant's lighting fixtures does not exceed an average of one and one-half (1.5) ▇▇▇▇▇ per usable square foot of the Premises during the Building Hours on Schedule 3 a monthly basis, and the electricity so furnished for Tenant's lighting will be at a nominal one hundred twenty (120) volts, which electrical usage shall be subject to Exhibit Bapplicable laws and regulations, attached heretoincluding Title 24. Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall pay directly to include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the utility company pursuant to the utility company's separate meters, the cost number of all electricity provided to and/or consumed in the Premises (including normal ▇▇▇▇▇ of unmetered and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)submetered loads. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsCommon Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable first-class buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following ------------------------ services on all days (during the Lease Term, unless otherwise stated below) during , and Tenant shall pay all charges for utilities in connection with the Lease Termservices. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") facilities which Tenant may use at such hours as Tenant may select when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business HoursPremises." 6.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and power for normal general office incidental use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoequipment. Tenant shall pay directly for all utilities used at the Buildings, and Landlord shall cause the utilities to the utility company pursuant to the utility company's separate meters, the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)so they can be placed in Tenant's name. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide facilities to bring city water from to the regular Building outlets for drinking, lavatory and toilet purposes. All costs of water shall be paid by Tenant. 6.1.4 Landlord shall provide window washing services to the Buildings as least as often as provided to comparable first-class buildings in the vicinity of the Buildings, and for the Building's life safety systemsbut in no event less than two (2) times per year. 6.1.5 Landlord shall provide janitorial services to the Premises five two (52) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings elevators in the vicinity Buildings to be operated during such hours as Tenant shall select. Landlord shall pay the cost of servicing and repairing the Projectelevators. 6.1.6 Landlord shall provide nonexclusiveAs part of the Tenant Improvements to be constructed by Landlord, non-attended automatic passenger elevator service during the Building Hours, Buildings shall have one elevator available at all other timesan emergency, except on back-up power supply system that will assure the Holidayscontinuous supply of electrical power to the Buildings. The specifications for such system shall be supplied by Tenant shall cooperate fully with and installed by Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection Tenant's expense as part of the HVAC, electrical, mechanical and plumbing systemsTenant Improvements.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed reasonable changes implemented by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating heating, ventilation and air conditioning ("“HVAC"”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, Friday and on Saturdays from 9:00 A.M. to 1:00 P.M. on Saturdays. (collectively, the "“Building Hours"”), except for the date of observation of New Year's ’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's ’s discretion, other locally or nationally recognized holidays (collectively, the "“Holidays"”); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and electric power for normal general office use as more specifically set forth on Schedule 3 determined by Landlord. Notwithstanding any provision to Exhibit Bthe contrary contained in this Lease, attached hereto. Tenant shall pay directly to the utility company pursuant to the utility company's ’s separate meters (or to Landlord in the event Landlord provides submeters instead of the utility company’s meters), the cost of all electricity provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described aboveabove or otherwise equitably allocated and directly charged by Landlord to Tenant and other tenants of the Building). Tenant shall pay such cost (including the cost of such meters or submeters) within thirty (30) days after demand and as Additional Rent under this Lease (and not as part of the Operating Expenses). Landlord may shall designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings in the vicinity of the ProjectBuildings. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times, except on the Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. Landlord shall provide the following services on all days and utilities twenty-four (24) hours per day during the Lease Term, unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises Premises, from 7:00 A.M. to 6:00 P.M. Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays during the period from 9:00 A.M. a.m. to 1:00 P.M. (collectively, the "Building Hours")p.m., except for the date of observation of Sundays and New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Day and Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes hereinafter referred to as the "Business HoursBUSINESS HOURS" and the holidays identified hereinabove are sometimes hereinafter referred to as the "HOLIDAYS." 6.1.2 Landlord shall provide adequate electrical wiring and wiring, facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoreasonably determined by Landlord. Tenant shall pay directly to the utility company pursuant to the utility company's separate metersmay use, the cost of for all electricity provided to and/or consumed combined electrical usage in the Premises (but not including normal lighting), up to seven and one-half (7.5) ▇▇▇▇▇ connected load per usable square foot of the Premises, on an annualized basis ("MAXIMUM CAPACITY"), to the extent permitted under applicable laws and regulations (including Title 24) and provided that such electrical usage, to the extent the same exceeds the greater of (a) 4 ▇▇▇▇▇ connected load per usable square foot of the Premises, on an annualized basis, and (b) the number of ▇▇▇▇▇ per usable square foot which Landlord applies on a uniform basis to charge tenants in the Building for over-standard electrical usage, shall be deemed excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)subject to the terms of Section 6.2, below. Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating ExpensesInitial bulbs, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In additionPremises shall be a charge to the Tenant Improvement Allowance; with regard to replacement, Tenant shall bear the cost of replacement of bulbs, lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises, but replacement of such items for standard lighting fixtures shall be a charge to Operating Expenses. Standard lighting fixtures shall be those described in item 4 of Schedule 2 to Exhibit B. Subject to Tenant's obligation to pay for extra usage, Landlord shall cause the Building at all times to have in place, and accessible by Tenant from floors of the Building upon which any portion of the Premises is located, equipment sufficient to provide the Maximum Capacity to the Premises; provided that the horizontal distribution of such Maximum Capacity shall be at Tenant's sole cost and expense, including the cost of any additional transformers or panelboards for the floors upon which portions of the Premises are located. Tenant shall have the right to install its own supplemental air-conditioning unit, subject to the terms of Article 8 of this Lease, provided that the same does not interfere with the operation of the Building's Systems and Equipment, including without limitation, the Building's heating, ventilation and air-conditioning systems; provided, however, Tenant shall (i) be solely responsible for all costs relating to the installation and operation of such unit, (ii) upon Landlord's request, remove such unit upon the expiration or earlier termination of the Lease Term, (iii) cause such unit to be separately metered at Tenant's expense, and (iv) supply Landlord with a copy of the maintenance agreement entered into by Tenant for any and all units so installed. Under no circumstance shall Tenant have access to the chilled water system of the Building. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes. Subject to the terms of Article 8 of this Lease, and Tenant shall have the right to add to or access the water systems for the Building's life safety systemsBuilding and/or provide supplemental water systems in order to service the Premises. 6.1.5 6.1.4 Landlord shall provide janitorial services with respect to the Premises five (5) days per weekeach Monday through Friday, except the date of observation of the Holidays, in and about the Premises and window washing services pursuant to the janitorial specifications attached hereto as Exhibit F as may be subsequently revised by Landlord from time to time provided such revisions thereto are consistent with the janitorial services provided for other first-class office buildings in the downtown Long Beach, California area. 6.1.5 Landlord shall provide nonexclusive automatic elevator service at all times. 6.1.6 Landlord shall provide twenty-four (24) hours per day, seven (7) days per week, reasonable security and supervision of the Building and common areas, in a manner consistent with Comparable Buildings in the vicinity Buildings. As of the Project. 6.1.6 date of this Lease, Landlord provides the security services described in Exhibit I attached hereto; provided, however, that Landlord makes no representation or warranty that any such services will continue to be provided throughout the Lease Term except that in any event Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during comply with the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systemsfirst sentence of this Section 6.1.

Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays (by request, as more particularly set forth, below) from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided. If Tenant desires to use heat, howeverventilation or air conditioning on any given Saturday, Tenant shall give Landlord acknowledges thatsuch prior notice, pursuant if any, as Landlord shall from time to time establish as appropriate, of Tenant's requirements, desired use in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred order to as the "Business Hourssupply such utilities." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached hereto. Tenant shall pay directly service capacity to the utility company pursuant Premises for Tenant's lighting fixtures and incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment does not exceed an average of three (3) ▇▇▇▇▇ per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical load of Tenant's lighting fixtures does not exceed an average of one (1) watt per rentable square foot of the Premises during Building Hours, calculated on a monthly basis, and the electricity so furnished for Tenant's lighting will be at a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to applicable laws and regulations, including Title 24. Subject to the utility company's separate meters, foregoing limitations regarding the cost of all electricity electrical service capacity to be provided to and/or consumed in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above). Landlord may designate the electricity utility provider from time to time. 6.1.3 As part of Operating Expensesby Landlord, Landlord shall replace lamps, starters and ballasts only provide electricity for Building standard Tenant's lighting fixtures within during the PremisesBuilding Hours, excluding Holidays. In additionTenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the number of ▇▇▇▇▇ of unmetered and submetered loads. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for purposes in the Building's life safety systemsBuilding Common Areas. 6.1.5 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per weekPremises, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings other comparable buildings in the vicinity of the ProjectBuilding. 6.1.6 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have one elevator available at all other times, except on . 6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 6.1.7 Landlord shall maintain fire / life-safety systems for the HolidaysCommon Areas of the Project to the extent required by applicable laws to allow the legal occupancy of the Premises. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

Standard Tenant Services. The following services will be provided to ------------------------ the Premises on all days during the Lease Term, unless otherwise stated below. 6.1.1 The parties acknowledge that electricity provided to the Premises is currently measured by a separate meter. Tenant will contract directly with the utility provider for such service and will, throughout the Lease Term, timely pay amounts due for electricity as reflected on such meter directly to the utility provider. Tenant shall have access to the Premises 24 hours per day, 365 days per year (subject to Articles 11 and 13 below). 6.1.2 Landlord shall provide the following piping, meters and valving that would enable Tenant to obtain city water for the drinking, lavatory, toilet, laboratory, research and development purposes permitted under this Lease. Such water and sewer service is currently measured by a separate meter and Tenant will contract directly with the utility provider for such service and will, throughout the Lease Term, timely pay amounts due for water and sewer service as reflect on such meter directly to the utility provider. 6.1.3 Landlord shall not be obligated to provide janitorial services on all days (unless otherwise stated below) to the Premises. Tenant shall retain a janitorial contractor reasonably approved by Landlord to provide janitorial services to the Premises. 6.1.4 Landlord shall provide an elevator which is fully operational, inspected and permitted, as of the Lease Commencement Date, which Tenant shall maintain in an operational, safe and permitted condition during the Lease Term, at Tenant's expense. 6.1.1 Subject to limitations imposed by all governmental rules6.1.5 Heating, regulations and guidelines applicable thereto, Landlord shall provide heating ventilating and air conditioning ("HVAC") when necessary will be provided to the Premises by a cooling tower system serving both the Building and Building C. Throughout the Lease Term, within twenty (20) days after invoice from Landlord, Tenant shall pay to Landlord 48.29% (reflecting the rentable square footage of the Building divided by the sum of the rentable square footage of the Building plus the rentable square footage of Building C) of costs incurred by Landlord to operate and maintain the cooling tower and outside piping portion of the HVAC system. 6.1.6 Landlord shall, as an Operating Expense, arrange for normal comfort a trash collection service which will provide and periodically empty trash containers placed in designated areas for normal office use by Tenant and other tenants in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the "Building Hours"), except for the date of observation of New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays (collectively, the "Holidays"); provided, however, Landlord acknowledges that, pursuant to Tenant's requirements, in no event shall Holidays include ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ Day, Columbus Day or Veterans Day. The daily time periods identified hereinabove are sometimes referred to as the "Business Hours." 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as more specifically set forth on Schedule 3 to Exhibit B, attached heretoProject. Tenant shall pay directly to the utility company pursuant to the utility company's separate meters, the cost be responsible for placing all of all electricity provided to and/or consumed its garbage and trash in the Premises (including normal and excess consumption and including the cost of electricity to operate the HVAC air handlers), which electricity shall be separately metered (as described above)such trash containers. Landlord may designate shall have the electricity utility provider option, from time to time. 6.1.3 As part of , to require Tenant to hire a trash removal service for Tenant's Premises directly from a trash removal company, in which case trash removal costs shall be excluded from Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes, and for the Building's life safety systems. 6.1.5 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with Comparable Buildings in the vicinity of the Project. 6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, except on the Holidays. Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.