Fixtures. All of Seller’s right, title and interest to any fixtures located on, attached to and/or forming a part of the Property, other than those which constitute the Improvements (the “Fixtures”)

Lessee, at any time when Lessee is not in default hereunder may, and upon termination of this lease if so requested in writing by Lessor shall, remove from the leased premises any fixtures or equipment installed therein by Lessee, whether or not such fixtures are fastened to the buildings or other improvements located upon the leased premises and regardless of the manner in which they are so fastened; provided, however, that under no circumstances shall any fixtures be removed without Lessor’s written consent if the removal thereof would result in materially impairing the structural strength of any building or improvement upon the leased premises. Lessee shall fully repair any damage occasioned by the removal of any such fixtures and shall leave the buildings or improvements in a good, clean and neat condition.

Trade Fixtures. Tenant may, without Landlord's consent, at Tenant's sole cost, and in compliance with all applicable laws and codes and with Landlord's requirements set forth in this Article XII, install shelves, racking and other trade fixtures in the ordinary course of its business, so long as such trade fixtures do not alter, overload or damage the Premises and may be removed without causing any damage to the Premises. At the end of the Lease Term all such trade fixtures shall be removed at Tenant's cost and the Premises restored to its original condition at Tenant's expense.

Plumbing Fixtures. For new installations and whenever plumbing fixtures are being replaced, Tenant shall install fixtures according to the following specifications or code minimum requirements, whichever is more stringent:

Excluded Fixtures. Pursuant to [Section 22] of the Existing Lease, Exhibit A attached to this First Amendment shall hereby be incorporated into the Existing Lease. (Tenant to provide an Equipment List)

Trade Fixtures; Alterations. Subject to limitations set forth in this Lease, Tenant may install reasonably necessary trade fixtures, equipment, cabling/wiring, and furniture (“Tenant’s Trade Fixtures”) in the Premises as well as non-structural, interior alteration, improvements, and additions costing Fifty Thousand Dollars ($50,000) or less in the aggregate during any given calendar year (“Minor Alterations”), provided that all such installations and/or work is done in compliance with Exhibit E and such items are installed and are removable without structural or material damage to the Premises, the Building, and the Common Area. Tenant shall not construct, or allow to be constructed, any alterations, physical additions, improvements, or partitions in, about, or to the Premises (“Alterations”) without obtaining the prior written consent of Landlord, which consent shall be conditioned upon Tenant’s compliance with the provisions of Exhibit E and any other applicable requirements of Landlord regarding construction of improvements and alterations. If Landlord does not respond to a written request from Tenant made in accordance with Exhibit E within ten (10) Business Days, then Landlord shall be deemed to disapprove such request. In the event Tenant makes any alterations to the Premises that trigger or give rise to a requirement that the Building or the Premises come into compliance with any governmental laws, ordinances, statutes, orders and/or regulations (such as ADA requirements), Tenant shall be fully responsible for complying, at its sole cost and expense, with same. Tenant shall file a notice of completion after completion of such work and provide Landlord with a copy thereof.

Removal of Fixtures. Upon termination of this Lease or of Tenant's right to possession of the Premises, by lapse of time or otherwise, all installations, additions, partitions, hardware, light fixtures, floor coverings, non-trade fixtures and improvements, temporary or permanent, whether placed there by Tenant or Landlord, shall be Landlord's property and shall remain upon the Premises, all without compensation, allowance or credit to Tenant. Landlord shall have the right to require that any Specialty Alterations (defined below) be removed by Tenant at the expiration of the Term; subject to the following sentence. Upon Tenant’s written request at the time of Tenant’s submission of plans and specifications for any Work (including the Turn-Key Work), Landlord shall advise Tenant whether such Work is a Specialty Alteration and whether such Specialty Alterations is required to be removed upon the expiration or sooner termination of this Lease (it being agreed that if such written request is not made by Tenant at the time of Tenant’s submission of plans and specifications, then Landlord shall have the right to serve notice upon Tenant no less than six (6) calendar months’ prior to the expiration of this Lease that any of such Specialty Alterations shall be removed); it being agreed that if such request is properly made by Tenant (as set forth below), any Specialty Alteration not designated by Landlord as required to be removed pursuant to this Section 11.02 shall not be required to be removed (except with respect to any restrooms other than core restrooms and up to one (1) additional ADA restroom located on each full floor of the Premises; which such restrooms shall all be and be deemed to be Specialty Alterations and shall be required to be removed by Tenant, other than core restrooms and up to one (1) additional ADA restroom located on each full floor of the Premises). Any such request made by Tenant shall state, in bold capital letters that “THIS IS A REQUEST UNDER SECTION 11.02 OF THE LEASE FOR LANDLORD TO DESIGNATE WHETHER LANDLORD SHALL REQUIRE THAT ANY WORK DESCRIBED IN THE PLANS AND SPECIFICATIONS BEING PROVIDED TO LANDLORD HEREUNDER ARE SPECIALTY ALTERATIONS AND ARE TO BE REMOVED PRIOR TO THE END OF THE TERM OF THE LEASE. IF LANDLORD SHALL FAIL TO DESIGNATE ANY SUCH WORK AS SPECIALTY ALTERATIONS WHICH WILL BE REQUIRED TO BE REMOVED BY TENANT, TENANT SHALL NOT BE REQUIRED TO REMOVE ANY SUCH WORK PRIOR TO THE EXPIRATION OF THE TERM OF THIS LEASE IN ACCORDANCE WITH SECTION 11.02 OF THE LEASE.” "Specialty Alterations" shall mean Work installed by or at the request of Tenant (including, without limitation, the Turn-Key Work), that # perforate, penetrate (other than a de minimis size or amount) or require reinforcement of a floor slab (such as interior stairwells or high-density filing or racking systems), # consist of the installation of a raised flooring system, # consist of the installation of a vault or other similar device or system intended to secure the Premises or a portion thereof in a manner that exceeds the level of security necessary for ordinary office space, # consist of a kitchen (other than a typical non-cooking office pantry) or restrooms (other than core restrooms and up to one (1) additional ADA restroom located on each full floor of the Premises), and/or # is not consistent for office space within similar Class A buildings in Landlord’s reasonable judgement and the same would materially increase demolition costs over the costs to demolish typical office installations. Notwithstanding the foregoing, Tenant shall not be required to remove # any internal staircase installed in the Premises except to the extent the Lease is terminated prior to the scheduled Expiration Date (e.g., Tenant shall be required to remove all internal staircases installed in the Premises if Tenant exercises the Termination Option), or # core restrooms and up to one (1) additional ADA restroom located on each full floor of the Premises.

Fixtures and Equipment. Each of the Company and its subsidiaries (as applicable) has good title to, or a valid leasehold interest in, the tangible personal property, equipment, improvements, fixtures, and other personal property and appurtenances that are used by the Company or its subsidiary in connection with the conduct of its business (the “Fixtures and Equipment”). The Fixtures and Equipment are structurally sound, are in good operating condition and repair, are adequate for the uses to which they are being put, are not in need of maintenance or repairs except for ordinary, routine maintenance and repairs and are sufficient for the conduct of the Company’s and/or its subsidiaries’ businesses (as applicable) in the manner as conducted prior to the Closing. Each of the Company and its subsidiaries owns all of its Fixtures and Equipment free and clear of all Encumbrances except for # liens for current taxes not yet due and # zoning laws and other land use restrictions that do not impair the present or anticipated use of the property subject thereto.

Fixtures and Equipment. Each of the Company and its subsidiaries (as applicable) has good title to, or a valid leasehold interest in, the tangible personal property, equipment, improvements, fixtures, and other personal property and appurtenances that are used by the Company or its subsidiary in connection with the conduct of its business (the “Fixtures and Equipment”). The Fixtures and Equipment are structurally sound, are in good operating condition and repair, are adequate for the uses to which they are being put, are not in need of maintenance or repairs except for ordinary, routine maintenance and repairs and are sufficient for the conduct of the Company’s and/or its subsidiaries’ businesses (as applicable) in the manner as conducted prior to the Closing. Each of the Company and its subsidiaries owns all of its Fixtures and Equipment free and clear of all Encumbrances except for # liens for current taxes not yet due and # zoning laws and other land use restrictions that do not impair the present or anticipated use of the property subject thereto.

The Base Building plumbing has been designed to accommodate 86 lab sinks at 1.5 DFUs each (this is driven by 4” lab waste main sloped at 1%, capacity is 172 DFUs) for lab waste. For sanitary sewer, the Base Building can accommodate 14 DFUs per floor (driven by 2 water closets at 5 DFUs each, 2 lavatories at 1 DFU and one kitchen sink at 1.5 DFU).