Physical Damage Insurance covering # all office furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of ​’s property on the Premises installed by, for, or at the expense of ​, # the “​ Improvements,” as that term is defined in the ​ Work Letter, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and # all other improvements, alterations and additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious mischief, theft, water damage, including sprinkler leakage (except if caused by an earthquake), bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a period of one year.

The Premises plus any Alterations; Signage; Tenant Improvements; attached equipment, decorations, fixtures and trade fixtures; movable laboratory casework and related components, connection valves and lab shelving; and other additions and improvements attached to or built into the Premises made by either of the parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) at all times remain the property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed on [Exhibit G] attached hereto (which [Exhibit G] may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent, which consent shall not be unreasonably withheld, conditioned or delayed) constitute Tenant’s property and shall be removed by Tenant upon the expiration or earlier termination of the Lease.

Telecommunications Equipment. All telephone and telecommunications services desired by Tenant shall be ordered and utilized at the sole expense of Tenant, including but not limited to cell enhancement/repeater distribution in the Premises. Unless Landlord otherwise requests or consents in writing, all of Tenant’s telecommunications equipment shall be and remain solely in the Premises and the telephone closet(s) (and any related ducts, shafts, risers and the like) designated by Landlord. Landlord shall have no responsibility for the maintenance of Tenant’s Telecomm Equipment. Landlord shall have the right, upon reasonable prior notice to Tenant (except in the event of an emergency), to interrupt or turn off telecommunications facilities as necessary in connection with repairs to the Building or installation of telecommunications equipment for other tenants, but in no circumstance shall Tenant’s telecommunications service be interrupted during Business Hours or unless Tenant has been provided with at least seventy-two (72) hours prior written notice thereof. In all cases, Landlord shall use commercially reasonable efforts to minimize the duration of any such interruption. Except as permitted by the terms of this Lease, Tenant shall not utilize any wireless communications equipment (other than usual and customary cellular telephones and related equipment for enhancement/repeater distribution in the Premises), including antennae and satellite receiver dishes, at the Premises or the Building, without Landlord’s prior written consent, which may be granted or withheld in Landlord’s reasonable discretion.

​ shall keep and maintain the Demised Premises in good order, condition and repair, and except as provided in Paragraph 6.1 above and shall diligently provide all maintenance and promptly make all repairs or replacements becoming necessary during the term of this Lease including, but without limitation, maintenance, repairs or replacements of windows, doors, glass or plate glass (which shall be replaced with glass or plate glass of the same size and quality), light bulbs and tubes, electrical, fire sprinkler, plumbing and sewage lines and fixtures within the Demised Premises, and all heating, air conditioning and ventilating equipment and ducts and vents attached thereto, including any of such equipment which may, with ​'s consent, be mounted on the roof of the building, all interior walls and finish work, floors and floor coverings, ceilings, interior downspouts, all dock lifts, dock conveyors, dock bumpers, truck doors, fire extinguishers and building appliances of every kind. Nothing herein is intended to relieve ​ from and ​ agrees to be responsible for the maintenance and repair or replacement of the heating, ventilating and air conditioning system. ​ shall keep the Demised Premises, sidewalks and loading areas adjacent thereto clean and free of all dirt and refuse. ​ shall provide at its own expense custodial service, insect and pest control service performed at intervals determined by ​, rubbish removal and all other services and supplies necessary to maintain the Demised Premises.

all ducts and flues shall be installed within the Premises and shall exit the Building from a location designated by Landlord (if such location shall be available), # Tenant shall clean all grease traps, # Tenant shall bag all wet garbage, place such garbage in containers that prevent the escape of odors (except to a de minimis extent), provide for a refrigerated waste facility to store such garbage pending disposal, and Tenant shall contract directly for the removal from the Building of wet garbage, in excess of normal office-generate wet garbage, with the cleaning company servicing the Building provided that such cleaning company agrees to provide such service at commercially reasonable rates, # Tenant shall contract with an exterminator (such exterminator to be subject to Landlord’s reasonable approval) to exterminate vermin and rodents on a regular basis as part of a program to keep the Premises free of vermin and rodents by reason of the operation of each such Dining Facility; and # in no case shall Tenant be entitled to utilize any gas in connection with any such Dining Facility; and provided further, that in the case of each such Dining Facility (whether or not cooking will be done therein), # Tenant shall cause the Dining Facility to be properly ventilated in accordance with Legal Requirements and, in any event, so that no odor will emanate from the Premises to other portions of the Building, and # Tenant shall otherwise maintain and operate the Dining Facility in a manner consistent with the standards of maintenance and operation of a similar Dining Facility in Comparable Buildings;

* On or before the Vacate Date, LESSEE shall, at its sole expense, have the entire premises, including all extensions thereof (e.g. shafts, ducts, etc.) used in any way by LESSEE, cleaned, sanitized, and tested, and shall provide LESSOR with a written certification from a licensed, independent, and certified industrial hygienist (“CIH”) stating that as of the Vacate Date, the entire premises have been cleaned, sanitized, and tested and are free from all harmful chemical, biological, radioactive, and other contamination arising out of LESSEE’S tenancy, that there are no restrictions on future use or occupation by others, including any demolition, modification, and/or disposal of any materials as non-hazardous waste, and that the indoor air quality at the premises is satisfactory. Said cleaning, testing, and certification shall be completed in accordance with all CIH professional standards and all applicable laws and shall include, but not be limited to, all cabinetry, countertops, walls, ceilings, floors, casework, and all other surfaces, all mechanical and HVAC equipment, ductwork, diffusers, return air grilles, filters, make-up air units, exhaust fans, hoods, plumbing lines and fixtures, drains, septic systems (if any), and all acid neutralization, pH adjustment, and other wastewater treatment tanks, piping, and equipment. If LESSEE used, stored, and/or disposed of any radioactive materials at, in, on, or near the premises, LESSEE shall provide LESSOR with a written statement from all applicable governmental authorities that the premises have been fully decommissioned in accordance with all applicable laws on or before the Vacate Date.

License. Subject to the applicable terms and conditions contained in this Lease (including Paragraph 12 and this Paragraph 28), Tenant shall have a license (the “License”), at no additional charge to Tenant, to install, operate, maintain and use, during the Lease Term: # non-revenue producing solar panels and satellite or wireless communications equipment to serve Tenant’s business in the Premises (collectively, “Rooftop Equipment”) on the roof of the Building, in a specific location reasonably designated by Landlord (the “License Area”); and # connections for the Rooftop Equipment for # electrical wiring to the Building’s existing electrical supply and # cable or similar connection necessary to connect the Rooftop Equipment with Tenant’s related equipment located in the Premises. The routes or paths for such wiring and connections shall be through the Building’s existing risers, conduits and shafts, subject to reasonable space limitations and Landlord’s reasonable requirements for use of such areas, and in all events subject to Landlord’s reasonable approval of plans and installation pursuant to other provisions of this Lease, including Paragraph 27 above (such routes or paths are collectively referred to as the “Cable Path” and all such electrical and other connections are referred to, collectively, as the “Connections”). The Rooftop Equipment and Connections are collectively referred to as the “Equipment.” All costs associated with the design, fabrication, engineering, permitting, installation, screening, maintenance, repair and removal of the Rooftop Equipment shall be borne solely by Tenant.

cure periods. ​ may make any such entries without the abatement of Rent (subject to the terms of [Section 19.5.2], above, except [Section 19.5.2] shall not be applicable in connection with entries under item (B), above), and may take such reasonable steps as required to accomplish the stated purposes. ​ will use commercially reasonable efforts to minimize interference with ​’s use of and access to the Premises in connection with any entries under this [Article 27] (except under item (B), above). To the extent that ​ installs, maintains, uses, repairs or replaces pipes, cables, ductwork, conduits, utility lines, and/or wires through hung ceiling space, exterior perimeter walls and column space, adjacent to and in demising partitions and columns, in or beneath the floor slab or above, below, or through the Premises, then in the course of making any such installation or repair, ​ will: # use commercially reasonable efforts to not interfere unreasonably with or interrupt the business operations of ​ within the Premises; # not reduce ​’s usable space, except to a de minimus extent (unless such work is required by Applicable Law), if the same are not installed behind existing walls or ceilings; # box in any of the same installed adjacent to existing walls with construction materials substantially similar to those existing in the affected area(s) of the Premises; and # repair all damage caused by the same and restore, to the extent reasonably practical, such area(s) of the Premises to the condition existing immediately prior to such work. ​ hereby waives any claims for damages or for any injuries or inconvenience to or interference with ​’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, ​ shall at all times have a key with which to unlock all the doors in the Premises, excluding ​’s vaults, safes and special security areas designated in advance by ​. In an emergency, ​ shall have the right to use any means that ​ may deem proper to open the doors in and to the Premises. Notwithstanding anything to the contrary set forth in this [Article 27], ​ may designate in writing certain reasonable areas of the Premises as “Secured Areas” should ​ require such areas for the purpose of securing certain valuable property or confidential information. In connection with the foregoing, ​ shall not enter such Secured Areas upon less than twenty-four (24) hours’ advance notice and ​ and ​'s personnel being accompanied by a representative of ​ except in the event of an emergency. In no event will ​ or any of ​’s representatives be allowed to take photographs of any portion of any Secured Areas without the express written consent of ​, which consent may be withheld in ​’s sole discretion. ​ acknowledges that any clean rooms, inventory areas and material quarantine areas are Secured Areas due to heightened regulatory compliance requirements which limits access thereto. ​ need not clean any area designated by ​ as a Secured Area and shall only maintain or repair such secured areas to the extent # such repair or maintenance is required in order to maintain and repair the Base Building (to the extent the same is not a ​ Maintenance Responsibility); # as required by Applicable Law, or # in response to specific requests by ​ and in accordance with a schedule reasonably designated by ​, subject to ​'s reasonable approval. Any entry into the Premises by ​ in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of ​ from any portion of the Premises. No provision of this Lease shall be construed as obligating ​ to perform any repairs, alterations or decorations except as otherwise expressly agreed to be performed by ​ herein.

Costs. The Premises shall be separately metered as part of the Tenant Work for electrical service for lights, plugs and the VAV boxes serving the Premises. Tenant shall have the right, appurtenant to the Premises to use Tenant’s Pro Rata Share of all wires, risers, conduits and other electrical equipment and facilities located in the Building and serving the Commercial/Garage Unit to provide electrical service to the Premises. During the Term, Tenant shall procure and pay, when due, all charges for electricity, telephone, cable and telecommunications services supplied to the Premises directly to the applicable service provider. Tenant acknowledges and agrees that Landlord and Tenant will be subject to certain mandatory informational and other reporting requirements imposed by the City of Boston pursuant to the Building Energy Reporting and Disclosure Ordinance, as the same may be amended from time to time (the “Energy Reporting Ordinance”) with respect to Tenant’s space use attributes and energy use in the Premises and, in connection therewith. Landlord and Tenant shall reasonably cooperate with each other in satisfying their respective obligations under the Energy Reporting Ordinance and Tenant shall provide Landlord with copies of Tenant’s utility bills and other reasonably requested related information for the prior calendar year not later than February 28th of each calendar year during the Term, and such obligation shall survive the expiration or earlier termination of the Term of this Lease with respect to the final Lease Year of the Term. Except to the extent that disclosure is required by Laws, Landlord shall use commercially reasonable efforts to keep utility usage information received from Tenant confidential and shall not disclose such information to any person or entity other than affiliates of Landlord and their agents and employees (and such disclosure shall be subject to reasonable confidentiality requirements).

MAINTENANCE. Except as otherwise provided below, LESSOR will maintain the structure, roof, landscaping, common areas, and building standard heating and cooling equipment, sprinklers, doors, plumbing, and electrical wiring at the premises, but specifically excluding damage caused by the careless, malicious, willful, or negligent acts of LESSEE parties or others, and corrosion and chemical or water damage from any source. LESSEE agrees to maintain at its expense all other aspects of the premises in the same condition as they are when delivered to LESSEE or as they may be put in during the lease term, normal wear and tear only excepted, and whenever necessary, to replace light bulbs and glass, acknowledging that the premises *are now in good order​. LESSEE shall properly control and vent all chemicals, radioactive materials, smoke, moisture, odors, and other materials that may be harmful, and shall not cause the area surrounding the premises or any other common area to be in anything other than a neat and clean condition, and shall appropriately dispose of all waste. LESSEE shall be solely responsible for any damage to any equipment serving the premises or the building which relates to or arises out of the storage, discharge, or use of any substance by LESSEE. LESSEE shall not permit the premises to be overloaded, damaged, stripped, or defaced, nor suffer any waste, and will not bring or keep animals therein. If the premises include any wooden mezzanine-type space, the floor capacity of such space is suitable only for light office or storage use. LESSEE will protect any flooring with chair pads under any rolling chairs and shall maintain sufficient heat to prevent freezing of pipes or other damage. All heating, ventilating, air conditioning, plumbing, and electrical equipment serving areas of the premises used for any purpose other than general office or warehouse, and any installation or maintenance of any “non-building standard” leasehold improvements or equipment which is associated with some specific aspect of LESSEE’S use, whether installed by LESSOR, LESSEE or a prior occupant, shall be LESSEE’S sole responsibility and at LESSEE’S expense. All maintenance and other services provided by LESSOR shall occur during LESSOR’S normal business hours.