Payment of Costs. ​ shall have received evidence satisfactory to ​ that all sums due in connection with the construction of the Improvements have been paid in full (or will be paid out of the funds requested to be advanced) and that no party claims or has a right to claim any statutory or common law lien arising out of the construction of the Improvements or the supplying of labor, material, and/or services in connection therewith.

The Lease shall be a NNN Lease and Tenant shall be responsible for paying to Landlord Tenant’s prorata share of building operating expenses. Such building operating expenses shall include all property operating expenses and annual increases, including building and common area maintenance, landscaping, costs of building insurance, repairs and real estate taxes, utilities, HVAC maintenance, common area janitorial and property management fees.

From and after the date upon which Landlord delivers possession of the Premises to Tenant for the purpose of commencing the Tenant Improvements, Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon. If any such utility is not separately metered to Tenant, Tenant shall pay Tenant’s Adjusted Share of all charges of such utility jointly metered with other premises as Additional Rent or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent. Landlord may base its bills for utilities on reasonable estimates; provided that Landlord adjusts such billings as part of the next Landlord’s Statement (or more frequently, as determined by Landlord) to reflect the actual cost of providing utilities to the Premises. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any utilities, then Tenant shall pay Landlord for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s reasonable estimate of what such utility usage would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of the cost of such utilities. Tenant shall not be liable for the cost of utilities supplied to the Premises prior to the date upon which Landlord delivers possession of the Premises to Tenant for the purpose of commencing the Tenant Improvements.

If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use thereof, which consent Landlord may condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services.

“Net Reduction in Existing Lease Rent” shall be defined as the amount (“Existing Lease Rent Savings”) by which the Savings Amount exceeds any Mitigation Costs incurred by Tenant with respect to any Existing Lease Reduction Event. Mitigation Costs incurred by Tenant shall be applied first against Existing Lease Rent Savings until Tenant is repaid for such Mitigation Costs in full before Tenant is obligated to pay any Saving Payment to Landlord.

Budget. Before the commencement of construction of the Tenant Improvements, Tenant shall deliver to Landlord a detailed breakdown by trade of the costs incurred or that will be incurred in connection with the design and construction of the Tenant Improvements and the estimated payment schedule for such costs, which Tenant shall update at least monthly (the most recent such budget, the “Budget”).

Evidence of Utilities. ​ shall cause to be delivered to ​ letters from those local utility companies whose services are necessary to complete the Improvements in accordance with the Plans and Specifications and to operate the Improvements thereafter or the appropriate local Governmental Authority stating that sufficient electric, steam, gas, storm and sanitary sewer, telephone, cable and water facilities will be available to the Property upon the Completion of the Improvements.

Promptly to pay all Outgoings at any time charged or assessed on or in respect of the Premises and in the absence of any direct assessment to pay to the Landlord on demand a fair proportion of them;

Service and Utilities. Subject to Tenant’s performance of its obligations specified in this Lease which are necessary for Landlord to perform its obligations under this [Section 14.1], from and after the Lease Commencement Date and, prior to such time to the extent reasonably necessary for Tenant’s installation of furniture, fixtures and equipment and other preparations for its occupancy of the Premises, Landlord will make available to the following services and utilities in accordance with applicable Law and such standards set forth herein or, if not specified, being maintained by similar first-class office buildings in Boston’s Seaport District: # Air-conditioning and heating during Building Hours based on the conditions set forth and substantially in accordance with the attached Exhibit J, # janitorial service after 5:30 p.m. on Monday through Friday (or, at Landlord’s option, Sunday through Thursday) only (excluding Holidays) in accordance with the standards equal or superior to those set forth in [Exhibit I] (such janitorial specifications being subject to adjustment from time to time if, in Landlord’s good faith judgment, modifications thereto would improve the delivery of such services to the Commercial/Garage Unit, but in no event shall such janitorial specifications be inconsistent with janitorial services typically provided to comparable first class office buildings in the Seaport District), # electric power from the utility provider to the point of connection to Tenant’s meters sufficient for customary lighting purposes, and normal office use up to 6 watts per usable square foot of the Premises at all times during the Lease Term exclusive of the electrical loads associated with the Building’s and the Premises’ HVAC systems and any other “house load” electrical usage, and access to 480 volt service to be used in connection with Corporate Experience Center at Tenant’s sole expense, # standard hot and cold water for in Building standard bathrooms, and chilled water in Building standard drinking fountain, if any; (any additional domestic water for Tenant usage in kitchenettes or additional Premises bathrooms will be available to Tenant for Tenant tap-in at core locations, at Tenant’s expense); # passenger elevator service (with at least two (2) elevator cabs in operation at all times, except in the event of an emergency), # freight elevator service; # landscaping and snow removal during the seasons they are required, # exterior window cleaning service; # twenty-four hour manned security personnel and security services and equipment consistent with such services provided by landlords of comparable first class office buildings in the Seaport District; and # distributed antenna system core area distribution cables, fibers, and ‘head end system’ allowing Tenant to connect with Tenant Premises distribution and antennas to allow use of the system. Tenant, by sixty (60) days’ prior written notice to Landlord shall have the right to assume janitorial services for the Premises, in which event Landlord shall have no further obligations under [clause (b) above], and the Operating Charges shall be appropriately adjusted to exclude previously included charges applicable to such janitorial services associated with the Premises (but, for avoidance of doubt, Operating Charges shall continue to include janitorial service for the Property Common Areas). If Tenant requires air conditioning or heat beyond the Building Hours, then Landlord will furnish the same, provided Tenant gives Landlord advance notice of such requirement (by 2:00 p.m. of the same day for extra service needed Monday through Friday, and by 2:00 p.m. on Friday for extra service needed on Saturday or Sunday) Tenant shall pay for such extra service in accordance with Landlord’s then current schedule of costs and charges, which shall reflect Landlord’s cost of providing such service (including, without limitation, a reasonable activation fee) but without a profit increment. Other than air conditioning, all services provided by Landlord to Tenant are based upon an assumed maximum premises population (other than functions, events and the like of reasonable duration) of one person per one hundred twenty five (125) square feet of useable area, which limit Tenant shall in no event exceed without Landlord’s prior approval, such approval to be granted or withheld in Landlord’s sole discretion. Notwithstanding anything above to the contrary, Tenant shall have access to the Building twenty four (24) hours per day each day of the year (except in the event of an emergency and subject to Landlord’s reasonable security requirements promulgated by written notice to Tenant from time to time). Landlord shall provide a card key (or similar type of) access system to provide access to the Building and the Parking Facility (defined in [Section 24.1]) at times other than Building Hours. One # access card per each 125 square feet of rentable area in the Premises) shall be provided to Tenant at no cost to Tenant (except that Landlord may charge Tenant its standard fee for additional or replacement cards). Such access cards shall be issued by Landlord to Tenant the specific individuals that are designated by Tenant. All persons entering or exiting the Building at times other than the normal hours of operation of the Building shall, at Landlord’s discretion, be required to sign in and out.

Other Terms. Landlord shall not charge Tenant for use of hoists, freight elevators, access to loading docks, utilities, or temporary HVAC prior to the Term Commencement Date. Landlord shall only be obligated to make disbursements from the Tenant Improvement Allowance to the extent costs are incurred by Tenant for Permitted Allowance Items. Tenant shall use commercially reasonable efforts to submit the documents described in [Section 6.5.2] above to Landlord as soon as reasonably practicable. If Tenant fails to submit any necessary documentation for disbursement of the Tenant Improvement Allowance on or before the date that is one hundred eighty (180) days after the Term Commencement Date, Landlord shall have no further obligation to disburse all or any remaining balance of the Tenant Improvement Allowance to Tenant, and Tenant shall conclusively be deemed to have waived any rights to receive the same.