Second Amendment to Single-Tenant Triple Net Lease, dated August 8, 2022, by and between Prelude Therapeutics Incorporated and CRISP Partners LLC

Exhibit 10.1

CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY [***], HAS BEEN OMITTED BECAUSE IT IS NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY IF PUBLICY DISCLOSED.

SECOND AMENDMENT TO SINGLE-TENANT TRIPLE NET LEASE

This SECOND AMENDMENT TO SINGLE-TENANT TRIPLE NET LEASE (this “Second Amendment”), is made on this 8th day of August, 2022, by and between CRISP PARTNERS LLC, a Delaware limited liability company (“Landlord”), and PRELUDE THERAPEUTICS INCORPORATED, a Delaware corporation (“Tenant”).

BACKGROUND:

A. Landlord and Tenant are parties to that certain Single-Tenant Triple Net Lease dated September 13, 2021 (the “Original Lease”), as amended by that certain First Amendment to Single-Tenant Triple Net Lease dated November 15, 2021 (the “First Amendment” and, together with the Original Lease, collectively, the “Lease”), covering that certain premises (the “Premises”) consisting of approximately 80,874 rentable square feet, known as Building 709 and located in Landlord’s building (the “Building”) at Chestnut Run Plaza, 984 Centre Road, Wilmington, Delaware, as more fully described in the Lease.

B. Subject to the provisions of this Second Amendment, Landlord and Tenant desire to modify the Lease in certain respects. Accordingly, Landlord and Tenant desire to amend the Lease.

NOW, THEREFORE, the parties hereto, in consideration of the mutual promises and covenants contained herein, and in the Lease, and intending to be legally bound, hereby agree that the Lease is amended as follows:

“1.2. “Premises” shall mean all of the interior space within the Building walls and below the Building ceiling, containing approximately 101,000 gross square feet and approximately 80,874 rentable square feet and shown on Exhibit B attached hereto.”

“1.3 “Base Rent”:

*This reflects an abatement of Base Rent in the amount of $177,100.00 per month, for a total of $1,239,700.00 for the first seven full calendar months of the Term.”

“1.4 “Estimated Expenses”: As of the date hereof, Estimated Expenses for the calendar year in which the Term commences are $562,883.04, payable in monthly installments of $46,906.92, subject to adjustment and reconciliation as provided for in this Lease. Notwithstanding the foregoing, monthly installments of Real Property Taxes and Operating Expenses shall be abated for the first six (6) full calendar months of the Term, provided, however, that Tenant shall be obligated to pay for the cost of janitorial, electricity, gas, telecommunications, water, sewer, data and any other utility or service contracted directly by Tenant. For the avoidance of doubt, Tenant’s obligations to pay Estimated Expenses in accordance with the terms and conditions of this Lease shall be calculated using the entire rentable square feet of the Building in the amount of 80,874 (regardless that Base Rent for the first 18 full calendar months of the Term may be calculated using a lesser amount for rentable square feet).”

1.6. “Term”: The period commencing on the Commencement Date (as defined below) and, unless terminated earlier in accordance with this Lease, ending on the date (the “Expiration Date”) that is the last day of the 162nd full calendar month after the

Commencement Date. The “Commencement Date” shall mean the date that is the earlier of (i) the Landlord Work Substantial Completion Date (defined in Exhibit G), or (ii) the date Tenant takes possession of the Premises for the conduct of Tenant’s business (provided that for the avoidance of doubt, Tenant entering the Premises for the performance of Tenant Fixturing (as defined in Exhibit G) shall not be deemed to trigger the Commencement Date). Landlord and Tenant shall confirm the Commencement Date and the Expiration Date by executing a “Confirmation of Lease Terms Certificate” in the form attached hereto as Exhibit F, provided, however, that (i) the enforceability of this Lease, and (ii) the determination of the Commencement Date, in each case, shall not be affected should either party fail or refuse to execute such certificate.

“3. Possession. Landlord shall not be liable for any loss or damage to Tenant resulting from any delay in delivering possession of the Premises due to circumstances outside of Landlord’s reasonable control. Notwithstanding the foregoing, if the Landlord Work Substantial Completion Date and delivery of possession of the Premises to Tenant is not achieved on or before May 1, 2023, as such date shall be extended for Excusable Delays (as defined below) (such date, as extended, the “First Penalty Date”), then Tenant shall receive a credit, which credit shall be applied against Base Rent next due and owing under the Lease, of one day’s Base Rent for each day after the First Penalty Date until the earlier of (a) the date that the Landlord Work Substantial Completion Date is achieved and possession of the Premises is delivered to Tenant, or (b) the Second Penalty Date (as defined below). Notwithstanding the foregoing, if the Landlord Work Substantial Completion Date and delivery of possession of the Premises to Tenant is not achieved on or before June 1, 2023, as such date shall be extended for Excusable Delays (such date, as extended, the “Second Penalty Date”), then Tenant shall receive a credit, which credit shall be applied against Base Rent next due and owing under the Lease, of two days’ Base Rent for each day after the Second Penalty Date until the date that the Landlord Work Substantial Completion Date is achieved and possession of the Premises is delivered to Tenant. Tenant shall have the right, at Tenant’s own risk, expense and responsibility, at all reasonable times prior to the Commencement Date (as reasonably determined by Landlord), to enter the Premises for the sole and exclusive purpose of reviewing the condition of the Premises, provided that (a) Tenant obtains Landlord’s prior written consent, not to be unreasonably

withheld, conditioned or delayed, (b) Tenant does not interfere with or delay the Landlord Work, (c) Tenant uses contractors and workers compatible with the contractors and workers engaged by Landlord to complete the Landlord Work. If Tenant enters the Premises prior to the Commencement Date, then Tenant shall abide by the terms and conditions of this Lease as if the term of this Lease had already commenced, except that: (i) Tenant shall have no maintenance and repair obligations (unless and to the extent something is damaged by the acts or omissions of Tenant or any Tenant Party) and no obligation to pay (a) Base Rent until the first day of the eighth full calendar month of the Term, and (b) Real Property Taxes and Operating Expenses until the Commencement Date, in each case, unless and to the extent Base Rent, Real Property Taxes and Operating Expenses are payable during any partial month, as set forth in Section 4 of this Lease; and (ii) Tenant shall be responsible for paying for all utilities supplied to the Premises, including, without limitation, electric, gas, water and sewer, as set forth in Section 6 of this Lease; provided, however, Tenant shall not be responsible for paying for any utilities supplied to the Premises solely in connection with Landlord’s construction activities at the Premises.”

{SIGNATURES APPEAR ON THE FOLLOWING PAGE}

IN WITNESS WHEREOF, Landlord and Tenant have caused this Second Amendment to be duly executed, under seal, as of the day and year first above written.

LANDLORD:

CRISP PARTNERS LLC

By: /s/ Lawrence J. Stuardi

Name: Lawrence J. Stuardi

Title: Member

TENANT:

PRELUDE THERAPEUTICS INCORPORATED

By: /s/ Jane Huang

Name: Jane Huang

Title: President and CMO

EXHIBIT “G- REVISED”

WORK LETTER

This Exhibit “G-REVISED” (referred to herein and in the Lease as the “Work Letter”) accompanies and forms a material part of that certain Single-Tenant Triple Net Lease between CRISP PARTNERS LLC, as Landlord, and PRELUDE THERAPEUTICS INCORPORATED, as Tenant (the “Lease”), and sets forth the respective obligations of Landlord and Tenant for the finalization of design and continuation and completion of the Base Building Work, the Tenant Improvements and the Tenant Fixturing (as those terms are defined herein). Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease.

1. Intentionally Deleted

2. Construction Representatives

(a) In order to streamline communication and decision-making, in addition to the terms and conditions set forth herein, Landlord and Tenant have each assigned a designated representative (with respect to Tenant, Tim Mueller, the “Tenant’s Construction Representative” and, with respect to Landlord, Keith Metzger, the “Landlord’s Construction Representative”) who will facilitate and coordinate design and construction, and Landlord and Tenant may rely on all instructions, consents, agreements, changes and modifications made by such representatives as having been given or made by, and binding upon, Landlord or Tenant, as the case may be. In the event Tenant’s Construction Representative is unavailable, Tenant has assigned a designated secondary representative, Aimee Crombie, to act on behalf of Tenant’s Construction Representative. In the event Landlord’s Construction Representative is unavailable, Landlord has assigned a designated secondary representative, Hank Merrill, to act on behalf of Landlord’s Construction Representative.

3. Base Building Work

(a) Description; Project Contractor. The Building and Exterior Areas and all site work and other improvements to be constructed in connection therewith by or on behalf of Landlord, as more particularly described in the “Base Building Plans and Specifications” as more fully defined in and attached hereto as “Exhibit “G-1 REVISED” shall constitute and be referred to herein as the “Base Building Work”. As used in the Lease and this Work Letter, the term “Project Contractor” shall mean Bancroft Construction, who will be engaged by Landlord to complete both the Base Building Work and the Tenant Improvements. Landlord, Tenant and the Project Contractor shall work as a team to ensure that both the Base Building Work and the Tenant Improvements shall be performed simultaneously to ensure that the Project is delivered in a timely manner and in accordance with the Base Building Plans and Specifications and the TI Plans and Specifications as further defined below.

(b) Base Building Plans and Specifications.

(i) Landlord with Tenant’s acknowledgement engaged L2P (“Project Architect”) and CDA Engineering, Inc. (“Project Civil Engineer”) to prepare, in collaboration with each of Landlord’s Construction Representative and Tenant’s Construction Representative and through the collective input of Landlord and Tenant, the Base Building Plans and Specifications. As the Base Building Plans and Specifications progressed through the schematic design and design development stages, Landlord and Tenant, with budgetary input from Project Contractor, made various changes to the Base Building Plans and Specifications intended to reduce the overall cost of the Base Building Work (collectively, the “Base Building Value Engineering Changes”). The Base Building Value Engineering Changes have been incorporated into the Base Building Plans and Specifications listed in Exhibit “G-1 REVISED”. In the event Landlord, Tenant, Project Contractor, Project Architect or Project Civil Engineer recommends or requests in writing further Base Building Value Engineering Changes, any such changes, if approved (such approval not to be unreasonably withheld, conditioned or delayed) by Landlord and Tenant in writing, as the case may be, shall be incorporated into the Base Building Plans and Specifications.

(ii) For the avoidance of doubt, pursuant to the First Amendment to Single-Tenant Triple Net Lease dated November 15, 2021, by and between Landlord and Tenant, Landlord has entered into a BDA with DNREC, which BDA requires Landlord, at Landlord’s sole cost and expense, to take certain measures to conduct a Brownfield Investigation and to implement any Remedial Action Work Plan and Final Plan of Remedial Action, as defined in the BDA, and as issued, approved, modified, or amended by DNREC, which plan is set forth on Exhibit “G-4 REVISED” attached hereto.

(iii) Any approval by Landlord of the Base Building Plans and Specifications, (or any iteration thereof) shall not be a representation or warranty of Landlord that the Base Building Work or such documents are adequate for Tenant’s particular manner of use of the Premises.

(c) Permits. Landlord, at Landlord’s cost, shall be responsible for obtaining from the applicable governmental authority(ies) having jurisdiction over the Premises (collectively, the “Government Agency”) all building permits and other governmental licenses, permits and approvals necessary for the construction of the Base Building Work (collectively, “Base Building Approvals”). Tenant shall cooperate with Landlord, at no material cost to Tenant, in Landlord’s efforts to obtain such permits and other approvals. Landlord shall notify Tenant’s Construction Representative in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of any and all changes or modifications to the Base Building Plans and Specifications required in order to obtain the Base Building Approvals, within three (3) business days following the date Landlord becomes aware of such required changes or modifications. If any such changes or modifications are materially inconsistent or incompatible with the Base Building Plans and Specifications or the Tenant Improvements, then Landlord’s Construction Representative and Tenant’s Construction Representative shall meet with such Governmental Agency as soon as practical after Tenant’s Construction Representative’s receipt of the notice of such changes or modifications required by any such Government Agency, to mutually determine, in good faith, what material changes or modifications are practical and acceptable to all parties (such determination not to be unreasonably withheld, conditioned, or delayed). Once deemed acceptable to all parties, the Base Building Plans and Specifications will be amended to comply with any conditions of the Base Building Approvals.

(d) Performance of the Base Building Work. Landlord shall engage Project Contractor to complete the Base Building Work in accordance with the Base Building Plans and Specifications.

(e) Costs of the Base Building Work. Except as otherwise expressly set forth herein, Landlord shall be solely responsible for all costs and expenses incurred in connection with designing and constructing the Base Building Work.

(f) Base Building Work Substantial Completion. Subject to Excusable Delays (as defined below), Landlord shall use commercially reasonable efforts to cause the Substantial Completion of the Base Building Work to occur on or before the Target Landlord Work Substantial Completion Date (as defined below). As used in this Section, the term “Substantial Completion of the Base Building Work” (or any variation or deviation thereof) shall mean the date that the Base Building Work has been substantially completed in accordance with the Base Building Plans and Specifications and all Applicable Laws, subject only to incomplete items which will not materially affect or impair Landlord’s ability to complete the Tenant Improvements or preclude the issuance of a temporary or permanent certificate of occupancy upon the final completion of the Tenant Improvements. The date that Substantial Completion of the Base Building Work actually occurs is referred to as the “Base Building Work Substantial Completion Date.” Notwithstanding anything contained herein, Tenant and Landlord mutually agree and understand that the Base Building Work and the Tenant Improvements and Tenant Fixturing may occur concurrently.

(g) Base Building Punch List. Upon Substantial Completion of the Base Building Work, Landlord, in consultation with Tenant, shall generate a punch list of all asserted incomplete work items in Landlord’s construction of the Base Building Work (the “Base Building Punch List”). Landlord shall complete all items on the Base Building Punch List within 60 days after the date of the generation of the Base Building Punch List, unless due to Excusable Delays. Given that the Base Building Work, the Tenant Improvements, and Tenant Fixturing may occur concurrently, Tenant and Landlord mutually agree and understand that the Base Building Punch List and the Tenant Improvements Punch List may overlap.

4. Tenant Improvements; Construction of Tenant Improvements by Project Contractor

(a) Description. The interior finish work of the Premises as more particularly described in the TI Plans and Specifications (as defined below) shall constitute and be referred to herein as the “Tenant Improvements”. Landlord and Tenant shall continue to use expeditious, diligent, good faith, commercially reasonable efforts to cause Project Architect, Project Civil Engineer to coordinate with Landlord’s Construction Representative and Tenant’s Construction Representative to align the Base Building Work and the Tenant Improvements.

(b) TI Plans and Specifications.

(i) Tenant engaged Project Architect and Landlord engaged Project Civil Engineer, on behalf of Tenant, to prepare, in collaboration with each of Landlord’s Construction Representative and Tenant’s Construction Representative, a complete set of plans and

specifications for the Tenant Improvements as more particularly described in the “TI Plans and Specifications” more fully defined in and attached hereto as “Exhibit “G-2 REVISED”, which have been developed through the collective input of Landlord and Tenant. As the TI Plans and Specifications progressed through the schematic design and design development stages, Landlord and Tenant, with budgetary input from Project Contractor, made various changes to the plans intended to reduce the overall cost of the Tenant Improvements (collectively, the “TI Value Engineering Changes”). The TI Value Engineering Changes have been incorporated into the TI Plans and Specifications listed in Exhibit “G-2 REVISED”. In the event Landlord, Tenant, Project Contractor, Project Architect or Project Civil Engineer recommends or requests in writing further TI Value Engineering Changes, any such changes, if approved (such approval not to be unreasonably withheld, conditioned or delayed) by Landlord and Tenant in writing, as the case may be, shall be incorporated into the TI Plans and Specifications.

(ii) Any approval by Landlord of the TI Plans and Specifications, (or any iteration thereof) shall not be a representation or warranty of Landlord that the Tenant Improvements or such documents are adequate for Tenant’s particular manner of use of the Premises.

(c) Permits. Except as otherwise expressly set forth herein, Landlord shall be responsible for obtaining from the Governmental Agency, at Tenant’s cost, all building permits and other governmental permits and approvals necessary for the construction of the Tenant Improvements (collectively, “TI Approvals”). Tenant shall cooperate with Landlord in Landlord’s efforts to obtain such permits and other approvals. Landlord shall notify Tenant’s Construction Representative in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of any and all changes or modifications to the TI Plans and Specifications required in order to obtain the TI Approvals. If any such changes or modifications are materially inconsistent or incompatible with the Permitted Use of the Premises, then Landlord’s Construction Representative and Tenant’s Construction Representative shall meet with such Governmental Agency as soon as practical after Tenant’s Construction Representative’s receipt of the notice of such changes or modifications required by any such Government Agency, to mutually determine, in good faith, what material changes or modifications are practical and acceptable to all parties (such determination not to be unreasonably withheld, conditioned, or delayed). Once deemed acceptable to all parties, the TI Plans and Specifications will be amended to comply with any such agreed to changes or modifications.

(d) Construction of the Tenant Improvements. Landlord shall obtain, from Project Contractor, a GMP proposal for the completion of the Tenant Improvements, which proposal shall be issued on a fully open-book basis with Landlord and Tenant having access to all information during the bidding process. Following completion of the Project Contractor’s subcontractor bidding process, submission of a GMP proposal, and acceptance by Landlord and Tenant of the GMP proposal from Project Contractor, Landlord shall enter into a contract with Project Contractor for the construction of the Tenant Improvements (“Landlord’s TI Construction Contract”). Tenant shall be named in the Landlord’s TI Construction Contract as a third-party beneficiary of Landlord’s rights and remedies thereunder, and expressly granted the right to enforce all guarantees and warranties provided by Project Contractor, and its subcontractors and suppliers pursuant to the Landlord’s TI Construction Contract.

(e) Costs of the Tenant Improvements: Allowance. Landlord agrees to complete the Tenant Improvements, at Tenant’s sole cost and expense (but subject to the application of the Allowance (as defined below) as set forth below), equal to the aggregate of all costs, expenses, and fees incurred by or on behalf of Landlord in connection therewith (the “Tenant’s Cost”), including without limitation, (i) architectural, engineering, and design costs, (ii) the cost charged to Landlord by Project Contractor and all subcontractors for performing the Tenant Improvements, (iii) the cost to Landlord of performing directly any portion of the Tenant Improvements and (iv) Landlord’s project management manager, MRA Development Service, Inc., a fee for Landlord’s supervision of the Tenant Improvements in an amount equal to $810,000.00, and (v) Jones Lang LaSalle Americas, Inc. a project management fee equal to $270,000.00. Tenant's Cost shall not include any other project or construction management fees from Landlord or Jones Lang LaSalle other than the two fees set forth above in this paragraph in subclauses (iv) and (v). Provided Tenant is not in default under the Lease, Landlord agrees to credit Tenant with an allowance (the “Allowance”) equal to [***] (which is equal to [***] per rentable square foot of the Premises). Landlord’s obligation to complete the Tenant Improvements is contingent upon Tenant paying Landlord the amount by which the Tenant’s Cost exceeds the Allowance, estimated or otherwise, which excess amounts shall be paid by Tenant to Landlord as follows:

i. Tenant shall pay the initial [***] of the Tenant’s Cost prior to any application by Landlord of the Allowance towards the Tenant’s Cost. Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable; and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws;

ii. Thereafter, Tenant shall be responsible for paying Landlord [***] of each monthly invoice Landlord receives in connection with completion of the Tenant Improvements, until Landlord fully credits Tenant with the Allowance. Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable; and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws; and

iii. Thereafter, once the Allowance has been fully applied, Tenant shall be responsible for paying 100% of each monthly invoice Landlord receives in connection with completion of the Tenant Improvements. Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws. In the event the estimated Tenant’s Cost exceed the actual Tenant’s Cost incurred, Landlord shall refund Tenant for any amount paid by Tenant pursuant to the payment structure set forth above, which exceeds the actual amount of the Tenant’s Cost in excess of the Allowance.

Notwithstanding the foregoing, (i) Landlord’s obligation to credit Tenant with the Allowance as set forth herein shall be delayed (but not terminated) during the pendency of any default by Tenant under this Lease, and (ii) Landlord shall reimburse Tenant as set forth herein if and when Tenant cures any such default. Upon completion of the Tenant Improvements and determination of the actual Tenant’s Cost, which determination shall occur within a commercially reasonable time period following the completion of the Tenant Improvements, Landlord or Tenant shall, within 30 days following such completion, pay to the other (or, at Landlord’s option, Landlord may credit Tenant) the amount of any overpayment or deficiency then due from one to the other in connection with the foregoing sentence. Landlord shall have no further obligations to pay for any costs incurred in connection with the Tenant Improvements, except as otherwise expressly set forth in the Lease.

(f) Standard of Performance. Landlord shall cause Project Contractor to construct and complete the Tenant Improvements in a good and workmanlike manner, in accordance with all Applicable Laws.

(g) Limitation on Landlord’s Responsibility. Without limiting the foregoing provisions of this Section, Landlord and Tenant agree that Tenant shall be responsible to review the TI Plans and Specifications to ensure the proposed Tenant Improvements are adequate, appropriate, suitable and sufficient for Tenant’s desired purposes and Tenant’s specific manner of use of the Premises.

(h) Substantial Completion of the Tenant Improvements. Subject to Excusable Delays, Landlord shall use commercially reasonable efforts to cause the Substantial Completion of the Tenant Improvements (as defined below) to occur by April 27, 2023 (the “Target Landlord Work Substantial Completion Date”). As used in this Section 4, “Substantial Completion of the Tenant Improvements” (or any variation or derivation thereof) shall mean that Landlord has delivered to Tenant (a) physical possession of, and access to, the Premises, which shall comply with all Applicable Laws, (b) acknowledgment by Project Architect certifying that the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws, subject only to incomplete items which do not adversely affect in a material way or materially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use, which incomplete items shall be set forth on the Tenant Improvements Punch List (as defined below), and (c) a temporary or permanent certificate of occupancy for Tenant’s use and occupancy of the Premises for the Permitted Use has been issued by the Governmental Agency (provided, however, in the event Landlord obtains a temporary certificate of occupancy, Landlord agrees to use commercially reasonable efforts to obtain a permanent certificate of occupancy as quickly as is reasonably possible and to maintain the temporary certificate of occupancy in effect until the permanent certificate of occupancy is obtained so that Tenant’s occupancy of the Premises for the Permitted Use is not materially adversely affected). Tenant agrees to cooperate reasonably, at no material cost to Tenant, with Landlord in Landlord’s efforts to obtain the certificate of occupancy and agrees, to the extent any ongoing or incomplete approved Tenant Fixturing (not the Tenant Improvements) could negatively impact Landlord’s ability to obtain a certificate of occupancy for the Tenant Improvements, to suspend all such Tenant Fixturing and (to the extent safe, practicable and in accordance with Applicable Law) cause same not to appear to be in an “in process” condition on any day on which a physical inspection of the Premises is undertaken for issuance of such certificate of occupancy, provided Tenant receives

reasonable advance notice thereof. The date that Substantial Completion of the Tenant Improvements actually occurs is referred to as the “TI Substantial Completion Date.” The date on which both the Base Building Work Substantial Completion Date and the TI Substantial Completion Date are achieved and possession of the Premises is delivered to Tenant is referred to as the “Landlord Work Substantial Completion Date.”

(i) Tenant Improvements Punch List. Upon Substantial Completion of the Tenant Improvements, Landlord, in consultation with Tenant, shall generate a punch list of all asserted defects or incomplete work items, if any, in Landlord’s construction of the Tenant Improvements (the “Tenant Improvements Punch List”). Landlord shall complete all items on the Tenant Improvements Punch List within 60 days after the date of the generation of the Tenant Improvements Punch List, unless due to Excusable Delays.

(j) Inclusion of Plans. The Base Building Plans and Specifications, and the TI Plans and Specifications, as listed on Exhibit “G-1 REVISED” and Exhibit “G-2 REVISED”, respectively, are hereby incorporated into and made a part of the Lease as if originally attached thereto at the time of execution of the Lease.

5. Field Adjustments and Change Orders

(a) Tenant acknowledges and agrees that, except as expressly set forth in the Base Building Plans and Specifications and the TI Plans and Specifications, the Landlord Work shall be constructed using standard methods, materials and finishes designated by Landlord for the Building, in consultation with Tenant. Landlord shall have the right, from time to time, to make reasonable and non-material changes/field adjustments (collectively, “Non-Material Field Adjustments”) in and to the Base Building Plans and Specifications and the TI Plans and Specifications to the extent that the same shall be necessary in order to adjust to actual field conditions or to cause the work shown on the Base Building Plans and Specifications and the TI Plans and Specifications to comply with any applicable requirements of public authorities and/or requirements of insurance bodies. All Non-Material Field Adjustments (which may be made immediately but confirmed by written change order and notice to Tenant) shall be noted on the applicable plans or documents. Except for Non-Material Field Adjustments, Landlord shall not make any other changes/field adjustments in and to the Base Building Plans and Specifications and the TI Plans and Specifications, without first obtaining the written consent of Tenant, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant’s failure to respond to Landlord in writing within 2 business days after the date of Tenant’s receipt of Landlord’s written request for such consent shall be deemed a Tenant Delay.

(b) The Base Building Work and the Tenant Improvements are collectively referred to as the “Landlord Work”. If Tenant shall request any changes to the Base Building Plans and Specifications and the TI Plans and Specifications that are approved by Landlord pursuant to the process set forth herein (“Change Orders”), Landlord shall have any necessary revisions to the Base Building Plans and Specifications and/or the TI Plans and Specifications, as the case may be, prepared, and Tenant shall reimburse Landlord for the cost of preparing such revisions. Tenant shall be responsible for any Tenant Delay caused by Tenant or any Tenant Party in the completion of the Landlord Work resulting from any Change Orders pursuant to Section 6(c)(i)(1) below. Landlord shall notify Tenant in writing of (A) the estimated increased cost to the

Landlord Work, if any, which will be chargeable to Tenant by reason of such Change Orders, which increased costs together with the costs of preparing revisions to the Base Building Plans and Specifications and the TI Plans and Specifications are collectively referred to herein as the “Excess Costs”, and (B) Landlord’s estimate of delay resulting from the Change Order. Tenant shall, within 2 business days after receiving Landlord’s estimate of the Excess Costs and delay, notify Landlord in writing whether it desires to proceed with such Change Order, such notification to be accompanied by payment from Tenant of the Excess Costs. In the absence of such written authorization, Landlord shall continue work on the construction of the Landlord Work; provided, however, that Landlord may discontinue work on the construction of that portion of the Landlord Work which may be affected by the pending Change Order until it receives notice of Tenant’s decision, if, in Landlord’s commercially reasonable, good faith discretion, Landlord has determined that proceeding with such construction will interfere with the performance of work set forth in the pending Change Order, in which event any delay caused by the discontinuation of such work shall be deemed to be a delay caused by Tenant. Following approval of the revised Base Building Plans and Specifications and the TI Plans and Specifications and the payment by Tenant of the required portion of the Excess Costs, if any, Landlord shall cause the Landlord Work to be constructed substantially in accordance with the approved Change Orders.

6. Delays

(a) Excusable Delay. Construction Force Majeure (as hereinafter defined) and/or Tenant Delay (as hereinafter defined) are collectively referred as “Excusable Delays”.

(b) Construction Force Majeure. For purposes hereof, “Construction Force Majeure” shall mean time actually lost by Landlord, Project Contractor or any subcontractors or suppliers due to governmental restrictions, limitations and delays (including, without limitation, delays in the issuance of any governmental permit, license and/or approval required to complete the Landlord Work through no fault of Landlord or its agents, employees or contractors), scarcity, unavailability or delay in obtaining fuel, materials, equipment or components (so long as any delays occur despite Landlord’s commercially reasonable diligent efforts), war or other national emergency, accidents, floods, defective materials, fire damage or other casualties, adverse weather conditions which reasonably prevent Landlord from pursuing construction activities in a normal manner, soil conditions, or any other cause similar or dissimilar to the foregoing in any case beyond the reasonable control of Landlord or Landlord’s contractors, subcontractors or suppliers.

(c) Tenant Delay.

(i) For purposes hereof, the terms “Tenant Delay” or “Delay caused by Tenant” shall mean:

1. delay in completion of construction of the Landlord Work caused by any act or failure to act by Tenant or any Tenant Party in violation of this Lease, including, without limitation, (A) delay (beyond the time frames set forth in this Work Letter) by Tenant in approval of any plans and specifications (or revisions or updates thereto) covering work to be performed by Landlord in connection with the Landlord Work, (B) the interference of Tenant with the Landlord Work, or (C) delays resulting from any Change Orders; and

2. delay in the issuance of a temporary or permanent certificate of occupancy or completion of construction of the Landlord Work as a result of any act or omission (with respect to any omission, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party (including, without limitation, any delay by Tenant or any Tenant Party in performing Tenant Fixturing), which continues for 1 business day following Tenant’s receipt of notice (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of such delay or Tenant otherwise becoming aware of such delay.

(ii) For purposes of determining Tenant Delay, the term Tenant shall include any Tenant Party. If the Landlord Work Substantial Completion Date is delayed by a Tenant Delay, then the Landlord Work Substantial Completion Date shall be deemed to have occurred on the date it would have occurred but for such Tenant Delay. Landlord shall notify Tenant in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of the occurrence of a Tenant Delay event within 3 business days after Landlord actually becomes aware of the occurrence of such Tenant Delay event, provided that if Landlord fails to so notify Tenant within 7 business days after Landlord actually becomes aware of the occurrence of such Tenant Delay event, then, except if Tenant otherwise has become aware of such Tenant Delay (in which case the ensuing language shall not apply), then such Tenant Delay shall not be deemed to commence unless and until Tenant’s receipt of such notice at the time that such Tenant Delay is continuing.

7. Tenant Fixturing and Permits

(a) Concurrently with Landlord’s completion of the Base Building Work and the Tenant Improvements, Tenant shall, at Tenant’s sole cost and expense, commence and thereafter diligently pursue to completion, the installation in and equipping of the Premises with new personal property necessary or proper for the operation of the Permitted Use and perform all other work in the Premises necessary or proper to prepare the Premises for the conduct and operation of the Permitted Use therein (collectively, the “Tenant Fixturing”). All Tenant Fixturing shall be performed in a good and workmanlike manner and in accordance with all Applicable Laws and in accordance with the terms of the Lease. Tenant shall, at Tenant’s sole cost and expense, obtain all permits and other governmental permits and approvals necessary for the Tenant Fixturing. Landlord shall reasonably cooperate with Tenant, at no material cost to Landlord, in Tenant’s efforts to obtain such permits and other approvals. In addition, Tenant, at its sole cost and expense, shall be solely responsible for obtaining, and delivering copies to Landlord, prior to occupancy of the Premises (or any part thereof), all governmental permits and approvals necessary for the Tenant Fixturing and for Tenant to conduct its business of the Permitted Use in the Premises.

8. Limited Warranty

(a) Landlord guarantees, for a period of one year following the Landlord Work Substantial Completion Date, (i) the Landlord Work against defective workmanship and/or materials or non-compliance with the Base Building Plans and Specifications and/or the TI Plans and Specifications, and (ii) that the Building and the Building Systems, including the roof, floors, walls, doors, dock doors and all other mechanical systems, are and shall be in good, operable condition. Landlord agrees, during said one-year period at its sole cost and expense, to (i) repair

or replace any defective item occasioned by defective workmanship and/or materials or non-compliance with the Base Building Plans and Specifications and/or the TI Plans and Specifications, and (ii) make all necessary repairs to keep the Building and the Building Systems, including the roof, floors, walls, doors, dock doors and all other mechanical systems in good, operable condition. Landlord agrees, upon Tenant’s reasonable prior request, to jointly inspect the Building with a representative of Tenant at any time during the one year guaranty period. Notwithstanding anything in this paragraph to the contrary, in no event shall Landlord be obligated to make repairs or replacements to items (i) if the costs of such repair or replacement would have been covered by warranty but is no longer covered by warranty due to the acts or omissions (with respect to omissions, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party, or (ii) due to any act or omission (with respect to omissions, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party (including, without limitation, Tenant’s failure to properly maintain or service any portions of the Building or the Premises or any systems contained thereon that Tenant is required to maintain pursuant to the Lease).

EXHIBIT “G-1 REVISED”

BASE BUILDING PLANS AND SPECIFICATIONS

CORE AND SHELL SPECIFICATIONS

PREPARED BY L2P

DATED APRIL 26, 2022

CORE AND SHELL PLANS

PREPARED BY L2P

DATED APRIL 26, 2022

EXHIBIT “G-2 REVISED”

TI PLANS AND SPECIFICATIONS

TI SPECIFICATIONS

PREPARED BY L2P

DATED APRIL 26, 2022

TI PLANS

PREPARED BY L2P

DATED APRIL 26, 2022

EXHIBIT “G-4 REVISED”

REMEDIATION PLAN